Self-employed in Richmond Hill, Ontario and struggling to get a mortgage? Sarah Colucci specializes in self-employed mortgage solutions — alternative income documentation, stated income programs, and business-for-self lenders across 50+ institutions. Your write-offs shouldn't cost you a mortgage. Call 647-773-4849.
Mortgage options in Richmond Hill depend on the property, requested loan amount, verified income, credit history and the lender's current guidelines. The local average home price is approximately $1,200,000, but individual properties and neighbourhoods vary widely. Sarah reviews the complete application rather than relying on one rate or one automated rule.
Sarah Antonia Colucci is a licensed Mortgage Agent Level 2 with access to more than 50 lenders. She compares available mortgage structures, explains costs and restrictions, and identifies the documents a lender will need before an application is submitted. The initial consultation is free, and recommendations remain subject to lender review, property acceptance and full underwriting.
A useful review normally includes the mortgage balance or purchase price, available equity or down payment, household income, monthly obligations, credit history and the client's short- and long-term plans. Looking at these details together helps distinguish a low headline rate from a mortgage that actually fits the client's situation.
Most traditional lenders use your 2-year average net income from your tax returns (lines 15000 or 13500 on your T1 General). However, many self-employed programs allow 'add-backs' — adding non-cash deductions like depreciation back to income. Alternative lenders may use gross revenue or bank deposit income. I identify which method gives you the highest qualifying income and match you to the right lender.
Typically: 2 years of T1 General tax returns, 2 Notices of Assessment, 2 years of financial statements (if incorporated), proof of business registration or articles of incorporation, and 90 days of business bank statements. For alternative programs, bank deposits or accountant's letter may suffice. I'll build your complete documentation list on the first call.
Yes, in some cases. If you have prior experience in the same field as a salaried employee before going self-employed, some lenders will count that history. With a larger down payment (20%+) and strong credit, more lenders become available. I'll be direct with you about what's possible given your specific situation — I won't waste your time applying where you won't get approved.
Not necessarily. With proper documentation and lender matching, many self-employed borrowers qualify for the same rates as salaried employees. Rates may be slightly higher with alternative lenders (0.25%–0.75%), but the difference often disappears entirely with A-lender qualification. My goal is always to find you the lowest rate your documentation supports.
Yes — Sarah Antonia Colucci of Colucci Mortgages specializes in self-employed mortgages for Richmond Hill and York Region business owners, contractors, and incorporated professionals. Whether your bank declined you or you're applying for the first time, Sarah Antonia accesses lenders with programs specifically designed for self-employed income. Call 647-773-4849 for a free self-employed mortgage review — no obligation, no credit pull until you're ready to proceed.
For a personalized review, call Sarah at 647-773-4849 or request a free consultation. Rates, qualification and product availability can change without notice and are confirmed only through a complete lender application.