Lenders continue to lower FICO requirements for new homebuyers

Fico Score Requirements for Mortgage Lenders in Kentucky


The average agency FICO score for banks is high at 745, compared to 713 at nonbank lending institutions.  Both show FICO requirements are on the way down, but it’s more pronounced at the nonbanks. Here’s why.

Source: Lenders continue to lower FICO requirements for new homebuyers


The nation’s major banks are continuing to walk away from FHA-backed mortgages, according to the Urban Institute’s Housing Finance Policy Center February Chartbook.

And not only are nonbanks stepping in to take over the space, overall, they are continuing to ease access to credit.

“Bank and nonbank FICO scores reveal that nonbanks brought the Agency median FICO down four points to 726 between November 2018 and January 2019,” the Urban Institute said in an email.

The average agency FICO score for banks is high at 745, compared to 713 at nonbank lending institutions.  Both show FICO requirements on the way down, but it’s more pronounced at the nonbanks. Why?

Nonbanks are also more accommodating for increasing debt-to-income ratios, even as mortgage rates overall inch upward, driving up monthly mortgage payments for borrowers.

“The median LTV for nonbank and bank originations are comparable, while the median DTIs for nonbank loans are higher,” the report states.




What factors influence how long it takes to repair your credit?

When a new client comes into our office to first go over their credit repair plan, they always ask the question, “How long will it take to bring my score back up?”

Of course, it’s an important thing to know, but the answer has a lot to do with a multitude of factors. The good news is that you can control most of these factors by employing a responsible and effective credit repair with Blue Water Credit. Together, we can make sure that we bring your FICO to top form as quickly as possible!

Before we dig into these factors, let’s take a look at what we do know for sure. According to Vantage Score, here are some general timelines for how long it typically takes to improve your credit score after certain events or items report. Of course, individual cases may vary.


Applying for new credit

Average recovery time: 3 months

Negative impact on your credit score: Light


Closing an existing account

Average recovery time: 3 months

Negative impact on your credit score: Light


Maxing out your credit card

Average recovery time: 3 months

Negative impact on your credit score: Medium


Missing payments/defaulting

Average recovery time: 18 months

Negative impact on your credit score: Heavy


Chapter 7 or 11 Bankruptcy

Average recovery time: 6-7 years

Negative impact on your credit score: Heavy


Here are some factors that help determine the timeframe for credit repair:


  1. The severity of the damage

Of course, different negative items that hit your credit report hold different weight, lowering your score accordingly. For instance, one late payment on a credit card will ding your score far less than a collection, foreclosure, or bankruptcy. The bigger the damage to your score, the longer it may take to bring it back up to your previous high.


  1. How you handle your credit repair (and WHO is handling it!)

Fixing your credit is all based on disputing negative items, duplicates, incorrect information, mistakes, and anything else that’s acting like an anchor. The process involves writing and submitting formal dispute letters, and you have to do that with each of the credit bureaus for each negative item you want to flag. Once those disputes are registered, the credit bureaus are mandated to get back to you within a certain timeframe, either with evidence that the credit item is accurate, or to remove it. Therefore, you need to be incredibly organized, diligent, and persistent when handling your credit repair in order for it to move as quickly and efficiently as possible. Too many people try to do it on their own, only to fall off very quickly and see no progress (or even hurt their credit more!) Using a reputable and established credit repair company like Blue Water Credit is the best path to a better credit score!


  1. How many accounts you need to repair

If you have one negative account on your report, you’ll probably be able to repair your credit and improve your score much faster than if you have two, five, or even ten negative items to dispute. Not only is it more work, but we may have to resubmit dispute letters more than once for some accounts, which stretches out the timeline.


  1. Your credit score when you start

The higher your score when the negative reporting hits, the more difficult it is to recover, and therefore takes longer.) FICO offers some useful information regarding how long it may take to rebuild your credit score based on where it started:


Late payment on mortgage

Starting score:

780 FICO 3-7 years

720 FICO 3 years

680 FICO 9 months


Short sale of home

Starting score:

780 FICO 7 years

720 FICO 7 years

680 FICO 3 years


Foreclosing on home

Starting score:

780 FICO 7 years

720 FICO 7 years

680 FICO 3 years


Chapter 7 or 11 Bankruptcy

Starting score:

780 FICO 7 to 10 years

720 FICO 7 to 10 years

680 FICO 5 years


  1. Doing everything right during the process

You may think it goes without saying, but you’ll have to make manage your credit correctly during the repair process to avoid adding any other black marks on your report. For instance, you should pay all of your payments on time without fail and avoid maxing out credit cards or opening new accounts that may hurt you. Why is this so important? These days, identity theft, data hacks, and financial fraud affects about one out of every seven people, so you’ll want to monitor your credit and protect your score from sinking like a stone because of foul play.


  1. Your ability (and desire) to pay down debt

Your credit utilization makes up about 30% of your FICO score, which is just the ratio of debt you owe versus your total available balance (second only to payment history at 35%). So, you should pay down your credit cards and revolving accounts, optimally to about 10% of your total balance if you want to improve your score (but at least below 30%). However, be careful not to pay off certain accounts completely, close older accounts that are helping you, or pay off collections – all of which will hurt your score.


  1. Adding new positive tradelines

When we open some credit files, we see that consumers actually need more credit. Keeping a good mix of revolving, installment, and mortgage debts accounts for about 10% of your score, so we will advise you what you need to optimize that factor and improve your score as quickly as possible. Additionally, some people who have seen their score bottom out need to add new accounts using secured credit cards just to get started and become creditworthy again.

More Information below about Credit Scores and Qualifying for a Mortgage Loan in Kentucky below:


see links



I can answer your questions and usually get you pre-approved the same day. 

Call or Text me at 502-905-3708 with your mortgage questions.
Email Kentuckyloan@gmail.com

Joel Lobb (NMLS#57916)
Senior  Loan Officer
American Mortgage Solutions, Inc.
10602 Timberwood Circle Suite 3
Louisville, KY 40223
Company ID #1364 | MB73346

Text/call 502-905-3708


The view and opinions stated on this website belong solely to the authors, and are intended for informational purposes only.  The posted information does not guarantee approval, nor does it comprise full underwriting guidelines.  This does not represent being part of a government agency. The views expressed on this post are mine and do not necessarily reflect the view of  my employer. Not all products or services mentioned on this site may fit all people.
, NMLS ID# 57916, (www.nmlsconsumeraccess.org). I lend in the following states: Kentucky

Debt to Income Ratios for A Kentucky Mortgage Loan

Debt to Income Ratios for A Kentucky Mortgage Loan

580. 720, 680, 600, 620 credit score for a Kentucky Mortgage Loan FHA, VA, KHC, USDA
580. 720, 680, 600, 620 credit score for a Kentucky Mortgage Loan FHA, VA, KHC, USDA

There are two debt-to-income (DTI) ratios on every loan: housing or front-end ratio and total or back-end ratio. The housing ratio tells us what percentage of the borrower’s monthly gross income is allocated toward the monthly principal, interest, tax, and insurance (PITI) payment. The total ratio includes the monthly PITI and all other monthly debts including auto loans, credit cards, child support expenses, student loans and more.

PITI / Total Qualifying Monthly Income = Front-end %

(PITI + All other Debts) / Monthly Income = Back-end %

The DTI ratios are one of the cornerstones of mortgage lending. They help us determine the borrower’s ability to repay the mortgage loan. Historically, borrowers with a higher DTI have had a higher default rate, making them a higher risk for lending. As a result, Fannie Mae, Freddie Mac, FHA, private mortgage insurance (PMI) companies, and investors have all set DTI limits based on program, product, property, and loan purpose.


As an underwriter or processor, it is our duty to insure the DTI on our automated underwriting system (AUS) findings is correct and matching the Underwriting Transmittal (1008). We should be performing a manual DTI calculation to double check our loan origination systems’ (LOS) calculation.


There are times when data is entered incorrectly into the LOS and the ratios are inaccurate. The most common factor that creates a DTI error is when the borrower owns multiple properties. When entering the housing expenses for these properties, you must learn how to properly manipulate your LOS to yield the correct DTI. Performing the manual calculation is the way to “back into” the correct DTI.



I specialize in First Time Home Buyers and move-up buyers. I have helped over 500 families buy their first home or second home and I would like to help your family. FHA, Rural Housing, KHC( Zero down loans ), VA, Conventional loans. Free credit report and Free pre-approvals within 1 hour..Call me today at 502-905-3708 or email me at kentuckyloan@gmail.com- (NMLS# 57916)