DOCUMENTS YOU NEED FOR A TRUE MORTGAGE PRE-APPROVAL

A real mortgage pre-approval isn’t just a rate-hold, and it isn’t something that can be confirmed in five minutes at a bank counter. A true pre-approval means your income, credit, down payment, and financial documents have already been verified — giving you real confidence when you begin house hunting.

See why being fully documented upfront gives you a major advantage over other buyers. 👇

With a full pre-approval, YOU are already approved — and all that’s left is getting the property itself approved, which makes the process faster, safer, and far less stressful.

1️⃣ Why Documentation Matters

A true pre-approval requires proof of everything you state in your application.

✔️ income must be verifiable

✔️ down payment must be fully documented

✔️ credit must be reviewed upfront

✔️ lender conditions can be met immediately

Being fully prepared allows you to write shorter financing timelines and strengthens your offer in competitive markets.

2️⃣ Why a Rate-Hold Is NOT a Pre-Approval

Many banks issue a rate-hold without verifying anything.

✔️ no income review

✔️ no down payment verification

✔️ no employer confirmation

✔️ no credit analysis

A rate-hold does not guarantee approval and often results in last-minute stress, document scrambling, or a declined mortgage after an offer is already firm.

3️⃣ Required Income Documents (Full-Time Employees)

Lenders require consistent, verifiable income.

✔️ last 2 pay stubs

✔️ employer letter if requested

✔️ last 2 years of T4s

✔️ most recent Notice of Assessment

All documents must show your name, employer name, and tax deductions clearly.

4️⃣ Additional Income Sources

Any income used for qualification must be documented.

✔️ child support or spousal support

✔️ EI or LTD (with proof)

✔️ foster income

✔️ part-time or seasonal income

For separated/divorced borrowers, a finalized agreement is required.

5️⃣ Down Payment Verification

Lenders must see the history of your funds.

✔️ 90 days of bank statements

✔️ proof of RRSP funds (last quarterly statement)

✔️ statements for all accounts used

✔️ name must appear on each document

Gifted funds must be disclosed upfront and require a formal gift letter.

6️⃣ Part-Time Employees

Part-time income must meet stricter rules.

✔️ 3 years of Notices of Assessment

✔️ 2 years at the same job

✔️ consistent work history

Multiple part-time jobs can be combined if properly documented.

7️⃣ Self-Employed Borrowers

Self-employed applicants must provide full tax and business documentation.

✔️ 2 years of T1 Generals

✔️ 2 years of Statement of Business Activities

✔️ 3 years of Notices of Assessment

✔️ incorporation documents (if incorporated)

✔️ 90-day down payment history

This ensures the lender sees true income and business stability.

💬 Final Thought

Being fully pre-approved — with all documents reviewed upfront — gives you faster approvals, stronger negotiating power, and complete confidence when making an offer. Proper preparation eliminates stress, delays, and last-minute surprises.

If you’d like The Frontline Mortgage Group to walk you through the full pre-approval process and review your documents in advance, send us a message anytime.