Why refinance?
There are plenty of reasons homeowners consider mortgage refinancing—maybe you’re looking for a lower interest rate to shrink your monthly mortgage payment, or you want a cash-out refinance to use your home equity for home improvements or paying off debt.
Some people refinance to switch from an adjustable-rate mortgage to a fixed-rate mortgage, while others want to shorten their loan term and pay off their mortgage loan faster.
No matter your reason, knowing how to refinance a mortgage is key. In this guide, we’ll break down the requirements to refinance a home—from sufficient home equity to income verification—so you can take the next step with confidence.
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What do I need to refinance my home? 6 refinance requirements
Curious about what is required to refinance a mortgage loan? Whether you want a lower interest rate, a smaller monthly mortgage payment, or extra cash for upgrades, you’ll need to meet the requirements to refinance a home. While refinance rules vary by loan type, most lenders look at your credit score, debt-to-income ratio, home equity, and personal finances before underwriting a new mortgage.
Below, we’ll break down the six key requirements to refinance a house and when special options—like a streamline refinancing or cash-out refinance—might have different requirements.
Verify your refinance eligibility. Start here1. Credit score and payment history
Most lenders require a minimum credit score of 620 for a conventional loan, though FHA loan and VA loan programs allow lower scores. A higher credit score can help you qualify for a lower rate, which reduces your monthly mortgage payment.
Your current loan must also be in good standing, which means no late payments on your mortgage statement in the past 6–12 months. This is especially important for a cash-out refinance, which typically requires a credit score of at least 640–680. If you’re applying for an FHA Streamline Refinance or VA IRRRL, your lender may waive the credit report check but will still require a strong payment history.
2. Home equity and loan-to-value ratio
Your home’s value affects how much home equity you have, which plays a major role in refinancing. Most lenders require at least 20% home equity, meaning your loan-to-value (LTV) ratio should be 80% or lower.
For a cash-out refinance, lenders often have stricter LTV limits, typically allowing you to borrow up to 80% of your home’s value while keeping 20% equity intact. Some VA loan cash-out refinances allow 100% LTV, though this varies by lender. If you’re considering an FHA Streamline Refinance or VA IRRRL, an appraisal may not be required.
Verify your refinance eligibility. Start here3. Debt-to-income ratio
Your debt-to-income ratio (DTI) compares your monthly income to your debts, including your mortgage payments, credit cards, and student loans. Most lenders prefer a DTI below 43%, though some may allow higher ratios if you have a strong credit score.
For a cash-out refinance, lenders often require a lower DTI, sometimes below 40%, since withdrawing home equity increases their risk. FHA Streamline Refinance and VA IRRRL programs often waive the DTI requirement.
4. Proof of income and employment
Lenders need to confirm that you can afford to refinance your current mortgage. Most require pay stubs, tax returns, and bank statements to verify your monthly income. If you’re self-employed, expect to provide additional income verification, such as profit-and-loss statements.
While a cash-out refinance always requires full documentation, FHA Streamline Refinance and VA IRRRL programs often waive income verification.
Verify your refinance eligibility with top lenders. Start here5. Assets and cash reserves
Refinancing isn’t free—most borrowers pay closing costs equal to 2–5% of the loan amount. Some lenders also require cash reserves, meaning you need savings to cover several months of mortgage payments after refinancing.
A cash-out refinance often comes with stricter reserve requirements, typically requiring three to six months of monthly mortgage payments, especially for larger loan balances. If you’re using an FHA loan or VA loan, you may be able to roll closing costs into the new loan, which reduces upfront expenses.
6. Home appraisal
Most refinance loans require a property appraisal to confirm your home’s value, which determines how much you can borrow. This step is important for a cash-out refinance, as lenders use it to calculate your available home equity.
However, certain government-backed programs, such as FHA Streamline Refinance and VA IRRRL, often waive the appraisal requirement, making it easier for homeowners to refinance without worrying about their home’s value.
Now that you know the key requirements to refinance a mortgage, you’re ready to take the next step! So what do you need to do to refinance your home? It starts with finding the right lender and loan option for your financial situation.
Remember, refinance requirements vary by mortgage lender
When it comes to refinance mortgage requirements, it’s important to understand the differences between lenders and loan programs. Understanding these differences can make or break your refinance application—and even impact your break-even point on a new mortgage.
Check your no-closing-cost refinance options. Start hereA loan program is the type of mortgage you apply for. The agencies that regulate mortgage programs—like Fannie Mae, Freddie Mac, FHA, VA, and USDA—set minimum qualifications to refinance a home, but individual mortgage lenders are allowed to have their own refinance rules.
- For instance, Fannie and Freddie require a FICO score of at least 620 to refinance a conforming loan, while the Federal Housing Administration only requires a 580 score for an FHA refinance.
Mortgage lenders have to follow the minimum guidelines set by these agencies.But lenders are also free to set their own refinance requirements for the borrower and the property. And many do.
- For example, the Department of Veterans Affairs has no minimum credit score to refinance a VA loan. But many VA-approved lenders look for a score of 620 or higher.So, just because a certain program allows a low credit score or high DTI, that doesn’t mean an individual lender will necessarily approve you.
The good news is, you don’t have to refinance your existing mortgage with your current lender. You’re allowed to apply with as many mortgage lenders as you want to find one whose standards and mortgage rates meet your needs.
Mortgage refinance requirements FAQ
Check your refinance options. Start hereWhile the specific documentation needed for a mortgage refinance will vary by lender, you can typically anticipate needing the following: W-2 forms, tax returns, pay stubs, proof of homeowner’s insurance, and proof of income and employment history. Self-employed applicants will likely also need profit-and-loss statements and 1099 forms. Additionally, if you’re required to bring cash to closing, then asset documentation will need to be verified, too.
Yes, you will need title insurance for a home refinance loan. A new lender’s policy will be required every time you refinance.
Depending on the type of refinance loan and your lender, you’ll likely need to meet the following refinance requirements: an original mortgage loan in good standing, enough home equity, a qualifying credit score, a moderate debt-to-income ratio, and enough cash to cover the costs of refinancing.
You may get lower monthly payments with a refinance when extending your loan term. Yet, by prioritizing monthly savings, you may pay more in interest over the life of the loan. However, when you opt for a shorter loan term—say, from a 30-year mortgage to a 15-year—your monthly payments will increase, but you’ll pay less in mortgage interest over time.
Yes, refinancing from an adjustable-rate mortgage (ARM) to a fixed-rate mortgage (FRM) is a common occurrence. Even though some borrowers may be able to lock-in a lower rate with a new ARM, refinancing to a fixed-rate loan helps you avoid continued rate adjustments.
Credit score requirements for refinancing can vary depending on the lender. However, most lenders prefer a credit score of 620 or higher. It’s advisable to review multiple lenders’ credit score requirements to find the best fit for your situation.
The standard LTV ratio for refinancing is 80%. This means that your loan amount cannot exceed 80% of your home’s appraised value. If you have a higher LTV ratio, you may need to consider mortgage insurance options.
Yes, lenders typically require proof of income during the refinance process. This helps them assess your ability to repay the loan. The specific documentation required may vary, but common examples include recent pay stubs, tax returns, and bank statements.
In some cases, you may be eligible for a refinance without a full appraisal. Certain streamline refinance programs, such as the FHA Streamline or VA IRRRL, may not require a full appraisal if you meet specific criteria.
Generally, you will need at least 20% equity in your home to qualify for a refinance. Having higher equity can give you access to more favorable interest rates and loan terms. However, there are loan programs available for borrowers with less equity.
Unlike certain home loan programs, refinancing generally does not have explicit income limits. However, your income and debt-to-income ratio (DTI) will be considered by lenders during the application process to ensure you can afford the new loan.
Yes, it’s possible to refinance even if you have a second mortgage. However, the second mortgage holder must agree to subordinate their lien, meaning they remain in the second position. This is crucial as the refinanced loan will become the primary mortgage.
Refinance options are available for various property types, including primary residences, vacation homes, and investment properties. However, investment properties may have stricter qualification requirements, such as higher credit scores and bigger down payments.
Check your refinance rates
All the refinance rules laid out above might sound intimidating. But plenty of homeowners navigate the refinance process successfully. And many are eligible to refi, but don’t know it yet.
Refinancing might be worth it even if you already refinanced in the past couple of years. Use a refinance calculator to help you determine if a refi is right for you.
Now that you know what is needed to refinance a home, the next step is to compare rates across multiple lenders. Use the links below to shop loan options and find the best refinance rates. It could save you thousands in the long run.
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