Denial for home purchase loan applications has fallen since 2021. (AP photo)

By AMAKA

CHUKWUMA

Wealth of Geeks

Recent Consumer Financial Protection Bureau (CFPB) findings show that in 2021, the denial rate for home purchase applications declined, standing at 8.3%.

This decline marked a significant drop from the preceding years’ figures of 9.3% in 2020 and 8.9% in 2019.

While this downward trend is encouraging, the Federal Housing Administration (FHA) loan applications diverged from the prevailing trend.

The report highlights that the denial rate for FHA loan applications surged to 12.4% in 2021. This stark divergence from the average raises critical inquiries into the distinct dynamics and considerations shaping the lending landscape for FHA-backed home acquisitions.

Disparity in Denial Rates for FHA Loan Applications

When evaluating home purchase applications, mortgage lenders adhere to a set of criteria, as articulated by Mark Buskuhl, Founder and CEO of Ninebird Properties. “Creditworthiness is paramount, as lenders scrutinize credit scores and repayment history. The consistency of income to support mortgage payments, assets available for down payment and other expenses, and the debt-to-income ratio all factor into lenders’ decisions. Property type specialization, stable employment history, and adherence to industry-standard loan amounts are also key determinants.”

However, the disparity in denial rates for FHA loan applications persists, raising questions about how lenders view these applications compared to conventional loans. Buskuhl elucidates, “Lenders perceive FHA mortgage insurance as a heightened risk compared to conventional loans. The presence of mortgage insurance often leads to higher monthly payments for FHA loans, influencing the overall risk profile. Furthermore, the lower loan limits of FHA loans, coupled with stringent eligibility criteria, can contribute to higher denial rates, primarily for larger mortgages.”

Eligibility and requirements diverge significantly between FHA-backed and conventional loans. While FHA-backed loan applicants face specific prerequisites, such as a minimum credit score of 500, traditional loan applicants aren’t bound by a specific minimum credit score requirement. Additionally, FHA loans necessitate private mortgage insurance (PMI) payments alongside loan installments, whereas conventional loans do not entail such obligations.

As for the elevated denial rate for FHA loan applications, Buskuhl notes the heightened eligibility prerequisites may be the chief cause. The imposition of stringent criteria, encompassing a lower credit score threshold and mandatory private mortgage insurance, predisposes lenders to reject FHA loan applications. Due to the amplified risk associated with FHA loans, lenders may be reluctant to approve applications for larger loan amounts.

Strategies for a More Effective FHA Application

According to Buskuhl, individuals aiming for a more effective FHA application should research FHA loan prerequisites and ensure they have the required documentation for their application. It’s crucial to clarify all associated fees tied to an FHA loan and verify their affordability.

Additionally, a prudent step is to evaluate various lenders to identify one offering competitive rates and favorable terms. Addressing possible misconceptions, Buskuhl says, “False notions can significantly influence FHA loan application outcomes. Some applicants may mistakenly believe that a substantial down payment is imperative for FHA loan approval when the required down payment can fluctuate based on lender and loan type.”

Other Factors That Could Impede Mortgage Loan Approval

Loan denials are not solely tied to credit issues. There are various reasons why underwriters might reject a mortgage application besides credit concerns. Understanding these factors is crucial for applicants to address potential roadblocks and improve their chances of loan approval. Here are key factors that could impede your quest to secure a loan for a home:

History of Late Payments: A record of late payments on previous debts, whether related to student loans or other obligations, can negatively impact your mortgage application. This pattern might raise concerns about your ability to manage future mortgage payments.

Unclear Source of Cash Influx: Large cash deposits without clear origins can worry mortgage lenders. They might see these deposits as possible loans or gifts requiring repayment. Lenders will seek more details to verify the legitimacy of the funds.

Inadequate Income: If your income is insufficient to cover your potential mortgage payments and existing debts, underwriters may deny the loan. Lenders calculate your debt-to-income ratio (DTI) to gauge your financial capacity.

High Loan-to-Value Ratio: Underwriters consider the loan-to-value (LTV) ratio, which compares the mortgage amount to the home’s value. A higher LTV ratio indicates greater risk, potentially leading to loan denial.

Recent Job Change: Underwriters prefer stability in income and employment. A recent job change might raise doubts about your ability to sustain a consistent income, prompting lenders to deny the loan.

Unfavorable Debt Levels: Excessive existing debts concerning your annual income could signal financial strain and result in loan denial. Lenders want to ensure that you can manage additional debt responsibly.

Inspection Impact: A negative home inspection can lead to mortgage denial. Significant problems in the property appraisal could make lenders see it as a risky investment. While loan denial is disappointing, it could save you from a home with hidden repair challenges.

Property Appraisal Issues: If the property’s appraisal value comes in lower than expected, it can affect the loan-to-value ratio and impact the lender’s confidence in the loan’s security.

When Your Mortgage Loan Application Faces Underwriting Denial

Communication with the Lender: After a mortgage denial, it’s important not to lose hope. Begin by speaking with your lender – they can provide insights into why you were denied, as the Equal Credit Opportunity Act requires. The lender’s explanation can help you identify areas for improvement, especially if credit plays a role.

Strengthen Your Credit: If you’re a first-time homebuyer or need to enhance your credit, consider options like opening a secured credit card, becoming an authorized user on someone else’s card, or taking out a credit-builder loan. These steps can help you establish and improve your credit history.

Monitor and Manage Credit: Regularly check your credit report and score. Stay vigilant with bill payments to avoid late payments, which can jeopardize mortgage approval. Tracking your debts and credit utilization helps you identify areas to improve your credit score.

Check for Credit Report Errors: Review your credit report thoroughly to identify any errors, outdated information, or fraudulent accounts. Dispute inaccuracies to rectify any potential negative impact on your credit score.

Debt Management and Diversification: Paying down debts, settling collections, and diversifying your credit portfolio are crucial. Maintain a mix of revolving credit and installment loans and make timely payments. Keeping accounts open demonstrates responsible credit management, even as you work on reducing debt.

The results from the CFPB shed light on the complex nature of mortgage application processes and highlight the hurdles that prospective purchasers must overcome. Understanding the dynamics of the real estate market empowers aspiring homeowners to navigate the complex terrain of loan approvals.