Why I always pre-underwrite your file

If you’ve talked to a lender recently, you may have heard the term “TBD underwriting” and wondered what it actually means. It sounds technical, but the concept is simple and incredibly helpful, especially in a competitive market.

TBD stands for “To Be Determined,” meaning the loan is underwritten before you’ve selected a specific property. Instead of waiting until you’re in contract, much of the heavy lifting is done upfront.

How a Typical Pre-Approval Works

Many pre-approvals are based on a quick review of credit, income, and assets. They’re useful, but they’re often surface-level. The deeper review doesn’t happen until after an offer is accepted, which is when surprises sometimes show up.

That’s where TBD underwriting changes the game.

How TBD Underwriting Is Different

With TBD underwriting, your file is reviewed by an actual underwriter early in the process. Income, assets, employment, credit, and documentation are all carefully evaluated before you ever write an offer.

By the time you go under contract, the loan is already well on its way. The only missing piece is the property itself.

In many cases, once the address is added, the loan needs only a limited review, appraisal, and final verifications.

Why Buyers Like TBD Underwriting

Buyers often tell me TBD underwriting gives them peace of mind. You’re not wondering if something might come up later, because most of it has already been reviewed.

It also allows you to:

• Make offers with confidence

• Move faster once you’re under contract

• Avoid last-minute document scrambles

• Reduce stress during escrow

You know exactly where you stand before emotions get involved.

Why Sellers and Agents Care

From a seller’s perspective, a TBD-underwritten buyer looks more certain. The financing has already been vetted. There’s less risk of delays or surprises, which can matter just as much as price.

For agents, it means fewer phone calls explaining underwriting issues mid-transaction and a smoother path to closing.

Is TBD Underwriting Required?

No. Not every buyer needs it. But in competitive markets, multiple-offer situations, or when a buyer wants extra certainty, it can be a big advantage.

It’s especially helpful if:

• You want to be as strong as possible before writing offers

• Your income isn’t perfectly straightforward

• You’re relocating or on a tighter timeline

• You value certainty over rushing

The Bottom Line

TBD underwriting isn’t about making things complicated. It’s about doing the work early, so the rest of the process is calmer, faster, and more predictable.

When the right home comes along, the goal isn’t to start the loan process. It’s to be ready.

If you’re thinking about buying this year and want to explore whether TBD underwriting makes sense for you, I’m always happy to talk it through.