Multiple mortgage pre-approvals and effects on credit score
"The problem is not the credit score; it is the ""competing"" inquiries. Multiple inquiries will be considered as one if done withing a short time period (2 month, IIRC) and for the same kind of credit, because people do shop for rates, you're not the first one to do that. So don't worry about that. What you should be worrying about is banks asking questions about these inquiries, which is an annoying (at least for me) technicality. You'll have to explain to each of the banks that you want a pre-approval from that you're going to take the mortgage from them, and not from anyone else. In writing, with your signature notarized. Which is OK because it's done (the signature and notarizing) at closing, but you'll have to ""convince"" them that they're the chosen ones to get approved. Other than that it's pretty simple. I've done that (including the declaration that I'm not going to take any loans based on the other ""competing"" inquiries), and it worked fine when I took the original mortgage, and when I refinanced it later in a similar ""shopping"" fashion. Do it closer to the actual bidding, because closing does take at least 3-4 weeks, and the rate lock is usually for 30-60 days, so not much time to shop if you take that road." "Johnny.  I recently bought my first home as well, and I have worked in the credit business (not mortgage), so I think I can answer some of your questions.  Disclaimer first that I'm in NY, and home buying does vary from state to state. In my experience, pre-qual is not too different from pre-approval.  Neither represents any real committment on the part of the bank (i.e. they can still deny approval at any point), and both are based on pulling your credit bureau and calculating ratios based on your stated (probably not documented) financial information.  It's theoretically possible that a seller would choose a pre-approved buyer over a pre-qualified buyer, all other things being equal, but all other things are seldom equal. Remember also that you don't need to ultimately get a mortgage from the same bank that you use for the pre-qual.  The pre-qual just shows that you are probably credit-worthy and serves to give you some credibility with sellers.  Once you have an accepted offer and need to find a real mortgage, you can shop around for the best rate and best loan structure.  Banks don't need to have pulled your credit to quote rates, but they will need to have a general idea of your FICO range.  Once you find the bank you like with the best rate and actually apply for the loan, they will pull a hard bureau, and if your scores are different from what you said before, the rate may change, but within the same range, you'll generally be ok.  Also, banks do not necessarily pull all 3 bureaus; they may only pull 1, as it costs them for each pull. 2 potential downsides to this approach: Also, make sure you have a mortgage/funding clause in your contract, as banks are unpredictable, and make sure you have a great real estate lawyer, not a legal ""factory"" - the extra few hundred $ are worth it. Don't overthink this credit stuff too much.  Find a good house for a good price, and get a no-nonsense mortgage that you fully understand - no exotic stuff.  Good luck!"
The one big drawback I know is when you take the mortgage credit, your credit ability is calculated, and from that sum all of your credits are subtracted, and credit limit on credit card counts as credit...  I don't know if it is worldwide praxis, but at least it is the case in Poland. It's not unusual/undesirable. If everyone prepaid their mortgage, banks would not like this, but we're in no danger of that :). Also, the amount you are pre-paying is not so significant as to make them pay special attention. In many cases when a borrower pre-pays, they will not continue to do so over the life of the loan since it's so easy to stop at any time, and the extra payments are voluntary. Depending on who originated the mortgate, it might be sold even more often than in your case. It's no longer commonplace for a bank to hold a mortgage to maturity, now that banks and other institutions have separated the origination of the loan from its servicing. It's likely that your mortgage was bundled with others through a process called securitization, and will be bought/sold based on the bank's need for liquitity or to balance out the maturity of its assets and liabilities (whether they need more cash now versus later), or based on the types of ways your bank has decided that it wants to make money versus farming out other types of business to others. What would substantially change the value of your mortgage to a bank is if it were performing (ie you are paying on time) but then became non-performing (ie you fall behind in your payments). It's also possible that if you have a very small mortgage or principal balance, that there is very little risk to the bank, and little difference between the present and future values of your loan, but banks don't typically make these types of transactions based on the characteristics of an individual loan. If your primary concern is a drop in your credit score, go to a mortgage broker instead of multiple banks and finance companies. Each time you ask a bank or financial institution for a loan, they do a hard pull on your credit rating which costs you a couple of points. Visit a dozen lenders and you'll lose 24 points. You will also be signalling to lenders that you're shopping for money. If you visit a mortgage broker he does a single hard pull on your credit score and offers your loan query to a dozen or more lenders, some of which you may not have even heard of. This costs you 2 points instead of 24. If you are only going to visit one financial institution or another specific one, the drop in credit score is the same couple of points. The above answer only applies if you make loan inquiries at multiple institutions. First of all, think of anyone you know in your circle locally who may have gotten a mortgage recently.  Ask him, her, or them for a recommendation on what brokers they found helpful and most of all priced competitively. Second of all, you may consider asking a real estate agent.  Note that this is generally discouraged because agents sometimes (and sometimes justifiably) get a bad reputation for doing anything to get themselves the highest commission possible, and so folks want to keep the lender from knowing the agent.  Yet if you have a reputable, trustworthy agent, he or she can point you to a reputable, trustworthy broker who has been quoting your agent's other clients great rates. Third of all, make sure to check out the rates at places you might not expect - for example, any credit unions you or your spouse might have access to.  Credit unions often offer very competitive rates and fees.  After you have 2-3 brokers lined up, visit them all within a short amount of time (edit courtesy of the below comments, which show that 2 weeks has been quoted but that it may be less).  The reason to visit them close together is that in the pre-approval process you will be getting your credit hard pulled, which means that your score will be dinged a bit.  Visiting them all close together tells the bureaus to count all the hits as one new potential credit line instead of a couple or several, and so your score gets dinged less. Ask about rates, fees (they are required by law to give you what is called a Good Faith Estimate of their final fees), if pre-payment of the loan is allowed (required to re-finance or for paying off early), alternative schedules (such as bi-weekly or what a 20 year mortgage rate might be), the amortization schedule for your preferred loan, and ask for references from past clients. Pick a broker not only who has the best rates but also who appears able to be responsive if you need something quickly in order to close on a great deal. "As mentioned before - you're over-thinking the hard-pull issue. But do try to make the preapproval as close to the actual bidding as possible - because it costs money. At least from my experience, you'll get charged the application fee for preapproval, while ""pre-qualification"" is usually free. If you're seriously shopping, I find it hard to believe that you can't find a house within 3 months. If you're already in the process and your offer has been accepted and you opened the escrow - I believe the preapproval will be extended if it expires before closing. I've just had a similar case from the other side, as a buyer, and the seller had a short-sale approval that expired before closing. It was extended to make the deal happen, and that's when the bank is actually loosing money. So don't worry about that. If you haven't even started the process and the preapproval expired, you might have to start it all over again from scratch, including all the fees. The credit score is a minor issue (unless you do it every 2-3 months)." "This is the best tl;dr I could make, [original](https://qz.com/1064061/house-flippers-triggered-the-us-housing-market-crash-not-poor-subprime-borrowers-a-new-study-shows/) reduced by 83%. (I'm a bot) ***** &gt; Analyzing a huge dataset of anonymous credit scores from Equifax, a credit reporting bureau, the economists-Stefania Albanesi of the University of Pittsburgh, the University of Geneva&amp;#039;s Giacomo De Giorgi, and Jaromir Nosal of Boston College-found that the biggest growth of mortgage debt during the housing boom came from those with credit scores in the middle and top of the credit score distribution-and that these borrowers accounted for a disproportionate share of defaults.  &gt; The mortgages these prime borrowers were able to secure were much bigger than those taken out by poor homebuyers.  &gt; Shoar&amp;#039;s work reveals that borrowing and defaults had risen proportionally across income levels and credit score, but that those with sounder credit ratings drove the rise in delinquencies.   ***** [**Extended Summary**](http://np.reddit.com/r/autotldr/comments/6xfbx2/house_flippers_triggered_the_us_housing_market/) | [FAQ](http://np.reddit.com/r/autotldr/comments/31b9fm/faq_autotldr_bot/ ""Version 1.65, ~202565 tl;drs so far."") | [Feedback](http://np.reddit.com/message/compose?to=%23autotldr ""PM's and comments are monitored, constructive feedback is welcome."") | *Top* *keywords*: **credit**^#1 **borrowed**^#2 **mortgage**^#3 **score**^#4 **crisis**^#5" While one credit provider (or credit reference agency) might score you in one way, others may score you differently including treating different things that contribute to your score differently. Different credit providers may also not see all of your credit score as potentially some data may not be available to all credit suppliers. Further too many searches may trigger systems that recognise behavior that is a sign of possible fraudulent activity (such as applying for many items of credit in a short space of time). Whether this would directly affect a score or trigger manual checks is also likely to vary. In situations like this a person could have applied for (say) a dozen credit cards, with all the credit checks being performed before there is any credit history for any of those dozen cards. "Great explanation. I want to add 2 thing: 1) Credit rating agencies played there role in messing up the economy, by giving subprime (higher risk) mortgage backed securities AAA rating.  2) ""Other banks saw this happening and were forced to lower their requirements for issuing mortgages."" Well not banks, but mortgage brokers lowered there requirement from issuing mortgages. They even started to issue NINA (no income verification, no assets verification) loans!" Credit scoring has changed since the time of this question (July 2017) and it is now possible that having a high available credit balance can negatively affect your credit score. ... VantageScore will now mark a borrower negatively for having   excessively large credit card limits, on the theory that the person   could run up a high credit card debt quickly. Those who have prime   credit scores may be hurt the most, since they are most likely to have   multiple cards open. But those who like to play the credit card   rewards program points game could be affected as well. source I think you are running into multiple problems here: All these together look like a high risk to a bank, especially right now with companies being reluctant to hire full-time employees. Looking at it from their perspective, the last thing they need right now is another potential foreclosure on their books. BTW, if it is a consolation, I had to prove 2 years of continuous employment (used to be a freelancer) before the local credit union would consider giving me a mortgage. We missed out on a couple of good deals because of that, too. The answer depends on how much you spend every month. The DTI is calculated using the minimum payment on the balance owed on your card.  Credit card minimum payments are ridiculous, often being only $50 for balances of a couple thousand dollars. In any case, when you get preapproved, the lender will tell you (based on your DTI) the maximum amount they will approve you for. If your minimum payment is $50, that's another $50 that could go towards your mortgage, which could mean an additional $10,000 financed. It's up to you to decide if $10,000 will make enough of a difference in the houses you look at. Say the rate is 6%, and the payment is $500/mo. If the bank credits on the day received, the .5% per month is $2.50 for the whole month. In other words, pulling in the payment by the full 30 days will save you about $2.50. The whole loan may be costing $3.50/day, but you can only impact the amount one payment at a time.  To be clear, you need to find out exactly how they credit you. Some loans do not accept partial payments separate from the normal payment. If a $500 payment is due, that's the time to prepay principal, but they might not accept, say, $200 each week.  As a side note, mortgages typically don't credit the way you'd hope. I have a standard 30 year mortgage and whether I send the payment a full 15 days early or 14 days late, the next month shows a balance that I can pull from an amortization table assuming all payments are on the 1st of the month. If I were you, I'd make a full payment 2 weeks early, then check your balance and see what the impact was, just to be sure. 8 hard inquiries spread over two years is not a negative factor, with a score of 750. Real question #1: How much of your credit limits are you currently using? Less than 30% of your credit limits is good. Less than 15% is even better, 10% is great You don't need to wait X amount of days after applying for a mortgage or a card to increase your chances of getting approved for something else. You do need to be conscious of how many hard pulls you have done in a reporting period though, but again as I said, 8 spread over two years is not a whole lot. Real question #2: What negative things do you have in your credit history? Young age, income, delinquent payments, bankruptcies, low limits? Some of these negative factors are catch-22's (low limits, young age = low limits because of age and young credit history)  but these contribute to how much institutions would be willing to lend you The credit scale is deceptive, it goes: AAA, AA, A, BBB, BBB-, BB+, BB, B, CCC, CC, C, D. In reality it should be A,B,C,D,E, F, G,H, I, etc. The current scale does not reflect with clarity the ranking of risks and ratings. AA is much worse than AAA, but the uncertainty involved can be scary. Check out these corporate and sovereign debt credit ratings. "I am a bit confused here as to how a 4K loan will negatively effect your credit score if payments are made on time.  FICO scores are based upon how well you borrow.  If you borrow, pay back on time, your score will not go down.  Perhaps a bit in the short run when you first secure the loan, but that should come back quickly.  In the long run it will help improve your score which seems like it would be more important to you. Having the provider finance your loan will probably not show up on your credit unless you fail to pay and they send to collections. If the score is so important to you, which I think is somewhat unwise, then use a credit card.  With a 750 you should be able to get a pretty good rate, but assume it is 18%.  In less then 9 months you will have it paid off, paying about $293 in interest.  You could consider that a part of the cost of doing business for maintaining a high credit score.  Again not what I would advise, but it might meet your needs. One alternative is go with lending club.  With that kind of score, you are looking at 7% or so.  At $500 a month, you are still looking at just over 8 months and paying about $100 in interest.  Much less money for improving your credit score. Edit based upon the comment: ""My understanding is that using a significant portion of your available credit balance is bad for your credit, even if you pay your bills on time."" Define bad.  As I said it might go down slightly in the short term.  In three months you will have almost 33% of the loan paid off, which is significantly lower then the original balance.  If you go the credit card route, you may be approved for quite a bit more then the 4000, which may not move the needle at all.  Are you planning on buying a home in the next 90 days?  If not, why does a small short term dip matter?  Will your life really be effected if your score goes down to 720 for three months? Keep in mind this is exactly the kind of behavior that the banks want you to engage in.  If you worship your FICO score, which gives no indication of wealth then you should do exactly what I am suggesting."