Thou Shall NOTs

🛑 The “Thou Shall NOTs” After Pre-Approval: What Not to Do When You’re Home Shopping

So, you’ve gotten pre-approved—congratulations! That’s a huge step toward buying your dream home. But before you start picking out paint colors or measuring for furniture, let’s talk about something just as important as getting pre-approved:

🗣️ What NOT to do once you’re pre-approved and actively house hunting.

Even small financial missteps can derail your loan approval, so here are the top “Thou Shall NOTs” to keep in mind on your way to closing day.

1. ❌ Thou Shall NOT Make Big Purchases (Like a Car or Furniture)

It might be tempting to buy that new sectional for your future living room, but hold off until after closing. Big purchases can affect your debt-to-income ratio (DTI), which could cause your loan to be denied—even at the last minute.

✅ Pro Tip: Wait until you have the keys in hand before buying anything on credit.

2. ❌ Thou Shall NOT Open or Close Any Credit Accounts

That 15% off for opening a store card? Not worth it right now. Opening (or closing) credit cards can impact your credit score, which lenders continue to check up to closing.

✅ Keep your credit activity quiet and consistent. Your pre-approval is based on your current financial snapshot—any change could trigger a full re-approval process.

3. ❌ Thou Shall NOT Quit or Change Jobs Without Talking to Your Lender

Switching jobs—especially changing industries or pay structure (hourly to commission, for example)—can cause complications in verifying income and stability.

✅ Always check with your loan officer before making employment changes. Stability is key in the eyes of your lender.

4. ❌ Thou Shall NOT Make Large Deposits or Transfers Without Documentation

If you’re moving money between accounts or receiving gift funds, be prepared to document everything. Unexplained large deposits can raise red flags for underwriters.

✅ Ask your lender how to properly document gift money or transfers in advance.

5. ❌ Thou Shall NOT Miss Any Existing Bill Payments

Even one late payment can tank your credit score and put your mortgage at risk.

✅ Keep all bills paid on time—especially credit cards, car loans, and student loans.

6. ❌ Thou Shall NOT Start Renovations or Move In Early

It’s not your house until you close. Making plans to paint, renovate, or move in before closing can cause legal and financial headaches.

✅ Wait until the transaction is 100% closed, recorded, and funded.

7. ❌ Thou Shall NOT Co-Sign for Anyone Else

Even if you’re just “helping out,” co-signing on a loan makes you financially responsible. It affects your DTI and could jeopardize your approval.

✅ Let friends or family know that co-signing is off-limits until you’ve closed on your home.

✅ Bottom Line: Stay Steady, Stay Pre-Approved

Buying a home is one of the biggest financial steps you’ll take—staying financially consistent is the best way to protect your future home purchase.

If you’re ever unsure about what’s okay and what’s risky during the process, your Realtor and lender are here to help you navigate it all. There are no silly questions—only proactive decisions!

As a licensed Realtor, I proudly follow the principles of the Fair Housing Act and provide equal professional service to all clients—regardless of race, color, religion, sex, disability, familial status, national origin, sexual orientation, or gender identity. Everyone deserves a fair and transparent homebuying experience.