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Mortgage Squad Advisors
Doctor / Physician

Doctor mortgages: built around the income you’re about to earn.

Whether you’re a family physician, a specialist finishing a fellowship, or an incorporated MD paying yourself in dividends, the right lender qualifies you on your projected practice income — not last year’s residency stub. As little as 5% down, with your professional line of credit treated on its balance, not its limit.

Projected practice incomeAs little as 5% downPLOC on balance not limitStudent debt softenedIncorporated MD incomeBuy or refinance
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FSRA #13737| 5-min pre-qualification

Written by the Mortgage Squad Advisors Editorial Team · Reviewed by Surrayya Afzal, Principal Broker, FSRA #13737 · Updated June 2026

Self-employed?
Bank said no? We have lenders who say yes.
Just 2 years of self-employment is enough — even if your tax returns show less income than you actually earn. We work with lenders who understand business owners.
We add back your real income
✓T1 line-150 net$72K
✓+ CCA depreciation$14K
✓+ Home office / vehicle$8K
✓+ Dividend gross-up$22K
Qualifying income$116K
A-lender
2 yr NOAs
B / alt-A
1 yr OK
Private
No min.
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Self-employed mortgage — can I qualify?
FSRA #13737| 15+ languages

Most physicians spend their training years with low reported income and a large student-debt balance, then get treated like a credit risk the moment they apply for a mortgage — by the same banks that were happy to extend them a six-figure professional line of credit. A branch advisor looks at last year’s T4, sees residency pay, counts your full PLOC limit as debt, and declines you or shrinks your approval to a fraction of what your signed contract actually supports. The physician programs that fix this exist — at major banks and broker-channel lenders — but they have to be requested by name, structured correctly, and documented to the program’s exact rules. That is the whole job here.

Canadian lenders run dedicated physician programs that look nothing like a standard salaried mortgage. They qualify you on a projected qualifying income from a signed employment or practice contract, accept high-ratio insured deals from as little as 5% down, treat your Professional Line of Credit (PLOC) on its outstanding balance rather than its full limit, and soften or defer medical student debt in the calculation. Family doctor on fee-for-service, hospital-based specialist, or incorporated practice owner taking salary plus dividends — we match each income story to the lender whose physician program reads it most generously.

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What's your real qualifying income?

Banks read line 150; alt-lenders add back deductions. See the difference in what you can borrow.

$300,546
At a bank (line 150 only)
$439,260
At an alt-lender (with add-backs)
+ $138,714
Extra borrowing power from add-backs
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Projected income: why a doctor qualifies on tomorrow’s practice, not yesterday’s pay

A standard mortgage looks backward — it qualifies you on the income you’ve already reported. For a physician moving from training into practice, that backward look is brutally unfair: your trailing T4 reflects residency or fellowship pay, not the income your signed contract is about to produce. Physician programs are built to fix exactly this. The lender uses a projected qualifying income drawn from your signed employment or fee-for-service contract, or a confirmed practice placement, and qualifies the mortgage against that forward number.

We deliberately don’t publish projected-income dollar figures or specialty tiers here, because they vary by lender and change over time — quoting one would be misleading. What we do instead is confirm the exact projected qualifying income against the current program for your lender and your specialty when we structure your file, so the number you plan around is the number the lender will actually use. Family physician, hospital-based specialist, or practice owner, the principle is the same: you’re qualified on your earning power, not on the lowest-income year of your career.

5% down and insured access — buying earlier than you thought

Because physician programs plug into Canada’s standard insured-mortgage framework, many doctors can buy with far less cash than they assume. Insured high-ratio purchases are available from as little as 5% down, up to 95% LTV, on the amounts standard insured rules allow — 5% on the first $500,000 and 10% on the portion up to $1.5M, on purchases under $1.5M1. Combined with projected-income qualification, that means a new family physician or fellow can often purchase a first home shortly after — or even before — starting practice, rather than waiting years to build a down payment.

Higher-value or uninsured purchases require more down and shift the math, so we model both the insured and uninsured routes for your price point and show you the real cash-to-close and qualifying difference. The goal is a clear-eyed choice, not a sales pitch: sometimes the insured 5%-down route is clearly best, and sometimes a larger down payment on an uninsured file serves you better.

The PLOC lever: balance, not limit

Almost every physician carries a Professional Line of Credit — a large revolving facility the banks extend precisely because medical income is reliable. Ironically, that same line can sink a standard mortgage application, because conventional underwriting often counts a credit line at its full limit when computing your debt-service ratios. A $200,000 PLOC you’ve barely touched can be treated as if it were fully drawn, crushing your qualifying ratios.

Physician programs commonly fix this by counting the PLOC on its outstanding balance instead of its limit. An unused or lightly-used line then stops dragging your ratios down, and your true affordability comes back into view. This single difference can be the deciding factor between an approval and a decline, or between the home you want and a smaller compromise. Part of our job is making sure your file lands with a lender applying balance-based PLOC treatment — and structuring your other debts so the program’s generosity isn’t wasted.

Student debt, softened — and the new-to-practice window

Medical training is expensive, and most physicians finish with a substantial student-debt balance. Under standard underwriting, that balance and its payment load your debt-service ratios and shrink your approval. Physician programs are designed around this reality: depending on the lender, medical student debt may be excluded from the calculation, deferred, or counted at a reduced payment. The treatment isn’t uniform, so we confirm it against the current rules of the specific program we place you with rather than assuming one standard applies everywhere.

These programs are aimed squarely at the new-to-practice physician — typically usable within roughly 12 to 24 months of completing residency or fellowship, and often before you even start, on a signed contract or confirmed placement. That window is exactly when the gap between your reported income and your real earning power is widest, which is why projected-income qualification matters most here. If you’re still in training rather than transitioning out of it, our medical resident mortgage page covers qualifying during residency, and our first-time home buyer mortgage page covers the first-purchase mechanics that often overlap.

Incorporated physicians: salary, dividends, and the structure that maximizes your mortgage

Once you incorporate a medical professional corporation, how you pay yourself becomes a mortgage lever, not only a tax decision — and the two goals can pull in opposite directions. A structure tuned purely to minimize personal tax can also minimize the personal income a lender sees, which shrinks your mortgage. Salary (T4) reads most cleanly to lenders and qualifies straightforwardly. Dividends (T5) are accepted over a two-year average, and several lenders gross them up to reflect their lower tax treatment, which can lift your qualifying income. Retained earnings left inside the corporation are invisible to a branch advisor but usable with the specialty lenders we work with.

We model your qualifying income across salary-only, dividend, and blended structures before you apply, and — where your timeline allows — we’ll flag points worth raising with your accountant ahead of your next filing so this year’s tax plan doesn’t quietly cap next year’s mortgage. The deeper mechanics of incorporated-owner income, add-backs, and retained earnings live on our self-employed mortgage page, which we cross-reference whenever a physician’s file is corporation-driven.

What you get

Why Canadians choose Mortgage Squad Advisors.

Qualify on projected practice income from a signed employment or fee-for-service contract
Insured high-ratio access from as little as 5% down, up to 95% LTV within standard insured limits
Professional Line of Credit (PLOC) counted on its outstanding balance, not its full limit
Medical student debt softened, deferred, or excluded depending on the lender’s program
New-to-practice eligible — typically within ~12-24 months of completing training
Incorporated physicians: salary, dividend, and retained-earnings income modelled together
Family docs on fee-for-service and hospital-employed specialists both mapped to fitting lenders
Purchase or refinance — including pulling equity to consolidate higher-rate professional debt
Bank physician programs and broker-channel lender options compared on the same file
$0 fee to you on A-lender files — lenders pay us on funding (always disclosed)
How it works

Three simple steps, no pressure.

1

Send us your contract and stage

Family physician or specialist? Fee-for-service, hospital-employed, or incorporated practice? Final year of training, or already in practice? We read your signed contract or placement, your reported income, and your PLOC, then map every physician program your stage qualifies for — usually within 24 hours and without a credit pull to begin.

2

Match the physician program

Lenders such as the major banks’ healthcare programs and broker-channel lenders each read projected income, PLOC, and student debt differently. We pick the program that qualifies you on a projected qualifying income — which we confirm against the current program for your lender and specialty — and treats your PLOC on balance, then explain any rate trade-off plainly.

3

Approve and close

We send a precise document list keyed to the chosen program — no fishing expeditions — push the file through underwriting, and keep you out of the weeds while you focus on practice. Clean files commonly close in about 21 days.

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FAQ

Common questions, answered.

Don’t see yours? Ask Maya — instant answer, any time.

What is a physician mortgage in Canada?
It’s a mortgage qualified under a lender’s dedicated medical-professional program rather than a standard salaried product. The core difference is that the lender uses a projected qualifying income from your signed employment or practice contract — typically well above current or residency pay — and applies physician-friendly rules to your line of credit and student debt. Programs like this exist at several major banks and at some broker-channel lenders. We confirm the exact terms against the current program for your lender and specialty before you rely on any number.
Can I qualify on projected income instead of what I earn now?
Yes — that is the central feature of a physician program. Rather than using your trailing T4 or residency stub, the lender qualifies you on a projected qualifying income supported by a signed contract or confirmed practice placement. We never quote a specific projected figure on this page because it varies by lender and specialty and changes over time; instead we confirm the exact qualifying income against the current program for your lender and specialty when we structure your file.
How much down payment does a doctor need?
Physician programs allow insured high-ratio purchases from as little as 5% down, up to 95% LTV, on amounts standard insured rules allow (5% on the first $500,000 and 10% on the portion to $1.5M, on purchases under $1.5M1). That means many physicians buy earlier and with less cash than they expect. On uninsured or higher-value purchases the down payment requirement rises, and we model both routes so you can choose.
How is my professional line of credit treated?
This is one of the biggest affordability levers. A standard mortgage often counts a credit line at its full limit when calculating your debt ratios, which can sink an approval. Physician programs commonly count your Professional Line of Credit (PLOC) on its outstanding balance instead — so an unused or partly-used line stops dragging down your qualifying ratios. We make sure the file is placed with a lender applying balance-based treatment.
What about my medical student debt?
Medical student debt is the other classic obstacle, and physician programs soften it — depending on the lender it may be excluded, deferred, or counted at a reduced payment in your debt-service ratios. The treatment varies by program, so we confirm it against the current rules for the specific lender we place you with rather than assuming a single standard.
Is there a difference for family doctors versus specialists?
The structure is similar but the income story differs. Family physicians are often fee-for-service or in a group practice, while specialists may be hospital-employed, on an alternate funding plan, or running a practice — and many specialists arrive straight from a fellowship with little trailing income. The lender’s projected-income approach is built for exactly these situations; we match your specialty and employment type to the program that reads it most generously.
I’m an incorporated physician — salary or dividends, which is better for the mortgage?
How you pay yourself out of a medical professional corporation is a mortgage lever, not just a tax decision. Salary (T4) reads most cleanly to lenders; dividends (T5) are accepted over a two-year average and several lenders gross them up; retained earnings left in the corporation are usable with the right lenders. We model salary-only, dividend, and blended structures, and where there’s time we’ll flag points to discuss with your accountant before your next filing. See our self-employed mortgage page for the deeper incorporated-income mechanics.
How soon after finishing training can I use a physician program?
These programs are designed for new-to-practice physicians and typically apply within roughly 12 to 24 months of completing residency or fellowship — and in many cases you can qualify before you start, on a signed contract or confirmed placement. If you’re still in training, see our medical resident mortgage page, which covers qualifying during residency itself.
Can I refinance an existing mortgage under a physician program?
Yes. Physicians refinance to access better pricing, to pull equity for a practice buy-in or to consolidate higher-rate professional and student debt at mortgage rates, or to move from an alternative lender they used early in training back to a prime physician program. We model the refinance and the break costs, if any, so the move is clearly worth it before you commit.
Do these programs cost more than a regular mortgage?
On a properly placed insured physician file, pricing is competitive with — and often the same as — a standard salaried borrower, because the lender is using the program to win a high-value long-term client, not to charge a premium. We compare bank physician programs and broker-channel options on your file, and our rate-beat guarantee means we’ll beat a written Big-6 bank offer like-for-like or pay you $500 (see terms). Our compensation comes from the lender on funding and is always disclosed.

Related products

Medical resident mortgageDentist mortgageIncorporated / self-employed incomeFirst-time buyer programsRate-beat guaranteeAffordability calculatorPayment calculatorBank vs broker

Sources & references

Figures on this page are sourced below and re-checked each quarter. Rates, insurer rules and lender policies change — confirm anything you plan to act on with a licensed advisor.

  1. 1. Financial Consumer Agency of Canada, Saving for a down payment (Accessed September 2026) — Minimum down payment: 5% of the first $500,000 and 10% of the portion from $500,000 to $1.5 million; 20% at $1.5 million or more.

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