Can You Use Rental Income to Qualify for a Mortgage?

There are more than a few ways to prove your reliability as a borrower and back up your ability to repay a home loan. Your income is the first and primary thing that lenders assess when they’re qualifying your mortgage application. That means checking your income’s reliability and consistency, as well as its source(s), type, and risk level. 

Traditional income — regular salaries with W-2 reports or pay stubs — is simpler and faster to analyze because it’s usually highly visible and documented. What if you live on non-traditional income, specifically, the income from the rental properties you have? 

What do you need to be prepared for and, ultimately, can you still qualify with a non-traditional, rental income?

The Short Answer

Yes. Furthermore, it’s common for mortgage lenders to allow rental income to help borrowers qualify for a home loan. The catch is that it must be eligible. Depending on the loan program, your property type, and other circumstances, your qualifying income may come from:

• Existing rental properties, e.g.,  income from houses, apartments, or other properties you already rent out.
• A property you plan to purchase, e.g., expected rent from investment properties or units that you will not occupy.
• A multi-unit primary residence, e.g., rent from other units in a duplex, triplex, or fourplex where you live in one unit.
• An accessory dwelling unit or ADU, e.g., rental income from a secondary living space, such as a permitted backyard cottage or garage apartment.
• Room rentals or boarders, e.g., payments from people renting space in your home, where the loan program permits this income.

Each of these cases can show varying income potential, which is why lenders use well-defined frameworks for calculations. 

How Lenders Calculate Your Rental Income

In order to assess your rental income, your lender of choice digs into:

1. the property's income potential
2. documented rental history
3. related operating expenses
4. mortgage-related obligations. 

Two of the go-to methods are analyzing historical rental income and calculating income from a current lease or estimated market rent.

The 75% Rental Income Rule

A common approach in conventional mortgage underwriting is to count 75% of the gross monthly rent you’re making with your property. For that, underwriting specialists count numbers from your lease or use market-rent estimates. The remaining 25% accounts for potential vacancies, maintenance, and other rental-related expenses.

For example, if you own a rental property that generates $2,400 per month, the 76% rule calculation will look as follows:

“The 75% rule” is not a go-to formula for every rental income case, however. E.g., if you’ve documented rental income on your tax returns, the reported figures may be taken instead to calculate your total net rental income. Other, unique adjustments may apply as well.  

The Types of Rental Income to Help You Qualify

Different lenders may accept different amounts of rental income, which depends in a major way on the property’s essential type and the way you manage it (if at all). 

In particular, lenders commonly require the following proofs, documents, and takeaways based on the rental property and its income source:

Additional reports and documents can be requested individually in each case, depending on the circumstances, so keep that in mind.

Documents You Will Need to Use Rental Income for Mortgage

When it comes to the required documentation, your mortgage provider will need evidence that your rental income is legitimate, supportable, and persistent in the long term (i.e., you will continue making it during and, ideally, after all your debt obligations). 

Depending on the property and loan program, make sure to prepare the following:

• Federal income tax returns: Schedule E and other schedules that document rental income and expenses.
• Current lease agreements: Signed leases showing rental amounts and tenancy terms.
• Proof of rent payments: Bank statements, electronic transfers, or other acceptable evidence that tenants are making payments.
• Rental appraisal or market-rent estimate: An appropriate appraisal form or other lender-approved documentation that sets reasonable market rent.
• Property expense records: Mortgage statements, property taxes, homeowners insurance, HOA dues, and other relevant expenses.
• Property ownership documents: Records confirming ownership, acquisition date, and the property's status where required.

How to Improve Your Chances of Qualifying With Rental Income

A few practical steps can help you prepare a potentially more favorable mortgage application:

1. Keep rental records organized. Maintain signed leases, payment records, expense receipts, and tax returns. Consistent documentation will make it easier for the lender to verify both your rental income and property costs.
2. Calculate net rental income realistically. Make sure to plan for the possibility of vacancy, repairs, insurance increases, property taxes, and other expenses. Keep in mind that qualifying income may be lower than the rent deposited into your account.
3. Avoid unexplained gaps or inconsistencies. Your rental payments, lease amounts, and tax records must correspond. Also, be ready to explain vacancy periods, major repairs, renovations, or changes in rent.
4. Preserve financial reserves. Landlords may need to cover a mortgage during vacancies or pay for unexpected repairs. You’ll need reserves to manage those costs (required reserves vary by loan program and transaction).
5. Compare lenders and loan programs. Ask how each lender treats existing rentals, newly leased properties, multi-unit homes, ADUs, and short-term rentals. Shop for favorable rules and product options.
6. Get an estimate before making an offer. If rental income is essential to your approval, ask for a preliminary review of the income documents and the proposed property's rental potential.

How LBC Mortgage Can Help You

Need consultation or assistance? Contact experts at LBC Mortgage to review your case individually and leverage mortgage automation through our platform.

Author:

Alex Shekhtman CEO & Founder, LBC Mortgage