Self-employed mortgage rates —
the tier that fits your file.
Best insured 5-year fixed today: 4.14% · variable 3.00%. With 2 clean NOAs, self-employed rates are the same as a salaried borrower’s. We shop 100+ lenders to land you at the lowest tier you qualify for.
Self-employed mortgage rates in Canada match salaried pricing when you have 2+ years of documented T1 income — the self-employed premium is a myth for well-documented files. Alt-A insurers (Sagen BFS, Canada Guaranty Low Doc) accept 1 year at rates roughly 0.20–0.40% above prime pricing. B-lender stated-income products add a further 0.50–1.50% and typically require 20% down.
The four things that
determine your rate.
The deciding factor is always your income documentation tier. We optimize all four levers on every file.
Clean NOAs = standard rate
With 2 clean years of T1 Generals and NOAs, A-lender rates are the same or very close to a salaried borrower's. There's no self-employed penalty once the income is documented.
Stated income is a real path
Insured business-for-self programs (CMHC, Sagen, Canada Guaranty) allow up to 90% loan-to-value at close to standard A-pricing — useful when write-offs depress your reported income.
Add-backs improve your tier
Adding back non-cash deductions (depreciation/CCA, business-use-of-home) raises usable income and your debt-service ratio — keeping you on A-pricing instead of a higher tier.
Built-in path to A-pricing
Most BFS clients start on B or private and refinance to A-pricing within 1–2 years once two clean NOAs are on file. We build that exit into the plan from day one.
How we get your
BFS file funded.
Income structure first, tier second,
rate last. That order matters.
Share your income structure
Tell us your business type, years in business, T1/NOA situation, and any add-backs. No bureau pull to start — we need enough to tier your file accurately before running your credit.
We structure your income and tier your file
We run your add-backs, evaluate stated income eligibility, and determine the best tier: A-lender full-doc, A-lender stated (CMHC/Sagen BFS), B-lender alt-A, or private — then shop every lender in that tier.
Approve, fund, and plan your exit
Your mortgage closes at the lowest tier you qualify for today. If you're starting on B or private, we've already mapped the refinance to A-pricing in 1–2 years once two clean NOAs are on file.
Whatever your BFS file
looks like.
Tap any situation below to see how we approach it.
If you’re…You have 2 clean years of T1s and NOAs
You have 2 clean years of T1s and NOAs
Your file likely qualifies for A-lender pricing — the same market rate as a salaried borrower's. We shop 100+ lenders to get you the lowest rate.
Get my A-lender rateIf you’re…Your write-offs depress your line 15000 income
Your write-offs depress your line 15000 income
Stated income programs (CMHC/Sagen BFS) let you qualify on a reasonable income estimate with as little as 10% down — at close to standard A-pricing.
Read the stated-income guideIf you’re…You're carrying a balance owing with the CRA
You're carrying a balance owing with the CRA
CRA debt doesn't automatically disqualify you, but lenders need a repayment plan in place. We place BFS files with CRA balances regularly.
Read the CRA debt guideIf you’re…You're self-employed with bruised credit
You're self-employed with bruised credit
B-lender or private now — with a mapped plan to A-pricing once credit recovers. Income flexibility and credit recovery handled at the same time.
Explore B-lender optionsIf you’re…A and B lenders can't place your file yet
A and B lenders can't place your file yet
Private financing is fast, equity-based, and income-light. A strong bridge while you build the clean NOAs needed for A-lender qualification.
Explore private optionsIf you’re…You're on B or private and now have 2 clean NOAs
You're on B or private and now have 2 clean NOAs
Time to refinance to A-pricing. We compute your exact penalty and shop the full A-lender market for the best rate to move into.
Run my refinance numbersB-lender to A-lender —
what the savings look like.
Starting on alt-A is a bridge, not a penalty — if the exit to A-pricing is built in from day one.
- Rate~7.5% fixed
- Balance$550,000
- Monthly payment~$3,890
- Origination fee~$8,250 (1.5%)
- Docs requiredStated or limited
- Total monthly outflow~$3,890
- Rate4.14% fixed
- Balance$550,000
- Monthly payment~$3,175
- Origination fee$0 (lender pays broker)
- Docs required2 clean T1s + NOAs
- Total monthly outflow~$3,175
Illustrative only — your rate, balance, and savings will differ. We compute your exact numbers before you commit. Read the self-employed mortgage guide.
Common questions,
clear answers.
Rates, stated income, add-backs, and the path to A-pricing — answered plainly.
Do self-employed borrowers pay higher mortgage rates?
What is stated income and what rate does it get?
How do add-backs affect my rate and approval?
Can I refinance to a lower rate once I have 2 clean NOAs?
Sources
Primary sources for the rules and figures above. Rules, rates and lender policies change, so confirm anything you plan to act on with a licensed advisor.
- 1. CMHC, Self-employed (mortgage loan insurance): CMHC Self-Employed gives self-employed borrowers access to CMHC mortgage loan insurance at no extra cost, with flexible income and employment requirements.
- 2. Sagen, Business for Self (Alt. A): Insured business-for-self program: up to 90% loan-to-value, generally 2+ years in business, with stated income that is reasonable for the occupation.
- 3. CMHC, Residential Mortgage Industry Report: Table 2: the 25 largest mortgage investment entities (private lenders) averaged about a 9.6% single-family lending rate in Q3 2025.
We’ll try to beat your rate.
If we can’t, we pay you $500.¹
¹ Rate Beat: eligible Big-6 bank written offers only · same product, term & amount · $500 paid to you or your nominated charity at closing · conditions apply
Self-employed mortgage rates by city
Self-employed mortgage rates and qualifying criteria vary by lender — our advisors across Ontario help you navigate your options.