Honestly, I see this all the time—tiny things like a forgotten $12 copay or some random utility bill can trip up a whole deal. Lenders don’t mess around.
Pre-approval really does make all the difference. I’ve seen folks get super excited after a pre-qual letter, only to hit a brick wall once the lender actually digs into their finances. It’s rough—especially when they’ve already started picturing themselves in a house. Like you mentioned, even a “forgotten $12 copay” can throw things off. Lenders are thorough, and sometimes it feels like they’re looking for reasons to say no.
I’ve had clients who thought a pre-qual was basically a green light, and then they’d get a call about some old medical bill or a weird credit card charge from years ago. It’s awkward having to explain that pre-qual is just a ballpark, not a guarantee. Pre-approval, on the other hand, means the lender’s actually checked your credit, income, debts—the whole nine yards. It’s not bulletproof, but it’s way more solid.
One thing I’ve noticed is that people sometimes get frustrated with how picky lenders can be. I get it, but at the same time, the rules are there for a reason. The last thing anyone wants is to get in over their head with a mortgage they can’t really afford. Still, it can feel like overkill when a tiny unpaid bill from years ago suddenly becomes a big deal.
Curious if anyone’s seen lenders get more lenient lately, or is it still as strict as ever? I’ve heard mixed things—some say underwriting has loosened up a bit post-pandemic, others say it’s just as tough. Wondering what the recent experiences have been like out there.
Had to laugh at this:
. When I refinanced last year, the underwriter flagged a $17 cable bill from 2018. I’d moved, never got the final bill, and boom—suddenly it’s a “major concern.” I get why they’re strict, but man, it felt like they were hunting for loose change in my couch cushions. I haven’t noticed much loosening up, honestly. If anything, they seem even more nitpicky now. Maybe it depends on the lender?even a “forgotten $12 copay” can throw things off
Yeah, I’ve noticed the same thing. When I was going through pre-approval, they combed through every tiny detail—old medical bills, random utilities, even a $9 charge from a dentist that I’d completely forgotten about. It almost felt like they wanted to catch you on something minor just to see how you'd respond. Maybe it’s a way for lenders to gauge responsibility, but honestly, it does seem a bit excessive at times. I guess it’s better to know now than have it come up later, but still... wild what they’ll flag these days.
Honestly, I get why it feels over the top, but I’d rather they dig deep now than have a deal fall apart at closing. I had a friend lose out on a house because of some tiny thing that popped up last minute. It’s annoying, but at least you know where you stand.
I get that, but isn’t there a point where it just gets ridiculous? I mean, I’ve been through both pre-qualification and pre-approval now, and honestly, the amount of paperwork and questions for pre-approval felt like overkill. I get wanting to avoid surprises, but does anyone else feel like lenders sometimes go too far? Like, do they really need to know about every random deposit from two years ago? Just feels like a lot for something that’s not even a guarantee you’ll get the house.
