How long must I be self-employed?

Full-doc: usually 24 months ABN (some 1-year income assessment if ABN is 2+ years). Alt-doc: some lenders accept 6–12 months with BAS and bank statements. Under 6 months: very limited.

Full-doc vs alt-doc — which first?

Use the highest-doc lane you can credibly produce. Full-doc gets better rates. Alt-doc suits strong turnover when returns are not lodged yet.

Can I get the same rate as a PAYG employee?

Yes on full-doc with clean 2-year history at major banks. Alt-doc and specialist paths usually carry a rate premium.

What changed in 2025–2026?

CBA, NAB, Westpac, and ANZ shifted toward 1-year income assessment for many full-doc files — but ABN seasoning often remains 2+ years.

What is an accountant's letter for a home loan?

A signed declaration from your CPA/CA/IPA confirming net income for lending, often with 6 months business bank statements. Used on alt-doc paths or to explain unusual years.

What add-backs do lenders accept?

Common: depreciation, amortisation, one-off expenses, interest on business debt, lease payments on finance leases. Needs an itemised accountant schedule — not a lump sum.

Are draft tax returns OK?

Some lenders accept drafts only with an accountant letter confirming they are final copies to be lodged. NOAs are always preferred.

How many months of bank statements?

Typically 3–6 months personal and business. Alt-doc often requires 6–12 months business statements without gaps.

Sole trader vs company — which is easier?

Sole trader: income on personal return. Company: lenders may use wages + dividends + retained profit rules — varies widely. Neither is "easier" — consistency matters.

Trust borrower — what is different?

Trust tax return, distribution statements, trust deed, and beneficiary personal returns must align. Many files need an accountant narrative.

Can I use BAS instead of tax returns?

On alt-doc BAS pathways, yes — lenders calculate income from turnover with shading. Not for standard full-doc at major banks.

Contractor vs employee?

Genuine contractors need ABN, contracts, and invoice history. Sham contracting flags compliance issues — lenders may decline.

What is ECE Easy Refinance?

Streamlined refinance for existing borrowers with 12+ months perfect repayment history — may avoid fresh full financials. Purchase uses different policy.

ATO tax debt — can I still borrow?

Active payment plans may be OK with disclosure; unpaid debt or garnishees are harder. See our ATO tax debt article.

Should I reduce deductions before applying?

That is a tax decision for your accountant. Higher taxable income usually helps borrowing power but increases tax.

Can self-employed borrowers still get a home loan?

Many self-employed people borrow for a home — but lenders usually ask for more evidence than a simple payslip scenario. Whether your application succeeds depends on your income story, debts, security, and the lender’s policy. We explore that honestly; we do not guarantee approval.

What documents might I need?

Commonly, lenders look at tax returns or financial statements, notices of assessment, activity statements where they apply, bank statements, and ID — plus anything specific to your entity type. The exact list differs by lender and structure; we narrow it once we understand you.

Do I need full financials?

Often lenders want a full enough picture to verify income — what “full” means depends on your setup and the bank. Some paths lean more on tax documents; others ask for more formal accounts. We avoid guessing your pack on a website — that is what the conversation is for.

What if my income has changed recently?

Assessors usually want to understand why — COVID-era dip, growth year, one-off sale, or new entity. Context from you and your accountant helps. A recent change does not automatically disqualify you, but it needs a clear story.

Does being self-employed make it harder to borrow?

It can mean more paperwork and more scrutiny — not that you are unwelcome. Policy and presentation matter more than the label “self-employed”. Comparing lenders also matters because appetite differs.

Can a broker help if my structure is more complex?

That is a common reason people come to us. We help you see which parts of the file lenders usually care about and how to sequence an application — we do not give tax or legal structuring advice.

What if I have company or tax liabilities?

Lenders may ask about payment plans, arrears, or director obligations. Hiding them rarely helps. We discuss how credit teams typically treat these topics in general terms — your accountant should advise on tax compliance itself.

Should I wait until my next financial year is complete?

Sometimes fresher figures help; sometimes your existing trail is already enough. It depends on what you have, what you are trying to do, and lender expectations — there is no universal rule we can state here. Ask early rather than guessing.

Can I apply if I am a sole trader?

Yes, sole traders are a normal part of the market. Lenders still need to verify income and expenses; the document mix follows your trading pattern and their policy.

Can I apply through a company or trust setup?

Borrowers often use companies or trusts; lenders then ask for entity documents and may look at distributions, wages, or retained profits in line with policy. Accountants and sometimes solicitors help with structure documentation — we focus on credit packaging.

Can trust or company distributions count toward servicing?

Sometimes income flowing from a trust or company can be considered — usually with specific paperwork and a trail your accountant supports. What counts is always lender-specific and must withstand verification. We do not promise that any line item will be accepted.

What’s the difference between full-doc, alt-doc, and lo-doc?

Full-doc requires 2 years of personal tax returns plus business financials/returns — the standard path with the best rates. Alt-doc accepts alternative evidence: BAS-only verification (6–12 months of BAS), an accountant’s declaration confirming income, or business bank statement analysis. Alt-doc rates are typically 0.30–0.80% higher than full-doc. Lo-doc is a legacy term that, in practice, now means alt-doc — true self-declaration loans largely ended after the 2009 NCCP reforms.

How long do I need to be in business before I can borrow?

Most full-doc lenders require 24 months of trading. Some specialist lenders accept 12 months with strong financial statements and a clear industry track record (especially if you transitioned from PAYG employment in the same field). Less than 12 months in business is very difficult — most lenders decline. If you’re early in self-employment, the right answer is often "wait 6 months and resubmit."

What add-backs will lenders accept?

Common accepted add-backs: depreciation (non-cash), interest on debt being refinanced into the new loan, one-off non-recurring expenses, salary paid to yourself or family that’s already in your personal income, donations, and director’s superannuation contributions above the SG minimum. Add-backs work best when supported by a written schedule from your accountant explaining each item. Lifestyle add-backs (entertainment, travel) are usually not accepted.

Will an accountant declaration be enough?

For some lenders, yes — under the alt-doc accountant-declaration path. Your accountant (must be a registered tax agent, CPA, CA, or IPA) signs a declaration confirming your most recent year’s net income for home loan purposes. The lender then takes that figure as evidence, supplemented by 6 months of business bank statements that broadly support it. Format and content of the declaration vary by lender — we provide the right template.

I have an ATO debt. Can I still borrow?

Yes, in many cases. What lenders care about: (1) whether the debt is in active dispute or unpaid arrears, (2) whether you’re on a payment plan with the ATO, (3) whether the debt amount is material relative to your income. A small ATO debt under a payment plan rarely blocks a loan. A large unpaid debt with no plan is a problem. Disclose upfront — bank statements show ATO direct debits, so it will be discovered.

How does my business structure affect borrowing?

Sole traders are simplest — income flows to your personal return, lender assesses you as an individual. Company directors face more documentation (company financials, retained profit considerations) and lender choice narrows. Trust borrowers are most complex — trust deed review, trustee company financials, and personal guarantees apply, and not all lenders lend to trusts at all. For complex structures, choose a lender experienced in your structure type — rates aren’t punitive but the wrong lender will decline a workable file.

Can my partner who is self-employed and I (PAYG) apply jointly?

Yes — mixed PAYG and self-employed couples are very common. Lender combines both incomes and treats your portions according to each rule set. The PAYG portion is usually quick to verify; the self-employed portion drives the document pack and timeline. We treat it as a self-employed file in terms of preparation, but with the PAYG income also factored.

Do I need to provide my BAS even if I’m on full-doc?

Most lenders ask for the last 4 quarters of BAS even on full-doc applications, as a cross-check against the tax return revenue. Discrepancies between BAS turnover and tax return revenue are flagged and explained — usually a timing or GST treatment matter, but lenders want it documented.

My income changed substantially — what now?

Lenders want to understand why. If income went up because of business growth, demonstrate sustainability with current-year BAS or interim management accounts. If income went down because of a known factor (industry shift, parental leave, illness, deliberate restructure), explain in writing as part of the application — leaving it to lender guesswork rarely helps. Some lenders use the lower-of-two-years figure when income is declining; some use the most recent year if rising.

Are there lenders who specialise in self-employed lending?

Yes — some non-bank and specialist lenders have stronger appetite for self-employed files than the major banks. Examples in the alt-doc space: Pepper Money, Bluestone, La Trobe, Liberty, Resimac. They typically price 0.30–1.20% higher than majors but often approve files majors decline. Good brokers know which lender fits which file pattern — that’s the value.

Can I refinance using my BAS only — no tax returns?

Often yes, particularly under an alt-doc BAS-only path or via the ECE Easy Refinance pathway (which uses your existing loan repayment history as the primary evidence rather than fresh income verification). For self-employed borrowers refinancing while waiting for the current year’s tax return to be lodged, ECE is often the cleanest path.

Will I pay a higher interest rate as a self-employed borrower?

Not on full-doc. If you can produce 2 years of tax returns + NOAs and your file is clean, you get the same rates a PAYG borrower with the same numbers would get — there is no "self-employed surcharge" in full-doc lending. On alt-doc, expect 0.30–0.80% above full-doc rates from the same lender, plus tighter LVR caps. The path you choose is the rate you get.

What’s a director’s loan and how do lenders treat it?

A director’s loan is when a company owes money to its director (or vice versa) — a common structure for tax-effective business management. Some lenders treat outstanding director loans as a contingent issue and ask for the loan repayment plan; others ignore them. The lender choice matters here. Disclose the figures upfront with the financial statements.

Can I claim home loan interest on my tax return?

Only if the loan is for an investment purpose. Owner-occupied home loan interest is not deductible. For a business-purpose component (loan against home equity used for business), the proportional interest may be deductible — but this needs your accountant’s view, ideally with proper purpose-tracking documentation set up at draw-down. We highlight the structuring choice; your accountant signs off on the tax treatment.

How fast can a self-employed file settle?

A clean full-doc self-employed file with all documents ready at first conversation can settle in 6–8 weeks — same as a PAYG file. Files that delay are typically waiting for accountant deliverables (financials still in progress) or have lender clarifications outstanding. The single biggest accelerator is having the document pack complete on day one. If you’re thinking of buying in 90 days, get the document pack ready now.

Should I incorporate to improve my borrowing capacity?

Almost never the right reason to incorporate. Incorporation has tax, legal, and operational implications that dwarf the borrowing-capacity question. Sometimes the structure helps; sometimes it hurts (because lenders only see your salary, not retained profits). Discuss with your accountant first. We can advise on the credit consequences of any structure you’re already considering, but we won’t recommend incorporation purely for borrowing.

What if I just transitioned from PAYG to self-employed?

Tough first 12 months — most lenders won’t treat you as borrowable on self-employed income until you have at least 12 months of trading and ideally 24. If you’re still inside the 12-month window and need to borrow, options include: (1) wait, (2) keep some PAYG income (e.g., part-time work) and have a mixed application, (3) specialist lenders that accept "same industry" PAYG-to-self-employed transitions with strong financials. Discuss the specifics; rules differ.

Self-employed playground · Australia

Self-employed home loan hub — Australia (2026)

Pathway finder, income estimator, and document library — full-doc, alt-doc, accountant letter, BAS, and ECE refinance lanes.

Sole trader, company, trust, or partnership — what lenders ask for, common decline triggers, and verified next steps.

Open playground Broker services →

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Last reviewed June 2026 · Full-doc, alt-doc, BAS, accountant letter, add-backs, ECE refinance — one hub.

Lender policy shifts frequently — confirm on live credit guides before lodging.

Run the playground first — then send your lane + last NOA.

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Self-employed playground

Pathway · income · documents — illustrative only.

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Entity structure

ABN age (months)

Tax years lodged

Target LVR %

P&L / balance sheet available
Recent BAS lodged (4+ quarters)
Accountant's letter available
6+ months director PAYG wages
Refinance (not purchase)
12+ months perfect repayments

Suggested lane

Full-doc (2-year)

Confidence: high — confirm with lender credit guide.

· 2 years lodged returns + financials — standard full-doc.
· Eligible for major-bank full-doc pricing when file is clean.

General information only. These calculators provide estimates based on the numbers you enter. They do not constitute credit advice, take your full situation into account, or replace a lender's assessment. Fees, eligibility, and actual offers vary. Speak with a broker for guidance tailored to you.

Last reviewed June 2026. Lender policy shifts frequently — confirm on live credit guides before lodging.

Self-employed lending — quick reference (2026)

Compare paths at a glance before you open the playground.

Path	Documents	ABN	Rate	LVR	Best for
Full-doc (2yr)	Tax + NOA + financials	24+ mo	PAYG-equivalent	Up to ~95% w/ LMI	Established, lodged returns
Full-doc (1yr)	Latest tax + NOA	24+ mo	PAYG-equivalent	Often 80–90%	Strong recent year (2025–26 bank policy)
Alt-doc BAS	BAS + bank stmts	6–12+ mo	+0.3–0.8%	Usually ≤85%	Returns not lodged; stable turnover
Alt-doc accountant	CPA/CA letter + stmts	6–12+ mo	+0.3–0.8%	Often ≤80%	Accountant can certify income
Lo-doc (2026)	Means alt-doc	Varies	Premium	≤80%	Legacy term only

Full-doc vs alt-doc — six lanes

Pick the highest-doc path you can prove — rates and LVR follow.

Full-doc (2-year)

Best rates

Min ABN: 24+ months
Typical LVR: Up to 90–95% with LMI (policy varies)

24+ months trading, lodged returns, consistent profit.

Same headline variable rates as PAYG at major banks when file is clean.

· Needs complete tax + financials
· Deduction-heavy years reduce capacity
· Lodgement delays stall applications

Full-doc (1-year)

2024–2026 policy shift

Min ABN: 24+ months
Typical LVR: Often 80–90%; some fast-track at 80% LVR

Strong recent year after 2+ years ABN; St.George fast-track with 20% deposit + 2 NOAs only.

Major banks (CBA, NAB, Westpac, ANZ) now assess latest year only — ABN still usually 2+ years.

· Not all lenders offer 1-year
· Weak prior year may still be reviewed
· Company/trust may need extra financials

Alt-doc — BAS pathway

BAS + bank statements

Min ABN: 6+ months
Typical LVR: Usually max 80–85%

Returns not lodged yet; turnover stable on BAS; GST-registered 6–12+ months.

Typically +0.30% to +0.80% vs full-doc from same lender; specialist non-banks higher.

· Income shading (e.g. 70–80% of turnover)
· Smaller lender panel
· Higher ongoing rate

Alt-doc — accountant letter

CPA / CA / IPA declaration

Min ABN: 6+ months
Typical LVR: Often capped at 80%

Accountant can certify net income; bank statements support the figure.

Similar premium to BAS alt-doc; accountant must be registered tax agent.

· Accountant liability — not all will sign
· Letter format must match lender template
· Not accepted by every bank

PAYG hybrid (company wage)

ANZ streamlined

Min ABN: 18+ months
Typical LVR: Standard owner-occupier caps

Director paying themselves regular PAYG wages from trading company.

PAYG assessment on wages if 6+ months consistent salary from your company.

· Wage must be sustainable vs profit
· Company still needs trading history
· Dividends may be assessed separately

ECE Easy Refinance

Existing borrower

Min ABN: 12+ months
Typical LVR: Up to 80% on existing security

Self-employed refinancers waiting on accountant for current-year returns.

Refinance without fresh full financials if 12+ months perfect repayment history.

· Purchase not typical
· Lender panel limited
· Must prove existing loan conduct

Deep dive on the service page: Self-employed loans — case studies & 25+ FAQs →

Add-backs — what lenders accept

Taxable income is often lower than economic income. Itemised accountant schedules unlock capacity — a $27k add-back stack can add $60k–$140k borrowing power.

Depreciation

Non-cash — most common add-back

Usually accepted

Interest on debt being refinanced

New lender reassesses structure

Usually accepted

One-off legal / restructuring costs

Must be documented one-off

Usually accepted

Director super above SG minimum

Discretionary portion only

Usually accepted

Donations / philanthropic

Discretionary

Usually accepted

Normal travel & entertainment

Ongoing business expense

Usually rejected

Lump-sum "general expenses"

Needs itemised schedule

Usually rejected

Capital gains (one-off)

Usually excluded from servicing

Usually rejected

Accountant's letter — what it is and when you need it

· Signed declaration from a registered tax agent (CPA, CA, or IPA) confirming net income for home-loan purposes.
· Used on alt-doc paths, draft-return situations, or to explain an unusual financial year.
· Pack with 6+ months business bank statements that support the declared figure.
· Ask your accountant for an add-back schedule in the same pack — lenders reject lump sums.
· Format must match the specific lender template; generic letters get bounced.

When brokers request it

Alt-doc accountant pathway
Tax return not lodged yet
Income rising vs prior year on paper
Trust distribution narrative

Document library — what each item is for

Use the playground checklist tab for a lane-specific pack, or read every line below.

Document	Who needs it	Why it matters
ABN & GST registration	All self-employed paths	Proves trading status; GST registration often required for alt-doc. Lenders verify on ABR.Tip: Inactive ABN flags — keep ABR details current.
Personal tax returns (2 years)	Full-doc; trust beneficiaries; partners	Primary income evidence for sole traders and personal servicing tests.
ATO Notices of Assessment (NOA)	Full-doc; 1-year fast-track paths	Confirms returns are lodged and assessed — not draft figures.Tip: St.George fast-track may need only 2 NOAs at 80% LVR.
Business / entity tax returns	Company, trust, partnership full-doc	Shows entity profit before flows to you; cross-checked against personal returns.
Financial statements (P&L + balance sheet)	Full-doc company/trust; most 2-year assessments	Supports add-backs (depreciation, one-offs); proves going concern.
Business Activity Statements (BAS)	Alt-doc BAS path; GST-registered borrowers	Quarterly turnover evidence when tax returns lag; cross-checked against bank credits.Tip: Usually last 4 quarters minimum; some lenders want 12 months.
Business bank statements (3–6 months)	Alt-doc; most full-doc files	Verifies trading continues; no dishonours; turnover matches BAS/returns.
Personal bank statements (3–6 months)	All paths	Living expenses, liabilities, and savings behaviour for serviceability.
Accountant's letter / declaration	Alt-doc; unusual years; draft returns	Certifies income, explains one-offs, or confirms returns lodged. Must be CPA, CA, or IPA.Tip: Ask for an add-back schedule in the same letter pack.
Add-back schedule (signed)	Full-doc with depreciation / one-offs	Itemises non-cash or non-recurring expenses lenders may add back to net profit.
Interim YTD profit & loss	When last FY under-represents current run-rate	Supports rising income story — not all lenders accept without full-doc.
Trust deed + distribution minutes	Trust borrowers	Proves who is entitled to income; mismatches with personal returns trigger declines.
Director loan account schedule	Company directors with DLAs	Unrepaid director loans can be treated as contingent liabilities.
Contractor agreements / invoices	Contractors billed as sole traders	Proves ongoing engagement when income looks lumpy.
ID + liability statements	All paths	Credit cards, car loans, HECS, and BNPL limits affect serviceability.

Entity structures — what lenders ask for

Sole trader

ABN in your name; business income flows to your personal tax return (Item 15).

Lender focus

· Personal tax returns + NOA
· BAS if GST-registered
· Business bank statements

Company (Pty Ltd)

Director salary + dividends + retained profit rules vary by lender.

Lender focus

· Company + personal tax returns
· Director wages on group certificates
· Financial statements (P&L, balance sheet)

Trust

Trust deed, distributions, and beneficiary entitlements must reconcile.

Lender focus

· Trust tax return + distribution statements
· Beneficiary personal returns
· Accountant letter on distributions

Partnership

Partnership return plus each partner’s share of profit on personal returns.

Lender focus

· Partnership tax return
· Partner personal returns + NOA
· Partnership financials

Complete self-employed guide

Everything from the service deep-dive — consolidated on one page.

2026 lender policy snapshot

Lender / pathway	1-year assess	ABN min	Notes
CBA / NAB / Westpac / ANZ	Yes — many files	24 months typical	1-year income shift Oct 2024–Aug 2025
St.George	NOA-only at 80% LVR	24 months	20% deposit required for fast-track
Pepper / La Trobe / Liberty	Alt-doc specialist	6–12 months	Higher rate; complex files
ECE Easy Refinance	N/A — refinance	12+ mo repayments	Purchase uses different policy

How lenders calculate self-employed income▼

Sole traders: net business income on personal return (Item 15), usually averaged over two years — or lower year if declining.

Company directors: wages + dividends; some lenders add retained profit for controlling shareholders.

Trusts: distribution income on personal returns must match trust returns and deed — one-off distributions fail.

· Rental income added separately (often 70–80% shading)
· Capital gains usually excluded from servicing
· Mixed PAYG + self-employed couples assessed on both rule sets

ECE Easy Refinance — when repayment history replaces fresh financials▼

For existing borrowers with 12+ months perfect repayments, some lenders accept conduct instead of re-verifying full tax packs.

Typical caps: LVR ≤80%, limited cash-out, same purpose (OO stays OO).

Ideal when FY return is unlodged but you need to escape a high rate now.

Tax minimisation vs borrowing power▼

Lenders assess taxable income — aggressive deductions help tax but shrink capacity.

Plan with your accountant 12–18 months before buying; broker handles credit lane only.

Top 10 decline triggers (and fixes)▼

· Unlodged prior-year return → lodge early or alt-doc
· Two years declining income → written explanation + accountant letter
· Undisclosed ATO debt → payment plan + disclose
· Unexplained large deposits → source-of-funds docs
· Business expenses in personal account → separate accounts
· ABN under 12 months → wait or specialist lender
· BAS vs tax return mismatch → accountant explains timing/GST
· Director loan balances → schedule in financial pack
· Multiple credit enquiries → single broker lodgement
· Trust deed restrictions → legal review before exchange

Worked case studies

Illustrative composites — numbers altered. General information only.

Sole trader — full-doc purchase

Electrician, 9 years trading, outer Melbourne $920k target

Income: FY24 $128k · FY25 $142k · add-backs $15.8k → ~$150.8k adjusted
Strategy: Full-doc major bank; vehicle loan refinanced into home loan for servicing
Outcome: Pre-approved $735k at standard variable — same rates as PAYG

Clean 2-year returns = no self-employed rate penalty on full-doc.

Company directors — ECE refinance

Consulting Pty Ltd, 4 years, $810k OO loan at 6.84%

Income: Combined salaries $180k; FY25 company profit $245k retained
Strategy: ECE Easy Refinance — 18 months perfect repayments, 67% LVR, no cash-out
Outcome: Approved in 14 days → 5.94% (~$7,3k/year saving)

Retained profit stuck in company? ECE bypasses lodgement delays.

Trust — dental practice

Discretionary trust, Brisbane $1.65m target, $400k deposit

Income: Trust distributions $180k each; FY25 trust income $385k
Strategy: Full-doc trust-experienced lender + deed review + accountant sustainability letter
Outcome: Pre-approved $1.295m — 11 weeks to settlement

Trust files need the right lender early — deed review adds ~2 weeks.

How to apply — 6 steps

1
Map your lane
Use the playground pathway finder — full-doc, alt-doc BAS, accountant letter, or ECE refinance. Choose the highest-doc lane you can prove.
2
Gather the document pack
Personal tax returns, NOAs, business financials, BAS, bank statements, ID, liabilities. Match the checklist to your entity type.
3
Schedule add-backs with your accountant
Itemised depreciation, one-offs, and interest add-backs on a signed schedule — not a single line on an email.
4
Run income & serviceability
Model assessable income (average or lower of two years) and check repayments at assessment rate (~+3% buffer).
5
Broker pre-assessment
One credit enquiry to the best-fit lender — not six applications that hurt your score.
6
Lodge when the file is coherent
BAS matches bank credits, NOAs match returns, trust distributions reconcile. Lodge incomplete files only if you enjoy delays.

Drawbacks & common decline triggers

Honest pitfalls — plan around these before you lodge.

Tax minimisation vs borrowing power
Aggressive deductions reduce taxable income — lenders assess what the ATO sees. Plan with your accountant 12–18 months before buying.
Alt-doc costs more
Expect +0.3% to +1.5% rate premium and smaller lender panels versus a clean full-doc file.
Lodgement timing traps
Applying before prior-year returns are lodged can mean 18-month-old income or a forced alt-doc path.
BAS vs tax return mismatches
Turnover on BAS that does not reconcile with financials needs a documented explanation.
Structure changes mid-stream
Switching sole trader → company → trust resets how lenders read your history; get tax advice first.
Director loans & trust distributions
Unpaid company loans or unclear trust distributions are common decline triggers.
Credit enquiry stacking
Multiple lender declines hurt your score — a broker usually lodges one file to the best-fit lender.
Under-12-month ABN
Very limited options; larger deposit, specialist lender, or wait until seasoning improves.

Key terms

Call 0400 77 77 55 WhatsApp

Full-doc▼

Tax returns, NOAs, and usually business financials — lowest rates, widest lender choice.

Alt-doc▼

Alternative verification (BAS, bank statements, accountant letter) when full tax packs are not available.

Lo-doc▼

Marketing term; true self-certification loans are largely gone. Usually means alt-doc in 2026.

Add-back▼

Non-cash or one-off expense added back to net profit for servicing (e.g. depreciation, one-off legal fees).

NOA▼

ATO Notice of Assessment — proves your return is lodged and assessed.

BAS shading▼

Lender counts only a % of BAS turnover as income (e.g. 70–80%) to allow for expenses.

Seasoning▼

How long you have traded; most full-doc lenders want 24 months ABN, some alt-doc accept 6–12.

Retained earnings▼

Company profit kept in the business — some lenders add back; others only use wages + dividends.

PAYG hybrid▼

Assessing you on director wages like an employee when salary is stable 6+ months.

ECE Easy Refinance▼

Streamlined refinance using repayment history instead of fresh financials.

Serviceability▼

Whether income covers repayments at the assessment rate (often ~3% above your actual rate).

LVR▼

Loan-to-value ratio — alt-doc often capped lower (80–85%) than full-doc.

Full mortgage glossary →

FAQ — 43 answers

Full-doc, alt-doc, BAS, trusts, ATO debt, rates — tap to expand.

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Want your file mapped to the right lender lane?

Call 0400 77 77 55 or WhatsApp — send entity type, ABN age, and last NOA.

Review my self-employed file Call now

Prefer the phone? 0400 77 77 55 — direct line to Bishnu Adhikari.

Self-employed playground

Self-employed lending — quick reference (2026)

Full-doc vs alt-doc — six lanes

Full-doc (2-year)

Full-doc (1-year)

Alt-doc — BAS pathway

Alt-doc — accountant letter

PAYG hybrid (company wage)

ECE Easy Refinance

Add-backs — what lenders accept

Accountant's letter — what it is and when you need it

Document library — what each item is for

Entity structures — what lenders ask for

Sole trader

Company (Pty Ltd)

Trust

Partnership

Complete self-employed guide

2026 lender policy snapshot

Worked case studies

Sole trader — full-doc purchase

Company directors — ECE refinance

Trust — dental practice

How to apply — 6 steps

Map your lane

Gather the document pack

Schedule add-backs with your accountant

Run income & serviceability

Broker pre-assessment

Lodge when the file is coherent

Drawbacks & common decline triggers

Key terms

FAQ — 43 answers

Self-employed articles & tools

Want your file mapped to the right lender lane?