How long does a home loan process take?

This depends on lender to lender. Some lenders are incredibly fast and some are much slower. If you have a time sensitive settlement, we take this into consideration when choosing a lender and prioritising application. The single biggest factor that you can control in this process is providing all your documentation in a timely manner, and providing it as accurately as you can. Lenders love a quality application and that doesn't always mean the highest quality applicant, it means how well we put together your loan application and present it to the bank. As local mortgage brokers, located in Noosaville, Palm Beach, Marcus Beach, Yeppoon and Springwood, we know our surrounds like the back of our hands, but we need to get to know you. Telling us everything we need to know gets your application through faster and without surprises.

Do you get paid more by some banks than others?

Generally, no. Commission rates across most lenders are broadly similar. Where small differences exist, they are irrelevant to our recommendation. We are legally obligated to act in your best interests, regardless of what any lender pays us. At The Broker Society we take a broad approach to commissions. We do not pay commissions to people who refer you to us, and we do not accept payment for referrals we make to other businesses like accountants or financial planners. It is just how we choose to do business. We love connecting our clients with other great people we trust. Business owners we know personally who will take care of you. We do it because we genuinely want you to be looked after. Not for cash.

What do you do with our information?

Your information is handled with complete care and in accordance with our Privacy Policy, which you can read in full on our website. We only collect what is necessary to assess your situation and submit your application, and your data is never shared beyond what is required to progress your loan.

Why do you offer some lenders that we have never heard of?

This is one of the real advantages of working with a broker. The Australian lending market goes well beyond the Big 4 banks, and access to the full market is something you simply cannot get by walking into a branch. There are four main categories of lenders we work across: Big 4 (or the Big 5 now) — NAB, CBA, ANZ, Westpac, Macquarie. Second Tier — well known but smaller lenders such as ING, Suncorp and Bankwest. Non Conforming — lenders who specialise in unique situations such as low doc or alt doc loans, including Bluestone, Pepper Money and Resimac. White Label — lenders who source funds from major institutions and offer them under their own brand, often at more competitive rates because they have no branch network overhead.

How much deposit do I need to buy a home?

The standard deposit requirement is 20% of the purchase price, which avoids the need for Lenders Mortgage Insurance. However, there are pathways to purchase with as little as 5% deposit — including the Federal Government's Home Guarantee Scheme, which allows eligible buyers to purchase with a 5% deposit without paying LMI. We can assess which options you qualify for during your initial consultation. There are also other options for no LMI or lower deposits such as non conforming lenders which charge a Risk Fee, or LMI waivers for specialist industries like Dentists, Lawyers and Doctors.

What is the difference between pre-approval and full approval?

Pre-approval is a conditional assessment from a lender indicating how much they are willing to lend you, based on your financial position at a point in time. It gives you confidence to make offers on properties within your budget but is not yet formally approved. Full approval is issued once a specific property has been valued and all conditions have been satisfied — this is when the lender formally commits to funding your loan.

Can I get a home loan if I am self-employed?

Yes. Self-employed borrowers have strong options across our lender panel. Requirements differ from standard PAYG applications. Most lenders want to see two years of tax returns and financial statements, though we have access to many lenders that offer alternative documentation options for those whose financials don't reflect their true income position. We work with self-employed clients regularly and know which lenders assess this type of income most favourably. Truth be told, self-employed clients are where our speciality lays.

What is refinancing and when should I consider it?

Refinancing means replacing your existing home loan with a new one. Either with your current lender or a different one. People refinance for a range of reasons: to access a more competitive interest rate, release equity for renovations or investment, consolidate debt, or restructure a loan that no longer fits their circumstances. A good time to review your loan is every two to three years, or any time your situation changes significantly.

How many lenders do you have access to?

We work with a panel of over 40 lenders including major banks, second tier lenders, non-conforming specialists and white label products. This breadth of access means we can find solutions for a wide range of financial situations, not just straightforward applications.

What happens after my loan settles?

Our relationship does not end at settlement. We stay in touch with all of our clients to ensure your loan continues to work for you as your circumstances evolve. We conduct regular loan reviews, let you know when the market shifts in a way that may benefit you, and are always available when your situation changes and you need guidance.

What areas do you service?

We are an independent mortgage brokerage based in Noosaville with brokers across Queensland — meaning we have a genuine local presence in every market we serve. Kate Sadler is based in Noosaville and services clients across the Noosa region including Noosa, Noosaville, Tewantin, Noosa Heads, Sunshine Beach, Cooroibah, Weyba Downs, Noosa North Shore and the wider Noosa Shire. Kate and Jeane also cover the Noosa Hinterland including Cooroy, Cooroy Mountain, Doonan, Eumundi, Lake Macdonald, Pomona, Tinbeerwah and Verrierdale. Jeane Hofmeyr is based in Marcus Beach and services clients across Marcus Beach, Peregian Beach, Peregian Springs, Coolum Beach, Castaways Beach, Sunrise Beach and surrounding suburbs. Belinda Gough is based in Palm Beach and services clients across the Gold Coast including Palm Beach, Burleigh Heads, Nerang, Southport, Currumbin, Elanora, Miami, Mermaid Beach, Broadbeach, Robina and surrounds. Tyler Auld is based in Loganholme and services Brisbane Southside including Springwood, Daisy Hill, Underwood, Rochedale, Calamvale and surrounding suburbs. Talia Ryan services Yeppoon, Rockhampton and the wider Central Queensland region. The Broker Society also helps clients right across Queensland and Australia, working remotely with clients in every state and territory.

Self Employed Home Loans

The Broker Society is the “home” of the Self Employed

Self employed income, assessed properly

If you run your own business, you already know your income doesn't arrive in the same tidy fortnightly amount a bank application form expects. It moves through a company or trust, it gets reduced by legitimate deductions, and it can vary from one year to the next depending on how the business is tracking. None of that makes you a harder client. It just means your application needs to be put together by someone who understands how self employed income actually works.

That's what we do. We work with lenders who genuinely understand business owners, and we match the way your income is structured to the verification method that suits you best.

How your income can be verified

There isn't one single way to prove self employed income, and the right approach depends on your business, your structure, and how long you've been trading. Depending on your situation, we may verify your income through:

Business Activity Statements (BAS)

For businesses that lodge BAS regularly, recent statements can be used to demonstrate current trading income, particularly useful if your latest tax return doesn't yet reflect a stronger year.

Accountant's letter

Some lenders will accept a formal letter from your accountant confirming your income position, especially where your financials are more complex or don't tell the full story on their own.

Director wage policies

If you pay yourself a wage through your own company, certain lenders will assess that wage on its own, similar to a standard PAYG applicant, rather than requiring a full look at company profit.

Notice of Assessment (NOA)

Your Notice of Assessment from the ATO can support your application, confirming your assessed income directly from your tax return.

One year financials

Not every lender requires two years of financials. Some will assess income based on a single year's figures, which can make a real difference if your most recent year was a strong one.

Full documentation

If your financials are strong and straightforward, a standard full doc application, using your regular tax returns and financial statements, may be the simplest and most competitive path.

If your situation calls for a more specialised approach, our dedicated Low Doc and Alt Doc Home Loans page covers those options in more detail.

We work with your accountant, not around them

Getting the right documentation together shouldn't fall entirely on your shoulders. Once we understand your business structure, we work directly with your accountant to gather what's needed, whether that's BAS, financial statements, a supporting letter, or your Notice of Assessment. It's a coordinated process, not a scramble the week before settlement.

"Your tax return tells the ATO one story. We make sure it tells the lender the right one."

What we help self employed clients with

Buying a first home while running your own business

Moving into your next home as your business and your family grow

Building an investment property portfolio alongside your business income

Refinancing once your business income has strengthened and a better rate is on the table

Purchasing property through your self managed super fund

Financing a commercial property or business purchase alongside your personal lending

Why work with us

We are not a call centre, and we are not tied to one bank. With a panel of 50+ lenders, we compare hundreds of loan products to find the one that genuinely suits how your income is structured, not just what fits a standard checklist.

Frequently asked questions

What counts as proof of income if I'm self employed?

Depending on your situation, this can include BAS, an accountant's letter, a director wage arrangement, your Notice of Assessment, one year of financials, or full documentation through your regular tax returns.

Do I need two years of tax returns?

Not always. Some lenders will assess income based on a single year's financials, which can help if your most recent year was stronger than the one before it.

Can I use BAS instead of a tax return?

For businesses that lodge BAS regularly, recent statements can be used to demonstrate current trading income, particularly if your latest tax return doesn't yet reflect a stronger year.

I pay myself a wage through my company, does that make things easier?

It can. Certain lenders will assess your director's wage on its own under a director wage policy, similar to a standard PAYG applicant, rather than requiring a full look at company profit.

Will you work directly with my accountant?

Yes. Once we understand your business structure, we coordinate directly with your accountant to gather whatever documentation is needed for your specific lender and loan type.