Self-employed
Self-employed? Let’s find lenders that get your income
Contractors, trades, consultants and business owners: I match how you actually earn with lenders whose rules fit, and you upload everything securely from your phone.
Pre-approval opens Pineapple’s secure online application. Approval is not guaranteed and depends on lender review.
City Hall and Churchill Square, downtown Edmonton
- Video meetingsZoom, Google Meet or Teams
- Phone & textMon to Fri 9:30 to 5, other times on request
- E-signingSign from your phone or laptop
- Secure document uploadNo office visits needed
Your income is real. Lenders just read it differently.
If you run a business, work on contract, own a trade company or earn commission, you know the frustration: your accountant does a great job lowering your taxable income, and then a bank looks at that same number and says you can’t afford the house. Different lenders handle self-employed income in different ways, and that’s where shopping the market matters.
How lenders look at self-employed income
- Traditional (A lenders): usually average your last two years of line 15000 income from your T1 Generals, with Notices of Assessment. Some add back certain expenses.
- Stated-income programs: some lenders allow a reasonable stated income for established businesses (often two years or more), usually with a bigger down payment or default insurance.
- Alternative lenders: may use bank statements, business financials or a shorter history, at higher rates and often with fees.
- Incorporated owners: salary, dividends and retained earnings can all be part of the picture with the right lender.
Documents to have ready
Usually needed
- Two years of T1 Generals with all schedules
- Two years of Notices of Assessment
- Proof no taxes are owing to CRA (including GST, if applicable)
- Business registration or articles of incorporation
Sometimes requested
- Two years of accountant-prepared financial statements
- Business bank statements
- Contracts, invoices or a list of key clients
- A short note on the business and how it earns
All of this uploads securely from your phone or computer. If you have an accountant, I’m happy to coordinate with them directly.
Common self-employed situations around Edmonton
Trades and contractors
Electricians, welders, pipefitters and other trades working on contract, at the Heartland, in Nisku or on rotation.
Consultants and professionals
Incorporated engineers, IT consultants, health professionals and others paying themselves through a corporation.
Commission and gig income
Realtors, sales reps, drivers and freelancers whose income changes month to month.
Newer businesses
Less than two years in business? Options are narrower but not always closed, especially if you stayed in the same field.
Common questions
How long do I need to be self-employed to get a mortgage?
Most traditional lenders want two years of history. Some will consider less if you’ve stayed in the same line of work, and alternative lenders can be more flexible.
Will a big write-off year hurt me?
It can with a traditional lender that averages taxable income. Stated-income programs or alternative lenders may help. Ideally we talk before your next tax filing so you and your accountant can plan.
Do I need a bigger down payment?
Not always. With documented income, standard minimums often apply. Stated-income and alternative programs may need more, often 10% to 20% or more.
What if I owe CRA?
Most lenders want taxes paid up, or will pay them out from the mortgage proceeds on a refinance. Be upfront and we’ll find the cleanest path.
Can corporate income count?
With some lenders, yes. Salary, dividends and in some cases a portion of retained earnings can be considered.
Let’s look at your numbers
Book a video call. Bring your last two years of tax returns, or just your questions.
Approval is not guaranteed and depends on lender review.
- John Antle, Mortgage Associate - Team Lead, Pineapple National Inc.
- Phone: 403-879-2065 · Call or text: 250-212-8512
- Email: johnantle@gopineapple.com
- Hours: Monday to Friday, 9:30 AM to 5:00 PM. Appointments outside those hours are available on request.
- 100% online: video, phone, e-signing and secure upload for Edmonton and every surrounding community. No office visit required.