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How To Calculate Self Employed Income For Mortgage

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Can You Get A Mortgage If You Are Self

How To Calculate Self-Employed Income For A Mortgage

Being self-employed isnt a barrier to being accepted for a mortgage, but you might find there are more hoops to jump through, especially in the current environment.

Self-employed borrowers are generally viewed as more risky because of the expectation that their income wont be regular and because there is no one employer to vouch for their salary.

As a result, providers require more information to prove the borrower has the right track record, says David Hollingworth at the broker L& C Mortgages, although there will be differing criteria requirements from one lender to the next.

Self-certification mortgages were designed especially for the self-employed and required little evidence to prove your income. However, the Financial Conduct Authority banned these products in 2011 because, in the run-up to the financial crisis, they had been abused by borrowers seeking to inflate their income artificially in order to secure a bigger loan.

Tighter lending criteria followed in 2014 in the form of the Mortgage Market Review, placing a bigger burden of proof on the borrower to convince the provider that they could afford the loan before they were accepted for it.

Nowadays most lenders will offer exactly the same mortgage deals to self-employed mortgage applicants as to any other borrower

David Hollingworth at the broker L& C Mortgages

Calculating Your Income For A Mortgage Application

Mortgage lenders like to see stabilitylong employment histories and steady income. Most prefer to see at least two years of self-employment to show your ability to generate income over time. To calculate your monthly income for a mortgage application, start with this simple formula:

  • Find your net profit before taking exemptions or paying taxes for the two most recent years you filed taxes.
  • Add these two figures together.
  • Divide the total by 24.
  • So, if your net profit was $110,000 in 2019 and $104,000 in 2020, your average monthly income would be $214,000 divided by 24, or $8,917.

    Your lender will likely verify your income by reviewing tax returns or tax transcripts as well as bank statements. You may also be required to show 1099 forms and provide a profit and loss statement for the current year.

    Every Lender Has Their Own Policy On Self

    Rules can vary based upon the lender and the type of loan you’re getting, so shopping around might be a little more difficult if you’re self-employed. This is because every lender has different policies in place regarding risk mitigation. As you look around, make sure you’re clear about what the lender will need from you.

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    Speak To An Expert About Self

    It is really important to get advice from an expert mortgage broker who knows the market and can make the vital difference between having your application as a self-employed person accepted or refused.

    We work with a team of specialist advisors who will be able to help you whatever your circumstances. We dont charge a fee and there is absolutely no obligation or any marks on your credit rating.

    Call Online Mortgage Advisor today on 0808 189 2301 or make an enquiry online. Then sit back and let us do all the hard work in finding the broker with the right expertise for your circumstances. We dont charge a fee and theres no obligation or marks on your credit rating.

    Ask a quick question

    We can help!We know everyone’s circumstances are different, that’s why we work with mortgage brokers who are experts in Self-Employed Mortgages.Ask us a question and we’ll get the best expert to help. is an information website all of our content is written by qualified advisors from the front line, for the sole purpose of offering great, relevant, and up-to-date information on all things mortgages.

    Online Mortgage Advisor is a trading name of FIND A MORTGAGE ONLINE LTD, registered in England under number 08662127. We are an officially recognised Introducer Appointed Representative and can be found on the FCA financial services register, number 697688.

    The Financial Conduct Authority does not regulate some forms of buy to let mortgage.


    Tip : Keep An Eye On Your Credit

    How to Calculate Self Employed Income for Mortgages ...

    Lenders look at your score as an indication of your ability to repay your debts. It doesnt take your income into consideration. Unlike your DTI, the higher your credit score, the more favorable position youll be in for a mortgage.

    Another factor to your credit score lenders consider is your credit utilization. This ratio measures how much of your available credit you use.

    For example, if you have a credit limit of $10,000 and have a $6,000 balance on it, your ratio is 0.60, or 60%. Like your DTI, the lower your credit utilization ratio, the better it is for your credit score, which means its better for your mortgage application.

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    Using Business Assets For The Down Payment On The New Home

    If you are withdrawing money from your business to cover your down payment or closing costs, the lender will have to evaluate the effect of that withdrawal on your business.

    For example, the lender may request verification of all of your businesss financial assets to assess the impact of the withdrawal. The determination will be different in each case. For example, if your business has $100,000 in cash assets, and you need to withdraw $10,000, it may not be an issue. But if you only have $15,000, the survival of your business may be compromised.

    > > MORE: Check Todays Rates

    In that situation, the lender will likely request a written opinion from your CPA on the effect of the withdrawal on the business. If the CPA indicates that the withdrawal wont hurt the business, the lender may allow the withdrawal. But if the CPA indicates any concerns, or refuses to comment, your loan approval may be reconsidered.

    If youre self-employed, its important to provide the necessary documentation and to do so as early in the loan process as possible. The lender isnt looking to hassle you or to decline your loan. But they will need your help in supporting their decision to approve your loan. Youre helping your own cause by being fully prepared to cooperate.

    What’s in this article?

    Plan Ahead To Make Mortgage Qualifyingeasier

    If youre self-employed andwant to buy a home, it helps to plan in advance. Work with a mortgage professional and involveyour accountant as well.

    You can change the way youwrite off your business expenses, and the amount of taxable income you show.Alternatively, you can amend previous tax returns to show higher income fromthe past.

    Note that some deductions,such as depreciation, wont hurt you. Underwriters add these deductions backinto your taxable income.

    You and your accountant cancheck out the form underwriters use and see how lenders will view your incomeright now.

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    Using Business Accounts For Your Down Payment And Closing Costs

    In some cases, you can use funds from your business accounts from your down payment.

    Sometimes, though, the underwriter will ask you for a letter from your CPA saying that taking money from the business wont jeopardize ongoing health of the business. Your CPA may or may not be willing to write this letter.

    The underwriter wants to verify your business wont be short on cash and be forced to take out loans or shut its doors due to lack of funds. After all, your business is the source of your income, and if your income stream stops, you may default on your loan.

    Any business funds used for closing costs or the down payment on a home should be excess money that the business will not need for the foreseeable future.

    Consistent Or Increasing Revenues

    Mortgage Mayhem Episode 5- Calculating Income for Self Employed Borrowers

    Unlike W-2 documents, lenders review business income not just for the most recent year, but within the two years. A borrowers income is calculated by adding it up and dividing to total by 24 . Your revenues for year one, for example, is within the $80,000 while it increased the following year to $83,000. The income used for qualifying purposes is $80,000 + $83,000 = $163,000 then divided by 24. Which, in this case, would have a difference of $6,791 per month.

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    Why Do Lenders Care About My Emergency Savings Account

    Lenders want to see that youd be able to make your payment for a while in the event that you lose your income temporarily. As you shop around, youll find that lenders may have vague or unwritten policies for how much emergency savings you need to have. Generally speaking, its a good idea to have at least 2 months worth of expenses in highly liquid savings.

    How Much Can I Borrow For A Mortgage If Im Self

    If you are employed of self-employed and meet the mortgage lenders criteria, you can usually borrow 4.5 times your annual income.

    This is the maximum most mortgage lenders would let you borrow, although some will consider offering 5x your income, and there are even a handful of specialist lenders who will offer up to 6x income in the right circumstances.

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    What Are Lenders Looking For When Theyre Considering My Application

    Basically, theyre trying to determine what it is you do and whether youll be able to repay them. There is no third party like an employer to help them decide. So theyll want to know about your business and how much youve made in the past few years, plus theyll be trying to figure out your likelihood of continuing to earn that income.

    Why Do Lenders Suggest Larger Down Payments From Self

    Self Employed Mortgage Options

    Although the down payment requirements for Rocket Mortgage dont change as a result of self-employment, some mortgage lenders may try to mitigate their risks by having you make a higher down payment, which results in a lower loan-to-value ratio . Thats a fancy way of saying that lenders like it when you have as much skin in the transaction as they do.

    Read Also: How Do You Refinance Your Mortgage

    Are Stated Income Mortgages Illegal

    Stated income mortgages are not illegal in Canada. Stated income mortgages became illegal in the United States after the Frank-Dodd Act in 2010 required borrowers to prove their income for owner-occupied properties.

    TheEligible Mortgage Loan Regulationsunder Canada’sProtection of Residential Mortgage or Hypothecary Insurance Actstates that mortgage lenders must verify the borrowers income and employment status if they are employed. For self-employed borrowers, lenders just need to judge if the income reported by the self-employed borrower is plausible.

    In other words, the stated income that a self-employed borrower declares must be reasonable. To do this, lenders will look at the industry, how long you have been in business for, and your occupation. For example, freelance photographers make roughly $40,000 per year in Canada. If a self-employed freelance photographer in their first year of business declares a stated income of $400,000 per year, their self-employed mortgage application will most likely not be approved. Their income will need to be verified in this case.

    We Created A Helpful Infographic To Aid You In Understanding How To Use Add

    • Red light means stop. These items are generally not acceptable to claim as an add-back.
    • Yellow light means proceed with caution. These items will be considered by your underwriter on a case-by-case basis. Consult your underwriter if need be theyre the experts and theyre happy to help.
    • Green light means go! These items are acceptable and approved by lenders.

    When in doubt, let us help you figure it out. Providing your underwriter with the clients statement of business activities, T1 summary and accountant-prepared company financials with your submission will take the guesswork out of what income can be used for qualifying and will also allow for a smooth process and reliable approval.

    We hope this information helps clarify these options for your next deal. If there are other mortgage terms youd like to see explored, please leave us a comment. And make it a tough one, we love a good challenge.

    Need a Broker?

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    Tip : Check Your Debt

    Your debt-to-income ratio, or DTI, is the percentage of your gross monthly income that goes toward paying your monthly debts. Lenders pay attention to it because youre a less risky borrower when your DTI is low. That means you have more budget for a mortgage payment.

    To calculate your DTI, divide your monthly recurring debt by your monthly income before taxes. Fluctuating monthly bills such as utilities, property taxes, groceries and repairs arent considered debts and arent taken into consideration when calculating DTI.

    If your DTI is more than 50% and you want to get a mortgage, focus on reducing your debt before applying.

    Buying A House With A Commission

    Self-Employed Income Qualification For Mortgage Loans

    People who work in sales tend to earn a basic salary and then receive commission or bonuses depending on how many sales theyve closed. Other industries such as recruitment also have performance-based incentives and are rewarded by commissions and bonuses.

    Sometimes this can cause a problem when youre applying for a mortgage because most lenders dont like unpredictable incomes. Instead, they like a mortgage borrowers income to be as consistent as possible. If youre worried this might be the case for you, you could try to keep your income as consistent as you can for a period of three months. That way, you can show three months worth of payslips that show the same .

    If youre earning commission, and want it to count towards your income, a lot of lenders will want you to have been earning the commission for at least 2-3 years before theyll consider it formally. Some lenders just want to see the commission is a regular payment over 12 months. Specialist lenders will consider commission even if its just after a few months.

    Its important to remember that some lenders will calculate the commission income as an average over the 2 years. So, if your commission income is more today than it was last year, this could reduce the amount the lender will consider. If your income has reduced recently then lenders are likely to cap the amount they consider lending to the current month or your recent history.

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    How Do I State My Income

    For self declared income, you’ll need to complete a declaration form or letter. You may need a witness when signing the form. The following information will be asked:

    • Gross earnings or net income of the previous year
    • Name and address of the business
    • Nature of business
    • Retained earnings for corporations

    Self Employed Mortgage Specialists

    The mortgage market for self-employed workers isnt always as straightforward as it might be, as many of the mainstream lenders became more reluctant to lend to self-employed people following the financial crisis and subsequent tightening of mortgage lending criteria. However, more recently the mortgage market has seen a shift, with a number of lenders specialising in lending to the self-employed. At Just Mortgage Brokers we have access to self-employed mortgages from across the UK mortgage market, and have years of experience in helping people find the lender and mortgage that best suits their needs. Get in touch with us today to discuss how we can help you.

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    How Mortgage Lenders Calculate Self

    Theres no doubt about it, the burden of income documentation for the self-employed is more complicated than what it is for salaried employees. But the reason for the higher level of documentation is that the process for lenders to calculate self-employment income is more involved. By knowing how mortgage lenders calculate self-employment income, youll be in a better position to provide the necessary documentation, as well as having a better understanding of why its needed.

    The Dos And Don’ts Of Self

    • Do. Keep up-to-date records and accounts.
    • Do. Hire a certified or chartered accountant to prepare your accounts and tax return.
    • Do. Speak to a mortgage broker about your options.
    • Do. Speak to your current lender if youâre self-employed and want to remortgage or move house.
    • Donât. Minimise your income too much for tax purposes â it will affect your chances of getting a mortgage.
    • Donât. Assume itâs impossible to get a mortgage if youâre self-employed â itâs not.

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    How Lenders Calculate Income For The Self

    Getting a mortgage when youre self-employed isnt impossible. But it is more difficult. And if you dont understand how banks qualify self-employed borrowers, it can also be very frustrating. But it doesnt have to be. Once you know how the process works, you can make a plan to optimize your loan approval and improve your chances to qualify for the amount you need.

    Documenting Income & Profit Trends In Mortgage Applications

    If youre a W-2 employee and you earn a huge raise, a promotion or a better-paying new position, underwriters use your new, higher income. However, if youre self-employed and made a lot more income this year than the year before, lenders dont give you credit for all of it they average it over the last 24 months.

    In addition, you must explain an exceptionally large year-over-year increase, or underwriters may conclude the income resulted from a windfall and not from normal business activities. Its smart, therefore, to prepare explanations for revenue increases that exceed 25 percent. An underwriter may ask you to provide CPA-audited financial statements.

    What if revenue declines from one year to the next? Youll have a hard time finding approval if thats the case. FHA guidelines state, Annual earnings that are stable or increasing are acceptable, while businesses that show a significant decline in income over the analysis period are not acceptable, even if the current income and debt ratios meet FHA guidelines.

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