MORTGAGE GUIDE

A Quick Guide on How a Mortgage is Approved

At Finance West Lending, we guide you through the mortgage process all the way from start to finish with up-front and clear information. We provide you with the best options for your specific situation and give you step by step guidance.

Every loan is pre-underwritten prior to submission to underwriting to ensure a smooth process and no surprises. Whether you are purchasing your home or refinancing, you will know up front what the outcome will be.

There are only 3 main aspects that determines your qualification for a mortgage.

Your Credit Score: The Foundation

Start reviewing your credit 2–3 months before applying. This gives you time to address any issues and optimize your score.

What Your Credit Reveals

Your credit score tells lenders how you’ve managed debt historically and how much you’re carrying today. Both factors influence your loan terms and options.

Credit Score Ranges

740+

Excellent — qualifies you for the lowest rates and most program options.

680–739

Strong — access to most loans at competitive terms.

620–679

Fair — approval is likely, though rates may be higher with fewer options.

Below 620

Improvement recommended before applying.

Quick Wins to Boost Your Score

Reduce credit card balances to below 50% of your credit limit — ideally below 30%. This debt-to-limit ratio has a significant impact on your score. If paying down debt isn’t possible immediately, consider requesting a credit limit increase to improve the ratio.

We can help: With our experience and tools, we’ll identify what’s helping your score, what’s hurting it, and what can be quickly improved.

Income and Debt: Proving Affordability

Lenders evaluate whether you can comfortably afford your monthly payments by looking at your income against your debt obligations.

What Counts as Debt?

Only debts on your credit report plus your new housing payment count toward qualification. This includes:

Credit cards, auto loans, personal loans
Student loans (even if deferred, with few exceptions)
Existing mortgages or rent obligations (for co-borrowers)

Utilities, cable, internet, and private obligations are not included.

How Income is Evaluated

Salaried employees

We use your gross income (before taxes). Recent raises can often be applied immediately.

Variable pay (overtime, bonuses, commissions)

These can boost your qualifying income, but lenders typically average them over two years to confirm consistency. Proper calculation and presentation of this income requires expertise — and can significantly impact what you qualify for.

Self-employed borrowers

Most lenders require two years of tax returns, but exceptions exist. Long-term self-employed individuals may only need one year’s documentation. Strategic planning before filing your next return can maximize your qualification.

Alternative documentation

When traditional W-2s and tax returns don’t work, other options include:

Business bank account deposits
CPA-prepared profit and loss statements
Rental income from the property you’re purchasing
Retirement account distributions

Co-borrowers

Adding a co-borrower’s income can strengthen your application, but their debts must also be included in the calculation.

Pro tip

401(k) loans don’t count against you for qualifying purposes. Borrowing from your 401(k) to pay down debt can lower your monthly obligations and improve your qualification.

Down Payment: Your Investment

Your down payment doesn’t always need to be 20%. Many programs — especially for first-time buyers — allow as little as 3% down. The right approach depends on your unique situation.

Down Payment Sources

Personal savings or business accounts

Gift funds

Money from relatives can be used toward your down payment and is a powerful tool to help you qualify for the home you want.

Ready to Get Started?

Don’t start house hunting before getting pre-approved. Planning ahead ensures you know exactly what you qualify for and avoids disappointment when you find your dream home.

With the right guidance and preparation, you can position yourself for the best mortgage possible. Let us help you navigate the process with confidence.

One size does not fit all. Every situation is a bit different. Use our expertise to reach your goal.

(866) 600-9011

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