Sia Klaibua

Most pre-approvals are issued within 24–48 hours once I have your documents. In many cases I can turn one around the same day. The faster you get me your paperwork, the faster you can shop with confidence.

It depends on the loan type. FHA loans can go as low as 580 with 3.5% down. Conventional loans typically require 620 or higher, and the best rates are usually reserved for scores of 740 and above. If your score is not where you want it yet, I can help you identify the fastest ways to improve it before applying.

Pre-qualification is a quick estimate based on information you self-report — no verification, no documentation. It gives you a ballpark but carries very little weight with sellers. Pre-approval is a full review of your income, assets, and credit. It is verified, documented, and tells a seller you are a serious and capable buyer. In today's market, pre-approval is essential.

Less than most people think. FHA loans require as little as 3.5% down. Conventional loans can go as low as 3%. VA loans require zero down for eligible veterans. And if even that feels out of reach, Down Payment Assistance programs may be able to cover your down payment entirely. There is likely an option that works for your situation.

Standard documents include: two years of W-2s and tax returns, your two most recent pay stubs, two months of bank statements, a valid government-issued ID, and if applicable, documentation of any additional income sources. Self-employed borrowers may need additional items — I will walk you through exactly what applies to your situation.

From pre-approval to closing typically takes 21–45 days once you are under contract on a home. The timeline depends on the appraisal, underwriting, and how quickly all parties respond. I work to move as fast as possible and keep everyone informed every step of the way so nothing gets delayed.

This is one of the most common concerns buyers have — and honestly, one of the most overstated.

A soft pull gives you and your lender a general estimate of your credit standing. It does not affect your score, but it also does not go deep enough to issue a real, verified pre-approval. Think of it as a rough sketch — useful for a conversation, but not enough to make an offer.

A hard pull is a full credit review. According to FICO, the impact for most people is fewer than 5 points — though the exact drop varies from person to person depending on your overall credit profile, history, and number of existing inquiries.

Here is something most people do not know: if you are shopping multiple lenders for a mortgage, FICO treats all mortgage inquiries made within a 45-day window as a single inquiry — so comparing rates does not multiply the impact.

In a competitive market, a soft pull pre-qualification is essentially a polite guess. A hard pull pre-approval is proof. Sellers know the difference, and so do listing agents. The minor, temporary impact on your score is a small price to pay for the credibility and purchasing power a true pre-approval gives you. Most scores recover within 60 to 90 days — and by then, you may already have the keys to your new home.