Service · Self-employed
Self-employed mortgages — approvals beyond the T4
Write off a lot of income to save tax? The banks may say no — but there are lenders built for business owners, contractors, and commission earners. Let’s look at your real numbers and work out which lenders actually fit.
Quick answer: Self-employed borrowers get mortgages every day — the difficulty is that low taxable income is the only figure most banks read. Specialized and alternative lenders look at bank statements, contracts, and business health instead of just Notices of Assessment. As a broker I know which lenders say yes and how to package your file.
Why self-employed files get declined
Smart tax planning lowers your reported income — great for taxes, tricky for a bank that only reads your Notice of Assessment. The income that qualifies you on paper is often far below what you actually earn.
How we get you approved
- Bank-statement and stated-income programs that assess real cash flow.
- Alternative and private lenders that focus on the property and business health.
- Smart file packaging — contracts, invoices, and financials presented the way lenders want to see them.
What you’ll typically need
- 2 years of self-employment history (exceptions exist).
- Notices of Assessment, business financials, or bank statements.
- A reasonable down payment — larger down payments open more doors.
Income proof
Bank statements & contracts
Bank statements & contracts
History
2 years typical (exceptions possible)
2 years typical (exceptions possible)
Down payment
Larger = more options
Larger = more options
Best fit
Owners, contractors, commission
Owners, contractors, commission
AI-enabled FAQ
Self-employed mortgages — your questions, answered
Real answers to the questions clients actually ask. Search or tap any question.
Can I get a mortgage if I’m self-employed?
Yes. Business owners, contractors, and commission earners get approved every day — the key is using lenders who assess your real cash flow, not just your taxable income.
Why do banks make it harder for self-employed borrowers?
Because tax-efficient accounting lowers your reported income, and banks lend against that reported figure. Alternative lenders look at bank statements and business health instead.
How do lenders verify my income if I write a lot off?
Through bank-statement and stated-income programs, business financials, contracts, and Notices of Assessment — a fuller picture of what you actually earn.
How much down payment do I need when self-employed?
You can often qualify with standard down payments, but a larger down payment opens more lenders and better rates, especially on alternative programs.
What if I’ve been self-employed less than two years?
There are still options. Some lenders accept shorter histories with strong contracts or prior industry experience — we’ll find the right fit.
Are self-employed mortgage rates higher?
Not necessarily with prime lenders if your income qualifies. If we use alternative or private lenders, rates are somewhat higher — a temporary bridge until you can move to a prime lender.
Can I refinance or consolidate debt while self-employed?
Yes — refinancing and debt consolidation are very doable with the right lender, even with variable income.
What documents should I prepare?
Typically two years of Notices of Assessment, business financial statements, recent business bank statements, and details of your down payment. I’ll give you a checklist built around how you actually earn.
Will incorporating help or hurt my application?
It can do either depending on how you pay yourself. I’ll review your structure and recommend how to present income for the strongest application.
How do I start?
Book a free call. I’ll review your situation, tell you honestly where you stand, and map the path to approval.
Related services
Business owner? Let’s talk
Tell me how you earn and I’ll tell you honestly which lenders will say yes.
Self-employed and been declined?
There’s very likely a lender for you. Let’s find it.
Request a call backGo deeper — the answer library
The single most useful thing a self-employed borrower can learn is that B lenders assess gross income, not net. Same returns, a completely different number.
- I’m self-employed and can’t prove income. Can I still qualify?
- What is a MIC or B lender, and how is it different from a bank?
- The bank declined me. What does that actually mean?
- What credit score do I need for a mortgage in Ontario?
- I’ve only been self-employed a year. Is a mortgage impossible?
- I pay myself in dividends. Why does the lender keep asking about it?
- My income is seasonal. Will lenders think I’m too risky?