How Lenders Verify Verification Of Employment Before Closing

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How Lenders Verify Verification Of Employment Before Closing

This BLOG On How Lenders Verify Verification Of Employment Before Closing

Days of stated income and no income verification are long over to qualify for a mortgage.

  • Mortgage Borrowers can have prior bad credit
  • If they have documented income, they can qualify for a mortgage loan
  • If home buyers have great credit but no documented income, they will not qualify for home loan
  • Documented income is the most important factor in qualifying for a mortgage
  • Lenders want to be assured borrowers have the right amount of income
  • This is so they are able to afford new proposed monthly housing payment
  • Lenders want to make sure new homeowners can afford minimum debt obligations without stress
  • Mortgage underwriters also need to be assured that the income is likely to continue for the next three years or more
  • Job stability is key 
  • Verification of Employment will be done not just with current employer but also with past employers as well to document they have two year employment history

How Do Mortgage Underwriters View Income And Types Of Income?

There are strict income guidelines implemented by both HUD and Fannie Mae that mortgage underwriters need to adhere to.

  • The following income can be used if borrowers had a two year past history:
    • Part-time income
    • Overtime income
    • Bonus income can be used as long as there is a two year history of part-time income
    • Overtime income, and bonus income can be used if the likelihood to continue for the next three years is promising
  • A verification of employment is required where the borrower’s employer need to confirm

Gaps In Employment And Mortgage Loan

Mortgage Borrowers do not have to be employed with the same company for the past two years to qualify for mortgage. Gaps in employment is allowed.

  • Here is how employment gaps of six months or less works:
    • If the borrower has been unemployed for six months or less
    • has a new full time job
    • then the new employment income will be used
    • lender will require borrower to provide 30 days of pay check stubs
    • provide lender offer letter of employment
    • written verification of employment during mortgage process will be required
  • If the borrower has been unemployed for six or more months
    • found a new full time job
    • borrower needs to be on his or her new full time job for at least six months in order to qualify for a residential mortgage loan

Social security income, disability income, and pension income can be used as documented income.

  • Social security income, disability income, and pension income can be grossed up by 15% if the recipient gets a net check and not taxed
  • Again, any income source needs to continue for the next three years

Child support income, alimony income, and royalty income can also be used as documented income if the income is likely to continue for the next three years.

Giving Notice To Your Employer That You Are Quitting

Home buyers planning on buying a home and give notice to employer they are quitting job, this can present a major issue and may not qualify for a mortgage loan.

  • There are many instances where an employee gives an extended prior notice to his or her employer
  • They often give notice they are quitting in good faith
  • Employee does this so the employer has ample time to find a replacement
  • Unfortunately, this good faith effort on the part of the employee will kill his or her chances of getting a mortgage
  • When a mortgage lender requests a written verification of employment from the borrower’s employer, one of the questions that is asked is whether the employee’s likelihood of employment will continue for the next three years
  • If the employee turned in his or her resignation that they will be resigning and/or retiring in 3 to 6 months or later, than the Human Resources Manager will be honest
  • HR representative completing the written verification of employment will notify the employee’s likelihood of continued employment is not likely because the employee already has turned in his or her notice or retiring and/or resigning

Reasons Why Employees Quit

There are numerous reasons why an employee quits their W-2 job.

  • Having multiple jobs in the past two years is no problem
  • Most mortgage lenders will not take this against the mortgage borrower
  • However, if a W-2 employee goes from a W-2 job to another W-2 job, no problem
  • However, if the employee goes from a W-2 wage earner status to a 1099 wage earner job, then borrowers needs to wait two years as a 1099 wage earner to qualify for a mortgage
  • On the flip side, if a 1099 wage earner quits their 1099 wage earner job to a W-2 wage earner job, then only 30 days of pay check stub is required to qualify and get a mortgage
  • Two year seasoning is not required

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