You built a business.
Your bank saw a small salary.
Lawyers, accountants, consultants, contractors, agents. If you earn through a corporation or as a sole proprietor, the bank's form undercounts you. Andrew works with the lenders that read financial statements, retained earnings and add-backs, and puts your real income on the file.
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See what your real income qualifies for.
Tell us how you're set up and Andrew will follow up with a clear picture of your options and which documents actually matter. No credit check until you say so.
The problem isn't your income. It's the form.
Standard underwriting is built for a T4. Everything you do to run a good business, from leaving money in the corporation to writing off real expenses, lowers the number on that form.
Retained earnings count
Some lenders qualify on corporate financials, not just what you draw. Andrew knows which ones and what they need to see.
Add-backs, done properly
Depreciation, business-use-of-home and one-time expenses can be added back to income with the right lender and the right paperwork.
Shorter history, real options
New to incorporation or a new firm? A designation and a contract go a long way with the right program.
Timing the down payment
Moving funds from the corporation to you has to be documented and timed. Andrew coordinates with your accountant so it is.
If your income doesn't fit a box, start here.
The files we see most across Toronto and the GTA.
- Lawyers, accountants, engineers and architects with a professional corporation
- Management and IT consultants on contract
- Real estate agents and brokers on commission
- Physicians, dentists and other regulated professionals (see their dedicated pages)
- Partners in professional firms with K-1 style partnership income
- Owners of a small business buying their first home or their next one
Financing built on how you actually earn.
Home purchase
First home, move-up or investment, with income documented the way the chosen lender wants it.
Refinance and equity access
Fund a buy-in, an expansion or consolidation using the equity you have.
Partner and firm buy-ins
Personal and business financing coordinated so a buy-in doesn't block the house, or the reverse.
Documentation strategy
A checklist matched to the lender before you apply, so there is one application, not three.
Self-employed mortgage FAQ
I pay myself a small salary and leave the rest in my corporation. Can I still qualify?
Yes. Some lenders qualify you on what you draw; others will look at the corporation's financial statements and retained earnings, or add back expenses that are really personal. Andrew matches your file to the lender whose rules fit how you actually pay yourself.
Do I need two years of Notices of Assessment?
Not always. Two years is the standard, but a professional designation, a signed contract or a longer history in the same field can shorten it. Andrew will tell you which lenders accept what before you apply anywhere.
Which professionals does this apply to?
Lawyers, accountants, engineers, architects, consultants, IT contractors, real estate agents, and anyone else earning through a professional corporation or as a sole proprietor. The common thread is income that a bank's standard form does not capture.
Are the rates worse for self-employed borrowers?
Not when the file is documented properly. Fully documented self-employed income qualifies for the same rates as a salaried borrower. Stated-income or alternative lenders cost more, and Andrew uses them only when the numbers make it the better path.
What documents will I need?
Typically two years of corporate financials or T1 Generals with NOAs, recent bank statements, articles of incorporation, and proof your taxes are paid. Andrew sends a short checklist after your first conversation.
Can I use retained earnings for the down payment?
Often, yes, with the right paper trail showing the funds moving from the corporation to you. Timing matters, so talk to Andrew and your accountant before you move the money.
Bring your last two years. Leave with a number.
One conversation with Andrew and you'll know which lenders fit your structure and what you qualify for.
Andrew Gad, Mortgage Agent Level 2 (Licence M20000321) | Premiere Mortgage Centre Inc. (Brokerage Licence #10317). 1655 Dupont Street #101, Toronto, ON M6P 3T1 | 416-454-4783 | agad@premieremortgage.ca. This page is for informational purposes only. Mortgage approval is subject to lender underwriting criteria. Tax treatment of corporate funds should be confirmed with your accountant.