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Who we serve
For owners whose tax return undersells their income.
Your tax return is optimized for taxes, not for lenders. We know which lenders look at the whole business — and how to show it to them.
Reviewed by Stan Rashev, mortgage & real estate broker · Updated
The short answer
Business owners and self-employed Canadians qualify for mortgages every day — the key is how the income is documented and which lender reads it. Most prime lenders use a two-year average of reported income with certain add-backs; alternative lenders offer stated-income programs with larger down payments. Best Mortgage Montreal works with you and your accountant to present the business accurately and choose the lender whose rules fit it.
01 What we hear
You're not the first to say this.
The situations below come up every week. Each one has more than one answer — and usually a better one than the first lender offered.
I make good money, but my taxable income is low on purpose.
That's normal for owners. Some lenders recognize add-backs and gross-ups; others don't.
I've only been incorporated for 18 months.
Some programs work with less than two years, particularly if you were in the same field before.
The bank wants documents I don't know how to produce.
We'll give you a precise list — and tell you which lender needs what.
02 How we work with you
Built around your situation, not a product.
Every engagement starts with the full picture and ends with a written set of options — whether or not you go ahead with us.
We read the business
Financial statements, retained earnings and add-backs — not just line 15000.
We choose the lender by method
Each lender calculates self-employed income differently. That choice drives your approval.
We prepare the file
Clean documents and a clear explanation, submitted once, to the right place.
We plan your next renewal
If you start with an alternative lender, we plan the move to prime as your filings catch up.
03 Solutions that usually fit
Where we'd likely start.
Self-Employed & Complex Income
Dividends, retained earnings, multiple entities, foreign income. We know which lenders read a financial statement properly — and how to present yours.
ExploreAlternative & Private
Speed, flexible terms and lighter documentation when timing matters — always paired with a mapped path back to a prime product.
ExplorePurchase & First Home
First purchases, upsizing and second properties — structured so the mortgage still fits five years from now, not just on closing day.
Explore04 What to have ready
Make the first call count.
You don't need everything to start — a conversation comes first. But having these on hand lets us give you real numbers sooner.
Personal
- Two years of T1 Generals
- Two years of Notices of Assessment
- Proof that personal taxes are paid
- Government-issued photo ID
Business
- Articles of incorporation or business registration
- Two years of financial statements (if incorporated)
- Six to twelve months of business bank statements
- GST/QST registration where applicable
“Don't settle for one-size-fits-all. Based on the information you provide, we present a minimum of two or three tailored options that best align with your life situation and goals.”Stan Rashev · Founder, Best Mortgage Montreal
05 In practice
How it works in practice.
Incorporated vs sole proprietor
Sole proprietors qualify on the net business income on their personal returns, sometimes with eligible add-backs. Incorporated owners can qualify on salary and dividends, and some lenders also consider income retained in the corporation. If you've recently incorporated or changed how you pay yourself, the two-year history may need explaining — which is exactly where a broker's presentation matters.
Working with your accountant
The best results come when your accountant, you and your broker talk before year-end. Small decisions — the salary-dividend mix, timing of large expenses, filing date — can change your qualifying income substantially. We're glad to speak with your accountant directly and give them the lender criteria, so tax planning and mortgage planning pull in the same direction.
When alternative lenders make sense
If your business is under two years old, your income dipped temporarily or your write-offs are significant, an alternative lender can approve on stated income or bank statements, usually with 20% or more down and a rate above the big banks. We treat it as a bridge: with two strong filed years, many clients move back to a prime lender at renewal.
Questions to ask before you sign
Ask how many years of returns the lender uses, which add-backs it accepts, and whether it will consider dividends or retained earnings. If you're on a stated-income program, ask what you'll need to move to a prime lender at renewal. We know these rules for 30+ lenders and can tell you quickly where your file fits best.
06 Good to know
Questions people ask before they call.
Can't find yours? Stan answers the phone himself more often than you'd expect.
(514) 994-1030Toll-free 1 855 777-1711 · by appointment in Saint-LaurentDo I need two years of history?
For most prime lenders, yes. Alternative programs can work with less.
Will a stated-income mortgage cost more?
Usually — which is why it should be a bridge to prime, not a permanent home.
Can I deduct my mortgage interest?
Not on your principal residence. If part of the home is used for business or rented, speak with your accountant about what may qualify.
Related guides
Read more before you decide.
About the reviewer
Stan Rashev · Founder, mortgage & real estate broker
Stan Rashev has helped Montréal families, investors and business owners structure mortgages for 22 years. He works with more than 30 lenders, holds a master's degree in engineering, and serves clients in English, French, Russian and Bulgarian.
- Canada's Top 75 Mortgage Brokers, 2023
- #1 broker at Dominion Lending Centres Centre-West Montréal, three years running
- Top 5 broker at First National, Québec & Atlantic
- Desjardins Excellence Gala, 2025
Full profile LinkedIn How we review content
Mortgage brokerage in Québec is regulated by the Autorité des marchés financiers (AMF). You can check any broker's right to practise with the AMF. This page gives general information, not personalized financial advice; rules and rates change, and your options depend on your full file.
07 Start here
Request a confidential mortgage review.
Tell us what you're trying to solve. We'll come back within one business day with our read on the situation and the options worth considering — whether that's with us or not.
- A 30-minute conversation about your complete picture, not a rate quote
- No credit check to get started, and nothing to sign
- A minimum of 2–3 tailored options, explained in writing
- Your information is never shared with third parties
- Zero obligation or cost to you
Thank you — we're on it.
Stan or a member of the team will be in touch within one business day. If it's urgent, call (514) 994-1030.