Every lender treats rental income differently, and the gap between the most and least generous can decide whether a file qualifies. Open Tools > Calculators > Rental Income to run one property through every lender's rule at once.
Entering a Rental Property
Enter the gross monthly rent, dwelling type, province, area tier and unit count, then set whether the property is the subject property being purchased or one the client already owns. The role matters: some lender rules only apply to a subject rental, others only to an owned property, so changing it can change which lenders even show a result. Fill in the mortgage payment and, in the operating expenses section, taxes, heat, condo fees, insurance, maintenance and management. Two toggles adjust the inputs further: tenant pays utilities drops landlord heat for the lenders that itemize it, and apply economic rents nets the effective gross rent down to account for vacancy, which a couple of lenders require.
What Each Lender Does With the Rent
Two distinct treatments run underneath the results. Most lenders use a net rental worksheet: they take the gross rent, subtract a vacancy or expense allowance and the property's carrying costs, and add only the net surplus (or subtract the shortfall) against the client's other income. A smaller group, including TD and National Bank on a subject property, use income inclusion instead: a flat percentage of the gross rent is added straight to income, and the full carrying cost of the property still counts as debt. The results table marks an income-inclusion result with a badge, since it reads differently from every worksheet-style number beside it.
Reading the Side-by-Side Results
The table ranks lenders by qualifying impact, best first: a positive figure is monthly income added, a negative figure is a monthly liability charged instead. Where a lender publishes a debt-service coverage ratio, DSCR appears alongside it, colored to show whether the property covers its own debt on that lender's math. Click a lender's row to open its full worksheet: the same line-by-line build, from gross rent down through vacancy, expenses and debt service to the final number, that the lender's own sheet would show.
Adding More Than One Property
Use + Property to add a second or third rental and switch between them with the chips above the input panel. Every property gets scored against every lender independently, and the export gathers all of them into one PDF, with a headline calling out the single best qualifying number across the whole portfolio.
Starting From a Deal Instead
Open the calculator from a deal's Rental Income panel rather than blank, and every rental property already on the file, the subject property, any owned rentals and any rent-earning address, is projected into the calculator automatically. From there, the same panel offers Worksheets to view every lender's filled-out sheet without leaving the deal, and a link back into the standalone calculator for what-if changes that never write back to the deal itself.
What to Do Next
Use Work Out What a Client Can Afford once the rental income is settled, to size the mortgage against the borrower's full qualifying income.