April 18, 2026

5 Things to Do Before Your Mortgage Appointment

By Shawn Selanders  |  Mortgage Broker  |  Since 1999

I have been doing this for over 25 years, and the number one reason mortgage approvals get delayed is not bad credit or low income — it is missing paperwork.

Most people call me ready to go, excited about a property, and then we spend 2-3 weeks waiting for tax documents from the government. That is time you could lose a property to another buyer.

Here are 5 things you can do RIGHT NOW — even if you are months away from buying — to make the process seamless when the time comes.

1. Set Up Your CRA My Account

This is the big one. CRA My Account gives you instant online access to every tax document your lender will ever ask for — Notices of Assessment, T4 slips, RRSP room, FHSA tracking, and more.

Go to canada.ca/my-cra-account and register using your online banking credentials. Same-day access. Takes 10 minutes.

2. Download Your Last 2 Notices of Assessment

Once you are logged in, go to Tax Returns, then Notice of Assessment, and download the PDF for the last 2 tax years. This is the single most important document lenders need. It confirms your income and shows whether you owe taxes.

3. Get Your Option C Proof of Income

Still in CRA My Account, go to Related Services, then Proof of Income Statement (Option C), and download the last 2 years. Many lenders prefer this over a photocopy of your T4 because it comes directly from CRA. Think of it as your official T4.

4. Check Your Tax Balance

On the CRA My Account overview page, look at your Account Balance. If it says $0.00, you are golden. If there is an amount owing, deal with it before applying. Unpaid tax debt is one of the fastest ways to get a mortgage declined. Some lenders will work with you if you are on a payment plan — but it needs to be addressed upfront.

5. If You Are 55+ — Set Up My Service Canada Account

My Service Canada Account (separate from CRA) shows your CPP contributions, estimated benefits, OAS payments, and employment history. If you are retired or approaching retirement, this is where lenders verify your pension income.

When you come to me with your documents already pulled, pre-approval takes about 15 minutes. Without them, it takes weeks. That is the difference between getting the home you want and watching someone else get it.