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Getting a mortgage as a self-employed professional comes with its own set of hurdles. Unlike W-2 employees, self-employed individuals must provide a more complex set of documents and meet strict underwriting criteria. This guide breaks down how self-employed income is calculated for mortgage purposes, what you can do to qualify, and how to prepare effectively.
Why Is Self-Employed Income Treated Differently?
Mortgage lenders aim to assess the reliability and stability of income over time. For self-employed borrowers, income can be variable, tax write-offs can obscure true earnings, and business health becomes an added factor. These nuances require a different—and often more scrutinized—approach than standard employee applications.
Who Is Considered Self-Employed?
You’re generally considered self-employed if you:
- Own 25% or more of a business
- Operate as a sole proprietor, freelancer, or independent contractor
- Receive income via 1099s instead of W-2s
This includes real estate agents, consultants, freelancers, gig economy workers, and small business owners.
How Lenders Calculate Self-Employed Income
Lenders typically average your income over the past two years, using documentation like tax returns and business profit and loss statements. Here’s the general process:
1. Review of Tax Returns
Lenders usually require:
- Two years of personal tax returns (Form 1040s)
- Two years of business tax returns (if applicable), including all schedules like Schedule C, Schedule E (for rental income), or Schedule K-1
- Year-to-date profit and loss (P&L) statement if the most recent tax year is over 90 days old
2. Add Back Certain Deductions
Not all deductions reduce your income for mortgage qualification purposes. Lenders often add back:
- Depreciation
- Depletion
- Business use of home (in some cases)
- One-time losses
3. Average Net Income
If your income has been consistent or increasing, lenders will average the two years. If your income has declined, they may use the lower year only—or deny the loan altogether if the trend is too negative.
Documents You’ll Likely Need
- Personal and business tax returns (2 years)
- Profit and loss statement (YTD)
- Bank statements (personal and business, last 2–3 months)
- CPA letter confirming business stability
- Business license, if applicable
- 1099 forms (if you receive them)
Related: What to Expect During Mortgage Pre-Approval
Guide: How to Organize Your Financial Documents for a Mortgage
Tips to Improve Your Mortgage Approval Odds
1. Work with a Mortgage Broker Familiar with Self-Employed Borrowers
Not all lenders handle self-employed files equally. A broker who understands the nuances can direct you to the right underwriter.
2. Reduce Tax Deductions
While deductions lower your tax bill, they also reduce your qualifying income. Consider how aggressive write-offs affect your mortgage eligibility.
3. Maintain Healthy Business Finances
Ensure your business cash flow and reserves are strong, especially if your income fluctuates.
4. Improve Your Credit Score
Higher credit scores can offset perceived risks and increase your chances of approval at better rates.
5. Consider Bank Statement Loans
If traditional documentation is a hurdle, some lenders offer bank statement mortgages that assess income based on deposits rather than tax returns.
Ready to talk to a mortgage advisor? Contact us now and get personalized guidance based on your self-employment situation.
FAQs About Self-Employed Income and Mortgages
How many years of self-employment do I need to qualify?
Most lenders require a minimum of two years of self-employment history. In some cases, one year may be sufficient if you were previously employed in a similar field.
Can I use my spouse’s W-2 income to help qualify?
Yes, if applying jointly, your spouse’s stable W-2 income can strengthen the application.
What if I just started my business?
It’s unlikely you’ll qualify with less than 12 months of self-employment unless you can show a previous history in the same industry or a strong income record.
Read Next
Final Thoughts
Qualifying for a mortgage as a self-employed individual is possible—but preparation is everything. Understanding how lenders view your income and what you can do to present yourself as a low-risk borrower will go a long way. Keep your documents organized, minimize unnecessary deductions, and consult with mortgage professionals early in the process.
Need help organizing your financial documents or calculating your qualifying income? Schedule a free consultation today.
Get Expert Financing
- Matched with investor-friendly lenders
- Fast pre-approvals-no W2s required
- Financing options fro rentals, BRRRR, STRs
- Scale your portfolio with confidence
Our advice is based on experience in the mortgage industry and we are dedicated to helping you achieve your goal of owning a home. We may receive compensation from partner banks when you view mortgage rates listed on our website.
