Living in Canada while earning income from abroad can make the mortgage process seem a bit daunting. Many residents find themselves in this unique situation, whether due to remote work, international assignments, or business ventures. Navigating the mortgage landscape can be tricky when your income isn't sourced domestically. However, securing a mortgage with foreign income is entirely possible if you know the right steps to take. By understanding the requirements and preparing adequately, you can confidently pursue your dream of homeownership in Canada. Here’s a friendly guide to help you navigate the process!

Understanding the Basics

Even if you live in Canada, qualifying for a mortgage with foreign income involves extra steps compared to those with Canadian income. Lenders need to ensure that your income is stable, sufficient, and verifiable. This means you will need to provide more comprehensive documentation and proof of income to satisfy their requirements. It’s essential to understand what lenders are looking for and how you can meet these criteria to improve your chances of getting approved.

Income Verification

One of the critical steps in qualifying for a mortgage is proving your income. Lenders need to see that your foreign income is reliable and consistent. They will ask for various documents to verify this. Having the correct paperwork ready can streamline the process and demonstrate your financial stability. Here’s what you’ll typically need:

• Employment Verification: A letter from your employer detailing your job title, length of employment, salary, and confirmation that you are in good standing. Additionally, lenders generally require that you are non-probationary with your current employer, meaning you have been employed for at least three months and have guaranteed hours.

• Pay Stubs: Recent pay stubs to show consistent earnings.

• Tax Returns: Under Canada’s standard mortgage qualifying rules, lenders require that foreign income appears on your T1-General tax return for one to two years running. If your foreign income isn’t on your Canadian tax returns, the typical down payment requirement would be 35% or more.

• Bank Statements: Statements from the past 6-12 months to demonstrate income deposits and overall financial health.

Credit History

Your credit history plays a crucial role in the mortgage approval process. Lenders use it to gauge your financial responsibility and determine your creditworthiness. A solid credit history in Canada can significantly boost your chances of getting approved. However, if you lack a Canadian credit history, lenders may also consider your foreign credit report. It’s important to maintain good credit habits both in Canada and abroad. Here’s what you should prepare:

• Canadian Credit Report: Ensure your Canadian credit report is in good shape, reflecting timely payments and responsible credit use.

• Foreign Credit Report (if applicable): If needed, obtain a credit report from a recognized credit bureau in your income source country. Translate it into English or French if necessary.

Down Payment Requirements

For those earning foreign income, a larger down payment is often required. This is because lenders view foreign income as higher risk due to potential currency fluctuations and economic changes in your income source country. Having a substantial down payment shows your commitment and reduces the lender's risk. It's important to be prepared for this requirement and understand the specifics of what lenders expect. Here’s what to expect:

• Minimum Down Payment: If your foreign income is not shown on your T1-General tax returns for one to two years, you’ll typically need at least 35% of the property’s purchase price.

• Source of Down Payment: Ensure that your down payment funds have been in your bank account for at least 90 days. This is known as the “90-day history” rule.

Choosing the Right Lender

Not all lenders are familiar with handling foreign income, so finding the right one is crucial. Specialized lenders or those experienced in dealing with foreign income borrowers will be better equipped to navigate the complexities of your situation. It’s worth doing your research or working with a mortgage broker who can connect you with the right lender. Here’s how:

• Specialized Lenders: Look for lenders who specialize in working with foreign income borrowers. They’ll be more equipped to handle the necessary documentation and verification.

• Mortgage Brokers: Consider using a mortgage broker experienced with foreign income applications. They can help you find the best lender and mortgage product for your situation.

Qualifying for a mortgage in Canada with foreign income involves additional steps, but it’s entirely possible with the right preparation and resources. By verifying your income, establishing a solid credit history, ensuring a substantial down payment, and working with specialized lenders, you can achieve your dream of owning a home in Canada. Take these steps one at a time, and you’ll be well on your way to securing a mortgage and purchasing your new home!