Photo · A pre-approval is a snapshot, and the lender re-checks that snapshot right before closing — sometimes the day before. Anything that changes your financial picture in between can re-trigger underwriting and sink the loan. The frustrating part is that most of these mistakes feel completely reasonable in the moment. That's exactly why we list them.
The rule of thumb for the weeks between contract and closing: change nothing. No new debt, no new accounts, no large moves, no career leaps. Keep your finances boring until the keys are in your hand.
1 · Don't make a big purchase
Financing a car, buying furniture on a store card, or putting a vacation on plastic all do the same thing: they add a monthly payment and raise your debt-to-income ratio. A loan that was comfortably approved can suddenly fail the DTI test. The new couch can wait three weeks. The house can't wait for the couch.
2 · Don't open (or even apply for) new credit
Every new credit application triggers a hard inquiry and can lower your score. A new account also changes your credit mix and average account age. Even the '10% off if you open a card today' offer at checkout can cost you a better mortgage rate — or the loan itself. Decline politely.
3 · Don't change jobs
Lenders verify employment right before closing, sometimes with a phone call to your employer the morning of. A job change — even a raise at a new company — resets your income history and forces re-underwriting. If a move is unavoidable, tell your loan officer immediately so they can manage it instead of discovering it.
4 · Don't move money around
Underwriters need to source every dollar of your down payment. Large or unexplained transfers between accounts — or a sudden cash deposit — create a paper trail they must chase before they'll clear you. If you're receiving gift funds, get a signed gift letter up front. Keep your money sitting still and documented.
5 · Don't skip the inspection
In a hot market, buyers are sometimes pressured to waive the inspection to win. In South Florida, where roof age, wind ratings, plumbing, and electrical drive both safety and insurability, that's a gamble that can cost five or six figures. A few hundred dollars for an inspection is the cheapest insurance you'll ever buy. At minimum, keep an inspection for information even if you don't make it a contingency.
6 · Don't waive the wrong contingencies
Contingencies are your exits. The financing contingency lets you walk if the loan falls through; the appraisal contingency protects you if the home appraises below the price; the inspection contingency lets you renegotiate or leave over what's found. Waiving one to strengthen an offer can be strategic — but only when you understand exactly what protection you're giving up and have the cash to absorb the risk.
The closing-window cheat sheet
- Keep paying every bill on time, exactly as before
- Document any gift funds with a letter up front
- Tell your loan officer before any financial change, not after
- Keep your savings where they are, untouched
- Finance a car, furniture, or appliances
- Open or apply for any new credit card or loan
- Change or quit your job, or go from W-2 to 1099
- Make large undocumented deposits or transfers
- Waive the inspection in a Florida market
Questions that come up mid-deal
Why can't I buy a car before closing on a house?
A car loan adds a monthly payment that raises your debt-to-income ratio, which lenders re-check right before closing. A loan that was approved at a comfortable DTI can fail once the car payment is added. Wait until after you close.
Can I switch jobs while buying a house?
It's risky. Lenders verify employment just before closing and a job change resets your income history, often forcing re-underwriting and delays. If a change is unavoidable, tell your loan officer the moment you know so they can plan for it.
Should I waive the home inspection to win a bidding war?
We strongly advise against it in South Florida, where roof, wind, plumbing, and electrical issues drive both safety and insurance cost. If you must compete, consider an information-only inspection rather than waiving it entirely — you keep the knowledge even if you remove the contingency.
What happens if I deposit cash before closing?
Underwriters must source every dollar of your funds. An unexplained cash deposit creates a paper trail they have to investigate, which can stall your loan. Keep deposits documented and avoid moving money you don't have to.