Mortgage Pre-Approval in Ohio: Clear Steps Before You Shop
This page is your source for how to get a mortgage pre-approval in Ohio: how it works, what documents you need, and what to do next. Whether you are a first-time buyer, self-employed, or not sure you qualify yet, you will leave with a clear number and the offer power to compete.
Not sure if you are ready? Skip to What To Do If You Are Not Ready Yet for a clear plan instead of a vague “no.”
Ready to start now?
Free consult. No obligation.
What Mortgage Pre-Approval Means in Ohio
Mortgage Pre-Approval vs Mortgage Pre-Qualification
If you are not sure whether you need mortgage pre-approval or mortgage pre-qualification, here is the difference.
| Pre-Qualification | Pre-Approval | |
|---|---|---|
| Documents reviewed | Minimal | Pay stubs, W-2s, tax returns, bank statements |
| Credit pulled | Yes | Yes |
| Verification | Self-reported numbers | Lender-verified |
| Seller confidence | Low | High |
Pre-qualification is a rough estimate based on what you tell a lender. Sellers do not take it seriously.
Pre-approval means I pull your credit, review your actual documents, run your numbers through underwriting, and issue a written letter. That letter is what Ohio listing agents and sellers want to see.
On this page, when I say pre-approval, I mean full document pre-approval, not a quick pre-qual.
What Is a Mortgage Pre-Approval Letter?
A mortgage pre-approval letter is a written statement from me that includes your maximum purchase price or loan amount, the loan type (Conventional, FHA, VA, USDA), and any conditions that must be cleared before final approval (like selling your current home or documenting a gift).
You and your agent attach this letter to offers. It tells the seller your financing is real, not a guess.
Why Pre-Approval Matters Before You Shop
Getting pre-approved first helps you avoid falling in love with a home that will not pass underwriting. It lets you write offers that sellers trust. And it means you can move fast when the right house hits the market.
In a competitive market, having a current pre-approval letter can be the difference between winning and losing a house.
Most letters are good for 60 to 90 days, depending on the loan program and how fast your documents age.
Who I Help With Mortgage Pre-Approval
I am T.C. Strait, a mortgage loan officer based in Mason and Maineville, serving buyers across Ohio. I work with:
- First-time buyers who want a clear price range before they start looking
- Move-up buyers who need to coordinate selling and buying
- Self-employed buyers who are not sure how lenders will read their tax returns
- Buyers who were turned down before and want a second opinion
- Veterans and rural buyers using VA or USDA programs
- Buyers who want straight answers, not a call center script
My job is simple. Show you what you qualify for, explain why, and help you fix what needs fixing if you are not there yet. For the full buying process, see the Home Purchase in Ohio page.
How to Get a Mortgage Pre-Approval in Ohio
Step 1: Share your basic info
You can start online or by phone. I ask about income, job history, debts, and where you plan to buy in Ohio.
Start your mortgage application or call / text 513-562-7926.
Step 2: Upload your documents
Common items: last 30 days of pay stubs, W-2s for the last 2 years (or full tax returns if self-employed), bank statements for the last 1 to 2 months, ID, and sometimes your current lease or mortgage statement.
You upload these securely once. I do not ask for the same thing over and over if I can avoid it.
For a neutral checklist of documents and questions to ask lenders, you can review this mortgage shopping checklist from the CFPB
Step 3: I review your file and run the numbers
I pull your credit, calculate your debt-to-income ratio, and run a preliminary approval through the appropriate loan program. If something does not fit guidelines, I tell you exactly what and why.
Step 4: You receive your pre-approval letter
If everything checks out, I issue a mortgage pre-approval letter. You and your agent use this letter when you submit offers.
Ready to skip ahead and get your Ohio mortgage pre-approval letter?
Free consult. No obligation.
How Long Does Mortgage Pre-Approval Take in Ohio?
If your documents are ready and your file is simple, I can often issue pre-approval within 1 to 2 business days.
What can slow it down: missing documents, income that needs extra verification (self-employment, commission, multiple jobs), or questions about large deposits in your bank statements.
How long does a mortgage pre-approval last in Ohio?
Most pre-approval letters are treated as current for 60 to 90 days. If your home search goes longer, I update your file with fresh documents and sometimes a refreshed credit pull.
What Lenders Check for Mortgage Pre-Approval
Credit Score
Your score affects which loan programs you qualify for, what interest rate you receive, and how strict the debt-to-income limits are.
Rough ranges: Conventional loans often start around 620+. FHA can go as low as 580 with 3.5 percent down. VA and USDA vary, but many lenders prefer 620+.
Quick note on credit: Pre-approval uses a hard credit check. The impact is small and temporary. If you rate shop within 45 days, the credit bureaus treat multiple mortgage inquiries as one. For a neutral explanation of how mortgage shopping and credit pulls work, see how mortgage shopping affects your credit from the CFPB
Income
Lenders want income that is stable (at least a 2-year history in the same line of work) and documented (pay stubs, W-2s, tax returns, sometimes employment letters).
Assets
I look at down payment funds, closing cost money, and reserves (money left after closing). Large deposits have to be explained and sourced. If funds come from a gift, the gift has to be documented correctly.
Debt-to-Income Ratio (DTI)
DTI compares your monthly debts to your gross monthly income. Most programs want your back-end DTI (housing plus all other debts) under 43 to 50 percent.
If you want a quick check before you call, use my DTI calculator. Example: if you earn $6,000/month gross and have $500 in existing debt payments, adding a $1,500 housing payment puts you at 33 percent DTI, which is comfortable for most programs.
If your DTI is high, we talk about options: lower price, more down payment, or paying off specific debts.
Things That Can Put Your Pre-Approval at Risk
After pre-approval, do not do these without talking to me first:
- Taking on a new car loan or financing furniture
- Opening new credit cards or personal loans
- Missing payments or letting accounts go past due
- Large unexplained deposits or withdrawals
- Changing jobs or income type right before closing
Any of these can force a re-underwrite and change your approval amount. If you are thinking about a big move, ask first.
Self-Employed Mortgage Pre-Approval in Ohio
Self-employed mortgage pre-approval in Ohio works differently than W-2 approval, but it is not as hard as most people think.
What you need:
- Last 2 years of full personal tax returns (all schedules)
- Business tax returns if you own 25%+ of the company
- Year-to-date profit and loss statement
- Proof the business is still active (business license, CPA letter, or recent bank statements)
What to expect:
Lenders average your net income over two years, not gross revenue. Write-offs that help you at tax time can hurt your qualifying income. The earlier we review your numbers, the fewer surprises later.
If you are self-employed and not sure where you stand, reach out. I will tell you what the numbers look like before you start shopping.
Loan Programs You Can Be Pre-Approved For in Ohio
You do not need to pick a program alone. Pre-approval is where we figure out what fits.
Conventional Loans
Best for buyers with strong credit and some savings. Minimum down as low as 3 percent. PMI drops off at 20 percent equity. Learn more
FHA Loans
Helpful for lower credit scores or limited down payment. Minimum 3.5 percent down at 580+ scores. Learn more
VA Loans
For eligible veterans and active duty. Zero down, no monthly mortgage insurance. Learn more
USDA Loans
For homes in eligible rural areas. Zero down for buyers under income limits. Learn more
For a full overview, visit the Loan Programs in Ohio page.
What To Do If You Are Not Ready Yet
Not every file is ready on day one. That is normal. The key is getting a clear plan.
Common reasons you are not ready yet:
- Credit score below program minimums
- DTI too high once we add the new payment
- Income not documented clearly (common with self-employment)
- Not enough verified funds for down payment and closing costs
What we do next:
- Pay down targeted debts to bring DTI in line
- Clean up credit utilization and address late payments
- Adjust price range or down payment structure
- Look at programs like FHA or VA that may be more flexible
If down payment is the main issue, we talk about Ohio first-time homebuyer programs and local assistance options.
If you are not sure you qualify, reach out anyway. Contact me and I will tell you where you stand and what to fix.
Down Payment and Affordability
Pre-approval is not only about what you qualify for. It also has to feel comfortable to you. Most Ohio buyers I pre-approve are putting between 3 and 10 percent down, depending on program and price point.
If you want to run numbers before we talk, use my house affordability calculator to estimate a realistic price range. This is the same math I use when I size your pre-approval.
For more tools, visit the mortgage calculator library.
Local Knowledge That Matters for Ohio Pre-Approval
I work with buyers across Southwest Ohio and Southern Ohio. Local details affect your pre-approval and purchase:
- Property taxes shift by school district and sometimes by street
- Insurance costs vary by home age, location, and coverage needs
- USDA eligibility depends on the map; many Ohio towns outside the core cities qualify
- Market competition differs by city and price band; timing and offer strength matter
When you ask “How much house can I afford around Mason?” or “Will this neighborhood qualify for USDA?”, I can answer with local context, not guesswork.
For more on specific cities, see the Areas I Serve pages.
What Ohio Buyers Say About the Pre-Approval Process
I have helped hundreds of Ohio buyers get pre-approved and to the closing table. Reviews repeat the same themes: quick responses, clear numbers, and no surprises at the end.
Frequently Asked Questions About Mortgage Pre-Approval in Ohio
Ready to Get Pre-Approved in Ohio?
Pre-approval is the first real step. It turns vague ideas into clear numbers and gives your offers weight with sellers.
Here is what to do now:
Gather your pay stubs, W-2s or tax returns, and recent bank statements. Then apply or reach out so we can review your file and get your pre-approval letter issued.
Start your mortgage application
Have questions before you apply? Contact me here or call / text 513-562-7926.