To facilitate a seamless mortgage approval process, it’s essential to provide accurate and complete documentation. Below is a comprehensive checklist designed to guide you through each step of your mortgage application.
We have broken this page down into the following sections:
• This section provides all information and documentation requirements for purchase transactions.
• It includes required documents based on:
o Mortgage product type
o Income type (employed, self-employed, etc.)
• This section outlines all requirements for refinance and transfer mortgage transactions.
• It includes documentation based on:
o Mortgage type
o Income type
This section covers documentation requirements for specialized mortgage products, including:
• Reverse Mortgages
• Second Mortgages
• Private Mortgages
• Farm Mortgages
• Non-Residential / Commercial Mortgages
• And other alternative financing solutions
📌 Important Note:
You will not find a separate income document section here, as income requirements are listed directly within each individual mortgage product in this category.
The final section explains why we request full documentation at the beginning of the process.
This upfront approach is one of the reasons Citadel Mortgages is recognized as one of Canada’s leading mortgage companies. Our process—supported by industry awards and media exposure—is designed to ensure files are properly reviewed, approved, and funded with no last-minute surprises.
Start by selecting the mortgage product you are applying for, then review the required documents listed under that product.
By following this checklist correctly, you’ll have a clear understanding of what your mortgage broker needs—allowing us to support you efficiently and help get your mortgage funded without delays.
This checklist is designed to guide you through the document collection process for your purchase mortgage.
Please review each section carefully and upload or provide all required documents based on your situation (income type, down payment, credit profile, etc.).
Review each category starting with General Guidelines and ID Requirements
Then review either the Pre-Approval section or the Live Deal / Approval section, depending on your current stage
Next, review the Income Section based on your employment status:
Employed, OR
Self-Employed
If you have additional income sources, review the Other Income section.
If it does not apply to you, you may skip this section.
If your file involves any of the following, review the applicable tab:
Rental Property Purchase
Purchase Plus Improvements
New to Canada Mortgage Program
If none apply, you may skip these sections.
Submit all requested documents in full
Ensure all documents are clear, legible, and up to date
Provide written explanations for:
Large deposits
Employment gaps
Credit concerns
Incomplete documentation may delay your approval or closing timeline.
If you are unable to provide the requested income documents, this may mean you do not qualify for traditional bank financing. In that case, please review the Private Lending Document Requirements section further down the page.
Your mortgage approval, lender conditions, and signing package cannot be completed until all required documents on this checklist have been received and verified.
If you are unsure about any item, your mortgage agent will guide you step-by-step through the process.
Document Submission: Upload clear copies or PDFs of actual statements and documents; avoid screenshots or photos.
Complete Statements: Ensure all pages of numbered statements are included, even if some are blank.
Tax Returns: Provide all federal schedules.
Consolidated Uploads: Submitting all documents simultaneously can streamline the process.
To verify your identity, please provide:
• One (1) piece of government-issued photo ID from List A
• One (1) additional ID from List B
👉 All IDs must be original, valid, clear, in good condition, and current.
👉 Please upload photos of both the front and back of each ID.
Driver’s Licence (including Enhanced Driver’s Licence where available)
Canadian or Foreign Passport
Canadian Citizenship Card (issued before 2012)
Secure Certificate of Indian Status
Permanent Resident Card
Canadian Armed Forces ID
NEXUS or FAST Card
Possession & Acquisition Licence (PAL – Firearms Act)
Provincial Health Card with photo (BC, AB, SK, NL, YK, NU, NT)
Quebec Health Card (only if offered by client)
BC Services Card (ICBC)
Provincial/Territorial Photo ID Card issued by:
Ontario (Ontario Photo Card – MTO)
ICBC (BC)
Alberta Registries
Saskatchewan Government Insurance
Service Nova Scotia
PEI Transportation & Public Works
Service New Brunswick
Newfoundland & Labrador Government Services
Northwest Territories Transportation
Nunavut Community Government & Transportation
Notes:
In Quebec, a driver’s licence cannot be requested but may be used if voluntarily offered.
A Citizenship Certificate is not acceptable.
Provincial Health Cards cannot be used for ID in MB, ON, NS, or PEI.
Credit Card
Birth Certificate
SIN Card
Any item from List A
Provincial Health Card (where permitted – same rules as List A)
BC Services Card
Provincial/Territorial Photo ID (same list as above)
NEXUS / FAST Card
Permanent Resident Card
Secure Certificate of Indian Status
Canadian Armed Forces ID
PAL Firearms Licence
Notes:
Quebec driver’s licence may be used if offered by the client.
Citizenship Card (pre-2012) is acceptable; certificate is not.
Provincial Health Cards cannot be used for ID in MB, ON, NS, or PEI.
Loan Application:
Complete and submit the loan application form.
Income Verification:
Please refer to the Employee or Self-Employed section for the specific documents required.
Down Payment Documentation:
Provide 90 days’ worth of recent bank statements, including all pages with your name and account number, from all accounts being used for the down payment.
Deposit For Purchase Documentation:
Provide 90 days’ worth of recent bank statements, including all pages with your name and account number, from all accounts being used for the deposit.
Closing Costs:
Provide 30 days’ worth of recent bank statements, including all pages with your name and account number, from all accounts being used for the deposit.
Other Important Information:
Make sure to request a 5-day COF (Condition of Financing). Banks are busy in this market, and lenders offering the lowest rates are especially overwhelmed, which could result in delays. Don’t let real estate agents pressure you to skip or rush your home financing. Their priority is often their commission, but your priority is ensuring that the financing is secure and accurate.
Be cautious when using the mortgage broker recommended by your real estate agent, unless they’re part of a well-established brand with the best rates. Some brokers may prioritize deals from their real estate partners, which could lead them to overlook important details that could cost you significantly on your mortgage.
Learn more about purchase mortgages.
Loan Application:
Complete and submit the loan application form.
Purchase Documents:
If you’re purchasing a condo or townhouse, you will need to provide the status certificate (Strata). This ensures there are no lawsuits or issues with the unit or building and confirms that the reserve fund is adequately funded. Be sure the seller orders this as soon as possible, as it can take a few days.
Income Verification:
Please refer to the Employee or Self-Employed section for the specific documents required.
Down Payment Documentation:
Provide 90 days’ worth of recent bank statements, including all pages with your name and account number, from all accounts being used for the down payment.
Deposit For Purchase Documentation:
Provide 90 days’ worth of recent bank statements, including all pages with your name and account number, from all accounts being used for the deposit.
Closing Costs:
Provide 30 days’ worth of recent bank statements, including all pages with your name and account number, from all accounts being used for the deposit.
Other Important Information:
Make sure to request a 5-day COF (Condition of Financing). Banks are busy in this market, and lenders offering the lowest rates are especially overwhelmed, which could result in delays. Don’t let real estate agents pressure you to skip or rush your home financing. Their priority is often their commission, but your priority is ensuring that the financing is secure and accurate.
Be cautious when using the mortgage broker recommended by your real estate agent, unless they’re part of a well-established brand with the best rates. Some brokers may prioritize deals from their real estate partners, which could lead them to overlook important details that could cost you significantly on your mortgage.
Learn more about purchase mortgages.
Identification:
Other Documents:
Lawyer Information:
It’s important to note that you cannot be on probation when applying for a mortgage. Additionally, if you’re on maternity leave, your Letter of Employment (LOE) must include a confirmed return-to-work date in order to use your income for qualification.
We only need the last 2 years of T4’s if one of the below applies to your file.
For hourly income which means not salary income, your hourly income must be consistently earned with no big difference in hours weekly. We will require the T4’s forms from the past two years for all applicants with this type of income.
For part-time income, it must be consistently earned for at least two years to be considered. T4’s forms from the past two years for all applicants with this type of income.
Any variable income, such as overtime, bonuses, commissions, tips, etc., also requires a two-year history to be used in the application. T4’s forms from the past two years for all applicants with this type of income.with this type of income.
If you are a nurse listed as part-time (PT) rather than full-time (FT), this is usually acceptable, provided you have a work history of 6 months to 2 years, depending on your experience and position.
Income Verification:
Business Verification:
If Sole Proprietor:
If Corporation:
Additional Documentation:
Please note that these document requests are based on A-lending requirements (i.e., traditional bank lending).
B-LENDING REQUIREMENTS
For B-lending or Private Lending, we do not need the T1’s or the two years of business financial statements. We do need the rest of the above.
Learn more about self-employed mortgages.
Please note: The following documents are only required for A or B lending options. They are typically not needed for private or reverse mortgage lending.
OAS & CPP Income: Provide year-end tax slips or 3-12 months of bank statements confirming deposits.
Company Pension Plan: Provide a letter from the pension provider and 3-12 months of bank statements.
Disability Income:
Foster Income:
Child Tax Credit:
Investment Income:
Child Support Income:
Please note: The following documents are only required for A or B lending options. They are typically not needed for private or reverse mortgage lending.
T1 General Tax Returns (Past 2 Years):
These comprehensive tax returns provide a detailed overview of your income and deductions. Lenders use them to assess income consistency over time.
2 Years T4A Slips (Past 2 Years):
T4A forms report income from self-employment, commissions, and other sources not captured on T4 slips. They help lenders verify the nature and amount of your commission income.
Notices of Assessment (NOAs) from the Canada Revenue Agency (CRA) for the Past 2 Years:
NOAs confirm that your tax filings are up-to-date and indicate any outstanding taxes owed. Lenders use them to verify your reported income and tax compliance.
Recent Pay Stubs or Commission Statements:
Providing the most recent pay stubs or detailed commission statements (typically from the last 30 days) helps demonstrate current income levels and patterns.
Letter of Employment (If Applicable):
A letter from your employer detailing your position, length of employment, and compensation structure (including base salary and commission) can support your income verification.
Business Documentation (For Self-Employed Individuals):
If you’re self-employed, additional documents such as a valid business license, articles of incorporation, or financial statements prepared by a certified accountant may be required to verify the legitimacy and financial health of your business.
Income Stability: Lenders typically look for at least two years of consistent commission income. Significant fluctuations can impact your mortgage approval
Rental Income:
We break rental income into two categories:
🟦 NEW RENTAL INCOME
(Buying a rental property, renting out a basement, coach house, unit, etc.)
Please provide:
Lease agreement
– If you already have a tenant lined up.
OR
Market rents from an appraisal
– If no tenant is in place yet.
This tells lenders what rental income can be used for qualification.
🟩 EXISTING RENTAL INCOME
(Already owning a rental property or currently renting out part of your home)
Please provide:
Lease agreement
– Must show address, tenant name, rent amount & signatures.
12 months of bank statements
– Must show:
✔️ Your name
✔️ Account number
✔️ Rental deposits
✔️ Consistent payment history
Please note 12 months is only required IF you had your rental for 12 months or longer, if this is a new rental recently then we need all the statements up to this current month.
Your most recent T1 tax forms
– To confirm declared rental income.
Please note, if you do not claim your rental income on your taxes, then you will not get A lending rates, only B or private. If this is a brand new rental less then 12 months then T1 is not required.
⚠️ IMPORTANT NOTES (PLEASE READ)
A-Lending Rules:
If rental income is not claimed on taxes, you cannot use it for mortgage qualification with A-lenders.
(No exceptions. CRA history must match.)
B-Lending / Private Lending Rules:
Only two things required:
✔️ Lease agreement
✔️ 12 months bank statements unless brand new rental
Taxes do not need to show rental income.
Late, inconsistent, or variable rental payments:
If the rent amount fluctuates or payments are late, you must provide a brief explanation.
Lenders will not accept rental income that appears unstable without a valid reason.
Short-Term Rentals (Airbnb, VRBO, etc.)
Far fewer lender options
Higher rates usually apply
Income may be reduced or not fully used
Rooming Houses
Fewer lenders
Higher rates
More documentation is required depending on structure
Student Rentals
Limited lender options
Higher rates
Must show strong rental history
We categorize rental income into existing and new rental income:
All rental rates are higher than traditional mortgage rates. You will not get a super low rate on a rental.
Learn more about rental mortgages for investment homes.
The Purchase Plus Improvements (PPI) program allows you to buy a home and finance renovations at the same time.
Instead of paying for upgrades out of pocket later, you can include the cost of improvements directly in your mortgage.
This is perfect for:
First-time buyers buying a fixer-upper
Buyers wanting to customize a home
Investors improving property value
Anyone who wants renovations completed right after closing
You purchase your home as normal.
You submit quotes for the renovations you want completed.
The lender adds the renovation funds to your mortgage.
Funds are released after the work is completed and verified.
The amount depends on the mortgage type:
| Mortgage Type | Maximum Improvement Amount |
|---|---|
| Uninsurable | Up to $40,000 OR 20% of the home value (whichever is less) |
| Insured (CMHC) | Up to 10% of the home’s “as-improved” value |
| Insured (Sagen / Canada Guaranty) | May exceed $40,000 or 20% if insurer approves |
📌 You qualify based on the future value of the home after renovations.
An appraisal is required and must show:
“As-Is” Value – Current value at purchase
“As-Improved” Value – Estimated value after renovations
This determines how much you can borrow.
Full mortgage funds are advanced to your lawyer at closing.
Renovation funds are held in trust.
Funds are released once work is completed and verified.
Verification can include:
Appraiser inspection report, OR
Before & after photos + paid invoices (for renovations under $15,000)
| Mortgage Type | Completion Deadline |
|---|---|
| Uninsurable | 180 Days |
| Insured / Insurable | 270 Days |
Improvements must increase the home’s value.
Interior / Cosmetic
Kitchen upgrades
Bathroom renovations
Flooring
Painting
Lighting
Exterior
Windows & doors
Landscaping
Decks & patios
Driveways
Structural
Roofing
Insulation
Detached garages
📌 Structural work requires building permits.
Along with your standard purchase documents, please provide:
✅ Detailed list of renovations
✅ Contractor quotes (signed)
✅ Proof of funds (90-day history if not using cashback)
✅ Building permits (if structural work)
To qualify for 90–95% financing (insurable mortgage), at least ONE of the following must be met:
Strong international credit bureau from the U.S., U.K., or another recognized country
Two alternative Canadian credit references
(examples: rent, utilities, cell phone, insurance)
— must show 12 months of on-time payment history
Minimum 12 months of established credit
— At least 2 active trade lines required
If the above requirements are not met, the following may support financing up to 90% Loan-to-Value:
6 months of bank statements from a recognized Canadian financial institution
Letter of reference from the borrower’s bank confirming account history and good standing
Two trade lines with 12 months history are required
(24+ months history is preferred)
If two trade lines are not available, the following may be used as alternative credit:
Utility bills (gas, hydro, water) showing 12 months of on-time payments
Cell phone or internet bills with 12 months good payment history
Landlord reference letter confirming no missed rent payments
Bank statements showing consistent bill payments
Please see the Employed or Self Employed Income Requriments tabs.
Work permit or work authorization must have at least 183 days remaining at the time of purchase
Owner-occupied or partially owner-occupied properties only
Maximum 2 units (e.g., duplex)
No investment-only properties permitted under this program
Eligible property types include:
Detached homes
Semi-detached homes
Townhomes
Small multi-unit properties (2 units max)
Learn more about New to Canada Mortgages
Government-issued photo ID
Most recent Notice of Assessment
Consent for credit check
6 months of bank statements
Salaried / Hourly
2 most recent pay stubs
Self-Employed (Sole Proprietor)
Personal tax return
GST return (if applicable)
6 months of business bank statements
Self-Employed (Incorporated)
Personal tax return
Corporate tax return
Corporate financial statements
GST return (if applicable)
At Citadel Mortgages, we’ll help you navigate every lender requirement to make your dream of homeownership a reality—no matter the land type.
Before submitting any purchase file to CUU, the following compliance documents must be completed and uploaded:
ID Verification & Fraud Risk Section in LOS
Agent Fraud Sign-Off Form
Detailed CUU Agent Notes
The following tracking tools must be completed for every purchase file:
i. Down Payment Tracking Tool
Must show all down payment and deposit funds being used
Account numbers must match supporting documents
Amounts must match bank statements and proof of funds
ii. Closing Cost Tracking Tool
Must outline all closing costs required for the transaction
Account numbers and funds must be verified
Amounts must align with client funds available
📌 Deposit Receipt Requirement
Please note: If your client has provided a deposit on the property, a copy of the deposit receipt must be submitted within 24 hours of the file being submitted to CUU (if the file is submitted the same day as the deposit).
If the file is submitted more than 24 hours after the deposit was made, the deposit receipt must be included at the time of submission to CUU.
📌 Condo Certificate (Status / Strata) Requirement
Please note: We understand that obtaining the Condo Certificate (Status Certificate / Strata Documents) can take approximately 3–14 business days to receive.
If your client does not already have this document at the time of purchase (sometimes it is provided by the listing agent), the client or their representative must order it.
When submitting the file to CUU, you must provide proof that the certificate has been ordered. Acceptable proof includes:
Confirmation email from the listing agent, or
Order confirmation showing the request has been placed
The actual Condo Certificate must be uploaded to the file once it has been received by the client.
❗ Files submitted without proof that the Condo Certificate has been ordered will be returned and not accepted for review.
📌 All details from both tools must be clearly broken down within the Agent CUU Notes.
The following documents are required after the file is submitted to the lender, typically:
➡️ After the Offer Call
➡️ Before the Signing Package is prepared
These are mandatory to complete the signing package:
Lawyer Information Form
Void Cheque OR PAD (Pre-Authorized Debit) Form from the client
With our volume and buying power we have set the stage for Canadians by offering some of the lowest rates in Canada. We save you thousands over the term of you rmortgage while offering competitive products your needs. Learn More.
Our experienced team is committed to making the mortgage process easy, offering tailored solutions, and supporting you with confidence throughout the entire journey.
We value transparency and integrity. By providing all the information you need from the start and ensuring there are no unexpected surprises, we earn your trust with our dedication to your financial well-being.
This checklist is designed to guide you through the document collection process for your mortgage refinacning or transfer.
Please review each section carefully and upload or provide all required documents based on your situation (income type, down payment, credit profile, etc.).
How to Complete the Checklist
Incomplete documentation may delay your approval or closing timeline.
If you are unable to provide the requested income documents, this may mean you do not qualify for traditional bank financing. In that case, please review the Private Lending Document Requirements section further down the page.
📌 Important
Your mortgage approval, lender conditions, and signing package cannot be completed until all required documents on this checklist have been received and verified.
If you are unsure about any item, your mortgage agent will guide you step-by-step through the process.
Document Submission: Upload clear copies or PDFs of actual statements and documents; avoid screenshots or photos.
Complete Statements: Ensure all pages of numbered statements are included, even if some are blank.
Tax Returns: Provide all federal schedules.
Consolidated Uploads: Submitting all documents simultaneously can streamline the process.
To verify your identity, please provide:
• One (1) piece of government-issued photo ID from List A
• One (1) additional ID from List B
👉 All IDs must be original, valid, clear, in good condition, and current.
👉 Please upload photos of both the front and back of each ID.
Driver’s Licence (including Enhanced Driver’s Licence where available)
Canadian or Foreign Passport
Canadian Citizenship Card (issued before 2012)
Secure Certificate of Indian Status
Permanent Resident Card
Canadian Armed Forces ID
NEXUS or FAST Card
Possession & Acquisition Licence (PAL – Firearms Act)
Provincial Health Card with photo (BC, AB, SK, NL, YK, NU, NT)
Quebec Health Card (only if offered by client)
BC Services Card (ICBC)
Provincial/Territorial Photo ID Card issued by:
Ontario (Ontario Photo Card – MTO)
ICBC (BC)
Alberta Registries
Saskatchewan Government Insurance
Service Nova Scotia
PEI Transportation & Public Works
Service New Brunswick
Newfoundland & Labrador Government Services
Northwest Territories Transportation
Nunavut Community Government & Transportation
Notes:
In Quebec, a driver’s licence cannot be requested but may be used if voluntarily offered.
A Citizenship Certificate is not acceptable.
Provincial Health Cards cannot be used for ID in MB, ON, NS, or PEI.
Credit Card
Birth Certificate
SIN Card
Any item from List A
Provincial Health Card (where permitted – same rules as List A)
BC Services Card
Provincial/Territorial Photo ID (same list as above)
NEXUS / FAST Card
Permanent Resident Card
Secure Certificate of Indian Status
Canadian Armed Forces ID
PAL Firearms Licence
Notes:
Quebec driver’s licence may be used if offered by the client.
Citizenship Card (pre-2012) is acceptable; certificate is not.
Provincial Health Cards cannot be used for ID in MB, ON, NS, or PEI.
Refinancing a Mortgage involves replacing your current loan with a new one, typically to lower your interest rate or adjust the loan terms.
Personal Documentation:
Income Documentation:
Property Documentation:
Learn more about mortgage refinancing
Identification:
Other Documents:
Lawyer Information:
It’s important to note that you cannot be on probation when applying for a mortgage. Additionally, if you’re on maternity leave, your Letter of Employment (LOE) must include a confirmed return-to-work date in order to use your income for qualification.
We only need the last 2 years of T4’s if one of the below applies to your file.
For hourly income, it must be consistently earned with no big difference in hours weekly. T4’s forms from the past two years for all applicants with this type of income.
For part-time income, it must be consistently earned for at least two years to be considered. T4’s forms from the past two years for all applicants with this type of income.
Any variable income, such as overtime, bonuses, commissions, tips, etc., also requires a two-year history to be used in the application. T4’s forms from the past two years for all applicants with this type of income.with this type of income.
If you are a nurse listed as part-time (PT) rather than full-time (FT), this is usually acceptable, provided you have a work history of 6 months to 2 years, depending on your experience and position.
Income Verification:
Business Verification:
If Sole Proprietor:
If Corporation:
Additional Documentation:
Please note that these document requests are based on A-lending requirements (i.e., traditional bank lending).
B-LENDING REQUIREMENTS
For B-lending or Private Lending, we do not need the T1S or the two years of business financial statements. We do need the rest of the above.
Learn more about self-employed mortgages.
Please note: The following documents are only required for A or B lending options. They are typically not needed for private or reverse mortgage lending.
OAS & CPP Income: Provide year-end tax slips or 3-12 months of bank statements confirming deposits.
Company Pension Plan: Provide a letter from the pension provider and 3-12 months of bank statements.
Disability Income:
Foster Income:
Child Tax Credit:
Investment Income:
Child Support Income:
Please note: The following documents are only required for A or B lending options. They are typically not needed for private or reverse mortgage lending.
T1 General Tax Returns (Past 2 Years):
These comprehensive tax returns provide a detailed overview of your income and deductions. Lenders use them to assess income consistency over time.
2 Years T4A Slips (Past 2 Years):
T4A forms report income from self-employment, commissions, and other sources not captured on T4 slips. They help lenders verify the nature and amount of your commission income.
Notices of Assessment (NOAs) from the Canada Revenue Agency (CRA) for the Past 2 Years:
NOAs confirm that your tax filings are up-to-date and indicate any outstanding taxes owed. Lenders use them to verify your reported income and tax compliance.
Recent Pay Stubs or Commission Statements:
Providing the most recent pay stubs or detailed commission statements (typically from the last 30 days) helps demonstrate current income levels and patterns.
Letter of Employment (If Applicable):
A letter from your employer detailing your position, length of employment, and compensation structure (including base salary and commission) can support your income verification.
Business Documentation (For Self-Employed Individuals):
If you’re self-employed, additional documents such as a valid business license, articles of incorporation, or financial statements prepared by a certified accountant may be required to verify the legitimacy and financial health of your business.
Income Stability: Lenders typically look for at least two years of consistent commission income. Significant fluctuations can impact your mortgage approval
Rental Income:
We break rental income into two categories:
🟦 NEW RENTAL INCOME
(Buying a rental property, renting out a basement, coach house, unit, etc.)
Please provide:
Lease agreement
– If you already have a tenant lined up.
OR
Market rents from an appraisal
– If no tenant is in place yet.
This tells lenders what rental income can be used for qualification.
🟩 EXISTING RENTAL INCOME
(Already owning a rental property or currently renting out part of your home)
Please provide:
Lease agreement
– Must show address, tenant name, rent amount & signatures.
12 months of bank statements
– Must show:
✔️ Your name
✔️ Account number
✔️ Rental deposits
✔️ Consistent payment history
Please note 12 months is only required IF you had your rental for 12 months or longer, if this is a new rental recently then we need all the statements up to this current month.
Your most recent T1 tax forms
– To confirm declared rental income.
Please note, if you do not claim your rental income on your taxes, then you will not get A lending rates, only B or private. If this is a brand new rental less then 12 months then T1 is not required.
⚠️ IMPORTANT NOTES (PLEASE READ)
A-Lending Rules:
If rental income is not claimed on taxes, you cannot use it for mortgage qualification with A-lenders.
(No exceptions. CRA history must match.)
B-Lending / Private Lending Rules:
Only two things required:
✔️ Lease agreement
✔️ 12 months bank statements unless brand new rental
Taxes do not need to show rental income.
Late, inconsistent, or variable rental payments:
If the rent amount fluctuates or payments are late, you must provide a brief explanation.
Lenders will not accept rental income that appears unstable without a valid reason.
Short-Term Rentals (Airbnb, VRBO, etc.)
Far fewer lender options
Higher rates usually apply
Income may be reduced or not fully used
Rooming Houses
Fewer lenders
Higher rates
More documentation is required depending on structure
Student Rentals
Limited lender options
Higher rates
Must show strong rental history
We categorize rental income into existing and new rental income:
All rental rates are higher than traditional mortgage rates. You will not get a super low rate on a rental.
Learn more about rental mortgages for investment homes.
Before submitting any refinance or transfer file to CUU, the following compliance documents must be completed and uploaded:
ID Verification & Fraud Risk Section in LOS
Agent Fraud Sign-Off Form
Detailed CUU Agent Notes
For refinance and transfer files, the following information must be collected and documented:
If this is a Transfer File:
Contact the mortgage insurer to obtain the mortgage insurance certificate number
This information may also be provided by the client and is typically found on their original mortgage commitment
Applies if the mortgage was insured through:
CMHC
Sagen
Canada Guaranty
The insurance certificate number must be added to the Agent Notes
For All Transfers & Refinances:
The following must be entered into FINMO / Scarlett LOS and documented in the Agent Notes:
Original purchase price of the property
Original mortgage amount
📌 All details above must be clearly outlined and broken down within the Agent CUU Notes.
The following documents are required after the file is submitted to the lender, typically:
➡️ After the Offer Call
➡️ Before the Signing Package is prepared
These documents are mandatory to complete the signing package:
Lawyer Information Form
Void Cheque OR PAD (Pre-Authorized Debit) Form from the client
Must show:
✔️ Your name
✔️ Account number
✔️ Current balance
Annual statements won’t work — lenders want this season’s info, not last season’s recap.
Must be current.
If you need one, your insurer can email you the binder.
Must include:
✔️ Your name
✔️ Property address
✔️ Current year’s tax amount
Your city office can email it to you (they’re the unsung hero of this series).
We fully pre-underwrite your file upfront so the lender process flows smoothly and your approval is clean — no last-minute plot twists.
The faster these documents come in, the faster I can:
✔️ Secure options
✔️ Confirm your rate
✔️ Move your file to underwriting
✔️ Keep your mortgage journey binge-worthy and stress-free
With our volume and buying power we have set the stage for Canadians by offering some of the lowest rates in Canada. We save you thousands over the term of you rmortgage while offering competitive products your needs. Learn More.
Our experienced team is committed to making the mortgage process easy, offering tailored solutions, and supporting you with confidence throughout the entire journey.
We value transparency and integrity. By providing all the information you need from the start and ensuring there are no unexpected surprises, we earn your trust with our dedication to your financial well-being.
This checklist is designed to guide you through the document collection process for your mortgage journey.
Please review each section carefully and upload or provide all required documents based on your specific situation (income type, mortgage needs, credit profile, etc.).
Please note: For the mortgage products listed in this section, only the documents outlined under each specific mortgage product are required.
Review each category starting with General Guidelines and ID Requirements
Then review the mortgage section that applies to your current financing needs
(for example: Reverse Mortgage, Farm Mortgage, Second Mortgage, etc.)
Submit all requested documents in full
Ensure all documents are clear, legible, and up to date
Provide written explanations for any of the following:
Large deposits
Employment gaps
Credit concerns
Incomplete documentation may delay your approval or closing timeline.
If you are unable to provide the requested income documents, this may mean you do not qualify for traditional bank financing. In that case, please review the Private Lending Document Requirements section for alternative options.
Your mortgage approval, lender conditions, and signing package cannot be completed until all required documents on this checklist have been received and verified.
If you are unsure about any item, your mortgage agent will guide you step-by-step through the process.
Document Submission: Upload clear copies or PDFs of actual statements and documents; avoid screenshots or photos.
Complete Statements: Ensure all pages of numbered statements are included, even if some are blank.
Tax Returns: Provide all federal schedules.
Consolidated Uploads: Submitting all documents simultaneously can streamline the process.
To verify your identity, please provide:
• One (1) piece of government-issued photo ID from List A
• One (1) additional ID from List B
👉 All IDs must be original, valid, clear, in good condition, and current.
👉 Please upload photos of both the front and back of each ID.
Driver’s Licence (including Enhanced Driver’s Licence where available)
Canadian or Foreign Passport
Canadian Citizenship Card (issued before 2012)
Secure Certificate of Indian Status
Permanent Resident Card
Canadian Armed Forces ID
NEXUS or FAST Card
Possession & Acquisition Licence (PAL – Firearms Act)
Provincial Health Card with photo (BC, AB, SK, NL, YK, NU, NT)
Quebec Health Card (only if offered by client)
BC Services Card (ICBC)
Provincial/Territorial Photo ID Card issued by:
Ontario (Ontario Photo Card – MTO)
ICBC (BC)
Alberta Registries
Saskatchewan Government Insurance
Service Nova Scotia
PEI Transportation & Public Works
Service New Brunswick
Newfoundland & Labrador Government Services
Northwest Territories Transportation
Nunavut Community Government & Transportation
Notes:
In Quebec, a driver’s licence cannot be requested but may be used if voluntarily offered.
A Citizenship Certificate is not acceptable.
Provincial Health Cards cannot be used for ID in MB, ON, NS, or PEI.
Credit Card
Birth Certificate
SIN Card
Any item from List A
Provincial Health Card (where permitted – same rules as List A)
BC Services Card
Provincial/Territorial Photo ID (same list as above)
NEXUS / FAST Card
Permanent Resident Card
Secure Certificate of Indian Status
Canadian Armed Forces ID
PAL Firearms Licence
Notes:
Quebec driver’s licence may be used if offered by the client.
Citizenship Card (pre-2012) is acceptable; certificate is not.
Provincial Health Cards cannot be used for ID in MB, ON, NS, or PEI.
Reverse mortgages are available for homeowners aged 55 or older who want to convert home equity into cash. The following documents are generally what is required for approval.
Personal Documentation:
Financial Documentation:
Property Documentation:
Learn more about reverse mortgages.
Private Home equity loans and second mortgages allow you to access the equity in your home for purposes such as renovations, debt consolidation, or other major expenses. Below is a comprehensive list of the required documents:
Personal Documentation:
Income Documentation:
If Self-Employed
Business Verification:
If Sole Proprietor:
If Corporation:
Property Documentation:
Additional Requirements: For second mortgages or home equity loans.
Learn more about home equity loans and second mortgages.
Loan Application:
Complete and submit the loan application form.
Purchase Documents:
If you’re purchasing a condo or townhouse, you will need to provide the status certificate (Strata). This ensures there are no lawsuits or issues with the unit or building and confirms that the reserve fund is adequately funded. Be sure the seller orders this as soon as possible, as it can take a few days.
Income Verification:
Income Documentation:
If Self-Employed
Business Verification:
If Sole Proprietor:
If Corporation:
Down Payment Documentation:
Provide 90 days’ worth of recent bank statements, including all pages with your name and account number, from all accounts being used for the down payment.
Deposit Documentation:
Provide 90 days’ worth of recent bank statements, including all pages with your name and account number, from all accounts being used for the deposit.
Closing Costs:
Provide 30 days’ worth of recent bank statements, including all pages with your name and account number, from all accounts being used for the deposit.
Other Important Information:
Make sure to request a 5-day COF (Condition of Financing). Banks are busy in this market, and lenders offering the lowest rates are especially overwhelmed, which could result in delays. Don’t let real estate agents pressure you to skip or rush your home financing. Their priority is often their commission, but your priority is ensuring that the financing is secure and accurate.
Be cautious when using the mortgage broker recommended by your real estate agent, unless they’re part of a well-established brand with the best rates. Some brokers may prioritize deals from their real estate partners, which could lead them to overlook important details that could cost you significantly on your mortgage.
Learn more about purchase mortgages.
Rental Income:
We break rental income into two categories:
🟦 NEW RENTAL INCOME
(Buying a rental property, renting out a basement, coach house, unit, etc.)
Please provide:
Lease agreement
– If you already have a tenant lined up.
OR
Market rents from an appraisal
– If no tenant is in place yet.
This tells lenders what rental income can be used for qualification.
🟩 EXISTING RENTAL INCOME
(Already owning a rental property or currently renting out part of your home)
Please provide:
Lease agreement
– Must show address, tenant name, rent amount & signatures.
12 months of bank statements
– Must show:
✔️ Your name
✔️ Account number
✔️ Rental deposits
✔️ Consistent payment history
Please note 12 months is only required IF you had your rental for 12 months or longer, if this is a new rental recently then we need all the statements up to this current month.
Your most recent T1 tax forms
– To confirm declared rental income.
Please note, if you do not claim your rental income on your taxes, then you will not get A lending rates, only B or private. If this is a brand new rental less then 12 months then T1 is not required.
⚠️ IMPORTANT NOTES (PLEASE READ)
A-Lending Rules:
If rental income is not claimed on taxes, you cannot use it for mortgage qualification with A-lenders.
(No exceptions. CRA history must match.)
B-Lending / Private Lending Rules:
Only two things required:
✔️ Lease agreement
✔️ 12 months bank statements unless brand new rental
Taxes do not need to show rental income.
Late, inconsistent, or variable rental payments:
If the rent amount fluctuates or payments are late, you must provide a brief explanation.
Lenders will not accept rental income that appears unstable without a valid reason.
Short-Term Rentals (Airbnb, VRBO, etc.)
Far fewer lender options
Higher rates usually apply
Income may be reduced or not fully used
Rooming Houses
Fewer lenders
Higher rates
More documentation is required depending on structure
Student Rentals
Limited lender options
Higher rates
Must show strong rental history
We categorize rental income into existing and new rental income:
All rental rates are higher than traditional mortgage rates. You will not get a super low rate on a rental.
Learn more about rental mortgages for investment homes.
At Citadel Mortgages, we help Canadians living abroad secure mortgage financing back home with clarity and confidence. Whether you’re purchasing a property for personal use or as an investment, this checklist outlines the key documents typically required to complete your Canadian non-resident mortgage application.
Valid passport (mandatory)
Second piece of government-issued ID (e.g., national ID, driver’s license, or visa if applicable)
Employment letter confirming job title, salary, and start date
Two most recent pay stubs
Last 2 years of tax returns from your country of residence (e.g., IRS 1040 for U.S. residents)
Business registration or license
Last 2 years of personal and business tax returns
6–12 months of business bank statements
Accountant-prepared income statement (optional but preferred)
International credit report (Equifax/TransUnion U.S. or other country-specific bureau)
Proof of bank account in your name showing available funds
Bank statements showing proof of down payment (minimum 35%)
Source of funds (gift letter if receiving help from a family member)
👉 Note:
Non-resident files may or may not require 12 months of mortgage reserve payments. We can confirm once we can submit to lender.
Executed Purchase and Sale Agreement (PSA)
MLS listing or property details
Deposit receipt
Title documents or legal description of the property (if required by the lender)
CRA Notice of Assessment (if you still file Canadian taxes)
Declaration of non-residency (if living abroad for over 182 days)
Proof of prior Canadian ties (if needed for exempt status or special programs)
At Citadel Mortgages, we make it easy for foreign nationals — including Americans, international investors, and Canadians living abroad — to finance residential real estate in Canada. Below is a comprehensive checklist of the documents typically required to complete your Canadian mortgage application as a non-resident or foreign buyer.
Valid passport (mandatory)
Second piece of government-issued ID (e.g., national ID, driver’s license, or visa if applicable)
Employment letter confirming job title, salary, and start date
Two most recent pay stubs
Last 2 years of tax returns from your country of residence (e.g., IRS 1040 for U.S. residents)
Business registration or license
Last 2 years of personal and business tax returns
6–12 months of business bank statements
Accountant-prepared income statement (optional but preferred)
International credit report (Equifax/TransUnion U.S. or other country-specific bureau)
Proof of bank account in your name showing available funds
Bank statements showing proof of down payment (minimum 35%)
Proof of mortgage reserve funds (12 months of payments recommended)
Source of funds (gift letter if receiving help from a family member)
Executed Purchase and Sale Agreement (PSA)
MLS listing or property details
Deposit receipt
Title documents or legal description of the property (if required by the lender)
At Citadel Mortgages, we make it simple for Canadians to finance mobile homes and properties located on leased land. Whether you’re buying a mobile home in a park or a modular home on leased rural land, we’ll walk you through every step to get approved with confidence.
Here’s a checklist of documents typically required to apply for a mobile home or lease land mortgage in Canada:
Government-issued photo ID (Driver’s License, Passport, or Provincial ID)
Secondary ID (Health Card, SIN document, or another valid form)
Full Canadian credit report (Equifax or TransUnion)
Bank statements showing proof of funds and account history
Proof of down payment (minimum 5–35% depending on the property and lender)
Documentation showing source of down payment (e.g., savings, RRSP, or gift letter)
Proof of additional reserve funds if required (often 3–6 months of mortgage payments)
Fully executed Purchase and Sale Agreement (PSA)
MLS listing or detailed property information
Deposit receipt
Land lease agreement (including monthly lease cost and term)
Serial number or CSA number of the mobile home (if applicable)
Proof that the mobile home is affixed to the land (if it applies)
Legal description or property tax statement for leased land
Current mortgage statement (for refinances)
Property tax bill
Proof of insurance for the mobile home
Appraisal report (if already completed)
When buying a property on lease land, there are special rules you need to know before financing is possible:
Year-Round Use
The property must be a year-round, four-season home. Seasonal cottages are generally not eligible.
Lease Agreement Required
There must be a written lease agreement clearly outlining the terms and conditions of the land lease.
Lease Length Matters
If the lease term is longer than both your amortization and mortgage term combined, lenders are usually comfortable.
Example: With a 25-year amortization and a 5-year mortgage term (total 30 years), the land lease must be at least 35 years.
Crown Land (Government Land)
Leases of 99 years or more on Crown land are often acceptable to lenders.
Short-Term Leases
Month-to-month or year-to-year land leases are not eligible, as lenders cannot secure their interest.
Tribal/First Nations Land
Financing is only possible if the Chief and Band Council of the community formally approve the arrangement.
✅ Tip: Always confirm the details of your land lease before making an offer. It can make the difference between getting approved or not.
At Citadel Mortgages, we’ll help you navigate every lender requirement to make your dream of homeownership a reality—no matter the land type.
At Citadel Mortgages, we make it simple for Canadians to finance farms and agricultural land.
Here’s everything required based on Canadian agricultural lending guidelines:
(Front + back — lenders love details.)
Government-issued photo ID (driver’s licence or passport)
Second form of ID (credit card, PR card, provincial ID, etc.)
Please upload:
Last 2 years of full personal tax returns (T1 Generals)
Last 2 years of Notices of Assessment (NOAs)
Last 2 years of farm financial statements, including:
Profit & loss
Balance sheet
Farm income & expense summary
Farm registration documents
(e.g., agricultural number, farm business registration certificate)
12 months of business bank statements
If incorporated:
Articles of Incorporation
Corporate financial statements (2 years)
Please upload:
Employment letter (job title, salary, start date)
Last 2 pay stubs
Last 2 years of T4s
Last 2 years of NOAs
Most farm mortgage lenders require both farm and non-farm income documentation for stronger qualification.
Lenders need more detail for agricultural land than for residential property.
Please upload:
(if available)
Must include:
Total acreage
How many acres are workable
How many acres are pasture, forest, unused, etc.
Any outbuildings (barns, sheds, workshops)
If applicable:
Crop types
Livestock details
Farming method (cash crop, mixed, dairy, poultry, etc.)
If on private well or irrigation system.
If applicable.
Especially important for:
Former industrial land
Land with fuel tanks
Land with chemical storage
Agricultural mortgages often require 20%–35% down, depending on land use & zoning.
Please upload:
90 days of bank statements showing down payment funds
Must include:
✔️ Your name
✔️ Account number
✔️ All pages
Gift letter (if receiving family help)
Proof of sale of assets (if applicable)
Vehicle sale, equipment sale, property sale, etc.
Lenders require zoning documents for all farm properties.
Please upload:
Zoning certificate (A1, A2, RU, AG, etc.)
Land-use map (if provided by municipality)
If you’re unsure where to find these, your municipality can email them to you.
Farm mortgages are not the same as residential mortgages — lenders require more documentation.
Some lenders do not finance:
Hobby farms
Properties with cannabis production
Farms with environmental risks
Outbuildings may or may not be included in valuation.
Many lenders will want to know if the farm will generate income or is intended for personal use.
At Citadel Mortgages, we’ll help you navigate every lender requirement to make your dream of homeownership a reality—no matter the land type.
Government-issued photo ID
Most recent Notice of Assessment
Consent for credit check
6 months of bank statements
Salaried / Hourly
2 most recent pay stubs
Self-Employed (Sole Proprietor)
Personal tax return
GST return (if applicable)
6 months of business bank statements
Self-Employed (Incorporated)
Personal tax return
Corporate tax return
Corporate financial statements
GST return (if applicable)
At Citadel Mortgages, we’ll help you navigate every lender requirement to make your dream of homeownership a reality—no matter the land type.
Identification:
Other Documents:
Lawyer Information:
Must show:
✔️ Your name
✔️ Account number
✔️ Current balance
Annual statements won’t work — lenders want this season’s info, not last season’s recap.
Must be current.
If you need one, your insurer can email you the binder.
Must include:
✔️ Your name
✔️ Property address
✔️ Current year’s tax amount
Your city office can email it to you (they’re the unsung hero of this series).
We fully pre-underwrite your file upfront so the lender process flows smoothly and your approval is clean — no last-minute plot twists.
The faster these documents come in, the faster I can:
✔️ Secure options
✔️ Confirm your rate
✔️ Move your file to underwriting
✔️ Keep your mortgage journey binge-worthy and stress-free
Before submitting any file to CUU, the following compliance documents must be completed and uploaded:
ID Verification & Fraud Risk Section in LOS
Agent Fraud Sign-Off Form
Detailed CUU Agent Notes
If this is a Purchase File, the following tools and information are required:
i. Down Payment Tracking Tool
Must outline all down payment and deposit funds being used
Account numbers must match supporting bank documents
Amounts must match proof of funds provided
ii. Closing Cost Tracking Tool
Must detail all closing costs required for the transaction
Account numbers and available funds must match supporting documents
📌 Deposit Receipt Requirement
Please note: If your client has provided a deposit on the property, a copy of the deposit receipt must be submitted within 24 hours of the file being submitted to CUU (if the file is submitted the same day as the deposit).
If the file is submitted more than 24 hours after the deposit was made, the deposit receipt must be included at the time of submission to CUU.
📌 Condo Certificate (Status / Strata) Requirement
Please note: We understand that obtaining the Condo Certificate (Status Certificate / Strata Documents) can take approximately 3–14 business days to receive.
If your client does not already have this document at the time of purchase (sometimes it is provided by the listing agent), the client or their representative must order it.
When submitting the file to CUU, you must provide proof that the certificate has been ordered. Acceptable proof includes:
Confirmation email from the listing agent, or
Order confirmation showing the request has been placed
The actual Condo Certificate must be uploaded to the file once it has been received by the client.
❗ Files submitted without proof that the Condo Certificate has been ordered will be returned and not accepted for review.
📌 All details from both tracking tools must be clearly broken down within the Agent CUU Notes.
The following documents are required after the file has been submitted to the lender, typically:
➡️ After the Offer Call
➡️ Before the Signing Package is prepared
These documents are mandatory to complete the signing package:
Lawyer Information Form
Void Cheque OR PAD (Pre-Authorized Debit) Form from the client
Home Insurance Binder
(Required for Home Equity Loans, Second Mortgages, and Refinances)
With our volume and buying power we have set the stage for Canadians by offering some of the lowest rates in Canada. We save you thousands over the term of you rmortgage while offering competitive products your needs. Learn More.
Our experienced team is committed to making the mortgage process easy, offering tailored solutions, and supporting you with confidence throughout the entire journey.
We value transparency and integrity. By providing all the information you need from the start and ensuring there are no unexpected surprises, we earn your trust with our dedication to your financial well-being.
Document Submission: Upload clear copies or PDFs of actual statements and documents; avoid screenshots or photos.
Complete Statements: Ensure all pages of numbered statements are included, even if some are blank.
Tax Returns: Provide all federal schedules.
Consolidated Uploads: Submitting all documents simultaneously can streamline the process.
To verify your identity, please provide:
• One (1) piece of government-issued photo ID from List A
• One (1) additional ID from List B
👉 All IDs must be original, valid, clear, in good condition, and current.
👉 Please upload photos of both the front and back of each ID.
Driver’s Licence (including Enhanced Driver’s Licence where available)
Canadian or Foreign Passport
Canadian Citizenship Card (issued before 2012)
Secure Certificate of Indian Status
Permanent Resident Card
Canadian Armed Forces ID
NEXUS or FAST Card
Possession & Acquisition Licence (PAL – Firearms Act)
Provincial Health Card with photo (BC, AB, SK, NL, YK, NU, NT)
Quebec Health Card (only if offered by client)
BC Services Card (ICBC)
Provincial/Territorial Photo ID Card issued by:
Ontario (Ontario Photo Card – MTO)
ICBC (BC)
Alberta Registries
Saskatchewan Government Insurance
Service Nova Scotia
PEI Transportation & Public Works
Service New Brunswick
Newfoundland & Labrador Government Services
Northwest Territories Transportation
Nunavut Community Government & Transportation
Notes:
In Quebec, a driver’s licence cannot be requested but may be used if voluntarily offered.
A Citizenship Certificate is not acceptable.
Provincial Health Cards cannot be used for ID in MB, ON, NS, or PEI.
Credit Card
Birth Certificate
SIN Card
Any item from List A
Provincial Health Card (where permitted – same rules as List A)
BC Services Card
Provincial/Territorial Photo ID (same list as above)
NEXUS / FAST Card
Permanent Resident Card
Secure Certificate of Indian Status
Canadian Armed Forces ID
PAL Firearms Licence
Notes:
Quebec driver’s licence may be used if offered by the client.
Citizenship Card (pre-2012) is acceptable; certificate is not.
Provincial Health Cards cannot be used for ID in MB, ON, NS, or PEI.
Loan Application:
Complete and submit the loan application form.
Income Verification:
Please refer to the Employee or Self-Employed section for the specific documents required.
Down Payment Documentation:
Provide 90 days’ worth of recent bank statements, including all pages with your name and account number, from all accounts being used for the down payment.
Deposit Documentation:
Provide 90 days’ worth of recent bank statements, including all pages with your name and account number, from all accounts being used for the deposit.
Closing Costs:
Provide 30 days’ worth of recent bank statements, including all pages with your name and account number, from all accounts being used for the deposit.
Other Important Information:
Make sure to request a 5-day COF (Condition of Financing). Banks are busy in this market, and lenders offering the lowest rates are especially overwhelmed, which could result in delays. Don’t let real estate agents pressure you to skip or rush your home financing. Their priority is often their commission, but your priority is ensuring that the financing is secure and accurate.
Be cautious when using the mortgage broker recommended by your real estate agent, unless they’re part of a well-established brand with the best rates. Some brokers may prioritize deals from their real estate partners, which could lead them to overlook important details that could cost you significantly on your mortgage.
Learn more about purchase mortgages.
Loan Application:
Complete and submit the loan application form.
Purchase Documents:
If you’re purchasing a condo or townhouse, you will need to provide the status certificate (Strata). This ensures there are no lawsuits or issues with the unit or building and confirms that the reserve fund is adequately funded. Be sure the seller orders this as soon as possible, as it can take a few days.
Income Verification:
Please refer to the Employee or Self-Employed section for the specific documents required.
Down Payment Documentation:
Provide 90 days’ worth of recent bank statements, including all pages with your name and account number, from all accounts being used for the down payment.
Deposit Documentation:
Provide 90 days’ worth of recent bank statements, including all pages with your name and account number, from all accounts being used for the deposit.
Closing Costs:
Provide 30 days’ worth of recent bank statements, including all pages with your name and account number, from all accounts being used for the deposit.
Other Important Information:
Make sure to request a 5-day COF (Condition of Financing). Banks are busy in this market, and lenders offering the lowest rates are especially overwhelmed, which could result in delays. Don’t let real estate agents pressure you to skip or rush your home financing. Their priority is often their commission, but your priority is ensuring that the financing is secure and accurate.
Be cautious when using the mortgage broker recommended by your real estate agent, unless they’re part of a well-established brand with the best rates. Some brokers may prioritize deals from their real estate partners, which could lead them to overlook important details that could cost you significantly on your mortgage.
Learn more about purchase mortgages.
Identification:
Tax Documents:
Lawyer Information:
It’s important to note that you cannot be on probation when applying for a mortgage. Additionally, if you’re on maternity leave, your Letter of Employment (LOE) must include a confirmed return-to-work date in order to use your income for qualification.
We only need the last 2 years of T4’s if one of the below applies to your file.
For hourly income, it must be consistently earned with no big difference in hours weekly. T4’s forms from the past two years for all applicants with this type of income.
For part-time income, it must be consistently earned for at least two years to be considered. T4’s forms from the past two years for all applicants with this type of income.
Any variable income, such as overtime, bonuses, commissions, tips, etc., also requires a two-year history to be used in the application. T4’s forms from the past two years for all applicants with this type of income.with this type of income.
If you are a nurse listed as part-time (PT) rather than full-time (FT), this is usually acceptable, provided you have a work history of 6 months to 2 years, depending on your experience and position.
Income Verification:
Business Verification:
If Sole Proprietor:
If Corporation:
Additional Documentation:
Please note that these document requests are based on A-lending requirements (i.e., traditional bank lending).
B-LENDING REQUIREMENTS
For B-lending or Private Lending, we do not need the T1S or the two years of business financial statements. We do need the rest of the above.
Learn more about self-employed mortgages.
Please note: The following documents are only required for A or B lending options. They are typically not needed for private or reverse mortgage lending.
OAS & CPP Income: Provide year-end tax slips or 3-12 months of bank statements confirming deposits.
Company Pension Plan: Provide a letter from the pension provider and 3-12 months of bank statements.
Disability Income:
Foster Income:
Child Tax Credit:
Investment Income:
Child Support Income:
Please note: The following documents are only required for A or B lending options. They are typically not needed for private or reverse mortgage lending.
T1 General Tax Returns (Past 2 Years):
These comprehensive tax returns provide a detailed overview of your income and deductions. Lenders use them to assess income consistency over time.
2 Years T4A Slips (Past 2 Years):
T4A forms report income from self-employment, commissions, and other sources not captured on T4 slips. They help lenders verify the nature and amount of your commission income.
Notices of Assessment (NOAs) from the Canada Revenue Agency (CRA) for the Past 2 Years:
NOAs confirm that your tax filings are up-to-date and indicate any outstanding taxes owed. Lenders use them to verify your reported income and tax compliance.
Recent Pay Stubs or Commission Statements:
Providing the most recent pay stubs or detailed commission statements (typically from the last 30 days) helps demonstrate current income levels and patterns.
Letter of Employment (If Applicable):
A letter from your employer detailing your position, length of employment, and compensation structure (including base salary and commission) can support your income verification.
Business Documentation (For Self-Employed Individuals):
If you’re self-employed, additional documents such as a valid business license, articles of incorporation, or financial statements prepared by a certified accountant may be required to verify the legitimacy and financial health of your business.
Income Stability: Lenders typically look for at least two years of consistent commission income. Significant fluctuations can impact your mortgage approval
Rental Income:
We break rental income into two categories:
🟦 NEW RENTAL INCOME
(Buying a rental property, renting out a basement, coach house, unit, etc.)
Please provide:
Lease agreement
– If you already have a tenant lined up.
OR
Market rents from an appraisal
– If no tenant is in place yet.
This tells lenders what rental income can be used for qualification.
🟩 EXISTING RENTAL INCOME
(Already owning a rental property or currently renting out part of your home)
Please provide:
Lease agreement
– Must show address, tenant name, rent amount & signatures.
12 months of bank statements
– Must show:
✔️ Your name
✔️ Account number
✔️ Rental deposits
✔️ Consistent payment history
Please note 12 months is only required IF you had your rental for 12 months or longer, if this is a new rental recently then we need all the statements up to this current month.
Your most recent T1 tax forms
– To confirm declared rental income.
Please note, if you do not claim your rental income on your taxes, then you will not get A lending rates, only B or private. If this is a brand new rental less then 12 months then T1 is not required.
⚠️ IMPORTANT NOTES (PLEASE READ)
A-Lending Rules:
If rental income is not claimed on taxes, you cannot use it for mortgage qualification with A-lenders.
(No exceptions. CRA history must match.)
B-Lending / Private Lending Rules:
Only two things required:
✔️ Lease agreement
✔️ 12 months bank statements unless brand new rental
Taxes do not need to show rental income.
Late, inconsistent, or variable rental payments:
If the rent amount fluctuates or payments are late, you must provide a brief explanation.
Lenders will not accept rental income that appears unstable without a valid reason.
Short-Term Rentals (Airbnb, VRBO, etc.)
Far fewer lender options
Higher rates usually apply
Income may be reduced or not fully used
Rooming Houses
Fewer lenders
Higher rates
More documentation is required depending on structure
Student Rentals
Limited lender options
Higher rates
Must show strong rental history
We categorize rental income into existing and new rental income:
All rental rates are higher than traditional mortgage rates. You will not get a super low rate on a rental.
Learn more about rental mortgages for investment homes.
Reverse mortgages are available for homeowners aged 55 or older who want to convert home equity into cash. The following documents are generally what is required for approval.
Personal Documentation:
Financial Documentation:
Property Documentation:
Learn more about reverse mortgages.
Refinancing a Mortgage involves replacing your current loan with a new one, typically to lower your interest rate or adjust the loan terms.
Personal Documentation:
Income Documentation:
Property Documentation:
Learn more about mortgage refinancing
Private 1st mortgages or Home equity loans and second mortgages allow you to access the equity in your home for purposes such as renovations, debt consolidation, or other major expenses. Below is a comprehensive list of the required documents:
Personal Documentation:
Income Documentation:
If Self-Employed
Business Verification:
If Sole Proprietor:
If Corporation:
Property Documentation:
Additional Requirements: For second mortgages or home equity loans.
Learn more about home equity loans and second mortgages.
At Citadel Mortgages, we help Canadians living abroad secure mortgage financing back home with clarity and confidence. Whether you’re purchasing a property for personal use or as an investment, this checklist outlines the key documents typically required to complete your Canadian non-resident mortgage application.
Valid passport (mandatory)
Second piece of government-issued ID (e.g., national ID, driver’s license, or visa if applicable)
Employment letter confirming job title, salary, and start date
Two most recent pay stubs
Last 2 years of tax returns from your country of residence (e.g., IRS 1040 for U.S. residents)
Business registration or license
Last 2 years of personal and business tax returns
6–12 months of business bank statements
Accountant-prepared income statement (optional but preferred)
International credit report (Equifax/TransUnion U.S. or other country-specific bureau)
Proof of bank account in your name showing available funds
Bank statements showing proof of down payment (minimum 35%)
Source of funds (gift letter if receiving help from a family member)
👉 Note:
Non-resident files may or may not require 12 months of mortgage reserve payments. We can confirm once we can submit to lender.
Executed Purchase and Sale Agreement (PSA)
MLS listing or property details
Deposit receipt
Title documents or legal description of the property (if required by the lender)
CRA Notice of Assessment (if you still file Canadian taxes)
Declaration of non-residency (if living abroad for over 182 days)
Proof of prior Canadian ties (if needed for exempt status or special programs)
At Citadel Mortgages, we make it easy for foreign nationals — including Americans, international investors, and Canadians living abroad — to finance residential real estate in Canada. Below is a comprehensive checklist of the documents typically required to complete your Canadian mortgage application as a non-resident or foreign buyer.
Valid passport (mandatory)
Second piece of government-issued ID (e.g., national ID, driver’s license, or visa if applicable)
Employment letter confirming job title, salary, and start date
Two most recent pay stubs
Last 2 years of tax returns from your country of residence (e.g., IRS 1040 for U.S. residents)
Business registration or license
Last 2 years of personal and business tax returns
6–12 months of business bank statements
Accountant-prepared income statement (optional but preferred)
International credit report (Equifax/TransUnion U.S. or other country-specific bureau)
Proof of bank account in your name showing available funds
Bank statements showing proof of down payment (minimum 35%)
Proof of mortgage reserve funds (12 months of payments recommended)
Source of funds (gift letter if receiving help from a family member)
Executed Purchase and Sale Agreement (PSA)
MLS listing or property details
Deposit receipt
Title documents or legal description of the property (if required by the lender)
At Citadel Mortgages, we make it simple for Canadians to finance mobile homes and properties located on leased land. Whether you’re buying a mobile home in a park or a modular home on leased rural land, we’ll walk you through every step to get approved with confidence.
Here’s a checklist of documents typically required to apply for a mobile home or lease land mortgage in Canada:
Government-issued photo ID (Driver’s License, Passport, or Provincial ID)
Secondary ID (Health Card, SIN document, or another valid form)
If You’re Employed:
Letter of employment confirming position, income, and start date
Two most recent pay stubs
Last 2 years of T4 slips or CRA Notice of Assessment (NOA)
If You’re Self-Employed:
Last 2 years of full T1 General tax returns
Last 2 years of CRA Notice of Assessment (NOA)
Business license or articles of incorporation
6–12 months of business bank statements
Full Canadian credit report (Equifax or TransUnion)
Bank statements showing proof of funds and account history
Proof of down payment (minimum 5–35% depending on the property and lender)
Documentation showing source of down payment (e.g., savings, RRSP, or gift letter)
Proof of additional reserve funds if required (often 3–6 months of mortgage payments)
Fully executed Purchase and Sale Agreement (PSA)
MLS listing or detailed property information
Deposit receipt
Land lease agreement (including monthly lease cost and term)
Serial number or CSA number of the mobile home (if applicable)
Proof that the mobile home is affixed to the land (if it applies)
Legal description or property tax statement for leased land
Current mortgage statement (for refinances)
Property tax bill
Proof of insurance for the mobile home
Appraisal report (if already completed)
When buying a property on lease land, there are special rules you need to know before financing is possible:
Year-Round Use
The property must be a year-round, four-season home. Seasonal cottages are generally not eligible.
Lease Agreement Required
There must be a written lease agreement clearly outlining the terms and conditions of the land lease.
Lease Length Matters
If the lease term is longer than both your amortization and mortgage term combined, lenders are usually comfortable.
Example: With a 25-year amortization and a 5-year mortgage term (total 30 years), the land lease must be at least 35 years.
Crown Land (Government Land)
Leases of 99 years or more on Crown land are often acceptable to lenders.
Short-Term Leases
Month-to-month or year-to-year land leases are not eligible, as lenders cannot secure their interest.
Tribal/First Nations Land
Financing is only possible if the Chief and Band Council of the community formally approve the arrangement.
✅ Tip: Always confirm the details of your land lease before making an offer. It can make the difference between getting approved or not.
At Citadel Mortgages, we’ll help you navigate every lender requirement to make your dream of homeownership a reality—no matter the land type.
At Citadel Mortgages, we make it simple for Canadians to finance farms and agricultural land.
Here’s everything required based on Canadian agricultural lending guidelines:
(Front + back — lenders love details.)
Government-issued photo ID (driver’s licence or passport)
Second form of ID (credit card, PR card, provincial ID, etc.)
Please upload:
Last 2 years of full personal tax returns (T1 Generals)
Last 2 years of Notices of Assessment (NOAs)
Last 2 years of farm financial statements, including:
Profit & loss
Balance sheet
Farm income & expense summary
Farm registration documents
(e.g., agricultural number, farm business registration certificate)
12 months of business bank statements
If incorporated:
Articles of Incorporation
Corporate financial statements (2 years)
Please upload:
Employment letter (job title, salary, start date)
Last 2 pay stubs
Last 2 years of T4s
Last 2 years of NOAs
Most farm mortgage lenders require both farm and non-farm income documentation for stronger qualification.
Lenders need more detail for agricultural land than for residential property.
Please upload:
(if available)
Must include:
Total acreage
How many acres are workable
How many acres are pasture, forest, unused, etc.
Any outbuildings (barns, sheds, workshops)
If applicable:
Crop types
Livestock details
Farming method (cash crop, mixed, dairy, poultry, etc.)
If on private well or irrigation system.
If applicable.
Especially important for:
Former industrial land
Land with fuel tanks
Land with chemical storage
Agricultural mortgages often require 20%–35% down, depending on land use & zoning.
Please upload:
90 days of bank statements showing down payment funds
Must include:
✔️ Your name
✔️ Account number
✔️ All pages
Gift letter (if receiving family help)
Proof of sale of assets (if applicable)
Vehicle sale, equipment sale, property sale, etc.
Lenders require zoning documents for all farm properties.
Please upload:
Zoning certificate (A1, A2, RU, AG, etc.)
Land-use map (if provided by municipality)
If you’re unsure where to find these, your municipality can email them to you.
Farm mortgages are not the same as residential mortgages — lenders require more documentation.
Some lenders do not finance:
Hobby farms
Properties with cannabis production
Farms with environmental risks
Outbuildings may or may not be included in valuation.
Many lenders will want to know if the farm will generate income or is intended for personal use.
At Citadel Mortgages, we’ll help you navigate every lender requirement to make your dream of homeownership a reality—no matter the land type.
Government-issued photo ID
Most recent Notice of Assessment
Consent for credit check
6 months of bank statements
Salaried / Hourly
2 most recent pay stubs
Self-Employed (Sole Proprietor)
Personal tax return
GST return (if applicable)
6 months of business bank statements
Self-Employed (Incorporated)
Personal tax return
Corporate tax return
Corporate financial statements
GST return (if applicable)
At Citadel Mortgages, we’ll help you navigate every lender requirement to make your dream of homeownership a reality—no matter the land type.
Must show:
✔️ Your name
✔️ Account number
✔️ Current balance
Annual statements won’t work — lenders want this season’s info, not last season’s recap.
Must be current.
If you need one, your insurer can email you the binder.
Must include:
✔️ Your name
✔️ Property address
✔️ Current year’s tax amount
Your city office can email it to you (they’re the unsung hero of this series).
We fully pre-underwrite your file upfront so the lender process flows smoothly and your approval is clean — no last-minute plot twists.
The faster these documents come in, the faster I can:
✔️ Secure options
✔️ Confirm your rate
✔️ Move your file to underwriting
✔️ Keep your mortgage journey binge-worthy and stress-free
With our volume and buying power we have set the stage for Canadians by offering some of the lowest rates in Canada. We save you thousands over the term of you rmortgage while offering competitive products your needs. Learn More.
Our experienced team is committed to making the mortgage process easy, offering tailored solutions, and supporting you with confidence throughout the entire journey.
We value transparency and integrity. By providing all the information you need from the start and ensuring there are no unexpected surprises, we earn your trust with our dedication to your financial well-being.
Have you ever wondered why you have to provide more documents to a mortgage broker in Canada than to your own bank? It’s a common question asked by clients who are beginning their mortgage journey, and we have an answer for you.
Mortgage brokers are intermediaries who work with multiple lenders to find you the best deal for your mortgage. Unlike your bank, which has access to your financial information, mortgage brokers don’t have access to your financial history or any other information that might help them determine your creditworthiness.
Therefore, to obtain a mortgage from a lender, brokers need to gather as much information as possible about your financial situation. This includes details about your income, employment history, credit history, savings, assets, and debts. Gathering this information helps brokers to understand your financial capacity and identify the best lenders and products for you.
Moreover, lenders also require a thorough verification process to ensure the accuracy of the information provided by clients. In addition, they are required to follow strict regulatory guidelines to prevent money laundering and fraudulent activities. Therefore, brokers must obtain all required documents to present a complete and accurate application to the lenders.
In contrast, your bank has access to your financial information, and therefore, you don’t have to provide as much documentation. However, you might not always get the best deal from your bank since they are only offering their own products. Working with a mortgage broker gives you access to multiple lenders and products, increasing your chances of finding the best deal for your unique situation.
At Citadel Mortgages, we understand that providing so many documents can be overwhelming. However, we work hard to make the process as seamless as possible for you. Our award-winning process ensures that we collect all the required documents upfront, reducing the risk of any delays or issues during the mortgage process.
If you’re ready to start your mortgage journey, contact us today, and our team of experts will guide you through the process and help you find the best mortgage deal for you.
