You just accepted a job in another city. The salary is great, the opportunity is perfect, and you're ready to buy a home in your new location. There's just one problem: you haven't started working yet. You don't have a pay stub. Your first paycheck is weeks away.

Can you still get an FHA loan?

Yes. And this is one of the most underutilized strategies in FHA lending.

FHA allows borrowers to qualify using expected income, which includes income from a new job that hasn't started yet, upcoming retirement benefits, or even a scheduled raise. If the income is guaranteed to begin within 60 days of closing, it can be used as qualifying income.

This guide explains exactly how expected income works, what documentation you need, and how to structure your application to close on a home before your first day of work.

What Is Expected Income?

Expected income is income the borrower has not yet received but is guaranteed to begin within 60 days of mortgage closing.

Per HUD 4000.1, expected income includes:

• New employment income (offer letter for a job starting soon)
• Retirement income (Social Security, pension, or retirement benefits about to begin)
• Cost-of-living adjustments (scheduled COLA increases)
• Performance raises (documented raises with a future effective date)

The common thread: the income doesn't exist yet on your pay stub, but it's locked in and will begin shortly after you close on the home.

The 60-Day Rule

The key requirement for expected income is timing: the income must be guaranteed to begin within 60 days of mortgage closing.

Income Start Date	Can It Be Used?
Before closing	Yes (standard income verification)
Within 60 days after closing	Yes (expected income rules)
More than 60 days after closing	No

This 60-day window is what makes expected income so powerful for relocations. If you accept a job offer in March with an April 15th start date, you can close on a home in late March or early April, before you've worked a single day.

Important: The 60 days is measured from your closing date, not your application date. If your start date is 90 days away when you apply but only 45 days away when you close, you qualify.

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New Job Offers: The Relocation Strategy

This is the most common use of expected income, and it's a game-changer for anyone relocating for work.

Critical Warning: The 100-Mile Relocation Trap

If you currently own a home and are relocating, read this carefully.

Many borrowers plan to keep their current home and rent it out when they relocate. They assume they can use that rental income to help qualify for the new mortgage. This assumption can blow up your entire loan application.

The Rule (HUD 4000.1 II.A.4.g.ii):

If you are relocating and want to use rental income from that property to qualify, you must have at least 25% equity in the departing residence and be relocating at least 100 miles from your current principal residence.

If you don't have 25% equity or are not moving at least 100 miles away:

• You cannot count rental income from your old home
• You must qualify carrying BOTH mortgage payments (old and new)
• Your DTI calculation includes both PITI payments with zero offset from expected rent

Example of the trap:

Scenario	Old Mortgage	New Mortgage	Expected Rent	What FHA Allows
25%+ equity	$1,800/mo	$2,400/mo	$2,200/mo	Count 75% of rent ($1,650) to offset old mortgage
Under 25% equity	$1,800/mo	$2,400/mo	$2,200/mo	Zero rent credit. Qualify with $4,200/mo in housing payments

Before you assume you can afford the new house, ask yourself:

1. Am I moving more than 100 miles?
2. Do I own my current home?
3. Do I have 25% equity in it?

If the answers are "yes, yes, no," your qualifying DTI just got a lot harder. You may need to sell the old home, bring a larger down payment, or reconsider the purchase price of the new home.

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How It Works

Instead of waiting until you've started your new job, received a paycheck, and established yourself, you can:

1. Accept the job offer
2. Get pre-approved using the offer letter
3. Find a home in your new location
4. Close before your start date
5. Move in and begin work

This eliminates the need to rent temporarily, live in a hotel, or commute from your old location while house hunting.

Requirements for Using an Offer Letter

To use expected income from a new job, you must provide:

1. Written offer letter on company letterhead containing:

• Your name
• Position/job title
• Guaranteed compensation (base salary or hourly rate with guaranteed hours)
• Start date (must be within 60 days of closing)
• Employer contact information for verification

2. Verification from the employer

The lender must verify the offer is legitimate and still valid. This is typically done via phone or written confirmation from HR or the hiring manager.

3. Proof of sufficient reserves

You must demonstrate you can cover your mortgage payment and other obligations between closing and when you receive your first paycheck. More on this below.

What Income Can Be Used?

Only guaranteed, non-variable income can be used from an offer letter.

Income Type	Can Be Used from Offer Letter?
Base salary	Yes
Guaranteed hourly (with set hours)	Yes
Overtime	No
Bonus	No
Commission	No
Tips	No

If your offer letter shows $80,000 base salary plus "up to $30,000 in performance bonuses," only the $80,000 can be used for qualifying. The bonus income would require 1-2 years of history at that employer before it counts.

This is the same variable income rule that applies to all FHA loans. The offer letter doesn't change it.

Sample Offer Letter Language

A strong offer letter for FHA purposes looks like this:

Red flags that weaken an offer letter:

• No specific salary (just "competitive compensation")
• "Target" or "expected" earnings instead of guaranteed amounts
• Start date listed as "TBD" or more than 60 days out

Contingencies must be cleared before closing:

If your offer letter contains contingencies such as "subject to background check" or "pending drug screen," the loan cannot close until those contingencies are formally cleared by the employer in writing. Don't assume you can close and clear the contingency later. Get written confirmation that all conditions have been satisfied before your closing date.

The Bridge Period: Reserve Requirements

Here's where expected income gets more nuanced. If you're closing before your income begins, you need to prove you can survive financially until that first paycheck arrives.

How FHA Calculates Bridge Period Reserves

FHA requires you to have sufficient income or cash reserves to cover:

1. Your mortgage payment (PITI) between closing and first income receipt
2. All other debt obligations due during that period

The calculation works like this:

Step 1: Determine the gap between closing and your first paycheck

If you close April 1st, start work April 15th, and get paid bi-weekly with a one-week lag, your first paycheck might arrive around May 1st. That's a 30-day gap.

Step 2: Calculate total obligations due during that gap

Add up:

• Mortgage payment(s) due
• Car payment(s)
• Minimum credit card payments
• Student loan payments
• Any other monthly debt obligations

Step 3: Verify reserves cover these obligations

You must have liquid assets (checking, savings, or other acceptable sources) to cover Step 2, plus any additional reserves required by the loan approval.

Reserve Calculation Example

Item	Monthly Amount	Months in Gap	Total
Mortgage (PITI)	$2,200	1	$2,200
Car payment	$450	1	$450
Student loans	$300	1	$300
Credit card minimums	$150	1	$150
Bridge period total			$3,100
Additional reserves (if required by AUS)			Varies
Total reserves needed			$3,100+

If the automated underwriting system (AUS) doesn't require additional reserves for a 1-2 unit property, the bridge period reserves may be the only requirement. If you're buying a 3-4 unit property or going through manual underwriting, standard reserve requirements apply on top of the bridge period calculation.

What Counts as Reserves?

Standard FHA reserve sources apply:

• Checking and savings accounts (100% of balance)
• Money market accounts (100% of balance)
• Stocks, bonds, mutual funds (100% of current value, though some lenders apply discounts for volatility)
• Retirement accounts — 401(k), IRA, etc. (60% of vested balance to account for taxes and early withdrawal penalties)
• Cash value of life insurance (net of any loans against the policy)
• Gift funds (with proper documentation)

Important note on the 60% rule: The 60% discount for retirement accounts accounts for taxes and penalties on early withdrawal. If you can demonstrate penalty-free access (e.g., you're over 59½, or using a Roth IRA contribution basis), you may be able to use a higher percentage. Some lenders also apply similar discounts to volatile investment accounts. Discuss specifics with your loan officer.

Retirement Income Starting Within 60 Days

Expected income isn't just for job offers. If you're about to begin receiving retirement benefits, those can be used as qualifying income even if you haven't received the first payment yet.

Types of Retirement Income That Qualify

• Social Security retirement benefits
• Pension payments
• Annuity payments from retirement accounts
• Military retirement pay

Documentation Requirements

For Social Security:

• Social Security Administration benefit verification letter showing:
  • Monthly benefit amount
  • Effective date (must be within 60 days of closing)

For Pension/Retirement Benefits:

• Pension verification letter or retirement benefit statement showing:
  • Monthly benefit amount
  • Guaranteed start date (within 60 days of closing)
  • Whether benefits are for life or a defined period

Common Scenario: Retiring and Relocating

Situation: You're retiring from your job on May 1st. Your pension of $3,500/month begins June 1st. You want to buy a retirement home and close in mid-May.

Analysis:

• Pension starts June 1st (within 60 days of May closing)
• Have pension verification letter showing guaranteed amount and start date
• Have reserves to cover May mortgage payment before pension begins

Result: Can qualify using the expected pension income.

Social Security Timing Considerations

If you're claiming Social Security, the benefit verification letter must show your elected start date. Keep in mind:

• Early claiming (age 62-66): Reduced benefit
• Full retirement age (66-67 depending on birth year): Full benefit
• Delayed claiming (up to age 70): Increased benefit

The amount shown on your verification letter at your chosen claiming age is what FHA uses. If you haven't yet filed for benefits, you'll need to do so and obtain the verification letter before the lender can use that income.

COLA and Performance Raises

While less common, FHA also allows expected income from scheduled raises.

Cost-of-Living Adjustments (COLA)

If your employer provides annual COLA increases and one is scheduled to take effect within 60 days of closing, the higher income amount can be used.

Documentation needed:

• Written verification from employer stating:
  • Current salary
  • New salary after COLA
  • Effective date of increase

Practical reality: Most borrowers don't bother with this because the income difference is typically small (2-4%), and the additional documentation hassle often isn't worth it. But if that extra $200/month makes the difference in your DTI, it's an option.

Performance Raises

Similarly, if you have a documented promotion or performance raise with a guaranteed effective date within 60 days, that higher income can be used.

Documentation needed:

• Written verification from employer with:
  • New position/title (if promotion)
  • New salary amount
  • Guaranteed effective date

When this matters: This is most useful when you've already accepted a promotion but the raise hasn't taken effect yet. For example, you're promoted to Senior Manager on January 1st with a raise from $90,000 to $105,000. If you're closing in mid-December, you can use the $105,000 figure.

Family-Owned Business Employment

Employment by a family-owned business has additional requirements under FHA, and using expected income from a family business is more complicated.

FHA's Base Requirement

FHA does not prohibit employment by a family-owned business. However, when a borrower is employed by a family member, FHA requires the lender to obtain the borrower's personal tax returns for the past 2 years to verify the borrower does not have an ownership interest in the business.

If the tax returns show the borrower has no ownership stake (no Schedule K-1, no self-employment income from the business), the income can be used like any other W-2 employment.

Expected Income from Family Businesses: Lender Overlays

Here's where it gets tricky: most lenders do not allow expected income (offer letters) from family-owned businesses, even though FHA doesn't explicitly prohibit it.

The concern is the non-arms-length relationship. When a family member controls both the job offer and has an interest in the borrower getting approved, lenders view the verification as less reliable.

What this means practically:

• Some lenders will allow expected income from family businesses with standard documentation
• Most lenders require you to be employed and on the job (typically 30 days) before the income can be used
• A few lenders won't use family business income at all

If you're planning to use income from a family-owned business, discuss this with your loan officer early. You may need to shop lenders or adjust your timeline.

What Qualifies as "Family-Owned"?

This typically includes businesses owned by:

• Parents or grandparents
• Siblings
• Spouse
• Children
• In-laws

If you're joining a business owned by a cousin, aunt, uncle, or more distant relative, the treatment may vary by lender. When in doubt, disclose the relationship upfront.

Practical Scenarios

Scenario 1: Cross-Country Relocation for New Job

Situation: You currently live in Ohio and work remotely. You've accepted an in-office position in Denver starting March 15th at $95,000/year base salary. You want to buy a house in Denver before you start. Your current lease ends March 1st.

Timeline:

• February: Get pre-approved using offer letter
• Late February: Find house, go under contract
• March 1-10: Close on Denver house
• March 11-14: Move
• March 15: Start new job

Documentation needed:

• Offer letter showing $95,000 salary and March 15th start date
• Employer verification confirming offer is valid
• Bank statements showing reserves to cover:
  • First mortgage payment (April 1st)
  • All other debts due between closing and first paycheck
  • Any additional reserves per AUS

Result: Qualifies. Start date is within 60 days of closing. Income is guaranteed base salary.

Scenario 1B: Relocation with Existing Home (The 100-Mile Trap)

Situation: Same as above, but you own a home in Ohio with a $1,600/month mortgage. You have 15% equity. You plan to rent it out for $1,800/month and use that rental income to help qualify for the Denver house.

Analysis:

• Moving more than 100 miles: Yes (Ohio to Denver)
• Own current home: Yes
• Equity in current home: 15% (under 25% threshold)
• Can you use rental income? No

The math problem:

• Ohio mortgage: $1,600/mo (cannot offset with rent)
• Denver mortgage: $2,400/mo
• Total housing debt for DTI: $4,000/mo

Result: Cannot use rental income from Ohio home. Must qualify carrying both full mortgage payments. This may require a higher income, lower purchase price in Denver, or selling the Ohio home before closing.

Scenario 2: Military PCS Move

Situation: You're active duty military receiving PCS orders to a new duty station. You'll arrive July 1st and want to buy instead of rent.

Documentation needed:

• PCS orders showing new duty station and report date
• Current LES (Leave and Earnings Statement) showing base pay and allowances
• Verification of any special pays or allowances at new location (BAH varies by location)

Analysis: Military moves work well with expected income rules because:

• Orders are official government documentation
• Income is highly stable and verifiable
• BAH (Basic Allowance for Housing) at the new location can be used

Result: Qualifies. Military borrowers have some of the cleanest expected income documentation available.

Scenario 3: Accepting a Raise, Closing Before It Takes Effect

Situation: You've been promoted to Director with a raise from $110,000 to $135,000. The promotion is effective January 1st. You're closing on a new house December 15th.

Documentation needed:

• Current pay stubs showing $110,000 rate
• Written verification from employer confirming:
  • Promotion to Director
  • New salary of $135,000
  • Effective date of January 1st

Result: Can use $135,000 for qualifying. The raise is guaranteed and takes effect within 60 days of closing.

Scenario 4: Retiring Next Month, Buying a Home

Situation: You're 66 and retiring from your corporate job on April 30th. Your pension is $4,200/month starting May 1st. You also filed for Social Security at $2,100/month starting May 1st. You want to close on a retirement condo in mid-April.

Documentation needed:

• Pension verification letter showing $4,200/month starting May 1st
• Social Security benefit verification letter showing $2,100/month starting May 1st
• Bank statements showing reserves to cover April mortgage payment and other debts

Analysis:

• Total expected retirement income: $6,300/month
• Both income sources start within 60 days of April closing
• Need reserves to cover gap between closing and first retirement payments

Result: Qualifies using expected retirement income.

Scenario 5: Offer Letter But Start Date Is Too Far Out

Situation: You accepted a job in August with a start date of November 1st. You want to close on a house in September.

Analysis:

• November 1st start date is 60+ days from September closing
• Does not qualify for expected income

Solutions:

1. Delay closing: Push closing to late September or early October so start date is within 60 days
2. Negotiate earlier start date: If possible, ask employer to move start date up
3. Use other income: If you're currently employed, use current income to qualify and switch verification to the new job after starting

Result: Cannot use expected income as-is. Must adjust timing or strategy.

Scenario 6: Offer Letter with Commission Component

Situation: You accepted a sales position with $60,000 base salary plus commission. The recruiter told you total comp is typically $120,000. You want to use the $120,000 figure.

Analysis:

• Only guaranteed income can be used from offer letter
• Commission is variable income requiring 1-2 years of history
• $60,000 base is the only usable figure

Result: Can only use $60,000 base salary. Commission cannot be counted until you have history receiving it at this employer.

Scenario 7: Starting a Job at Your Father's Company

Situation: Your father owns an accounting firm. He's offered you a position as a staff accountant at $70,000/year. You want to use the offer letter to buy a house before you start.

Analysis:

• This is a family-owned business
• FHA requires your past 2 years of tax returns to verify you have no ownership interest
• Most (but not all) lenders don't allow expected income from family businesses

Possible outcomes:

1. Lender allows expected income from family businesses: Qualifies with offer letter + 2 years tax returns showing no ownership
2. Lender requires employment to have started: Wait until you've been on the job for 30 days, then apply
3. Lender won't use family business income at all: Need to find a different lender

Result: Not impossible, but requires the right lender. Discuss early with your loan officer. If your lender doesn't allow expected income from family businesses, plan on being employed for at least 30 days before closing.

Documentation Checklist

For New Job (Offer Letter)

Document	Purpose
Offer letter on company letterhead	Proves position, salary, start date
Employer verification	Confirms offer is still valid
Photo ID matching offer letter name	Identity verification
Bank statements (2 months)	Proves bridge period reserves
Contact information for HR/hiring manager	Enables lender verification

For Expected Retirement Income

Document	Purpose
Social Security benefit verification letter	Confirms amount and start date
Pension verification letter	Confirms amount and start date
Retirement account statements	Verifies source of income
Bank statements (2 months)	Proves bridge period reserves

For COLA or Performance Raise

Document	Purpose
Current pay stubs	Verifies current income
Written employer verification of raise	Confirms new amount and effective date
Promotion letter (if applicable)	Documents new position

Common Mistakes to Avoid

Mistake 1: Assuming Commission/Bonus Can Be Included

The most common error is trying to use total compensation instead of base salary. If your offer says "$80K base + $40K OTE," you're qualifying at $80K, not $120K.

Mistake 2: Not Accounting for Bridge Period Reserves

Borrowers focus on the down payment and closing costs but forget they need reserves to cover obligations between closing and the first paycheck. Run the math early.

Mistake 3: Offer Letter Missing Key Details

A vague offer letter creates underwriting headaches. Make sure it includes your exact salary, your exact start date, and employer contact information. If it doesn't, ask HR for a revised letter.

Mistake 4: Starting a Job Before Closing Without Telling Your Lender

If your situation changes, for example, your start date gets moved up and you're now employed, tell your lender immediately. They may need to re-verify employment and could potentially use actual income documentation instead of expected income.

Mistake 5: Assuming You Can Use Rental Income from Your Old Home

If you're relocating more than 100 miles and plan to rent out your current home, you need 25% equity to count that rental income. Without it, you're qualifying with both mortgage payments. Run this math before you start house hunting.

Mistake 6: Closing More Than 60 Days Before Start Date

If your start date is 65 days after closing, you don't qualify for expected income. Watch your timeline carefully and adjust closing date if needed.

Mistake 7: Assuming Offer Letter Contingencies Don't Matter

If your offer says "subject to background check" or "pending drug screen," the loan cannot close until those are formally cleared in writing. Get confirmation early.

Mistake 8: Not Discussing Family Business Employment Early

If you're joining a family-owned business, tell your loan officer immediately. Most lenders have overlays on this. You may need to shop lenders or plan on being employed for 30 days before closing.

Frequently Asked Questions

Q: Can I close on a house before I start my new job?

A: Yes, if your start date is within 60 days of closing, your income is guaranteed (non-variable), and you have reserves to cover obligations until your first paycheck.

Q: What if my start date changes after I've applied?

A: Notify your lender immediately. If the new start date is still within 60 days of closing, you're fine. If it's pushed beyond 60 days, you may need to delay closing or find an alternative strategy.

Q: Can I use an offer letter if I haven't given notice at my current job yet?

A: Yes. FHA doesn't require you to have quit your current job. You just need a valid offer letter for the new position. However, if you're also using current employment income, be aware of how job transitions affect your overall application.

Q: What happens if the job falls through after I close?

A: This is a risk you bear. Once you've closed, the loan is funded. If the job doesn't materialize, you're still responsible for the mortgage. This is why lenders verify the offer is still valid close to closing.

Q: Can I use an offer letter from a job in another country?

A: Generally, no. FHA loans are for U.S. properties and typically require U.S.-source income. Income from foreign employers has different verification requirements and may not qualify under expected income rules.

Q: How do lenders verify the offer letter is legitimate?

A: The lender contacts the employer directly, usually through HR or the hiring manager, to confirm the position, salary, and start date are accurate and the offer is still valid.

Q: I'm retiring and starting Social Security. Can I use both my pension and Social Security as expected income?

A: Yes, as long as both are guaranteed to begin within 60 days of closing and you have the appropriate verification letters for each.

Q: I own a home and want to rent it out when I relocate. Can I use that rental income to qualify?

A: It depends on the distance and your equity. If you're relocating more than 100 miles from your current home, you need at least 25% equity to count rental income from that property. If you have less than 25% equity, you must qualify carrying both mortgage payments with no rental income offset.

Q: What if I have a gap between my current job ending and my new job starting?

A: That's fine as long as you have reserves to cover the gap. Expected income rules are designed for exactly this situation.

Q: Can I use expected income from a part-time job?

A: Part-time income generally requires 2 years of history. An offer letter for a brand-new part-time position would likely not qualify as expected income because part-time income needs an established track record.

Q: The offer letter says my salary is "anticipated" rather than "guaranteed." Is that a problem?

A: Yes. The language matters. "Anticipated," "expected," or "target" salary language is weaker than "your salary will be." Ask HR for a revised letter with definitive language.

Insider Strategies

Strategy 1: Time Your Closing to Maximize the 60-Day Window

If your start date is fixed, work backward to find the ideal closing date. You want to close as close to your start date as feasible to minimize the bridge period reserves needed.

Example:

• Start date: April 15th
• Ideal closing: Late March or early April
• Benefit: Shorter gap means fewer reserves needed

Strategy 2: Coordinate with Your Employer on Offer Letter Details

Before you apply for the mortgage, review your offer letter with FHA requirements in mind. If it's missing details or uses vague language, proactively ask HR for a revised version. It's much easier to fix this before you're in underwriting.

Strategy 3: Get Employer Contact Upfront

Lenders will need to verify the offer. Get the name, phone number, and email of the person who can confirm your employment before you apply. This speeds up the verification process.

Strategy 4: The First Payment Date Hack

Your first mortgage payment is due the first of the month following a full month after closing. This creates a strategic opportunity.

Close early in the month = maximum payment-free time

Closing Date	First Payment Due	Days Before First Payment
June 5	August 1	~57 days
June 15	August 1	~47 days
June 28	August 1	~34 days

If you close on June 5th, your first mortgage payment isn't due until August 1st. That gives you nearly two months to receive paychecks before your first payment hits.

Close late in the month = less buffer time

If you close June 28th, your payment is still due August 1st, but you only have about 34 days to get that first paycheck deposited.

The strategy: When possible, aim to close in the first week of the month. This maximizes the gap between closing and your first payment, reducing the reserves you need and giving you more time to establish cash flow from your new income.

Strategy 5: If Timeline Is Tight, Communicate Early

If your start date is close to the 60-day boundary, let your loan officer know immediately. They can help structure the timeline so you close within the window. Waiting until the last minute creates unnecessary stress and risk.

Strategy 6: Document Everything in Writing

Verbal offers don't count. Email confirmations of start dates don't replace formal offer letters. Make sure everything the lender needs is documented in writing, on company letterhead, with contact information for verification.

Summary Table

Expected Income Type	Documentation Required	Key Requirement
New job (offer letter)	Offer letter + employer verification + reserves	Start date within 60 days; non-variable income only
Retirement (Social Security)	SSA benefit verification letter + reserves	Benefits begin within 60 days
Retirement (Pension)	Pension verification letter + reserves	Benefits begin within 60 days
COLA increase	Employer verification of new rate + effective date	Increase effective within 60 days
Performance raise	Employer verification of new rate + effective date	Increase effective within 60 days
Family-owned business	Offer letter + 2 years tax returns + employer verification	Most lenders don't allow; may need 30 days on job

The Bottom Line

Expected income rules exist to help borrowers buy homes during life transitions. Whether you're relocating for a new job, retiring to a new city, or simply buying a home before a raise takes effect, FHA provides a pathway to close without waiting for the income to actually appear on your pay stub.

The keys to success:

1. Keep it within 60 days: Your income must begin within 60 days of closing. No exceptions.
2. Keep it guaranteed: Only base salary and non-variable income counts. Commission and bonuses require history.
3. Keep reserves on hand: You need enough liquid assets to cover all obligations between closing and your first payment.
4. Keep it documented: Written offer letters, verification letters, and employer contact information are essential.
5. Watch the 100-mile trap: If you own a home and are relocating more than 100 miles, you need 25% equity to use rental income from that property.
6. Family businesses are complicated: Most lenders don't allow expected income from family-owned businesses. Plan on potentially needing 30 days on the job.

If you're planning a move and want to buy before you start your new job, talk to a loan officer early. With proper documentation and timing, you can close on your new home before your first day of work.

Questions about using an offer letter or expected income to qualify for an FHA loan? Drop them in the comments.

Note: Lender overlays may impose additional requirements beyond FHA's base guidelines. Some lenders may have stricter policies on offer letters, employment start dates, or verification requirements.

I'm a licensed loan officer (NMLS 81195) with over 20 years of experience originating FHA loans nationwide.