Tax Documents & Government Accounts

After the CRA processes your tax return, they issue an NOA summarizing what you reported and what they assessed. Lenders look at Line 15000 (total income) to calculate your borrowing power. They also check if you owe taxes — unpaid tax debt is a red flag for mortgage approval. Most lenders require your two most recent NOAs. If you filed late or have unfiled years, that needs to be resolved before applying.

To register: go to canada.ca, search "CRA My Account," and click "Register." You can sign in using your online banking credentials (fastest), a CRA user ID and password, or the Alberta provincial partner login. First-time registration requires identity verification — you may need to wait for a security code by mail (5-10 business days) unless you verify through your bank. Once set up, you have instant access to all your tax history.

Step by step: (1) Sign in at canada.ca/my-cra-account. (2) On the overview page, find "Tax Returns" in the navigation. (3) Click "Notice of Assessment." (4) Select the tax year — most lenders want the last 2 years. (5) Click "Print/Save PDF" and download. NOAs processed after February 2016 are available online. For older years, call CRA at 1-800-959-8281.

To get it: sign in to CRA My Account, scroll to "Related Services" on the right sidebar, click "Proof of Income Statement (Option C print)," select the tax year, and download the PDF. This document shows your employment income, other income, deductions, and net income — all confirmed by CRA. It is especially useful if you lost your T4, changed employers mid-year, or have multiple income sources.

Think of it this way: your employer writes the T4 and gives it to you and CRA. You use the T4 to fill out your T1 General (tax return) and file it. CRA reviews your T1 and sends back an NOA confirming what they assessed. For salaried employees, lenders usually need just the T4 (or Option C) and NOA. For self-employed, commission earners, and business owners, lenders typically require all three — T1 General, NOA, and business financial statements for the last 2 years.

Lenders see unpaid taxes as a priority debt — CRA has the legal power to put a lien on your property or garnish your wages, which puts their mortgage security at risk. If you owe taxes, log into CRA My Account and check your Statement of Account for the current balance. If you have a payment arrangement with CRA, get a copy of the agreement. Some lenders will proceed if the amount is small and payments are current. Others require full payment before closing.

To access it: sign in to CRA My Account and look for "Account Balance" or "Statement of Account" in the overview section. It shows a detailed transaction history — charges, payments, interest, and your current balance. Download or print it. If your balance is $0.00, that is ideal. If there is an amount owing, be prepared to explain it and show proof of a payment plan or that you can pay it before closing.

Your RRSP deduction limit is also printed on your NOA. The TFSA room is tracked separately by CRA. If you are planning to use the RRSP Home Buyers Plan or contribute to an FHSA for your down payment, knowing your exact contribution room prevents penalties from over-contributing. Your broker and financial advisor both need these numbers to plan your down payment strategy.

MSCA is separate from CRA My Account — different login, different agency. Service Canada handles Employment Insurance, CPP, and OAS. CRA handles taxes. Both are linked and you can navigate between them once registered. For most borrowers, CRA My Account is the priority. MSCA becomes important if you need to verify past employment, access your ROE, or prove CPP/OAS income for qualification.

Your ROE is available through My Service Canada Account — sign in, go to Employment Insurance, then "View my Records of Employment." It shows every employer who filed an ROE electronically, your hours worked, and why you left. This can be a lifesaver if a previous employer is hard to reach or you need to explain a gap in employment to an underwriter.

Lenders treat government pension income favourably because it is guaranteed and indexed to inflation. Your CPP Statement of Contributions shows your estimated monthly benefit at age 60, 65, and 70. If you are already receiving benefits, your most recent payment statement from MSCA confirms the exact amount. Some lenders also accept private pension income, RRIF withdrawals, and annuity income — bring all pension documentation to your appointment.

The employment letter should confirm: your name, job title, start date, salary, employment status (full-time/part-time), and whether you are permanent or on probation. Most lenders accept a letter dated within 30 days of your application. If you earn overtime, bonuses, or commissions on top of your base salary and want to include that income, you will also need your T1 General and NOAs showing 2 years of consistent bonus/commission income.

Lenders use your Line 15000 (gross income) or Line 23600 (net income after expenses) depending on the program. Some alternative lenders allow add-backs — putting depreciation, business use of home expenses, and certain deductions back into your income for qualification. This is where a broker earns their fee: knowing which lender uses which income calculation method can mean the difference between a $300,000 and a $500,000 approval. All of these documents are available through CRA My Account.

Retirement income verification is different from employment income. CPP and OAS amounts are confirmed through My Service Canada Account. Employer pension income comes from T4A slips (available in CRA My Account). RRIF withdrawal amounts are on your T4RIF slip. Investment income (dividends, interest) shows on your T3 and T5 slips. Some lenders also accept net worth lending — qualifying based on assets rather than income — which requires statements from all investment and bank accounts.

Most accountants can catch up 2-3 years of unfiled returns in a few weeks. Once filed electronically, CRA typically processes and issues the NOA within 2-4 weeks. If you file on paper, expect 8-16 weeks. The NOA will not appear in your CRA My Account until the return is processed. Talk to your accountant first, then call your broker. If you are only 1 year behind, some lenders may work with you while the return is being processed — but this is lender-specific.

Timeline breakdown: CRA My Account registration with bank sign-in = same day. Registration with CRA user ID = 5-10 days for security code by mail. NOA available after filing electronically (NETFILE) = 2-4 business days. NOA after paper filing = 8-16 weeks. Option C Proof of Income = available instantly once your return is assessed. T4 slips = typically available in CRA My Account by late February each year. The single best thing you can do before applying for a mortgage is set up your CRA My Account today — even if you are months away from buying.

The FHSA allows up to $8,000 per year ($40,000 lifetime) in tax-deductible contributions, and withdrawals for a qualifying home purchase are tax-free. Your CRA My Account shows: total contributions to date, unused contribution room, tax deductions claimed, and any participation room carried forward from previous years. When you withdraw from your FHSA for a home purchase, the withdrawal is reported to CRA but is not included in taxable income. Your broker needs to know your FHSA balance and planned withdrawal date to coordinate with your closing.

Full prep checklist: Register for CRA My Account at canada.ca. Download NOAs for the last 2 tax years. Download Option C Proof of Income for the last 2 years. Check your Statement of Account for any balance owing. Note your RRSP deduction limit and TFSA room. If self-employed, locate your T1 General and business financials. If retired, set up My Service Canada Account and download your CPP/OAS benefit statements. Get a recent pay stub (within 30 days). Ask your employer for a letter of employment. Check your credit report at Equifax.ca or TransUnion.ca. Having all of this ready before your first call with a broker saves time, avoids delays, and makes the entire process smoother.

When you apply for a new mortgage, the lender orders a title search. If they find surprises — an old mortgage that was paid off but never discharged, a builder lien from a contractor dispute, or a CRA lien for unpaid taxes — your deal stalls while those issues get resolved. That can take days or weeks. Checking your own title for $10-20 through SPIN2 before you start the process means no surprises.

An undischarged mortgage on your title does not mean you owe money — it means the paperwork was never completed. But it will absolutely delay a new mortgage because the new lender sees it as an existing claim against your property. Contact the original lender first. If they confirm the mortgage is paid, they will file a discharge with Land Titles. Processing time is currently running several weeks behind in Alberta, so start this early. If the lender has been acquired by another institution, contact the acquiring bank. If the lender no longer exists, you need a lawyer to apply for a court-ordered discharge.

A CRA lien on your property title makes mortgage approval extremely difficult. Most lenders will not approve a new mortgage with an active government lien on the property. To remove it, you need to either pay the full amount owing or negotiate a payment arrangement with CRA and get written confirmation. Once CRA confirms the debt is resolved, they file a discharge of the lien — but this takes time. If you are planning to refinance or sell, check your title AND your CRA Statement of Account well in advance.

To search: go to SPIN2 at alta.registries.gov.ab.ca, create a free account (or use the guest login), search by your property address or legal description (found on your property tax notice), and order a current Certificate of Title. The certificate downloads instantly as a PDF. It shows the registered owner, legal description, and every instrument registered against the property — mortgages, liens, caveats, easements, and more.