Quick answer: what documents do I need for a mortgage in Canada?
Most Canadian lenders (or your mortgage broker working with a lender) will ask for the same core categories before they can give you a reliable pre-approval or finalize a mortgage: identification, proof of employment/income, proof you can cover the down payment and closing costs, and a full picture of your debts and assets.
The exact list varies by lender and by your situation (purchase vs refinance, salaried vs self-employed, gifted down payment, new to Canada, etc.). The checklist below is designed to match what underwriters typically need so your file doesn’t stall on avoidable back-and-forth.
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- Identification (who you are)
- Income and employment proof (how you earn)
- Down payment + closing cost proof (what you can pay up front)
- Debt obligations (what you already owe)
- Property details (what you’re buying or refinancing)
The core mortgage document checklist (most borrowers)
If you want the shortest path to approval, start here. These are the documents most lenders request early because they establish identity, income capacity, and cash-to-close readiness.
Pragmatic tip: You don’t need to guess what matters most—underwriting is essentially verifying (1) you are who you say you are, (2) your income is stable enough, (3) your debts fit within qualification rules, and (4) your down payment sources are legitimate and traceable.
- Government-issued photo ID for each applicant (and residency/work permit documents if applicable).
- Proof of employment/income: recent pay stub(s) and an employment letter (role, status, length of employment, base pay).
- If self-employed or variable income: recent Notices of Assessment and supporting tax/income history.
- Proof of down payment and closing costs: recent bank/investment statements showing the funds and history.
- A list of debts and obligations: loans, lines of credit, credit cards, support payments, student loans, car loans.
- If you already own property: mortgage statement(s), property tax, and insurance details may be requested.
Income documents by borrower type
Income is where files most often slow down—not because lenders are being picky, but because they must verify income history and stability. If your income is simple (salary), your document list is short. If it’s variable or self-employed, expect more history.
Use the table as a planning baseline. Your lender may request additional items depending on the product, insurer, and your overall profile.
| Borrower type | Typical documents | Why it’s requested |
|---|---|---|
| Salaried employee | Recent pay stub(s) + employment letter; sometimes T4 | Confirms salary, position, and employment status |
| Hourly / overtime / bonus / commission | Pay stubs + employment letter + T4s (often 1–2 years) | Shows stability of variable income and helps average earnings |
| Self-employed / incorporated | NOAs (commonly 2 years), T1s, business financials (as requested) | Verifies income history and sustainability |
| Retired / pension income | Pension statements, T4A/T slips (as applicable) | Confirms ongoing income source |
| Rental income | Lease/tenancy agreements + proof of receipt (as requested) | Supports inclusion of rental income in qualification |
Exact requirements vary by lender, insurer, and complexity of income.
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Down payment and cash-to-close proof (purchase files)
Lenders don’t just need to see that you have funds—they need to understand the source of funds. That usually means recent bank or investment statements showing the money and its history. If you’re using a gift, an FHSA, or RRSP funds, document the timing so your deposit and closing dates are realistic.
If you have large recent deposits, underwriting often needs an explanation and supporting evidence (for example: sale of an asset, bonus payout, gifted funds with a gift letter).
- Recent bank statements showing your down payment funds (and history).
- Investment statements if your down payment is invested.
- Gifted down payment: gift letter + evidence of transfer (as requested).
- Sale of existing property: sale agreement and/or statement of adjustments (if applicable).
- Plan for closing costs too (legal fees, taxes/adjustments, insurance, moving).
Property documents (purchase vs refinance)
Once you have a property (or if you’re refinancing), lenders need documents about the home itself. This is where appraisals, condo fees, and property tax details can become conditions.
Purchases typically need the listing and purchase agreement. Refinances typically need the existing mortgage statement and property details.
- Purchase: MLS/listing sheet + fully executed purchase contract + closing date details.
- Condo/strata: condo fees and document package (as required by your province/contract).
- Refinance/switch: current mortgage statement, property tax statement, and home insurance details (often requested).
- If rental: lease/tenancy documents may be requested.
How to submit documents so underwriting goes faster (the pragmatic checklist)
Most underwriting delays aren’t about ‘bad’ documents—they’re about unreadable scans, missing pages, or unexplained inconsistencies. Treat your submission like you’re helping someone verify facts quickly.
If you want the fastest approval path, aim for: clear scans, full documents (all pages), and a short explanation for anything unusual (job change, big deposits, maternity leave, probationary employment, etc.).
- Scan in good lighting; avoid photos with glare or cropped edges.
- Submit complete PDFs (all pages), not single screenshots.
- Name files clearly (e.g., “Paystub_Jan2026_Alex.pdf”, “NOA_2024_Jordan.pdf”).
- If you have a big deposit: include a one-line note + proof of source.
- Avoid new debt after submission (it can change qualification).
Common reasons documents get rejected (and how to avoid it)
If your broker asks for a re-upload, it’s usually one of these. Fixing them early saves days later.
- Missing pages (especially NOAs, bank statements, or contracts).
- Unreadable amounts/dates due to blur or glare.
- Name mismatch across documents (nicknames, different last name, etc.).
- Statements that don’t show your name/account number (some screenshots hide it).
- Large deposits with no explanation or proof.
- Expired ID or outdated employment letters/pay stubs.
Next steps
If you want, we can turn this checklist into a lender-ready package quickly—especially if your income is variable, self-employed, or you’re using multiple down payment sources.
Start with a pre-approval plan and then upload documents once (cleanly).
- Read: Mortgage pre-approval guide
- Run: Affordability + stress test calculators
- Start: Your application (secure upload)