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Can you qualify for a home mortgage loan with bad credit?

Can you get a loan AFTER a foreclosure, bankruptcy, or short sale?
| Late Payments | Collections and Tax Liens | Foreclosure | Bankruptcy | Short-Sale | Extenuating Circumstances |

First, Understand Your Credit Score

Every mortgage company uses a credit report to determine your credit worthiness. All credit activity for the past 7-years is on your report. Good, bad, or otherwise. Foreclosures and bankruptcies show up for 10-years.

Obviously paying your obligations on time is important, and missing payments hurt your score. But there is much more than that factored into your score too. How much debt do you have, how long have you had credit, how many accounts do you have. Do you have different types of credit; say a car loan, home loan, and a few credit cards. Or do you just have credit cards?

Next, understand a lot of the credit isn't about you personally, but also about the population in general. If similar people with similar profiles tend to do similar things. You probably will too. For example, those who carry high average balances on credit cards tend to default at a much higher rate. Even if you've never been late on your credit cards, if you are carry high balances, it is assumed you will likely default, and you are given a lower credit score.

Click here for some general criteria used within the lending industry to determine credit.

What credit score do I need for a home loan?

Generally speaking, in today's mortgage world, if your middle credit score is below 620, you are going to have a very difficult time obtaining a home loan. The further below 620, the harder it will be.

If you are below a 580 credit score, it is almost impossible to qualify for home loan financing no matter what anyone tells you, or what you read  on the internet. While many lenders and loan programs appear to take lower credit scores, understand that credit score alone does not get you approved. With scores that low, you usually have plenty of other things on your credit report that will get you denied regardless of score, like recent late payments, foreclosures, etc.

FACT: Credit score alone does NOT equal a loan approval

With a score below 580, you really should save yourself the hassle. Stop attempting to find mortgage loans, and work on improving your scores instead. Once you have achieved a 620 or higher score, you should be in much better shape. If you are denied by a one lender, contacting 10 more probably won't help.

Score

Grade

Credit score rating graph

740 +

Excellent

700 - 739

Good

680 - 700

Average / OK

660 - 680

OK

640 - 660

Below Average

620 - 640

Poor

580 - 620

Bad

Below 580

Really Bad

Review your credit score?

If you are not sure what your credit score is, you should officially find out. You can do that by apply for the mortgage loan. We will pull your credit, and give you a review your exact situation. Another options is to obtain your credit report free from either www.AnnualCreditReport.com (no scores), www.CreditKarma.com (score), or WalletHub. Many credit card or other financial services also give you a free credit score each month on your statement.

PRO TIP: Understand that any 'free' or credit report YOU can obtain anywhere yourself DOES NOT provide you with the same credit scoring model used by most lenders. Therefore any score you are given will likely differ from the score any actual lender provides.This includes when you buy your credit score from the actual credit bureaus. These services are useful in giving you an idea of your credit score, but don't be surprised if a lender gives you a different score.

CREDIT SCORES AND INTEREST RATES

Conventional Loans

With most conventional loans, the interest rate you receive varies depending on your credit score. Generally you get the best rates with credit scores over 740.  Then, for every 20 point reduction in credit score, expect to pay a slightly higher rate.  So someone with a 640 score may pay as much as 1/2% higher interest rate than someone with a 740 credit score.

Government Loans

FHA loans, VA, Loans, USDA loans are generally the same interest rate for everyone with a score over 640.  Scores below 640 will usually be just slightly higher.

CREDIT PROBLEMS & ANSWERS

Late Payments

If your credit has multiple RECENT 30, 60, or 90-day late payments, you probably won't qualify. Especially if those late payments occurred LESS THAN than two years ago. Lenders want a clean recent payment history. Check HERE for some general criteria used within the lending industry when you have late payments.

Collections, Judgements, and Tax Liens

If your credit history indicates unpaid collection accounts, most "A" grade loan lenders will require these amounts to be paid off before the loan is funded. FHA typically will ignore them if they are under $2000, and more than 2 years old. Medical collection "usually" are ignored. Judgments' (you got taken to court & lost), are always REQUIRED to be paid off before you can get a mortgage loan.

Bankruptcy

  • If your bankruptcy is more than 2-year old, you can usually be approved for an FHA loan with as little as 3.5% down.

  • If your chapter 7 bankruptcy is older that 4-years, and you have good re-established credit, you may now qualify for an standard conforming loan.

  • If your chapter 13 bankruptcy is 2-years after discharge date and you have good re-established credit, you may now qualify for an standard conforming loan.

  • If your chapter 7 bankruptcy is 2-years after discharge date and you have good re-established credit, you may now qualify for a VA loan.

  • If your chapter 13 bankruptcy has at least 1-year of on time payments, you may now qualify for a VA loan.

  • If your chapter 7 bankruptcy is 3-years after discharge date and you have good re-established credit, you may now qualify for a USDA Rural Development Loan.

  • If your chapter 13 bankruptcy has at least 1-year of on time payments, you may now qualify for a USDA Rural Development Loan.

  • Foreclosure

  • If your foreclosure Sheriff Sale Date is OVER 7-years old, you may qualify for a standard conventional loan.

  • If your foreclosure Sheriff Sale Date is OVER 3-years old, you may qualify for an FHA loan with as little as 3.5% down payment.

  • If your foreclosure Sheriff Sale Date is OVER 2-years old, you may qualify for a VA Loan with Zero Down Payment.

  • If your foreclosure Sheriff Sale Date is OVER 3-years old, you may qualify for a USDA Rural Development loan with Zero Down Payment.

  • Short-Sale or Deed in Lieu

  • If your short-sale date is more than 4-years old, you may qualify for a conventional loan

  • NO waiting period after a foreclosure for an FHA Loan if you had NO late payments on ANY mortgage or consumer debt in the 12-months proceeding the short-sale AND it was NOT a strategic short sale.

  • If your short-sale date is more than 3-years old, you may qualify for an FHA Loan loan

  • If your short-sale date is more than 2-years old, you may qualify for a VA Loan with  zero down payment

  • If your short-sale date is more than 3-years old, you may qualify for a USDA Rural Development loan with zero down payment

  • Extenuating Circumstances

    The granting of shorter waiting periods to get a mortgage loan is available for many of these loans for extreme extenuating circumstances - BUT it is VERY RARE.

    Non-recurring events way beyond the persons control that result in sudden, significant, and a prolonged reduction in income, or catastrophic increase in financial obligation, like serious illness or death of a wage earner are generally acceptable. Unemployment, loss of job, prolonged strikes, medical bills not covered by insurance, divorce, and the inability to sell a property due to job transfer DO NOT qualify as an extenuating circumstance.

    About the ONLY qualifying extenuating circumstance is DEATH of the primary wage earner, or well documented extended and serious illness of the primary wage earner.

    High Debt Ratios

    If your income-to-debt ratios are too high, you can either reduce your personal debt (i.e., pay down your debt), obtain a debt consolidation loan, pay down your debt with funds from the sale of personal assets (boat, camper, etc.), select a lower interest rate ARM loan, or add a co-mortgagor.  If your debt-to-income ratio is over 45%, your odd's of getting approved are very slim.

    Is a debt consolidation loan for you?

    If you have any late payments on your record, part of the reason may be because of high credit card debt. If you qualify, you can pay off all of your high-interest credit cards into a low debt reduction refinance loan which may be tax deductible (unlike credit cards, which are NOT tax deductible).

    States we lend in

    Call us at (651) 552-3681 to speak to an experienced Mortgages Unlimited Loan Officer who can help determine your credit score, or better yet, simply cclick here to apply online

    We offer bad credit loans in MN, WI, and SD with scores as low as 500 on a case by case basis.

      Equal Housing Lender

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    33 Wentworth Ave E - Suite 290
    St Paul, MN 55118

    (651) 552-3681  

    Member in Good Standings, National Association of Mortgage Brokers Read our weekly Mortgage Market review Member in Good Standings, Minnesota Mortgage Association

    Our services available only for properties located in Minnesota, Wisconsin, and South Dakota. PLEASE DO NOT KEEP US A SECRET from your FRIENDS. Licensed as Mortgages Unlimited, As a Lenders One partner, we are part of the 3rd Largest Retail Mortgage Originators in the country. We are consistently ranked as one of the top mortgage lenders in Minnesota by Minneapolis St Paul Business Journal. Any use or duplication of any materials is  strictly prohibited.  All images, text, and materials 1998 - 2017 Joe Metzler. This is the private web site of Joe Metzler, NMLS #274132. All Rights Reserved.

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