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.
Your next step
Turn this into a plan
Step 1 · 30 seconds
See which programs you may qualify for
Four questions surface the federal, Texas state, county, and city programs that fit your situation. No credit pull, no email required.
Take the eligibility quizStep 2 · Free download
Get the 31-page Texas Buyer Playbook
Every stackable program, the concession caps by loan type, lender questions, and the closing-day checklist — in one PDF.
Download the playbookStep 3 · When you’re ready
Get introduced to a licensed local professional
Tell us your county and we’ll introduce you to a TREC-licensed real estate professional who works that market.
Request an introduction