What Lenders Are Really Looking For (And How to Make Yourself a Standout Borrower)

Let’s be honest: applying for a mortgage can feel like handing over your financial diary and hoping for a stamp of approval. It’s a deeply personal process, and the stakes are high. But here’s the thing—once you understand what lenders are actually looking for, the process becomes far less intimidating.

In this post, we’re peeling back the curtain to reveal what matters most in a mortgage application—and how you can become the kind of borrower lenders are excited to approve.

The Big Picture: Risk vs. Reliability

At its core, a mortgage lender is assessing risk. They’re trying to answer one essential question:

“If we lend you hundreds of thousands of dollars, how likely are you to pay it back on time, every time?”

It’s not personal—it’s a process. But understanding how they make this determination can help you prepare a stronger application, and maybe even secure a better rate.

Your Credit History: More Than Just a Number

Yes, your credit score is important—but it’s only one piece of the puzzle. Lenders also look at your full credit history to get a better sense of your habits.

They’ll ask:

• Have you paid your bills consistently?

• Do you carry a lot of high-interest debt?

• How long have you been responsibly using credit?

• Have you had recent late payments or collections?

A credit score of 620 is typically the minimum for a conventional mortgage. FHA loans can go as low as 580 (sometimes lower with certain conditions). But the higher your score, the better your odds—and the better your interest rate.

Tip: Even if you’re not quite ready to apply, check your credit now. Catching and correcting errors early could save you thousands in the long run.

Income: Stability Is Key

When it comes to income, lenders are less interested in how much you make and more interested in how stable it is.

W-2 employees with steady salaries? You’re pretty straightforward.

Hourly workers or those with overtime and bonuses? Lenders may average your income over two years to get a reliable number.

Self-employed? You’ll need to provide at least two years of tax returns and possibly profit-and-loss statements.

The more consistent your income appears, the easier it is for lenders to trust you’ll make regular payments—even if your total earnings aren’t sky-high.

Employment History: Two-Year Snapshot

Most lenders want to see at least two years of consistent employment, preferably in the same field. That doesn’t mean you have to be with the same employer the whole time, but frequent job changes or gaps in employment might require explanation.

Just started a new job? That’s okay—especially if it’s a salaried position. In fact, many lenders will accept an offer letter as proof of income if you haven’t received your first paycheck yet.

Debt-to-Income Ratio: A Critical Metric

Your debt-to-income ratio (DTI) is one of the biggest factors in whether or not you’ll get approved. It compares your monthly debt payments (including the new mortgage) to your gross monthly income.

Here’s what lenders typically want to see:

• Conventional loans: DTI below 43–45%

• FHA loans: Up to 50% in many cases

• VA loans: Can go higher with compensating factors

If your DTI is on the high side, you might still qualify—but lenders may require higher reserves, a larger down payment, or better credit to offset the risk.

Assets and Reserves: Your Financial Cushion

Lenders love to see that you have money saved beyond just the down payment and closing costs. These are called reserves, and they give lenders confidence that you could weather a financial bump in the road.

Reserves are typically measured in months:

• 2 months = baseline

• 6+ months = strong profile

These funds can be in savings accounts, investment accounts, or even retirement funds (depending on the loan guidelines).

The Property Itself: Collateral Matters

Even if you’re a rockstar borrower, the home you’re buying also needs to meet certain standards.

Lenders will order an appraisal to ensure the home is worth what you're paying for it. If the appraisal comes in lower than the purchase price, you may need to renegotiate or bring extra cash to closing.

For government-backed loans like FHA or VA, the home must also meet minimum property standards (safety, livability, and structural integrity).

The Little Things: Red Flags That Slow Down Approval

Here are a few things that might not “deny” your loan—but could definitely delay it:

• Large unexplained deposits in your bank account

• Recent late payments on existing loans

• Undocumented gifts or sudden cash infusions

• Changing jobs during the loan process

These aren’t deal-breakers—but they will likely prompt more questions from the underwriter. It’s best to keep your financial situation as steady as possible once you start the mortgage process.

So... How Do You Stand Out?

If you really want to stand out in the eyes of a lender, do this:

• Be prepared: Have your documents ready and organized.

• Be honest: Disclose anything unusual up front. Surprises slow things down.

• Be consistent: Don’t open new credit lines, change jobs, or make big purchases mid-process.

• Be engaged: Ask questions, read disclosures, and communicate promptly.

Remember, the underwriter isn’t trying to catch you doing something wrong—they’re just trying to connect the dots and make sure the story your paperwork tells makes sense.

Final Thoughts: The Goal Is Clarity, Not Perfection

You don’t need a perfect credit score, a six-figure salary, or a spotless financial history to qualify for a mortgage. What you do need is a clear, consistent financial profile and the willingness to prepare.

Understanding what lenders are looking for not only helps you qualify—it empowers you to take control of the process. And that confidence? That’s worth every bit of preparation.