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Are We in a Recession? Here's What You Should Know About Layoffs, Debt and Investing

Are We in a Recession? Here's What You Should Know About Layoffs, Debt and Investing

This story is part of Recession Help Desk, CNET's coverage of how to make smart money moves in an uncertain economy.

What's happening

Based on the latest numbers, the US is in a period of decline -- possibly even a recession.

Why it matters

Recessions are historically marked by a period of widespread layoffs, bankruptcies, higher borrowing costs and turbulence in the stock market.

What's next

Gather facts to protect your financial position. No one can predict the future, and it's important to move calmly and deliberately.

A recession is top of mind for many Americans. But how do we know if we're in one? Technically, the country is in a recession when gross domestic product, the value of all goods and services produced during a specific period, falls during two quarters back to back. Last week's results proved this was the case: GDP dropped by 1.6% in Q1 and 0.9% in Q2, according to the advanced estimate by the Bureau of Economic Analysis.

While all signs point to a recession, in the US, this is determined by the National Bureau of Economic Research -- and it has not called a recession yet. 

But whether we can call this period a recession or not feels like a game of semantics. 

Ultimately, everyday Americans are struggling as prices continue to soar, the cost of borrowing rises and layoffs increase across the country. Here are some recent questions I answered for my So Money podcast audience about how best to prepare, save, invest and make smart money moves in these uncertain times. 

What can we expect in a recession?

It's always helpful to go back and review recession outcomes so that we can manage our expectations. While every recession varies in terms of length, severity and consequences, we tend to see more layoffs and an uptick in unemployment during economic downturns. Accessing the market for credit may also become harder and banks could be slower to lend, because they're worried about default rates. 

Read more: The Economy Is Scary. Here's What History Tells Us 

As the Federal Reserve continues to raise rates to try to clamp down on inflation, we'll see an even greater increase in borrowing costs -- for mortgages, car loans and business loans, for example. So, even if you qualify for a loan or credit card, the interest rate will be higher than it was in the prior year, making it harder for households to borrow or pay off debt. We're already seeing this in the housing market, where the average rate on a 30-year fixed mortgage was recently approaching nearly 6%, the highest level since 2009. 

During recessions, as rates go up and inflation cools, prices on goods and services fall and our personal savings rates could increase, but that all depends on the labor market and wages. We may also see an uptick in entrepreneurship, as we saw in 2009 with the Great Recession, as the newly unemployed often seek ways to turn a small business idea into reality.

Will layoffs become more common?

With the unemployment rate sitting at 3.6%, the job market may appear to be, at least right now, the only stable part of the economy. But that's likely to be temporary, as companies battling with the current financial headwinds -- including inflation, rising interest rates and weakening consumer demand -- have already begun to announce layoffs. According to Layoffs.fyi, a website that tracks job losses at tech startups, there were close to 37,000 layoffs from startups in the second quarter of 2022. This week, Shopify announced reducing its workforce by about 10% or roughly 1,000 layoffs. CEO Tobi Lutke said the e-commerce company's pandemic-driven growth plans "didn't pay off."

In the Great Recession, unemployment peaked at 10%, and it took an average of eight to nine months for those out of work to secure a new job. So now could be the time to review your emergency fund if you think there's a shortfall. If you won't be able to cover a minimum of six to nine months' worth of expenses, which is hard for most people, see if you can accelerate savings by cutting back on spending or generating extra money. It's also a good time to make sure your resume is up to date and to establish contact with influential individuals in your professional and personal network. If you are laid off, make sure to apply for unemployment benefits right away and secure your health insurance. 

If you're self-employed and worried about a possible downturn in your industry or a loss of clients, explore new revenue streams. Aim to bulk up your cash reserves as well. Again, if previous recessions taught us anything, it's that having cash unlocks choices and leads to more control in a challenging time.

Will interest rates on my loans and debts go up?

As the Federal Reserve continues to raise interest rates to try to curb inflation, adjustable interest rates are set to increase -- ratcheting up the APRs of credit cards and loans, and making monthly payments more expensive. Ask your lenders and card issuers about low-interest credit options. See if you can refinance or consolidate debts to a single fixed-rate loan.

In past recessions, some financial institutions were hesitant to lend as often as they did in "normal" times. This can be troubling if your business relies on credit to expand, or if you need a mortgage to buy a house. It's time to pay close attention to your credit score, which is a huge factor in a bank's decision. The higher your score, the better your chances of qualifying and getting the best rates. 

Should I stop investing in my 401(k)?

With stocks in a downward spiral, many want to know how a recession could impact their long-term investments. Should you stop investing? The short answer is no. At least, not if you can help it. Avoid panicking and cashing out just because you can't stomach the volatility or watch the down arrows during a bear market. 

My advice is to avoid making knee-jerk reactions. This may be a good time to review your investments to be sure that you're well-diversified. If you suddenly experience a change in your appetite for risk for whatever reason, talk it through with a financial expert to determine if your portfolio needs adjusting. Some online robo-advisor platforms offer client services and can provide guidance. 

Historically, it pays to stick with the market. Investors who cashed out their 401(k)s in the Great Recession missed out on a rebound. Despite the recent downtick, the S&P 500 has risen nearly 150% since its lows of 2009, adjusted for inflation.

The one caveat is if you desperately need the money you have in the stock market to pay for an emergency expense like a medical bill, and there's no other way to afford it. In that case, you may want to look into 401(k) loan options. If you decide to borrow against your retirement account, commit to paying it back as soon as possible.

Should I wait to buy a home?

With mortgage rates on the rise and housing prices not cooling nearly fast enough, owning could be more expensive than renting right now. A report from the John Burns Real Estate Consulting firm looked at the cost to own versus renting across the US in April and found that owning costs $839 a month more than renting. That's nearly $200 greater than at any point since the year 2000.

Fixed rates on 30-year mortgages have practically doubled since last spring, which has helped slow down offers and cool housing prices -- but competition among buyers is still stiff due to historically low inventory. All-cash offers and bidding wars continue in plenty of markets. If you've been shopping for a home in recent months or the past year to no avail, you may feel exhausted and defeated.

As I stated in my newsletter: Don't be hard on yourself. You're not doing anything wrong if you have yet to offer the top bid. While it's true that a fixed-rate mortgage can offer you more predictability and budget stability, as long as inflation continues to outpace wages, there could be some bright sides to renting right now. For one, you're not buying a home in a bubble market that some economists are saying is soon to burst. If you have to unload the home in a year or two -- during a possible recession -- you may risk selling at a loss.

Secondly, renting allows you to hold onto the cash you would have spent on a down payment and closing costs, and will help you stay more liquid during a time of great uncertainty. This allows you to pivot more quickly and secure your finances in a downturn. Remember: Cash is power.

Read more: Should You Buy a Home in 2022 or Wait? 3 Factors to Consider

My final note is that it's important to remember that recessions are a normal part of the economic cycle. Long-term financial plans will always experience some declining periods. Since World War II, the US has had about a dozen recessions and they typically end after a year or sooner. By contrast (and to give you some better news), periods of expansion and growth are more frequent and longer lasting. 

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Millions can't pay their car loans. Here's what to do if you're one of them

Millions can't pay their car loans. Here's what to do if you're one of them

If you've skipped a car payment or two recently -- or you worry you might have to miss an upcoming one -- you're not alone. Due to the coronavirus recession and record levels of unemployment, over 7% of all car loans in the US are currently in some sort of deferment program, according to recent data released by credit reporting agency TransUnion.

Typically, missing a car payment can damage your credit score or even lead to the bank repossessing your vehicle. However, in the wake of the recent economic turmoil brought on by the coronavirus pandemic, most lenders have streamlined their financial hardship programs and are willing to be a bit forgiving if you just ask for help.

But just like the help available with rent payments and unemployment benefits, you do have to ask. The worst thing you can do is ignore the problem and assume it'll work itself out on its own. (Scroll to the end for what else you should absolutely not do.)

Here's a look at the most current information and resources we could locate to help you deal with your car payment. We'll continue to update this story as new details emerge.

First, see what assistance your lender has to offer

You'll want to know what kinds of programs your bank, credit union or other auto loan provider may have available to you. Also, if there are any state laws that might offer some protections against repossession, you'll want to find out about those, too. 

Here are the most comprehensive resources we've been able to turn up to help with both. (If you don't see your lender on any of those lists, try contacting the company directly through its website or app.)

As businesses like this soda and candy shop in Asheville, North Carolina, start to reopen, you can bet repossession companies will be back to work, too.

Sarah Tew/CNET

Most repos occur after two or three months of no payments

If you've fallen behind (or you think you're going to fall behind) on your car payment for 90 days or longer, you may very well be at risk of having your car repossessed. Your lender may be more lenient if you've never missed a payment before, but the more often you've been late in the past, the sooner they might attempt repossession. 

One way around this, however, is a deferment or forbearance program.

What are auto loan deferment programs and how do they work?

Under normal circumstances, most lenders will report a late payment to the credit bureaus once it's at least 30 days overdue, and they'll typically come to take your vehicle away after you've missed three or more payments in a row. 

A deferment or forbearance allows you to skip between one and three payments with no late fees or penalties. After the deferment period ends, either your monthly payment will either go up slightly or your loan will be extended by about the same amount of time as the deferment.  

On the downside, interest will continue to accrue during the months you skip your payment, so you'll end up paying more for your vehicle in the long run. But on the plus side, your missed payments will not show up as negative marks on your credit report, so your credit score shouldn't take a hit.

How to talk to your bank about your options 

Most lenders' programs have been streamlined to be pretty simple to apply for. Fill out a form, possibly attach some documentation (termination letter, layoff notice, etc.), send it off to your lender and wait for an approval confirmation. If your bank doesn't have it set up that easy and you have no idea where to begin, the legal services website DoNotPay has a chatbot that can help you draft a letter to your lender.

That said, you can probably handle this on your own. Just be honest and forthcoming about your situation and realistic about how much time you'll need to get back on your feet. Generally speaking, banks would rather work with you and retain you as a customer than leave you stranded without a vehicle.

Ford is currently offering to pay six months' worth of new vehicle payments when you purchase a new car from the company.

Wayne Cunningham/CNET

What normally happens when you miss a car payment?

In most states, a lender, like your bank, can start the repossession process the day after you miss even just one payment, but most companies give their customers a grace period. Often the lender won't even charge a late fee until the payment is at least 10 days late, and most won't report it to the three major credit bureaus until it's over 30 days late. 

If you go past 30 days delinquent -- and especially if you miss the next two payments in your loan cycle as well -- that's where you start treading into repossession, or repo, territory. 

How repossession works 

In most cases, your lender will contract with a third-party agency that specializes in repossessions. That company will use whatever information it can get -- your home and work addresses, for example -- to track down the vehicle and tow it to a secured, usually gated lot. It does not need your car keys to take your car. 

The repo company will then charge your bank for towing the vehicle, as well as a daily storage fee, usually around $25 to $75 per day. Unless you happened to have left your keys in the car, the repo company will also contract a locksmith to make a new set of keys -- then charge your bank for that service, too. When all is said and done, you'll owe anywhere from a few hundred to over a thousand dollars in charges, which you'll still be liable for whether you get your car out of repo or not. 

If you quit paying your car payment, eventually a vehicle recovery service will come tow your car.

Andrew Hoyle/CNET

Are car repossession companies even open right now?

The auto repossession industry never quite figured out whether repo companies, many of which laid off dozens of employees early on in the pandemic, were even allowed to operate in areas under strict shelter-in-place orders. The Association of Credit and Collection Professionals, a lobbying group for debt collectors, has argued that debt collection is an essential service, but lawmakers have yet to chime in.

However, as most US cities are far along in the process of reopening and orders shuttering nonessential businesses have mostly been lifted, you can probably bet that repo companies will be up and running as soon as they can be.

Your rights vs. the bank's rights 

In pretty much every instance your bank does not need a court order to attempt to repossess your car. You can view a list of every state's specific automobile repossession laws here, but generally speaking, your lending institution (or a company it hires) has the right to come onto your property and take the car so long as no one commits a "breach of the peace."

That means its representatives can't break into a locked garage, through a locked gate or otherwise use physical force against you or your property to take possession of your vehicle. They can, however, follow you to work, for example, or the grocery store, and wait until you leave your car unattended. 

How to get your car out of repo -- and what happens if you don't 

What if it's too late and your car has already been repoed? Many states have laws on the books about how long and under what conditions lenders must allow you the opportunity to get your vehicle back, but the terms aren't exactly favorable, especially if you're in the kind of financial situation that led to repo in the first place.

Generally, the law only compels lenders to release your car if you pay off the loan plus any towing and storage charges that have accrued. In practice, however, most lenders are willing to give your car back if you can at least catch up with your late payments (and, of course, even up with the repo company as well). 

One option if you're struggling to pay your car payment is to try and sell your car for cash to pay off the loan, but that won't work if you owe more than the car is worth.

Sarah Tew/CNET

If you leave your vehicle in repo, either because you can't afford to get it out or you just decide it's not worth it, you're still not completely off the hook. The bank will likely auction off your car to the highest bidder, then apply the revenue from that sale to your remaining balance, including repossession charges. If that doesn't cover your entire debt, the bank can come after you for the remainder, including handing your account over to a collection agency and reporting the delinquency to the credit bureaus. 

You have a few wild-card options as well 

If you're at risk of having your car or truck repossessed, there are other options available besides deferment, but none quite as simple or easy. You could do what's called a "voluntary repossession," where you contact your lender and indicate your desire to turn your vehicle over to it. Your credit will take a hit and you'll be liable for any outstanding debt the bank fails to recoup at auction, but the overall impact to both your credit score and pocketbook will be less than if you wait for the bank to forcibly repo your car.

You can refinance your car for a lengthier loan term with a lower monthly payment, but that will only work if you've already paid off a substantial amount of the principal. If you've only had your car loan for a year or two, you might actually still owe more than it's worth. Also, your credit has to be good enough for a bank to underwrite a new loan for you, which may or may not be the case anymore. 

You could also try to sell your car on the open market, or trade it in for something less expensive, but again, with the economy now in a full-blown recession, neither of these options seems very compelling.

What you absolutely should not do 

Whatever you do, don't try to hide your car from your bank or the repo company. For one, you're probably not going to beat them at their own game, and the longer it takes to find it (and the more difficult you make it), the more they're going to charge you for their services in the end. 

Stop! Don't just sit back and wait until the bank repos your car. Be proactive and ask and your lender may be able to help.

Shara Tibken/CNET

And don't just stop paying your loan and hope for the best. Whether or not lawmakers decide the repo industry performs an "essential" function, or if the repo man has to wait for a treatment or vaccine like the rest of us before getting back to work, eventually your delinquency will catch up with you. With banks demonstrating some compassion right now for those who've suffered financial hardship, you might as well take advantage of one of their relief programs while you can. 

Chances are if you're worried about making your car payment, you have other bills keeping you up at night, too. Here's what you need to know about rent relief during the pandemic, as well as what assistance is available if you have a mortgage. For taxes, credit cards and everything else, here's what other financial help is available.

The editorial content on this page is based solely on objective, independent assessments by our writers and is not influenced by advertising or partnerships. It has not been provided or commissioned by any third party. However, we may receive compensation when you click on links to products or services offered by our partners.

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Best Car Loans and Lenders for August 2022

Best Car Loans and Lenders for August 2022

Finding the best rates and terms on a car loan can help you save hundreds or even thousands in interest. With interest rates rising and the cost of car insurance premiums increasing, it's important to shop around with different lenders to find the most affordable car loan for your new or used car.

An auto loan is a secured installment loan, which means the vehicle you purchase acts as collateral and can be subject to repossession if you fail to repay the loan. But the trade-off is a lower interest rate than with unsecured borrowing, such as a personal loan. You can apply for a car loan at a car dealership, bank, credit union or through an online lender. 

We'll lay out some of the basics here. Plus, we've evaluated the major national auto loan providers and highlighted the best options for new, used and private party (purchase of a car from a private seller) loans below. We'll update this list regularly as terms change and new loan products are released. Note that all the starting APRs listed assume an "excellent" credit score of 800 or above.

Rates as of Aug. 3, 2022.

PenFed Credit Union

• APR: Starting at 3.44% (new car loans through PenFed Car Buying Service), 4.84% (used car loans through PenFed Car Buying Service); Loans outside of this service start at 4.24% (new car loans) or 5.04% (used car loans) 
• Loan amounts: $500 to $100,000
• Loan terms: 36 to 84 months
• Minimum annual income: Not specified
• Availability: 50 states
• Prepayment penalty: No

Pentagon Federal Credit Union is a credit union that offers low auto loan rates for both new and used cars, through the PenFed Car Buying Service. You'll need to become a credit union member to use this service, but membership is open to everyone, and requires opening a savings account with a minimum $5 deposit. If you're not interested in using PenFed's program to buy a car, you can still secure lower-than-average rates on new and used cars purchased outside of the service.

With flexible loan terms extending up to seven years, nationwide availability and no prepayment penalties, PenFed is the contender to beat in the auto loan industry.

Consumers Credit Union

• APR: Starting at 3.49% (car loans for 2020 or newer vehicles) and 3.74% (car loans for 2016-2019 vehicles)
• Loan amounts: $250 to $100,000
• Loan terms: 0 to 84 months 
• Minimum annual income: Not specified
  
• Availability: Branches across Illinois, shared branches nationwide
• Prepayment penalty: No

Consumers Credit Union is an Illinois-based credit union that has recently opened membership nationwide. Though its auto loan rates for vehicles made prior to 2020 are average for the market, their new car loan rates are a great deal. Consumers Credit Union also offers significant flexibility, with the widest range of loan terms and amounts of the providers we evaluated.

You can become a member online with a valid ID, two recent pay stubs, two tax returns from recent years, five references, two utility bills and a one-time $5 fee to the Consumers Cooperative.

Lightstream

• APR: Starting at 3.99% (new and used car loans) and 4.99% (private party car loans) with Autopay 
• Loan amounts: $5,000 to $100,000
• Loan terms: 24 to 84 months
• Minimum annual income: Not specified
  
• Availability: Online
• Prepayment penalty: No

LightStream is an online lender under Truist Financial that offers low rates for private party car loans. Though its loan amounts and terms are of average flexibility, it offers a variety of auto loan options. It places no restrictions on model year, make or mileage, making it the ideal lender if you plan to purchase an older car. LightStream's slogan, "Lending Uncomplicated®," promises a simplified lending process that includes being able to fund your loan the same day you apply, under certain conditions. 

In order to access LightStream's best terms, you'll need to sign up for AutoPay. LightStream's lowest rate loans are also unsecured -- so your car won't be repossessed if you can't make your payments, but your credit will suffer. 

Bank of America

• APR: Starting at 4.24% (new car loans), 4.44% (used car loans), and 7.19% (private party loans)
• Loan amounts: $7,500 ($8,000 in Minnesota) to $100,000
• Loan terms: 48 to 72 months
• Minimum annual income: Not specified
  
• Availability: 50 states
• Prepayment penalty: No

As one of the world's largest banks, Bank of America offers unbeatable availability and great rates. Though you don't need to be a member of Bank of America to use its auto loan services, members may qualify for special perks. For example, if you qualify for Bank of America's Preferred Rewards program -- based on your qualifying combined balances in your BOA deposit and/or Merrill® investment accounts -- you can be eligible for up to 0.50% off your APR. 

But Bank of America's loan policies can lack variety. For example, it offers one of the least flexible loan terms on this list, with the shortest loan term set at 48 months. In addition, the minimum financing amount is $7,500, which rules out Bank of America as a loan financier for more inexpensive used vehicles.

U.S. Bank

• APR: Starting at 4.49% (for new and used car loans)
• Loan amounts: $5,000 to $100,000
• Loan terms: 12 to 72 months
• Minimum annual income: Not specified
  
• Availability: Branches in 26 states
• Prepayment penalty: 1% of the original loan amount, with a minimum charge of $50 and a maximum of $100

U.S Bank offers interest rates as low as 4.89% for both new and used cars, which makes it a great lender for those purchasing preowned vehicles. If approved, the U.S Bank offers financing of up to 120% of your car's value, with no down payment required. 

However, to lock in the lowest used car rates, you'll need to meet specific criteria: Next to have excellent credit, you must have a loan-to-value ratio of 80% or less, buy a used car that's less than 1 year old, have a loan amount of at least $30,000, a loan term of 36 months or less and an automatic payment set up from a U.S. Bank account. Though these requirements are stringent, the low auto loan rates make them worth it for certain buyers. 

What are the drawbacks? U.S. Bank's availability is limited to 26 states. Plus, it charges a prepayment penalty of 1% of the original loan amount if you pay off your loan within a year's time. 

Carvana

• APR: Starting at 3.9% (used cars only)
• Loan amounts: Not specified
• Loan terms: 36 to 72 months
• Minimum annual income: $4,000
  
• Availability: Not available in Alaska or Hawaii
• Prepayment penalty: No

Though Carvana is mostly known for its online used car shopping experience, it also offers auto loans on vehicles you buy through the site. Carvana's only requirements are that you're over 18, make $4,000 annually and have no active bankruptcies, so it's a great choice for those with poor credit. Furthermore, Carvana's wholly online model combines the buying and financing experience, making the process of purchasing a used car relatively painless. 

However, though Carvana makes it possible for customers with bad credit to obtain a loan, the best auto loan rates will always be reserved for those with excellent credit – and it's important to note that it offers, by far, the highest starting APR on our list. 

Best car loan lenders, compared

Lenders	PenFed CreditUnion	Consumers Credit Union	LightStream	Bank of America	U.S. Bank	Carvana
Best for	New car loans	Used car loans	Private party car loans	Big bank option	Short loan terms	Those with poor or no credit
APR for new car loans	Starting at 3.44% (through PenFed Car Buying Program)	Starting at 3.49 (car loans for 2020 or newer vehicles)	Starting at 3.99%	Starting at 4.24%	Starting at 4.49%	N/A
APR for used car loans	Starting at 4.84% (through PenFed Car Buying Program)	Starting at 3.74 (car loans for 2016-2019 vehicles)	Starting at 3.99%	Starting at 4.44%	Starting at 4.49%	Starting at 3.9%
APR for private party loans	N/A	N/A	Starting at 4.99%	Starting at 7.19%	N/A	N/A
Loan amount	$500 to $100,000	$250 to $100,000	$5,000 to 100,000	$7,500 ($8,000 in Minnesota) to $100,000	$5,000 to $100,000	Not specified
Repayment terms	36 to 84 months	0 to 84 months	24 to 84 months*	48 to 72 months	12 to 72 months	36 to 72 months
Credit requirement (estimate)	Not specified	Not specified	Good to Excellent	Not specified	Not specified	Accepts all credit, no active bankruptcies
Availability	All 50 states	Branches across Illinois, shared branches nationwide	Online	All 50 states	Branches in 26 states	Not available in Hawaii or Alaska

What to know when applying for an auto loan

While car loans usually have fixed interest rates and loan terms, they can often be negotiated, depending on your lender. Your loan rate will generally depend upon your credit score -- the higher your credit score, the lower your annual percentage rate. A higher credit score may also give you access to a larger loan amount or more favorable repayment terms.

Next, you should consider loan terms. Let's say you qualify for a 2.5% APR loan. You'll pay less interest over time with a shorter term loan, but your monthly payments will be higher. Similarly, you'll pay more in interest over time with a longer loan term, but your monthly payments will be lower. Consider your budget and financial goals to determine which loan term will work best for you.

As you consider lenders, find out if they offer a preapproval process. Preapproval allows you to see the rates you qualify for without a hard inquiry -- when a creditor pulls your credit history -- which can cause your credit score to slightly dip. It also allows you to review options upfront without having to commit to a particular lender.

Lenders reviewed:

• Autopay
• Bank of America
• Capital One
• Carvana
• Chase
• Consumers Credit Union
• LightStream
• MyAutoLoan
• PenFed Credit Union
• PNC
• U.S. Bank

*Your loan terms, including APR, may differ based on loan purpose, amount, term length, and your credit profile. Excellent credit is required to qualify for lowest rates. Rates range from 3.99%-10.49% APR w/AutoPay. Rate is quoted with AutoPay discount. AutoPay discount is only available prior to loan funding. Rates without AutoPay are 0.50% points higher. Subject to credit approval. Conditions and limitations apply. Advertised rates and terms are subject to change without notice.

Payment example: Monthly payments for a $10,000 loan at 3.99% APR with a term of 3 years would result in 36 monthly payments of $295.20.

© 2022 Truist Financial Corporation. Truist, LightStream, and the LightStream logo are service marks of Truist Financial Corporation. All other trademarks are the property of their respective owners. Lending services provided by Truist Bank.

The editorial content on this page is based solely on objective, independent assessments by our writers and is not influenced by advertising or partnerships. It has not been provided or commissioned by any third party. However, we may receive compensation when you click on links to products or services offered by our partners.

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Mortgage preapproval: Everything you need to know to get preapproved

Mortgage preapproval: Everything you need to know to get preapproved

Buying a home -- especially for the first time -- is a complicated process. One of the first and most significant steps of buying a home is getting your mortgage preapproval. It's proof that you've lined up the financing you need to close on the home. Without a preapproval letter, most sellers aren't going to take your offer seriously.

Although some lenders have tightened their standards due to the pandemic, it's usually not too difficult or complicated to get a home-loan preapproval. Let's look at how it works.

What does it mean to be preapproved for a mortgage? 

A mortgage preapproval is a letter from a lender indicating that you are tentatively approved for a loan. It typically includes a maximum loan amount, interest rate and any other relevant terms or information. 

Significantly, getting preapproved for a mortgage doesn't guarantee you will actually get a loan -- or the specific rate and terms on offer. Rather, it's a statement from the lender stating its intention to lend and the terms involved, assuming the information you've provided about your income, employment and financial situation is accurate. It also assumes that there will be no significant changes to your financial situation or credit score -- losing your job or taking out another loan, for instance -- as these could impact the terms or even disqualify you.

"Many housing markets across the country are struggling with inventory, increasing demand substantially," said Jefferson Watters, a loan originator for AmeriSave Mortgage Corporation. "A preapproval demonstrates a commitment from the buyer and tells sellers that the buyer is completely qualified to purchase their home. In most cases, if a seller has two equal offers on the table, with the only difference being that one buyer is preapproved, the seller will almost always choose the preapproved offer."

Preapproval vs. prequalification: What's the difference?

When you start looking for a mortgage, another term you might come across is "prequalification." Though home loan preapproval and prequalification are often used interchangeably, the process and terminology varies among lenders. 

In some cases, prequalification is based on your answers to a few initial questions and a soft credit check (where a lender checks your score but doesn't pull a full report that could impact your credit). It usually doesn't include details about loan amount, interest rate or terms. As such, it's less authoritative than a preapproval -- but it's a good way to get an initial idea of whether you're in good enough financial shape to qualify for a mortgage.

"A true preapproval will verify assets, income and the ability to repay the loan," Watters said. "Some lenders will offer a preliminary prequalification letter, but this only shows a borrower qualifying based off of the information they submitted in their application."

When you're ready to make an offer on a home, you'll want to have an official statement from a lender -- or, better yet, multiple lenders -- that you can get the financing and terms you need to close on the deal. Whichever term your lender uses, make sure you have it before you make an offer.

When should you get preapproved?

When you apply for preapproval, your lender will first gather some basic financial information from you and pull your credit report. In most cases, that means a hard inquiry on your credit, which could affect your credit score. Given this, you shouldn't apply for preapproval until you're serious about buying a home. This will both protect you from impairing your credit score unnecessarily and ensure that your preapproval is valid when you're ready to make an offer; a home-loan preapproval letter is typically only good for 30 to 60 days.

Having multiple preapproval letters from a few different lenders will only strengthen your hand. And if you get multiple inquiries for the same type of credit within a short period of time, the credit bureaus will usually treat those as one inquiry and avoid knocking your credit score.

How to get preapproved for a mortgage 

The process for getting a mortgage preapproval is fairly straightforward, and the better prepared you are, the more smoothly and quickly it will go.

Step 1: Review your financial situation

Before you apply for preapproval, it's a good idea to assess your current financial situation. 

Pull your credit report: Under normal circumstances, you're entitled to one free report from each bureau every 12 months, but you can now get a free credit report every week through April 2021. (Note that pulling your own report doesn't impact your score.) Review your credit history to make sure everything is accurate; you can reach out to lenders and the credit bureaus to make corrections if need be. 

Calculate your debt-to-income ratio: A key factor in getting prequalified for a mortgage, your DTI ratio represents your total monthly debt payments as a percentage of your monthly income. Most lenders won't offer a loan that will put your DTI above 43%. So, if you currently have an auto payment of $300, monthly minimum credit card payments of $65 and a monthly income of $5,000, your lender will only approve you for a mortgage with a monthly payment of $1,785.

Step 2: Submit your documents

For an official prequalification, lenders won't simply take your word for it when it comes to your income and liabilities. You need to show proof. Each lender may have different requirements, but here are some documents and information you will usually need to submit for yourself and anyone else on the loan application:

• Your employment history (and contacts for verification)
• Pay stubs from the last 30 days
• Bank statements from the last two months
• W-2s and possibly tax returns from the last two years
• Insurance agent contact information and declarations
• Outstanding debt information (your lender can usually just pull this from your credit report)
• Business financial statements and tax returns (if you're self-employed)
• Expected down payment (this affects your loan terms, interest rate and potential private mortgage insurance)

Self-employed individuals may have to provide additional paperwork to demonstrate proof of long-term income. Additional documents required often include:

• Profit and loss statements
• Business licenses
• Tax returns and bank statements from the past two years
• Balance statements

Not all lenders will require all of this information for preapproval, but you'll need to provide it at some point before your loan becomes official. And having all of it prepared may speed up the process.

Step 3: Lender review of credit and documentation

Next, your lender will review all of your documents, pull your credit report and seek to verify all of your information. This may include calling current and previous employers to verify your employment and wages, confirming outstanding loan amounts and investigating unusual transactions on your bank statements. Normally, this process should take no more than a few days.

Step 4: Get your home loan preapproval (or rejection) letter

Once your lender has completed its review, you'll receive the verdict. If there are no serious issues, you'll receive a preapproval letter indicating your maximum loan amount, estimated interest rate, loan type and terms. You'll want to give this letter to your real estate agent so they'll have it ready to submit with any offer.

What to do if you're declined for a preapproval

There's always a chance you won't get preapproved for a mortgage. But don't be disheartened. One rejection doesn't mean you can never get a mortgage. Especially during the pandemic, some lenders have tightened their standards for credit scores, down payments and more. But that won't last forever.

"We've been seeing these restrictions starting to soften as the market starts to recover and the economy becomes more accustomed to a completely virtual way of life," Watters said.

If you do get rejected, be sure you try applying with another lender. If one lender denied you for a credit score of 690, you can probably find a lender that's still qualifying borrowers for a conventional loan at 620 and above.

If you apply with a few lenders and still can't get preapproved, don't lose heart. Under the Equal Credit Opportunity Act (PDF), your lender has to tell you why your application was denied. It may have been your credit score, or it may be that you haven't been at your current job long enough. Whatever the reason is, now you know what to work on so you can get preapproved in the future.

What are the pitfalls?

Getting approved is usually pretty straightforward, but there are opportunities for things to go sideways. Here are a few things to avoid.

Applying when you're not really ready: If you already know your credit isn't great or you have too much debt, don't waste time applying for preapproval (and hurting your credit even more in the process). Make a plan to rebuild your credit to enhance your chances in six to 12 months from now.

Assuming your terms are final: Again, getting preapproved for a mortgage is not the same as officially having your loan underwritten and secured. Your terms can change. For instance, unless your rate is locked for 30 or 60 days, your final rate may vary, albeit slightly. If any information you provided wasn't accurate, that could change your final terms, too.

Taking on new debt between preapproval and underwriting: For that matter, your own financial choices can change your loan terms or derail the loan altogether. Once you're preapproved, it's time to wait on any big financial changes. That means no changing jobs, no new credit cards, no major purchases such as a new car.

Waiting too long after preapproval: Your loan preapproval is usually only good for 30 to 60 days. Once you have a letter, it's time to start house hunting and getting ready to make an offer. Otherwise, you may have to restart the process.

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