Mortgage Services
Self-employed mortgages in Nova Scotia, New Brunswick, Prince Edward Island, and Alberta
Getting a mortgage when you're self-employed shouldn't feel like a penalty for being your own boss. But it often does — banks see a T1 with low taxable income and stop reading. The truth is, your business income tells a much fuller story than your tax return. Rahul has spent 10 years working with self-employed clients across Atlantic Canada — contractors, business owners, consultants, gig workers, partners in family businesses. He knows which lenders read past line 150, and he knows how to package your file so they say yes.
The core problem is simple — but business owners often write off expenses aggressively, which makes their T1 income look much lower than their actual take-home. Here is how Rahul navigates it.
Who this is for
- Business Owners — sole proprietors and small-business operators with 2+ years of trading history
- Incorporated Professionals — doctors, dentists, lawyers, consultants, IT pros drawing salary or dividends
- Contractors — trades, construction, IT, and project-based contractors on T4A or invoice income
- Commission-Based Employees — realtors, financial advisors, mortgage brokers, sales reps with variable income
- Freelancers & Entrepreneurs — designers, writers, gig workers, ride-share drivers, online businesses
Programs we use for self-employed files
Stated Income Mortgages
You declare your actual income with limited supporting docs — typically used when your tax-reported income doesn't reflect your real cash flow. 10%+ down at A-lenders, 15%+ down at B-lenders.
Bank Statement Programs
Qualify based on 12 months of business bank deposits instead of T1 income. Ideal for incorporated owners or freelancers with strong gross revenue but heavy write-offs.
Alternative Income Verification
We use NOAs, T1 generals, contracts, accountant letters, and corporate financial statements together to build a complete income picture lenders will actually accept.
Write-Off Optimization Strategies
We work with your accountant BEFORE the mortgage application to structure tax filings so write-offs don't kill your borrowing power. Plan 12-24 months ahead.
How Rahul handles your file
Step 1 — Understanding what your income actually looks like
Lenders broadly fit self-employed clients into one of two boxes:
- A-lenders (best rates) — usually want 2 years of T1 and NOAs with consistent or rising income, and they look at the “taxable” number (after deductions).
- B-lenders / alternative-A — willing to look at gross business income, bank statements, or invoices instead of T1 alone. Rates are slightly higher but the approval criteria are much friendlier.
Rahul will look at your actual numbers and tell you which path makes the most sense — not waste your time applying to the wrong lender.
Step 2 — Packaging your file properly
This is where most self-employed mortgages get lost. Lenders want to see:
- The last 2 years of personal NOAs
- The last 2 years of business financial statements (or corporate T2 if incorporated)
- 6-12 months of business bank statements
- Confirmation your HST and corporate taxes are paid up to date
- A summary of any add-backs (depreciation, vehicle expenses, home-office) that should bring your “real” income up
Rahul will tell you exactly what's needed and what add-backs lenders will accept.
Step 3 — Stated income programs
Several lenders run “stated income” or “self-declared income” programs specifically for self-employed borrowers — typically requiring 10% down (or 20% for higher-end properties) with the income confirmed by industry-standard means rather than tax returns alone. We use these when they're the right fit.
Step 4 — Getting you to close on competitive terms
A higher rate today is fine if it gets you the house. We'll set a 1- or 2-year term, work on rebuilding the file (taxes paid, income re-declared), and refinance into A-lender pricing when you're ready.
What you'll need
- 2 years of personal NOAs
- 2 years of corporate financial statements (if incorporated) or T2125 (if sole proprietor)
- 6 months of business bank statements
- HST filing and corporate tax confirmation
- Photo ID and a 90-day history of your down payment
A real client's story
“I've been incorporated for 4 years. My accountant does a great job of minimizing my taxable income — which made every bank I called say no. Rahul looked at my actual gross income, my retained earnings, and 12 months of bank statements. He had me approved at a great rate within a week.”
FAQ
Ready to start?
A 15-minute call is enough to know if your file will work, which lender lane is best, and what you'll need to gather. No pressure, no fees.