First Mortgage Appointment? Here’s Everything You Need to Bring

Buying a home is one of the most significant financial decisions you’ll ever make, and your first mortgage appointment plays a significant role in shaping the entire process. Whether you’re meeting with a bank or mortgage broker in Mississauga, the goal is the same, understanding your financial situation so that they can determine how much you qualify for.

Being prepared with the proper documents not only makes the process smoother but also increases your chances of securing favourable rates and approval. This detailed guide explains everything you need to bring to your first mortgage appointment, why it matters, and how it helps your agent assess your eligibility.

Why Preparation Matters for Your First Mortgage Appointment

Your first mortgage meeting is a financial interview. They use the information you provide to evaluate:

• Your income stability

• Your creditworthiness

• Your debt obligations

• Your capacity to manage mortgage payments

When you arrive fully prepared, the appointment becomes more efficient and productive. Instead of going back and forth for missing documents, your broker can run accurate calculations, discuss your options, and help you plan your next steps with confidence.

1. Proof of Income

Income verification helps determine if you can afford the mortgage amount you’re requesting. Bring the following documents based on your employment type:

If You’re Employed:

• Most recent pay stubs (typically last 2–3)

• Employment letter stating your position, salary, and employment status

• Previous two years of T4 slips

These documents confirm that your income is stable and consistent.

If You’re Self-Employed:

• Last two years of Notice of Assessment (NOA)

• Previous two years of T1 General Tax Returns

• Business financial statements (if applicable)

• Proof of business registration

Self-employed Canadians often need more documentation because they must verify the reliability of long-term income.

2. Proof of Down Payment

They must confirm that your down payment comes from a legitimate source. Bring documents such as:

• Savings account statements (3–6 months)

• Investment account statements

• RRSP withdrawal confirmation (if using the Home Buyers’ Plan)

• Gift letter (if a family member is helping; must declare the money is a true gift)

If the funds came from the sale of property or another asset, bring the sale agreement or proof of proceeds.

3. Identification Documents

To verify your identity and meet federal lending regulations, bring:

• A valid government-issued photo ID (driver’s licence or passport)

• Secondary ID if required (health card, SIN document, permanent resident card)

Having ID ready ensures the mortgage broker can complete credit checks and verify 

your legal identity quickly.

4. Employment and Financial History

Your broker may want to understand your longer-term financial situation—not just your current earnings. Be prepared with:

• A detailed employment history for the last five years

• Additional income documents (bonuses, commissions, rental income, child support, pensions)

• Records of past employment gaps, if any

These details help assess your income consistency, especially if you’ve switched jobs frequently.

Also read: Is A 5-Year Fixed Mortgage Right for You? Here’s What to Know

5. Credit Information

In most cases, the broker will pull your credit report directly, but they may also ask you for:

• Details of outstanding loans (car loans, student loans, personal loans)

• Information on credit card balances and limits

• Past credit issues (consumer proposals, bankruptcies, late payments)

Be honest and transparent and undisclosed debts can delay your approval.

6. Information About the Property (If You’ve Already Found One)

If you already have a home in mind, your agent will need related documentation, including:

• MLS listing

• Offer to purchase

• Purchase agreement

• Property tax estimates

• Details of condo fees (if buying a condominium)

This helps the agent evaluate the property, which is also part of their risk assessment.

7. Monthly Budget and Expenses

They often ask about your monthly financial obligations. Bring details on:

• Utility bills

• Insurance payments

• Childcare expenses

• Car payments

• Subscription services

• Any other recurring expenses

This helps evaluate your Total Debt Service (TDS) ratio —a key factor in mortgage qualification.

8. Documentation for Special Programs

If you plan to use government incentives or specialized mortgage programs, bring relevant documentation, such as:

• Home Buyers’ Plan (HBP) forms

• First-Time Home Buyer Incentive details

• CMHC or Genworth information if using an insured mortgage

Having these documents helps determine your eligibility right away.

9. Previous Address History

Many require at least 3 years of address history. Prepare a list of:

• Previous addresses

• Duration of stay at each address

• Whether you rented or owned

This information supports identity verification and helps with application accuracy.

10. A List of Questions for Your Mortgage Advisor

Your first mortgage appointment isn’t just for the broker to gather information—it’s also your opportunity to get clarity. Bring a list of questions, such as:

• What mortgage types do I qualify for?

• What interest rate options are available?

• What is the estimated closing cost amount?

• How long does approval typically take?

• What penalties apply if I break my mortgage early?

Asking informed questions ensures you walk away with a clearer picture of your financial path forward.

Final Thoughts

Your first mortgage appointment is a significant step toward homeownership, and being prepared can make the entire process smoother, faster, and more successful. Whether you’re meeting a bank advisor, an independent agent, or a mortgage broker, preparation ensures you get the most accurate guidance and a mortgage solution that truly fits your goals.

You’re now ready to book an appointment with our mortgage brokers and secure your mortgage approval today.