Self-Employed Mortgages
in Etobicoke.

The local average sits around $1,000,000 — but that number hides the real spread, from Humber Bay condos well below it to Edenbridge and Kingsway homes far above. Whatever pocket you’re shopping, the mortgage math starts with one input: the income your lender is willing to recognize.

Qualify on a write-off-heavy Notice of Assessment and you may be shopping two property classes below your actual means. Qualify on twelve months of deposits and the same file supports the house you intended. That gap — not the rate — is the biggest number in most self-employed applications.

Prime lenders anchor to your tax filings: a two-year average of line 15000, sometimes softened by a modest gross-up or add-backs for non-cash deductions like capital cost allowance. Fair, verifiable — and blind to every dollar your accountant legitimately moved off the taxable line.

Alt-A and B lenders read the bank account instead: 6 to 12 months of business or personal statements, gross deposits netted by an expense ratio appropriate to your industry. A Kingsway consultant billing steadily through a corporation and a Queensway contractor with project-based lumps both document beautifully this way — the statements simply tell the truth the T1 was engineered not to.

Insured business-for-self programs sit between the camps: two years’ tenure and strong credit can unlock flexible documentation from around 10% down at near-prime pricing. We price all three lanes on every Etobicoke file.

Bank-statement lending prices roughly 0.5% to 1% above the best prime rates, typically at 20% down. What that means at Etobicoke’s price points:

Against the premium, count what stays in your pocket every April because your declared income is low. For most incorporated owners the tax saving recurs annually while the B premium lives only as long as the term — which we usually set at one to three years with a refinance plan toward prime as your documentation position improves.

Bring 6 to 12 months of statements, two years of T1s and NOAs (no balance owing), incorporation documents or business registration, and HST returns where applicable. Incorporated professionals should add corporate statements — retained earnings often tell a stronger story than the salary line. Clean account conduct (no NSFs, explainable transfers) quietly decides borderline files.

We’re a 20-minute drive up the 427, and Etobicoke self-employed files have been part of our book since 1988. Forty-plus lenders means we’re never forcing your file into the wrong box: prime when the paper supports it, insured business-for-self when tenure and credit allow, bank-statement B lending when your real cash flow deserves recognition your tax return won’t give it.