What I Look For Before Saying a Buyer Is Fully Pre-Approved

Not all pre-approvals mean the same thing.

In today’s market, a fully pre-approved buyer is someone whose file has been reviewed carefully and intentionally, not just run through a system. Before I ever use the words “fully pre-approved,” there are several things I want to understand clearly.

This process protects the buyer, the offer, and the transaction as a whole.

Income Has Been Reviewed, Not Assumed

One of the first things I look at is income. This goes beyond simply entering numbers into an application.

I review documentation to understand:

• How income is earned

• How consistent it has been

• How likely it is to continue

This applies to salaried, hourly, bonus, commission, and self-employed income. The goal is to make sure the income used for approval is realistic and defensible.

Assets Are Verified and Make Sense

A fully pre-approved buyer has verifiable assets. That includes funds for the down payment, closing costs, and in some cases reserves.

I want to see where the funds are coming from and make sure they align with the buyer’s plan. This avoids last-minute questions once an offer is accepted.

Credit Is Understood, Not Just Scored

Credit is more than a number. I look at the full picture.

That means understanding:

• Current debts

• Payment history

• Any recent changes or events

Credit does not have to be perfect. It just needs to be stable and explainable.

Employment Is Stable and Logical

Employment history tells a story. I look at job history, recent changes, and whether the current role fits the overall timeline.

Promotions, job changes, and career growth are common and often positive. The key is that the employment makes sense and supports the income being used.

Payment Comfort Has Been Discussed

Before someone is fully pre-approved, we talk through payment comfort. This is not about the maximum number a buyer qualifies for.

We discuss what feels sustainable, how the payment fits into their life, and how it aligns with future plans. This helps buyers make confident decisions when it is time to write an offer.

Scenarios Have Been Run in Advance

I do not want buyers seeing real numbers for the first time after they find a house they love.

We run scenarios ahead of time at different price points and structures so there are no surprises. When the right home shows up, the numbers are already familiar.

Any Potential Issues Are Addressed Early

If there is anything unique about the file, I want it discussed and documented early.

That might include variable income, recent changes, or unusual assets. Handling these items upfront leads to smoother transactions later.

The Bottom Line

A fully pre-approved buyer is not rushed. They are prepared.

By reviewing income, assets, credit, employment, and payment comfort early, the buying process becomes calmer and more predictable. Offers are stronger, timelines are cleaner, and buyers feel confident instead of stressed.

When I say someone is fully pre-approved, it means the work has already been done and there are no big unknowns waiting to surface later.