Running a business doesn't mean you can't get a great mortgage.
Banks often struggle with self-employed income. We know which of our 100+ lenders are actually set up to help — and how to present your file so it gets approved.
How much could you qualify for?
Self-employed qualifying power varies by how income is documented. This gives you a starting estimate — your actual number may be higher or lower depending on your business structure and which lender we target.
What you need to know
Alt-doc lending is real
Alternative documentation mortgages let you qualify on bank statements or stated income instead of T4s and NOAs. Rates are slightly higher, but approval is achievable.
Income gross-up helps
Some lenders allow a 15–25% gross-up on your declared income to account for business write-offs. This can significantly improve what you qualify for.
Two years of history matters
Most lenders want to see 2 years of self-employed income. If you're newer to self-employment, we'll look at which lenders are more flexible on this requirement.
Corporate structure matters too
Whether you're a sole proprietor, incorporated, or in a partnership changes how lenders view your income. We know the distinctions and how to present each correctly.
How we work with self-employed clients
We review your NOAs, business financials, and income structure to understand your qualifying picture.
Not all 100+ lenders handle self-employed files well. We target the ones who do — and whose policies work for your structure.
How your file is packaged matters as much as the numbers. We know what underwriters look for and how to frame your income effectively.
We stay with the file through conditions, appraisals, and closing. No surprises, no dropped balls.
Where self-employed clients get tripped up
The mortgage system was built around T4 employees. That doesn't mean there's no path for you — it means you need to approach it differently. Here's what we see going wrong.
Going to their bank first
Banks have rigid income requirements designed for salaried employees. Self-employed clients often walk away with a "no" before exploring the lenders built specifically for this situation. A broker's refusal is very different from a bank's.
Write-offs that work against them
The tax strategy that minimizes your tax bill can also minimize what lenders think you earn. We know which lenders use gross-up provisions to partially offset this — and how to position your income to get the most out of them.
Not having the right documents ready
Alt-doc applications require specific evidence — business bank statements, NOAs, business financials, registration documents. Walking in without the right paperwork adds weeks. We tell you exactly what to gather before we start.
3 things self-employed clients get wrong
These misconceptions stop a lot of business owners from even starting the process. Here's what we actually see in practice.
"You can't get a mortgage when you're self-employed."
Hundreds of self-employed Canadians get mortgages every month — including from A-lenders. The key is knowing how to document your income and which lenders are equipped to evaluate it fairly. A bank "no" is not a market "no."
"You need to show two full years of profit."
Some lenders will work with 1 year of self-employment history, or will use bank statements in lieu of NOAs. We match your file to the lenders whose policies actually fit your situation — not the other way around.
"Alt-doc lending means bad rates."
Alt-doc lenders often offer rates only slightly higher than A-lenders — typically 0.25–0.50% more. With strong credit and a reasonable down payment, many self-employed clients qualify at very competitive rates. The premium is smaller than most people assume.
Ready to talk? Meet our team.
Common questions from self-employed borrowers
How do lenders calculate my income when I'm self-employed?
It depends on the lender. A-lenders typically use your 2-year average declared income from your NOAs. Alt-doc lenders may use 12 months of bank statements, stated income with a business declaration, or apply a gross-up (usually 15–25%) to your declared income to account for write-offs. We know which approach nets you the highest qualifying number.
What documents do I need to pull together?
At minimum: 2 years of NOAs, personal tax returns, and business registration. Alt-doc applications may substitute business bank statements (typically 12 months). If you're incorporated, we may also look at financial statements and T2s. We give you a precise list based on the lenders we're targeting so you only gather what's actually needed.
Can I use income from my corporation?
Yes — if you're incorporated, lenders can consider your salary, dividends, and in some cases retained earnings. How this is documented and weighted varies significantly by lender. We know the distinctions and will structure your file to use your corporate income as effectively as possible.
Will being self-employed affect my mortgage rate?
It may add a small premium, depending on the lender and documentation approach. But with strong credit and a solid down payment, many self-employed clients qualify at A-lender rates with no surcharge at all. We'll tell you exactly which lenders are competitive for your specific profile before you apply.
Self-employed doesn't mean unqualifiable.
We'll review your income picture and tell you exactly what you can access — honestly.
