Home loans in Hillarys
Self-Employed and Low Doc Home Loans Hillarys
Self-employed buyers in Hillarys and across Perth's northern beaches can borrow without two years of tidy returns, and Your Mortgage Broker Hillarys arranges low doc home loans built around BAS statements, bank records and accountant declarations rather than payslips you do not have.
Two Good Years of Trading and Still Declined?
We see this constantly: a healthy Hillarys business with solid weekly deposits, and a bank reading only the tax return's bottom line before saying no. Usually the paperwork route is the problem, not the business.
Self-Employed and Low Doc Home Loans We Arrange
Low doc is not one product but several routes, each with its own evidence, its own lenders and its own costs, so the first job is working out which route your numbers actually support:
Full Doc Standard
Two full financial years of lodged tax returns and ATO notices of assessment remain the strongest income evidence you can present, opening every mainstream lender, the sharpest pricing tiers and the highest borrowing ceilings, so we test this path first.
Alt Doc on BAS
Business activity statements from the most recent two years let a lender build its own picture of turnover and profitability, and this alt doc route suits owners whose returns lag behind a business that is genuinely trading well right now.
Bank Statement Route
Six to twelve months of business and personal bank statements substitute for formal returns at a set of non-bank and specialist lenders, who read deposits, expenses and trends directly, though the policy is tighter and the pricing reflects the risk.
Accountant's Declaration Path
A signed accountant's declaration confirming your income and trading viability can complete a low doc file, and we use it only where your accountant genuinely knows your numbers, because lenders verify these letters and an inaccurate one damages your credibility.
One-Year Returns
A single year of lodged returns, backed by a BAS trail and business bank statements, opens a shorter list of lenders after strong first-year trading, which suits new business owners, recently restructured operations and buyers relocating an enterprise from interstate.
Contractor and ABN
Contractors and ABN holders often hold PAYG-style income without matching paperwork, so lenders in this space read contract length, day rates and renewal history instead, where one unbroken six or twelve month contract carries nearly the same weight as payslips.
What Actually Replaces a Payslip
This is the section every competitor skips. Payslips mean nothing to a business owner, so lenders built three substitute routes, each with its document list, and matching your records to the right one decides approval:
The BAS Route
The BAS route asks for the last two years of activity statements plus a profit and loss summary, and lenders annualise the GST-inclusive turnover, then apply add-backs, so we reconcile the figures against your returns before lodging, catching gaps early.
Bank Statements Instead
Twelve months of statements, sometimes six, substitute for returns at specialist lenders, with analysts discounting irregular deposits and adding back salaries paid to yourself, and we run your numbers first, because a lender reading the wrong trend prices you harshly.
Accountant's Letter Option
An accountant's declaration route works fastest, within days of an accountant signing, but it demands the least scrutiny of underlying numbers, so some lenders restrict it to lower borrowing amounts, protecting themselves while giving well-documented owners a workable path forward.
Matching Path to Lender
Matching a path to the right lender matters more than paperwork itself, because policies differ wildly, one accepts BAS statements alone while another wants bank data too, and we hold live policy knowledge so your documents land where they count.
What Low Doc Actually Costs
Low doc lending is not free, and pretending otherwise would be dishonest. The price shows up in three places, pricing, insurance and borrowing ceilings, so here is what each costs and when waiting beats borrowing now:
Rate Loading Reality
Rate loading on low doc lending is real, often a margin above full doc pricing at the same lender, so the question is whether the premium costs more than waiting two quarters to lodge returns, and we model both sides.
LMI and Deposit Size
Lenders mortgage insurance grows expensive once borrowing pushes past roughly eighty per cent of a property's value, and some low doc policies cap lending below that threshold, so deposit size can decide which lenders are worth approaching for your file.
Maximum LVR by Lender
Maximum borrowing levels vary by lender type, with majors wanting full documentation for anything substantial, non-banks stretching further on alt doc evidence and specialist lenders accepting the highest ratios at the steepest pricing, so lender choice sets your deposit target.
When Full Doc Waits
Waiting for full documentation wins when the purchase is not critical, because one more lodged return can remove loading: an illustration with stated assumptions shows a $600,000 loan paying $150 monthly, costing $1,800 yearly, so patience pays within twelve months.
How it works
Our Self-Employed and Low Doc Home Loans Process
You should never wonder where your file sits. These stages carry real durations, drawn from how low doc applications actually run at our panel lenders, and they assume your documents arrive when requested:
- 1
First Call and Check
Week one runs a fact find, where we read your returns, BAS trail and statements, test your borrowing range against panel policies and flag any problem, particularly ATO debts or thin trading history, before an application goes near a lender.
- 2
Document Pack Week
Document packs take one to two weeks to assemble, and we give you a precise list up front, BAS copies from the ATO portal, statements downloaded rather than photographed, and an accountant conversation booked early, because chase emails waste time.
- 3
Lender Selection and Lodgement
Lender selection and lodgement follow in week three or four, once documents are verified, and we present the two or three policies that fit, you choose, then the application is lodged the same day with everything attached, no drip-feeding paperwork.
- 4
Assessment and Approval
Assessment and approval take one to two weeks at mainstream lenders and up to three at specialist low doc shops, and we chase progress daily, answer analyst queries fast and keep your conveyancer informed so the contract date stays protected.
- 5
Settlement Week
Settlement lands four to six weeks after approval on a standard purchase, and in the final week we recheck figures, confirm the discharge of any loan and reconcile the lender's calculations, because errors surface cheaply before money moves, never after.
Where a Low Doc Application Stalls
A low doc application rarely fails on the property or the borrower; it fails on preparation, on a late-requested document, or on figures that do not reconcile. These four failures appear most often:
Income Minimised for Tax
Income minimised for tax is the self-employed trap, because your returns show a profit your lender cannot use, and the fix is honest preparation, allowing add-backs, depreciation and one-off expenses to be counted, never inventing figures, which verification catches anyway.
Trading History Short
Trading history under two years narrows the field, though it does not close it, because lenders reading BAS trends, a signed accountant letter or a prior industry track record can say yes, and we test newer paths before suggesting delay.
ATO Debt Problems
ATO debt sits on credit files, and lenders treat it seriously, though a payment arrangement in place for several months, disclosed early and backed by clean statements, is better positioned than a debt discovered during assessment, which reads as concealment.
Erratic Year-On-Year Figures
Year-on-year figures swinging from strong to weak make lenders nervous, so we explain the cause in a supporting narrative, one contract ending, a planned restructure or COVID disruption, and pair it with current BAS data showing the business trading again.
Why Choose Your Mortgage Broker Hillarys
Trust has to be built from things you can check, not claims you cannot. Four commitments, each verifiable today, sit behind every recommendation we make:
A Named Accountable Broker
Every file carries the name of one accountable broker, Your Mortgage Broker Hillarys, who answers for the recommendation personally, rather than a call centre queue where nobody owns the outcome, and you get a direct line to that person from day one.
Panel Lending, Not One
A panel of lenders spanning majors, non-banks and specialist providers means one declined file does not end the conversation, it redirects it, because self-employed policy differs widely between lenders, meaning a no from one institution means nothing about the others.
No Cost to Most
Most borrowers pay us nothing out of pocket, because the lender pays commission on settlement, which we disclose in writing before you commit, so you can test our advice against a bank's offer and see exactly what each side earns.
Process Before Product
We publish process, timelines and document lists on every page of this site, including a worked example on our refinance page, because a business with no history yet earns trust through transparency rather than testimonials it has not yet gathered.
Turn Your BAS Statements Into a Borrowing Position This Week
Call (08) 6311 4000 during business hours or send a message, and Your Mortgage Broker Hillarys will map which verification path fits your records, what it costs and which lenders will say yes, before you commit. If investment plans sit behind the income question, read our investment property loan guide or learn about us.
Questions answered
Frequently Asked Questions
What documents do I need for a low doc home loan?
BAS statements for the last two years, six to twelve months of business and personal bank statements, or a signed accountant's declaration, with lenders accepting one route or a combination depending on their policy.
How much more does a low doc loan cost?
Pricing at specialist lenders often carries a margin above full doc equivalents, and lenders mortgage insurance applies earlier, so the honest comparison weighs the loading against waiting to lodge returns, which we model with figures before you decide.
Can I get a home loan with one year of ABN income?
Yes, at a shorter list of lenders, usually on one year of lodged returns or BAS statements backed by current business banking, with deposit requirements tighter than the two-year paths.
Do lenders check my accountant's declaration?
Increasingly yes, because verification calls and ATO data matching have made false declarations risky, so we only use this route where your accountant genuinely holds your current figures and can defend them.
Will ATO debt stop my Hillarys home loan application?
Not automatically, because a disclosed debt under a payment arrangement with several months of history is workable at some lenders, while an undisclosed debt found during assessment usually is not.
Which Hillarys suburbs do you service for low doc loans?
We work with self-employed borrowers across Kallaroo, Craigie, Padbury, Duncraig and Sorrento, plus the wider City of Joondalup and Perth's northern beaches, all serviced from our base here in Hillarys.
Mortgage broker for Hillarys and the suburbs around it