1. For All Applicants

These are the documents most lenders ask for on almost every file:

• Government-issued photo ID (driver’s licence or passport)
• Recent pay stub
• 90-day history of your down payment (bank, RRSP, or TFSA statements)
• Void cheque or PAD form for your mortgage payments

If you’re buying with a co-borrower or spouse, they’ll need to provide their documents too.

2. If You’re Employed (Salaried or Hourly)

To confirm your income, lenders may ask for:

• Your last 2 pay stubs
• Employment letter confirming position, start date, and income
• Last 2 years of T4s or Notice of Assessments (some lenders)

If you earn commission, overtime, or bonuses, lenders often use a 2-year average.

3. If You’re Self-Employed

Self-employed and incorporated borrowers can 100% get mortgages — lenders just need a bit more paperwork to show your income is stable.

• Last 2 years of personal Notice of Assessments (NOAs)
• Full T1 Generals for the last 2 years
• Business licence or incorporation documents (if applicable)
• Sometimes 6 months of business bank statements

If you write off a lot, I can look at lenders who are more flexible or who use business deposits instead of just taxable income.

4. If You Already Own a Home

For refinances, renewals, or buying another property, lenders often want to confirm your current property details:

• Most recent mortgage statement
• Property tax statement or annual assessment
• Current home insurance declaration
• Recent utility bill (to confirm occupancy/address)

This helps confirm your equity and payment history, especially if we’re refinancing.

5. If You’re Using Gifted Funds

If family is helping with your down payment (very common for first-time buyers), lenders will want to see:

• Signed gift letter (I can provide the form)
• Proof the gift was deposited into your account

As long as it’s properly documented, gifted down payments are not a problem.

6. If You’re Buying a Rental or Investment Property

Rental and multi-unit files sometimes need a bit more information:

• Copy of any current lease agreement (if there is a tenant)
• MLS listing or property details
• Proof of existing rental income (for current landlords)

If the property is vacant, some lenders will use market rent from the appraiser to help you qualify. See: rental property mortgage options »

7. Case-by-Case Documents

Depending on the file, the lender may ask for one or two extra items:

• Separation or divorce agreement (to confirm support payments)
• Child or spousal support documents (if being used as income)
• Proof of closing cost funds
• Foreign income verification (if applicable)

Don’t worry if you don’t have everything right away — I’ll tell you what the lender actually needs.

How to Send Your Documents

You can send documents whichever way is easiest for you:

• Upload to my secure portal
• Email as PDF or clear photos
• Text me if you’re not sure what to send and I’ll tell you

The faster we get the right documents, the faster we can get you a verified approval.

Want a custom checklist?

Text me if you’re a first-time buyer, self-employed, or buying a rental — I’ll send you a short, personalized list so you only gather what you need.