Your Mortgage Document Checklist.
Knowing what to gather before you apply makes the whole process smoother. Below is a plain-English overview of the documents lenders commonly request for a mortgage — for both purchases and refinances. Every file is different, so treat this as a starting point rather than a final list.
Identification
Lenders verify who you are before anything else.
A current driver's licence or passport for every applicant on the mortgage. Some lenders ask for two pieces of ID, at least one with a photo.
Often required to run a credit check and confirm your identity. You are never obligated to share it before you are comfortable — ask if you are unsure why it is needed.
Your address history helps lenders confirm residency and build a complete application.
Income documents
These help a lender understand your ability to carry the payments.
Typically your most recent pay stub or two, showing year-to-date earnings, employer and pay frequency.
Usually the most recent one to two years to confirm employment income history.
The CRA summary of your filed taxes, often requested for the most recent one to two years — especially useful for variable or bonus income.
A letter from your employer stating your position, salary, and start date is commonly requested to verify current employment.
If you are self-employed, expect requests for personal tax returns (T1 Generals), NOAs, and business financial statements. Documentation for self-employed borrowers can look quite different.
Down payment & funds
Lenders confirm both the amount and the origin of your funds.
Usually 90 days of statements showing your savings, so the lender can confirm the down payment and closing funds are available.
If part of your down payment is a gift from an immediate family member, lenders typically ask for a signed gift letter confirming the funds are a genuine gift and not a loan.
Lenders are required to confirm where your money comes from. Be ready to explain large or recent deposits with supporting documents such as a sale statement, bonus, or transfer record.
Property documents
Once you have a specific property, the file shifts to the home itself.
The property listing sheet describing the home, its features and details.
The signed Agreement of Purchase and Sale, including any schedules and waivers, for a purchase transaction.
The most recent property tax bill or assessment so the lender can factor annual taxes into your carrying costs.
For a condominium, lenders often request the status certificate and condo fee details to review the building and monthly obligations.
Why documentation matters
Every document you provide feeds the underwriting process — the step where a lender reviews your application against its guidelines. Complete, accurate paperwork gives an underwriter a clear picture of your income, funds, and the property, and helps avoid back-and-forth requests later in the file.
Requirements are not identical everywhere. Exact document requirements vary by lender and by the specifics of your file, and a lender may request additional items as it reviews your application. Final lending decisions rest with the lender and depend on the borrower, property, documentation and lender guidelines.
Related pages
Income Documentation
A closer look at how lenders verify employment, salaried and self-employed income.
Underwriting
What happens after you apply, and how your documents are reviewed.
Pre-Approval
Getting organized early and understanding what a pre-approval does and does not mean.
Down Payments
How much you may need, gifted funds, and confirming the source of your money.
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