There are several reasons someone may have their loan application rejected, including bad credit, a large amount of debt or an unreliable source of income.
A major reason lenders reject borrowers is the debt-to-income ratio (DTI) of the borrowers. Simply, a debt-to-income ratio compares one's debt obligations to his/her gross income on a monthly basis. So if you earn $5,000 per month and your debt's monthly payment is $2,000, your DTI is 40%.
A lender may reject a loan due to lack of information. A well-written letter can clarify employment gaps, explain debts paid by third parties, or justify large cash deposits.
Reasons your mortgage application may be denied include a dip in your credit score, increased debt, paperwork errors, a low home appraisal and unverified cash deposits.
High debt-to-income (DTI)
Before approving you for a mortgage, lenders review your monthly income in relation to your monthly debt, or your debt-to-income (DTI). A good rule of thumb: your mortgage payment should not be more than 28% of your monthly gross income. Similarly, your DTI should not be more than 36%.
Key takeaways
Debt-to-income ratio is your monthly debt obligations compared to your gross monthly income (before taxes), expressed as a percentage. A good debt-to-income ratio is less than or equal to 36%. Any debt-to-income ratio above 43% is considered to be too much debt.
One in six (16%) mortgage holders have overcome being rejected for a mortgage in the past, highlighting that getting a home loan is not something to be complacent about. Research found that over half (54%) of homeowners who were rejected took longer than three months to be accepted for another mortgage.
The contract may also specify you have a limited number of days to secure financing and failure to do so by the deadline if your loan is denied earnest money deposit may be lost.
When lenders reject a loan request, they are required to send an adverse action notice which enlists the reason(s) behind the rejection. This notice mainly consists of the reasons for rejection like unsatisfactory credit score, faults in credit history, etc.
Underwriters can't approve a loan application with missing or unverifiable information. Although this might seem obvious, it was one of the top reasons for loan denial in 2020. You can't prove your income or employment history is stable. Most loan programs require a two-year history of steady earnings and employment.
Get a creditworthy cosigner
If you were declined a loan because of your credit history and/or income, then you may want to reapply with a creditworthy cosigner. A cosigner is someone who agrees to sign a loan or credit agreement with the primary borrower.
There are some differences around how the various data elements on a credit report factor into the score calculations. Although credit scoring models vary, generally, credit scores from 660 to 724 are considered good; 725 to 759 are considered very good; and 760 and up are considered excellent.
Lenders typically consider various factors before approving a loan application. By focusing on building a good credit score, reducing debt, improving your debt-to-income ratio, and providing accurate documentation, you can enhance your eligibility for loan approval.
You could still be eligible for a mortgage even if you were denied. But you'll need to explore other loan programs that may be a better fit for you financially. Inquire with the loan officer to learn more about alternative mortgages, such as FHA loans or USDA loans, that may be available to you.
The underwriter decides whether a lender will approve your loan and works with you to make sure you've submitted all your paperwork. Ultimately, the underwriter will guarantee you don't close on a mortgage you can't afford. If you don't meet the lender's requirements, the mortgage underwriter will deny the loan.
If you are currently repaying other debts that limit the amount of cash available for future payments, you can get denied even if you have a good credit score. Multiple credit cards with high balances or large loans with more than half the total balance remaining will not help you in your mortgage-seeking endeavors.
Understanding the Mortgage Application Process
Once the application is submitted, the lender will review the information and conduct a credit check. This is where potential red flags could be raised. Red flags are issues or inconsistencies in the application that could potentially hinder the approval of the loan.
There are four main elements that mortgage lenders look for on bank statements to get a clear picture of a potential borrower's financial situation: their income, their expenses, the overall stability of their finances, and the source of their deposits.
Mortgage lenders often offer more options within the home financing field; they also tend to process applications more swiftly. In addition, their eligibility criteria may be more flexible than with larger-scale banks.
If your monthly income is $2,500, your DTI ratio would be 64 percent, which might be too high to qualify for some credit cards. With an income of roughly $3,700 and the same debt, however, you'd have a DTI ratio of 43 percent and would have better chances of qualifying for a credit card.
According to the Federal Deposit Insurance Corp., lenders typically want the front-end ratio to be no more than 25% to 28% of your monthly gross income. The back-end ratio includes housing expenses plus long-term debt. Lenders prefer to see this number at 33% to 36% of your monthly gross income.
It does not include health insurance, auto insurance, gas, utilities, cell phone, cable, groceries, or other non-recurring life expenses. The debts evaluated are: Any/all car, credit card, student, mortgage and/or other installment loan payments.