Something to Read!!!! To everyone in the mortgage business, we all work hard to put good deal together for our clients and lending partners but of course you will once and a while come to this....... if we don't take the time to notice the things that stand out it can cause issues with our brokerage or regulatory licensing. I have attached two files of a client who back in 2023 told me he made over $200K which I found odd from the start being a mortgage broker for over 15 years and his trade usually does not support that high of income so to the next level was send me the income documents.... first glace I could see the NOA was altered I questioned the client and he said that was what was filed.... I then decided to stop the relationship because I didn't feel comfortable submitted something I felt was altered. Fast forward to October 2025 The same client reached out looking for a mortgage and as we chatted I asked what is income was now he told me $100K so I asked him to send me the T1's and NOA's and not the garbage ones sent a few year ago and this time I got the real NOA not altered and not showing $100K income. This is just a heads up to all the new brokers we all have to review the documents and use common sense when working with clients you don't want to be that broker known for submitting fraudulent documents Take a minute and take a look because you will come across the same thing sometime.

A long post. Sorry. I was inspired The loan officer’s job is hard — really hard — especially when it comes to documentation requirements. There are guidelines, and every single deal is different. So please, don’t shoot the messenger. The more moving parts there are, the harder it gets. When a client gets pre-approved for a mortgage, here’s the problem. Most lenders don’t gather all the necessary documentation up front because it would overwhelm the client at that point, and it’s really not necessary yet. A good loan officer can identify if the deal will work based on the documentation that’s been provided. There’s nothing shady about this — it’s just the process. A good loan officer typically needs to see pay stubs, W-2s, tax returns, asset information, and credit. With that, they can run the file through the desktop underwriting system and know if the deal works. And yes — some lenders actually issue pre-approvals without verifying any documentation at all. This is incredibly unprofessional, and most people don’t realize how bad that is. That’s not a real pre-approval — it’s a pre-qualification. A good lender knows the difference and takes the time to get it right. Here’s the deal: a good loan officer will ask for everything necessary to be certain the deal will go through. If there’s a page missing or a signature missing, we don’t ask for it yet, because at that stage, it’s not necessary to put the client through all of it. But once the loan goes into processing, we’ll need everything. That’s why pre-approvals can be turned around pretty quickly — because we know what we’re looking for and we can see that it works. But let’s be clear — nothing is certain until the closing. If a borrower loses their job before the closing, that loan is done. It doesn’t matter if we already have pay stubs, W-2s, and tax returns showing what they used to make. It doesn’t matter if they used to make a million dollars and the loan amount is only $300,000. If they’re fired and now have no job, their income is zero. Period.

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