Pre-Approval Checklist (San Antonio Buyers)

Getting pre-approved is one of the most important steps in the homebuying process — and it’s also one of the easiest ways to prevent delays later.

A strong pre-approval does two things:

• Helps you understand exactly what you can afford
• Makes your offer stronger and more credible to sellers

This checklist walks through what you’ll need and what to avoid so your loan stays clean from day one.

Income documents 

The exact documents depend on how you’re paid, but most buyers will need:

• Last 30 days of pay stubs
• Last 2 years of W-2s
• Last 2 years of federal tax returns (sometimes required)
• If you receive bonus, commission, or overtime:
  
  • A longer income history may be needed

Tip: Consistent income is key — not just the amount.

If you own a business or are paid through a 1099:

• Last 2 years personal tax returns
• Last 2 years business tax returns (if applicable)
• Year-to-date profit and loss statement (sometimes)

Self-employed loans are very doable — they just require cleaner upfront documentation.

To verify funds for down payment, closing costs, and reserves:

• Last 2 months of bank statements (all pages)
• If using multiple accounts, include all of them
• Retirement accounts may count as reserves

Important: Large deposits need to be sourced (more on that below).

• Driver’s license or government-issued ID
• Social Security number for credit pull
• If not a U.S. citizen, additional documentation may apply

We’ll review:

• Credit score range
• Monthly debts (car loans, student loans, credit cards)
• Payment history and any recent changes

You don’t need perfect credit — but we do want clarity early.

Minimum score depends on the loan program:A strong pre-approval isn’t just paperwork. It’s planning.

Be ready to discuss:

• Target purchase price range
• Desired monthly payment comfort zone
• Down payment plan
• Property type (single-family, condo, new build, etc.)

A clean pre-approval helps prevent surprises later. Here are the biggest issues we see:

Large unexplained deposits

If you deposit cash or transfer funds, underwriting may require documentation.

Best practice:

• Keep funds seasoned
• Avoid cash deposits if possible
• Document gift funds properly

Changing jobs is possible, but timing matters.

Before switching:

• Talk with your lender first
• Avoid moving from W-2 to self-employed during escrow

Please avoid:

• Financing furniture
• New car loans
• Opening new credit cards

Even small changes can affect approval.

Underwriting requires complete statements — even blank pages.

Send full PDFs, not screenshots.

If you're an agent, feel free to send this checklist to buyers early.

A prepared borrower means:

• Faster underwriting
• Cleaner approvals
• Stronger offers
• Fewer closing surprises

Not all pre-approvals are equal.

A strong pre-approval includes:

• Fully reviewed income and assets
• Upfront underwriting-ready documentation
• Clear budget guidance
• Fast communication during the offer stage

That’s how you keep deals alive in competitive markets.

If you’d like a clean, confident pre-approval (and a lender who stays proactive through closing), I’m happy to help.

⭐ Read our Google reviews 

Tyler Krug
Mortgage Broker | 210 Mortgage
San Antonio, Texas

📞 210-204-8249
🌐 www.210mortgage.com

How long does a pre-approval take?
Often 24–48 hours once documents are received.

Does pre-approval hurt my credit?
A mortgage credit pull is a normal part of the process and multiple pulls within a short window count as one inquiry.

Is pre-qualification the same thing?
No — pre-qualification is informal. Pre-approval is verified.