湾区干货 03Bay Area guide 03
在美国申请房贷，打动 lender 的 5 个指标5 metrics that win the lender
在美国申请房贷，lender 真正在看的不只是收入。下面这 5 个指标，是他们决策的核心依据——也是你递件前最该把控的几条线。
1. 工作经历、薪资历史及现职工作证明
通常需提交近年来联邦报税（Federal Tax Return）和 W-2 表格。
如果你的收入来自其它方面，比如房产投资、小孩抚养费（Child Support）或其它投资，你同样需要提交证明文件。
2. 信用历史（Credit History）
贷款公司通常会获取你的信用状况，如信用分数（Credit Score）及信用卡欠债金额。
Tip：申请前 6 个月不要新开太多信用卡，也不要让分数被 hard inquiry 拉下来。
3. 负债数额（Outstanding Debts）
包括：
- 汽车贷款（Automobile Loans）
- 赡养费（Alimony）
- 抚养费（Child Support）
- 其它消费贷款 / 学贷
这些会进 DTI（Debt-to-Income）的分子，直接压你能贷的金额。
4. 资产（Assets）
包括但不限于：
- 汽车
- 出租房屋（Rental Property）
- 股票（Stocks）、债券（Bonds）
- 现金（Cash）、银行存款（Savings）
- IRA、退休金账户（Retirement Accounts）
- 互助基金（Mutual Funds）
Lender 看的不只是数额，还看流动性和稳定性。
5. 自付金来源（Source of Down Payment）
这一条容易被忽视，但非常关键。
注意：如果你有亲戚的赠送（gift），贷款公司将要你提供赠送证明信（gift letter）。这封信要说明：
- 谁送的钱
- 跟你的关系
- 不需要偿还
没有这封信，那笔钱可能不被计入 down payment，影响你的贷款审批。
When you apply for a US mortgage, the lender doesn't just look at income. These five metrics are what they actually weigh — and the lines you most want to tighten up before filing.
1. Work History, Income, and Current Employment Verification
Expect to file recent Federal Tax Returns and W-2s.
Income from other sources — rental property, child support, investments — needs documentation too.
2. Credit History
Lenders pull your credit profile: credit score and outstanding credit card balances.
Tip: don't open new credit cards in the 6 months before applying, and avoid hard inquiries that drag your score down.
3. Outstanding Debts
Includes:
- Auto loans
- Alimony
- Child support
- Other consumer loans / student debt
These feed your DTI (debt-to-income) numerator and directly cap what you can borrow.
4. Assets
Includes, but not limited to:
- Cars
- Rental property
- Stocks, bonds
- Cash, savings
- IRA, retirement accounts
- Mutual funds
Lenders look not just at amounts but at liquidity and stability.
5. Source of Down Payment
Easy to overlook — and critical.
If part of your down payment is a gift from family, the lender will require a gift letter that states:
- Who gave the money
- Your relationship
- That it does not need to be repaid
Without that letter, the funds may not count toward your down payment — which can stall the approval.
下一步Next step
想提前算清你能贷多少？Want to know how much you can borrow?
免费聊一聊：说说收入结构和资产情况，我帮你估个保守区间，再推荐配套的 lender。Free chat: tell me your income shape and assets — I'll give you a conservative range and a lender intro that fits.