Reference
Document Checklist by Loan Type
Pick your loan type and income profile to see the exact stack your Texas underwriter will request. Gather these before you apply - complete files close in 21-28 days; incomplete ones stall for weeks.
1. Loan type
2. Your income profile
Showing the checklist for Conventional (Fannie Mae / Freddie Mac) · W-2 employee
Universal - every borrower, every loan
8 items- Government-issued photo ID (driver's license, state ID, or passport) - for every borrower on the loan
- Social Security card or ITIN letter - for every borrower
- 2 most recent months of statements for every bank account (all pages, including blanks)
- 2 most recent months of every retirement / brokerage / 401(k) statement (all pages)
- Current lease + 12 months proof of rent (cancelled checks, bank ACH printouts, or written Verification of Rent from landlord/property manager)
- Fully executed purchase contract with all addenda, amendments, and seller's disclosures
- Earnest money cancelled check or wire confirmation + receipt from title company
- Homeowners insurance binder + paid receipt for first year (lender requests ~10 days before closing)
Income docs - W-2 employee
Income/employment verification stack6 items- Most recent 30 days of paystubs (every paystub in the window, not just the most recent)
- W-2 forms for the past 2 calendar years
- Federal personal tax returns past 2 years - all pages, all schedules, signed
- Verification of Employment (VOE) - your lender sends this directly to your HR; you don't fill it out
- If you receive bonus, commission, or overtime: 2-year history + YTD breakdown showing it's likely to continue
- If you changed employers in the past 2 years: offer letter for current role
Conventional (Fannie Mae / Freddie Mac) - loan-specific items
Required only for this loan program5 items- If putting down less than 20%: PMI disclosure acknowledgement (lender provides)
- If condo: HOA questionnaire + master insurance policy + budget + reserve study
- If multi-unit (2-4): existing leases + rent roll + Form 1007 rent comparison
- If using rental income to qualify: Schedule E from past 2 tax years
- Source-of-funds documentation for entire down payment + closing + reserves
Add-on documents - only if these apply to you
Most files need at least one of these. Stack only the sections that match your situation.
▶Down Payment Assistance (TSAHC, TDHCA, city/county DPA)
- Homebuyer education certificate from a HUD-approved course (valid 2 years) - e.g., Framework, eHome America, Money Management International
- Completed program-specific intake / reservation form (your lender submits)
- Income certification documents the program requires (varies by program)
- Acknowledgement of any second-lien or recapture terms
▶Mortgage Credit Certificate (MCC)
- Completed MCC application (lender submits to TSAHC or TDHCA)
- MCC issuance fee receipt (~$500-$900, often financed)
- First-time buyer attestation (no home ownership in past 3 years) - required by most MCC programs
- If targeted area: TSAHC/TDHCA targeted census tract waiver
▶Gift funds toward down payment / closing
- Signed gift letter (donor, donor relationship, amount, no repayment language) - see our /guides/gift-letter template
- Donor's bank statement showing source funds (60 days)
- Wire transfer or cancelled check proving transfer to borrower
- Borrower's bank statement showing gift deposit landing
▶Bankruptcy in the past 7 years
- Chapter 7: discharge papers + all schedules (must be ≥ 2 yrs FHA/VA, 4 yrs Conv, 3 yrs USDA)
- Chapter 13: discharge OR proof of 12 months on-time payments + trustee permission letter
- Letter of explanation describing cause and re-established credit
- 24 months of post-discharge credit history showing recovery
▶Divorce or separation
- Final divorce decree with full property settlement attached
- Court order for child support / alimony if used as qualifying income (must continue ≥ 3 years)
- 6 months of proof of receipt for any support income used to qualify
▶Recent large deposit (any deposit > 50% of monthly income)
- Source documentation: paystub, bonus letter, sale receipt, tax refund letter, etc.
- Bank transfer record if moved between your own accounts
The 4 rules that kill more deals than any missing document
- Do not change jobs from application through funding - even within the same field. If unavoidable: same field, same or higher pay, signed offer in hand.
- Do not open new credit - no car loan, store card, furniture financing, or rate-shopping for non-mortgage credit. Lenders re-pull credit 24-72 hours before closing.
- Do not make large unexplained deposits. Anything > 50% of monthly income needs paper-trail source documentation.
- Do not move money between accounts right before underwriting without saving the transfer records. “Mattress money” (cash deposits) is the #1 cause of denied loans.