Questions & Answers

No. You do not need tax returns in hand for the first conversation. Know your approximate income and business numbers for the previous two years, or for the shorter period you have available. We can begin there and identify which documents are needed next.

No. Lenders and programs interpret self-employed and incorporated income differently. As a CPA | Mortgage Professional, I understand the details behind your income statements and tax returns, including expenses, salary, dividends and eligible add-backs. I use that analysis to present your income and structure your application according to the appropriate lender’s criteria, helping identify a path to approval for your specific situation.

No. Rate matters, but so do penalties, prepayment privileges, portability, qualification, cash flow and the chance that your plans change. The right comparison looks at total financial impact.

Start now. You may already have a mortgage option you have not explored. Two years of income is not a universal threshold for every lender or program, and you do not automatically need to wait six to twelve months. A detailed review of your documents can help establish whether you have an option today or what preparation would improve your position.

Yes. Self-employed and incorporated borrowers are my specialty. As a CPA, I read your T1s, T2s, and NOAs the way an underwriter does, which is how my clients get approved for more. Book a free consultation and I will review your file.

Often, yes. A bank decline usually means you did not fit that bank's rules. I place mortgages with A lenders, B lenders, and private lenders, so a no from your bank is a starting point, not the end. Bring your documents for a second opinion.

In many cases, yes. Most self-employed buyers are told they need 20% down, but a niche product lets qualifying self-employed borrowers buy with 10% down at A-lender rates. The trade-off is a slight increase in the mortgage-insurance premium. Whether you qualify depends on your income documents. Book a free consultation and I will assess your file.

For most residential mortgages placed with A lenders, the lender pays me and there is no fee to you. If your file needs a B or private lender with reduced compensation, I disclose any fee in writing before you commit. The consultation is always free.

Yes. Our lenders will accept 6 to 12 months of telephone or utility bills instead of a credit report for newcomers, but this is only allowed if you have been in the country for less than 5 years — that is the definition of new to Canada. If you have recently arrived, book a free consultation and I will review your situation and lay out your options.

Your bank offers its own products. I compare options across many lenders and, as a CPA, I analyze the tax side too: how your income is structured, what your documents show, and what the mortgage really costs after tax. Strategy over rate.

Yes. Never sign your bank's first renewal offer without a second quote. Lenders reserve their best terms for new clients. I review your renewal, refinance, or debt-consolidation options across lenders at no cost to you.

I am based in North York, Toronto, and I serve clients across the GTA and Ontario, including Mississauga, Vaughan, Markham, Richmond Hill, Brampton, and Scarborough. Help with mortgages in other provinces is also available. Most of the process can be completed online.