Because “outside the box” clients deserve fully thought-out solutions.
Specialized Mortgage Programs
Not everyone fits neatly into a standard mortgage template—and that shouldn’t hold you back.
If you’re self-employed, new to Canada, a medical or dental professional, a builder, or a foreign buyer, your situation is different by design. At Mortgage Art, Sepideh “Sepi” Sabet draws on more than 15 years in Canada’s banking and real estate financing world to help you navigate those differences confidently.
Her background in financial education and award-winning work inside leading Canadian banks means she understands both the rules and the exceptions—and how to present your story so lenders can see its full strength.
Share your situation. We’ll shape a strategy that fits you, not a template.
Our Specialized Mortgage Services
Alternative income verification, designed for how you actually earn
Self-Employed & Business-Owner Programs
When you run a business, your tax returns often don’t reflect your true earning power. Write-offs, variable income, and retained earnings can make traditional underwriting tricky.
How we support self-employed and business owners:
- Review your income from multiple angles: financial statements, tax returns, bank activity, and corporate structure
- Identify lenders open to alternative or enhanced income verification
- Help you present your case clearly—explaining income patterns, add-backs, and business stability
- Structure a mortgage that respects both your cash flow and your growth plans
The goal is to translate your real-world success into a file lenders can understand and support.
Tailored for clients new to Canada
Newcomer & Work-Permit Programs
Arriving in a new country often means starting from scratch—new credit, new banking, new employment. That doesn’t mean you have to wait forever to explore homeownership.
What we focus on with newcomers and work-permit holders:
- Help you understand how Canadian lenders view credit history, down payments, and employment for newcomers
- Explore programs and policies that consider international work history or savings
- Guide you on steps to build a stronger Canadian profile (credit, banking, documentation)
- Set a realistic timeline: what you can do now vs. what to prepare for in the next 6–24 months
You get a clear roadmap, not just a “come back later.”
Mortgages aligned with your career trajectory
Professional Program (Medical, Dental)
Doctors, dentists, and other health professionals often have unique profiles: years of training, high earning potential, student debt, and rapidly evolving income.
How we support medical and dental professionals:
- Look beyond a single pay stub—considering contracts, billings, or recent practice changes
- Help you understand lender programs and policies designed for your profession
- Coordinate with your accountant and advisors when ownership structures or corporations are involved
- Align your mortgage terms with expected career milestones: finishing residency, buying or expanding a practice, or relocating
You’ve invested heavily in your career. Your mortgage strategy should respect that.
Support for those who build or sell the homes others move into
Builder Program (Pre-Constructions & Newly Built)
If you’re a builder, developer, or heavily involved in pre-construction sales, you’re not just buying one home—you’re running projects, inventory, and timelines.
This program is geared toward:
- Builders carrying newly constructed inventory
- Clients purchasing directly from builders on quick possessions
- Those involved in multiple pre-construction purchases or closings in a short window
What we help with:
- Structuring mortgages around closing timelines and project phases
- Coordinating financing when multiple properties or closings overlap
- Helping you or your clients understand the financing implications of builder incentives, upgrades, and adjustments
The focus is on keeping projects and closings moving smoothly, with fewer last-minute surprises.
Guidance for non-residents wanting to purchase in Canada
Foreign Buyer Program
Buying property in Canada while living abroad involves more complexity: cross-border income, limited local credit, evolving regulations, and additional taxes in some jurisdictions.
Our role with foreign buyers:
- Clarify what’s realistically possible under current lending and regulatory conditions
- Help you understand documentation requirements for foreign income and assets
- Coordinate with your legal and tax professionals so the structure supports your broader plans
- Set expectations on timelines, down payment needs, and lender conditions
You get a realistic, informed view of your options—before you commit to a purchase.
How We Support Specialized Borrowers
Understanding Your Story
We start with a detailed conversation about your work, immigration status, profession, business, or investment plans—whatever makes your situation “specialized.”
File Mapping & Documentation Plan
We outline exactly what information and documents are needed, and how best to present them so your strengths are clear to lenders.
Lender & Program Matching
Based on your profile, we identify which lenders and mortgage programs are most compatible with your situation and goals.
Application, Explanation & Advocacy
We help prepare your application, add context where needed, and remain actively involved as lenders review and respond.
Ongoing Guidance as You Grow
As your income, residency status, business, or portfolio evolves, we can revisit your strategy and adjust your mortgage approach accordingly.
Why Choose Mortgage Art for Specialized Mortgage Programs
Extensive, Real-World Experience
Sepi has spent more than 15 years working inside major Canadian banks and in mortgage advising, including on files that don’t fit the standard mould—self-employed, professionals, newcomers, investors, and more.
Recognized Professional Integrity
Her career has been honoured with national awards for ethics, client service, and performance, reinforcing a reputation built on doing what’s right for clients.
Strong Financial Education Background
Complex, specialized guidelines are translated into clear explanations, so you always understand what’s happening and why a specific path is recommended.
Comfort With Complexity
Multiple income sources, corporations, foreign assets, or evolving residency status aren’t a deterrent—they’re simply the puzzle we’re here to help you solve.
Long-Term Relationship Mindset
Many specialized clients have changing circumstances: graduates to attendings, newcomers to permanent residents, small businesses growing their reach. We design strategies with that evolution in mind.
Satisfied Clients
What Our Clients Say – Real Stories, Real Satisfaction
Frequently Asked Questions
I’m self-employed and my income looks low on paper. Do I still have options?
Often yes. Some lenders consider alternative documentation and a more holistic view of your business.
How long should I be in Canada before exploring a mortgage as a newcomer?
It depends on your status, employment, and savings—but planning can start very early, even if you’re not ready to buy yet.
Are there really special considerations for doctors and dentists?
Yes. Many lenders view medical and dental professionals differently due to training, earning patterns, and practice potential.
Can I get a mortgage while on a work permit?
Sometimes. It will depend on your permit type, employment, down payment, and lender policies at the time.
Is it still possible to buy in Canada as a foreign buyer?
In some cases, with restrictions. The details change over time, so it’s important to get current guidance before you act.
Ready to Talk About Your “Outside the Box” Scenario?
Whether you’re running a business, arriving in a new country, building a career in medicine or dentistry, managing projects, or buying from abroad, your situation deserves more than a generic answer.
Tell us your story. We’ll bring the structure, clarity, and lender insight to help you move forward.