Self-Employed? Your Bank Doesn’t Understand Your Income. We Do.

We specialize in mortgages for business owners, contractors, and freelancers across BC and Alberta — using lenders who look beyond your T4.

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Bank declined you because of low T4 income? This is one of the most common situations we see. Banks use your declared income on your tax return — but most self-employed Canadians write off legitimate expenses that reduce that number significantly. We work with lenders who understand the real picture.
90+
Lenders Including Alt-A
4
Income Verification Methods
$0
Broker Fees

Why Traditional Mortgage Qualification Fails Self-Employed Borrowers

Banks qualify you based on your Line 150 (net income) from your Notice of Assessment. But if you’re a business owner, contractor, or freelancer, your Line 150 is almost certainly lower than your actual cash flow — because you’ve legitimately reduced your taxable income through business expenses, depreciation, and other deductions. We work with lenders who use your gross revenue, business deposits, or add-backs to qualify you at your true income level.

The 4 Ways We Qualify Self-Employed Borrowers

Method Best For Documents Required
2-Year NOA Average Established businesses with consistent income 2 years T1 Generals + NOAs
Bank Statement Program Businesses with strong cash flow but low declared income 12–24 months business bank statements
Stated Income Contractors and freelancers with variable income Business registration + reasonable expense ratios
Add-Back Method Incorporated business owners T1 + corporate financials showing add-backs

What You’ll Need to Get Started

Every situation is different, but here is what most self-employed borrowers need to provide:

  • 2 years of T1 Generals and Notices of Assessment (NOA)
  • Business registration or incorporation documents
  • 6–12 months of business bank statements (for bank statement programs)
  • Accountant’s letter confirming self-employment status (if available)
  • Proof of down payment (90 days of account history)

Don’t have all of these? Don’t worry — we’ll tell you exactly what you need and what we can work with.

Common Self-Employed Mortgage Questions

I’ve only been self-employed for 1 year. Can I still qualify?

Yes — with the right lender. Some lenders require 2 years of self-employment history, but others will consider 1 year if you have a strong credit profile, a significant down payment (20%+), and previous employment in the same field. We know which lenders are flexible.

Will I pay a higher rate because I’m self-employed?

Not necessarily. If you qualify through a traditional lender using your NOA income, you’ll get the same rates as any other borrower. If you need an alternative lender (bank statement or stated income program), rates are slightly higher — but often still better than you’d expect, and the difference is usually worth it to get into the home you want.

My accountant minimizes my income for tax purposes. Is that a problem?

It’s the most common challenge we see. The good news is that we work with lenders who understand this and use alternative income verification methods. We recommend having a conversation with your accountant about the trade-off between tax minimization and mortgage qualification — especially if you’re planning to buy in the next 1–2 years.

Let’s Find the Right Lender for Your Situation

Book a free 20-minute call with Paramvir or Jimmy. We’ll review your income structure and tell you exactly what you qualify for — with no obligation.

Get a Free Self-Employed Mortgage Review →

Serving self-employed borrowers across BC & Alberta — Surrey, Vancouver, Calgary, Edmonton, and beyond