Self-Employed Mortgages in Alberta

Your income isn’t a T4 — and that’s okay. We structure approvals for incorporated owners, sole proprietors, contractors, and gig workers using lender programs that understand add-backs, gross-ups, retained earnings, and business write-offs

All mortgage financing is arranged through Dominion Lending Centres Lender Direct (Mortgage Brokerage). Each office is independently owned and operated. OAC; subject to change.

Who This Is For

• Incorporated owners & partners drawing salary/dividends.

• Sole proprietors/contractors with fluctuating income.

• Gig & commission earners (realtors, trades, creatives).

• Newer businesses (case-by-case) with strong trends and documentation.

How Lenders Look at Self-Employed Income

• Traditional (NOA/T1/T2 based): average 2-year line 15000 (plus add-backs).

• Reasonability / add-back programs: add back non-cash items (CCA), one-time expenses, or gross-up non-taxable income.

• Bank-statement cash-flow views (alt-A): use business deposits and expense ratios (case-by-case).

• Stated-income style (where available): reasonability tests + documentation to support true earning power.

• Dividend/salary mix: combine both; consider retained earnings for incorporated clients.

What We Can Achieve

• Purchase or refinance with a structure that fits your cash flow.

• Competitive options across banks, credit unions, and alternative lenders.

• Prepayment & penalty strategy for flexibility as your business grows.

• HELOC pairing for working-capital, tax installments, or renos (where available).

The Process (Clear & Fast)

• Discovery (10–15 min): Goals, company structure, income mix, timeline.

• Document strategy: We select the income method (add-backs, gross-up, bank-statements) that suits your file.

• Lender match: Compare options, terms, and policy nuances (e.g., retained earnings, vehicle write-offs).

• Approval & funding: Conditions, legal signing, and a plan for your next milestone.

Documents Checklist (pick what you have)

We’ll right-size the list based on your program and company structure.

Core:

• Government photo ID

• T1 Generals & NOAs (2 years) (sole prop / dividend takers)

• Corporate financials (2 years) + T2 & GIFI (incorporated)

• Business bank statements (3–6 months)

• Current A/R & A/P (if applicable)

• GST/HST filings or proof of registration (where relevant)

• Contracts/invoices or accountant letter (helpful for reasonability)

• Down payment history (90 days), gift letter if used

Property:

• Purchase agreement & MLS / Appraisal (refi)

• Condo fees, property tax, insurance estimate

Examples

• Owner-Operator (Inc): salary + dividends with strong retained earnings → conventional insured/uninsured (program-dependent).

• Sole Proprietor: 2-year average with add-backs for CCA and one-time expenses.

• Contractor (Bank-Statement): deposits analysis with reasonable expense factor.

• Growth Year: reasonability approach highlighting current-year run-rate (case-by-case).

We’ll provide a side-by-side showing payment, qualifying amount, and documents for each program that fits.

FAQ: Self-Employed Mortgages

Let’s structure your approval the right way.

We help self-employed clients in Edmonton, Calgary, Red Deer, Fort McMurray, Sherwood Park, St. Albert—with access to bank, credit union, and alternative programs across Canada.