Who we help
Sole proprietors and freelancers filing a T1 with a statement of business activities.
Incorporated owners paying themselves through salary, dividends or a mix.
Contractors and commission earners whose income moves from year to year.
Newer businesses under two years old, where you stayed in the field you worked in before.
Owners with a CRA balance or a weaker latest year who need a plan before applying.
How it works with Pathway
Step 1: Free file review
Send us your last two Notices of Assessment and tell us what you're planning. We tell you which route your file fits today.
Step 2: Lender match
We work with close to 100 lenders, and they don't all read self-employed income the same way. We compare how they treat add-backs and income averaging, and show you what each route means for your qualifying income.
Step 3: A tax-year plan, if it helps
When one more filing would move you to a cheaper lender, we map it out with your accountant before your fiscal year closes.
Step 4: Credit and application
We pull your credit only after your written consent, and before your file goes to a lender. Most pre-approvals come back in 1 to 2 business days once your documents are in.
Step 5: A written plan back to A-lending
If you close with an alternative lender, you get a written plan to move back to A-lender rates, usually within one to three years.
Which route fits your file
| Your situation | Likely route | What to expect |
|---|---|---|
| Two or more years filed, income steady or rising | A-lender | A-lender rates, usually no lender fee, insured down payments from 5% on an owner-occupied home |
| Two or more years filed, income heavily written down | A-lender with add-backs, or a bank-statement program | We price both routes so you can compare the cost |
| Under two years, same field as your previous job | Selected A-lenders and credit unions | Case by case; bring your employment history |
| CRA balance owing | Clear the balance first | Most lenders won't approve until it's paid |
| Income dropped in your latest year | Wait one filing, or an alternative lender | We compare the cost of waiting with applying now |
For how lenders average income, which write-offs can be added back, and when a bank-statement program is worth its cost, read our guide on how to get a mortgage when you write everything off.
Documents to have ready
Always: two years of T1 Generals with statements of business activities, and two years of Notices of Assessment showing no balance owing.
If incorporated or registered: business registration or articles of incorporation, and financial statements.
For a bank-statement program: 6 to 12 months of business bank statements, and sometimes an accountant's letter.
What it costs
A-lender placements cost you nothing: the lender pays us, and we disclose that on every deal. Alternative lender placements can carry a fee, which you see in writing before you commit.
Illustrative example
Illustrative example only. This is a composite, not a real client. An incorporated contractor pays herself mostly in dividends, so her personal tax returns show far less than the business earns. One lender counts only her personal two-year average. Another also considers the corporation's retained profit. Placing the file with the second lender, and planning her pay mix for the next tax year with her accountant, can support a higher qualifying income.
Serving self-employed clients across Ontario
We work with business owners in Toronto, Mississauga, Brampton, Hamilton and across Ontario.
Frequently asked questions
Do I need to talk to my accountant before calling you?
No. Start with us, and we'll tell you what, if anything, to ask your accountant.
Can you help if my bank already said no?
Often, yes. A bank decline reflects that bank's income rules, not every lender's.
When do you pull my credit?
Only after your written consent, and before your file goes to a lender.
How fast can I get a pre-approval?
Most come back in 1 to 2 business days once your documents are in.
Can you help with a renewal or refinance, not just a purchase?
Yes. A refinance is qualified on the same income rules, and at renewal we compare your current lender's offer with lenders who read self-employed income well.
Get the Pre-Approval Prep Checklist
Walk into your pre-approval with the file lenders say yes to: what to fix first, what to bring, and the questions to ask when you get your number. We'll email you the free PDF.
Already self-employed and carrying a mortgage? Cash damming is a strategy that can turn some of your non-deductible mortgage interest into deductible interest, using the business expenses you already pay. Your accountant confirms the tax treatment; we structure the borrowing it relies on.
Self-Employed and Planning a Purchase or Renewal?
Three minutes online. We'll tell you which route your file fits today, and whether one planned tax year would change the answer.
Free Mortgage Review