Mortgage Credit Questions, Answered

Does a lender pulling my credit hurt my score?

A lender's credit check can lower your score a little, but usually not by much. Mortgage checks that fall within a 45-day window are recorded as one inquiry, so comparing lenders inside that window has the same impact as one check.

Applying or getting preapproved usually means a hard inquiry. A soft inquiry, such as a check by a company you already have an account with, does not affect your score, and neither does checking your own credit. Some scoring models use a shorter window, as little as 14 days, so keep your shopping tight. Mortgage checks and auto loan checks count separately.

Sources: What happens when a mortgage lender checks my credit?, CFPB; What kind of credit inquiry has no effect on my credit score?, CFPB; When will my lender run or obtain a copy of my credit report?, CFPB; Contact multiple lenders, CFPB

Why am I getting flooded with calls and texts after applying for a mortgage?

Those calls often come from trigger leads, which happen when a mortgage credit check alerts other companies that you are shopping for a loan. A federal law, the Homebuyers Privacy Protection Act, took effect in March 2026 and limits the practice.

Credit bureaus now generally cannot sell your information off a mortgage credit request unless the company is making a firm offer and either has your authorization or already has a relationship with you. That means it originated or services your current mortgage, or it is a bank or credit union where you hold an account. Calls can still come from companies that fit those exceptions or got your information another way.

• Opt out of prescreened offers for five years at optoutprescreen.com or 1-888-567-8688. A permanent opt-out needs a signed form.
• Register your number at donotcall.gov.
• Tell companies you have done business with to stop calling. They must stop.

Sources: Public Law 119-36, Homebuyers Privacy Protection Act, Congress.gov; What To Know About Prescreened Offers for Credit and Insurance, FTC; National Do Not Call Registry FAQs, FTC

Why is my lender's credit score different from Credit Karma?

You have more than one credit score, and a free app may not show the score your mortgage lender uses. Scores differ by model, by which bureau's data is used, and by the day they are calculated.

Mortgage lenders order scores from specific approved models. Fannie Mae's guide lists classic FICO versions and VantageScore 4.0, and the same model must be used for all borrowers on a loan. FHA adds VantageScore 4.0 and FICO 10T alongside classic FICO for case numbers assigned on or after January 1, 2027. Lenders commonly review reports from three bureaus and use the middle score when three are pulled. That number can differ from what an app shows you.

Sources: What is a credit score?, CFPB; Understanding why offers for your credit score are not all the same, CFPB; B3-5.1-01, General Requirements for Credit Scores, Fannie Mae Selling Guide; B3-5.1-02, Determining the Credit Score for a Mortgage Loan, Fannie Mae Selling Guide; Mortgagee Letter 2026-11, HUD

If my spouse has better credit, should we both be on the loan? Which score counts?

Not always, because adding your spouse does not let the stronger score replace the weaker one. On most loans, the lender finds each borrower's middle score and uses the lower of those scores.

Fannie Mae uses the lower borrower's score for pricing, though some manually underwritten loans average the borrowers' middle scores to test eligibility. FHA also uses the lower borrower's score. The tradeoff is income. A spouse on the loan brings their income and their debts into the numbers. A spouse left off cannot add income, and in Texas their debts may still count on some loan types. Run it both ways before you decide.

Sources: B3-5.1-02, Determining the Credit Score for a Mortgage Loan, Fannie Mae Selling Guide; B3-6-02, Debt-to-Income Ratios, Fannie Mae Selling Guide; FHA Single Family Housing Policy Handbook 4000.1, HUD

Do I have to freeze or unfreeze my credit to get a mortgage? Which bureaus?

No, you do not need a freeze to get a mortgage, but if you already have one, lift it before the lender pulls your credit. Plan on all three bureaus: Equifax, Experian, and TransUnion.

Fannie Mae's automated system calls for a three-bureau merged report, and FHA requires a tri-merge report. Ask your lender which bureaus it uses. Lifting a freeze is free, and you contact each bureau separately. Online and phone requests must be honored within one hour. Mail requests can take up to three business days. Lenders often check credit again just before closing, so ask before you put the freeze back on.

Sources: Credit Freezes and Fraud Alerts, FTC; What is a credit freeze or security freeze on my credit report?, CFPB; B3-5.2-01, Requirements for Credit Reports, Fannie Mae Selling Guide; Mortgagee Letter 2026-11, HUD; When will my lender run or obtain a copy of my credit report?, CFPB

Will a new card or small loan hurt me before closing?

It can. A new card or small loan can lower your score and add a monthly payment that changes your debt-to-income numbers, even after you have been approved.

Lenders often check credit again just before closing, and they look for debts that appear on the report but not on your application. On Fannie Mae loans, any added debt found after the underwriting decision means the lender must recalculate your debt-to-income ratio, and the loan may no longer fit. VA lenders must also clear up undisclosed debts. Even financing an appliance can make qualifying harder. Hold off on new accounts until after you close.

Sources: When will my lender run or obtain a copy of my credit report?, CFPB; Your home loan toolkit, CFPB; B3-6-01, General Information on Liabilities, Fannie Mae Selling Guide; B3-5.3-09, DU Credit Report Analysis, Fannie Mae Selling Guide; 38 CFR 36.4340, Underwriting standards, eCFR

What credit problems can a lender work with?

Collections, charge-offs, and late payments do not automatically end a mortgage application. What matters is the loan program, how recent the problem is, and whether the rest of your file holds up.

On conventional loans run through Fannie Mae's automated system, collections and non-mortgage charge-offs on a one-unit primary home generally do not have to be paid off. Open judgments and liens usually do, and a mortgage payment 60 days or more late in the past 12 months makes the file ineligible. FHA's automated review does not count charge-offs as debt and has balance rules for collections. VA requires court judgments to be paid but not collection accounts, and it generally looks for 12 months of good payments after the last problem.

Sources: B3-5.3-09, DU Credit Report Analysis, Fannie Mae Selling Guide; FHA Single Family Housing Policy Handbook 4000.1, HUD; 38 CFR 36.4340, Underwriting standards, eCFR

How long after bankruptcy or foreclosure can I get a mortgage?

It depends on the program, the event, and when it ended, and waits commonly run from about one year to seven years. Documented circumstances beyond your control can shorten some of them.

• Conventional (Fannie Mae): Chapter 7 or 11, four years from discharge or dismissal. Chapter 13, two years from discharge or four from dismissal. Foreclosure, seven years. Short sale or deed-in-lieu, four years.
• FHA: Chapter 7, two years from discharge. Chapter 13, at least 12 months of plan payments with court permission. Foreclosure, short sale, or deed-in-lieu, three years.
• VA: Bankruptcy is not an automatic bar. After Chapter 7, a discharge in the past 12 months generally prevents approval, and VA typically looks for two years. Chapter 13 can be considered after at least 12 months of on-time plan payments with trustee or court approval. Foreclosure is reviewed on its facts and can affect entitlement.
• USDA: A bankruptcy discharge or foreclosure in the 36 months before applying is significant derogatory credit that needs further review.

Sources: B3-5.3-07, Significant Derogatory Credit Events, Fannie Mae Selling Guide; FHA Single Family Housing Policy Handbook 4000.1, HUD; 38 CFR 36.4340, Underwriting standards, eCFR; VA Home Loan Guaranty Buyer's Guide, VA; 7 CFR 3555.151, Eligibility requirements, eCFR

Can I get a mortgage if I have no credit history?

Often, yes. If you do not have enough credit history for a score, many programs let a lender build your history from other payment records.

Fannie Mae allows nontraditional credit after the lender checks all three bureaus, but usually not when a score can be produced or the report shows a bankruptcy or foreclosure. FHA allows a nontraditional credit report or independently verified references, and USDA allows similar alternatives. VA generally does not treat a lack of credit history as a negative. Payment records can include rent, utilities, phone, insurance, and childcare. Loan type, occupancy, and reserve rules are often tighter on this path.

Sources: B3-5.4-01, Eligibility Requirements for Loans with Nontraditional Credit, Fannie Mae Selling Guide; B3-5.4-02, Number and Types of Nontraditional Credit References, Fannie Mae Selling Guide; FHA Single Family Housing Policy Handbook 4000.1, HUD; 38 CFR 36.4340, Underwriting standards, eCFR; 7 CFR 3555.151, Eligibility requirements, eCFR