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Mark Herman – Calgary Mortgage Broker

Approved: Mortgage with U.S. Income, Remote Work & Gifted Down Payment (CMHC Deal)

February 6, 2026 new home owner

Cross-Border Mortgage Approved: U.S. Income + Gift Funds + CMHC

This Mortgage Deal Looked Impossible (But CMHC Approved It Anyway)

We recently completed a mortgage deal that even I assumed is impossible.

We got it done — and now that we’ve successfully navigated the process, we’re ready to help more buyers in similar situations.

This file was a great example of how the right strategy, documentation, and lender experience can turn a complicated deal into a clean approval.

Mortgage Mark Herman, Best Alberta, Canada mortgage broker for Americans buying in Canada.

The Buyers

This purchase involved two applicants:

  • Buyer #1: Canadian citizen, stay-at-home mom, currently with no income

  • Buyer #2: Permanent resident (PR), employed as a lawyer for a U.S. company, paid in U.S. dollars

Files like this can get tricky quickly, especially when one borrower has no income and the other is employed outside of Canada.

The Property

This was a primary residence purchase.

The buyers also had no other properties, which helped strengthen the application and simplify insurer review.

The Biggest Challenge: U.S. Income + Remote Work

The income-earning borrower worked for an American employer and was able to work 100% remotely.

The key detail? Their employment letter confirmed remote work was permanent, not temporary.

The documentation included:

  • Employment letter confirming permanent remote work status

  • U.S. income documents (W-2 and 1040)

  • A clear written narrative summarizing income and filing history

When borrowers are paid in U.S. dollars, lenders and insurers need to clearly understand consistency, deductions, and income stability. Presentation matters.

Down Payment Structure

The buyers had a 15% down payment, structured as follows:

  • 5% from their own funds

  • 10% gifted from a family member in the United States

Gifted down payments are common, but cross-border gifted funds require extra documentation and clean sourcing. We made sure everything was properly verified and acceptable for insurer guidelines.

CMHC Approval (Including an American Credit Report)

This mortgage was approved through CMHC, and one of the most interesting parts of the deal was that CMHC accepted an American Equifax credit bureau report.

That’s something many buyers don’t realize is even possible — but in the right scenario, it can absolutely work.

Why This Deal Was Unique

This was not a typical mortgage approval.

It required:

  • Cross-border income verification

  • Review of U.S. tax documents

  • Confirmation of permanent remote employment

  • Gifted down payment verification from the U.S.

  • Credit review using an American credit bureau report

  • Proper structuring and presentation for insurer underwriting

But in the end, the deal was approved — and the buyers are now homeowners.

The Takeaway

If you’re a Canadian citizen or PR earning U.S. income, working remotely, or receiving gifted funds from outside Canada, you may still qualify for a mortgage — even if your situation feels complicated.

A bank “no” doesn’t always mean the deal is dead. It often just means it needs the right approach.

Need Help With a Complex Mortgage File?

If you’re buying in Canada but your income, credit, or down payment involves the U.S., I can help you structure it properly from the start.

Mark(at)MaMaRv.ca

Or call/text directly to discuss your options.