What Mortgage Lenders Look for in Your Job History
Did you recently change jobs or receive a promotion? Despite what you might have heard, it is still possible to qualify for a mortgage to buy or refinance a home using your new income. The lending atmosphere is rife with misconceptions about job gaps, job changes and occupational changes within the course of an employment time frame. You can get a mortgage if you switched jobs or even changed industries, you just have to approach it the right way to seal the deal.
When determining your ability to pay (and therefore determining how much house you can afford), a lender will calculate your average income based on your pay from the past 24 months. It's pretty%VIRTUAL-pullquote-Even real estate professionals will tell you not to change jobs before applying for a home loan. While that very well may be the case for most situations, it is not necessarily so black-and-white.% straightforward if you've had the same job and same income and pay structure, but if any of those things changed in the past two years -- or will change soon, you may face challenges when trying to get a mortgage.
In the past, lenders were ready to strike down loan applications in which there was a job or an industry change. Even real estate professionals will tell you not to change jobs before applying for a home loan. While that very well may be the case for most situations, it is not necessarily so black-and-white.
If you have had a job change, no matter what, a lender is going to need the following things from you -- and your employer -- in order to close on a mortgage: an offer letter, a role change letter if you have a title change and commensurate compensation package change, and the most recent pay stub and verification of employment.
How Lenders View Hourly Employees -- Hourly employees are under the tightest microscope when it comes to getting a mortgage. Why? An hourly employee may have a set full-time schedule, which is ideal for lending purposes. However, if you work slightly less than a full-time schedule, with hours that fluctuate from week to week, this can muddy the waters.
The income gets averaged as long as you've been an hourly employee -- even if you're making more money now on a per-hour basis. That's right, if you were making $40 an hour, and now you earn $50 per hour, the averaged income during the past 24 months – including the lower wage -- would apply. So what can you do to get the higher hourly rate factored in to your ability-to-pay calculation?
Here's what you'll need from your employer: An offer letter, a current pay sub and a detailed description of the compensation structure with a new employer. These items could get you an exception due to relocation or an alternative circumstance. In either capacity, a most recent verification of employment can bridge the gap between how many hours worked in the year to date, supporting the new federal ability-to-repay requirements.
How Lenders View Salaried Employees -- Lenders love salaried employees the most because a set salary streamlines the income calculation in the qualifying process. If you're changing from one salaried role to another salaried role, despite a job gap, this should be no problem for qualifying for a mortgage so long as you can explain any gaps in the most recent 24 months.
Each job you've held in the past 24 months -- even if you've held multiple jobs -- all have to be detailed and itemized with dates so there is no gap in employment. If there is a gap in employment, the lender will need a written explanation detailing the transition. If you have changed jobs from one salaried role to another salaried role, with a different title and a different position -- even within a different industry -- that still should be fine for your lender as long as you are paid the same way -- a flat salaried income.
What If You're Salaried With Overtime, Commissions or Bonuses? -- Have a new job? Or a new salaried role with big commissions, overtime or bonuses? If you do not have a history of this additional add-on income, it cannot be counted for use when qualifying for a new loan.
Here's an example of a transition that a lender will find acceptable when calculating average income: A police officer has earned overtime plus salary for the past 24 months, and decides to change jobs to become firefighter with overtime potential. In this case, the overtime will be included in the 24-month average. The overtime, bonuses or commissions must be consistent during that time period for that type of income to be included in the average. A borrower can't have a history of overtime, then change jobs and now have add-on commission income and expect the lender to include the add-on income in the 24-month average when there is no prior history of it.
Changing From Salary to Hourly Pay -- If you are moving from a salary role to an hourly role, the lender is going to have to use your hourly income supported with a pay stub and verification of employment. As long as the change is within the same field and your title and role are similar, you should be in the clear.
Future Promotion or Raise on Deck -- Congratulations, you've been offered a promotion! But first: Has it actually occurred yet? If not, you will be hard-pressed to get the lender to use the projected income, even if it is guaranteed.
If you cannot provide a pay stub with year-to-date income (usually a 30-day pay stub depending on your specific lender requirement), along with a letter detailing the change, you won't get approved for the loan. Let's say, for example, you are searching for the house and you know in the next four months your income is going to increase to $6,000 per month because you'll have a new role within your company. In order for that $6,000 per month income to be used in the calculation, you'd have to get the details of the raise, including the role change letter and at least one pay stub.
So if you are thinking about getting a mortgage, even if it is further down the road, consider opening a dialogue with a lender now so you can be guided through any income bumps the past or future may hold. It is especially critical for homebuyers to get pre-approved with a lender upfront prior to house-hunting. This process includes allowing a lender to review your credit, debt, income and assets to assess your ability to qualify.
This is also a good time to start looking over your credit reports and checking your credit scores so you can address any problems in advance of applying for a mortgage. (You can check your credit reports for free once a year, and there are services that allow you to check your credit scores for free, like Credit.com.)