Thinking About Applying for a Mortgage? Read This First

If you’re even thinking about buying a home this year, there’s one thing I want you to know upfront:

What you do before you apply for a mortgage matters just as much as the application itself.

As a Cranbrook mortgage broker, I see it all the time—buyers doing totally normal, well-intentioned things that accidentally make their mortgage approval harder than it needs to be. The good news? A little awareness (and a bit of planning) can save you a whole lot of stress later.

Let’s talk about a few common mistakes to avoid before you apply for a mortgage—and what to do instead.

The “Small” Moves That Can Have a Big Impact

When you’re getting ready to buy a home, life doesn’t pause. You still need a car. You still want a couch that fits the new place. You might even be considering a job change or side income.

None of these things are bad—but timing is everything.

Here are three of the biggest mortgage-approval curveballs I see.

1. Making Large Purchases (Yes, Even the “Responsible” Ones)

That new couch on sale?
The car with the great financing deal?
The “we’ll just put it on credit and pay it off later” purchase?

All of these can impact your debt-to-income ratio and your credit profile.

Even if:

• You can afford it

• You plan to pay it off quickly

• It feels unrelated to your mortgage

Lenders don’t see the story—they see the numbers.

Pro tip from a Cranbrook mortgage broker:
If you’re planning to buy a home, pause large purchases until after your mortgage funds. When in doubt, ask first. A quick message can save weeks of frustration.

2. Opening New Credit or Closing Old Accounts

This one surprises a lot of people.

Opening a new credit card, increasing a limit, or closing an old account can:

• Lower your average credit age

• Temporarily reduce your credit score

• Change how lenders assess your risk

Even closing a card you “never use” can backfire if it shortens your credit history.

Before making any credit changes, it’s worth checking in with your Cranbrook mortgage broker to make sure it won’t affect your approval or rate.

3. Changing Jobs or Income Without a Plan

New job? Promotion? Switching to self-employment?

Amazing life moves—but they can complicate a mortgage application if they happen at the wrong time.

Lenders like:

• Consistent income

• Predictable pay

• Clear documentation

A change in employment doesn’t mean you can’t get approved—but it may require extra paperwork, waiting periods, or different lending options.

Translation: Don’t panic—just plan.

This is where working with a knowledgeable Cranbrook mortgage broker really helps. We can talk through timing, documentation, and options before you make the leap.

A Little Preparation = A Lot Less Stress

Here’s the part I really want you to hear:

You don’t need to have everything perfectly lined up to start the conversation.

You just need to start it early enough.

Whether you’re:

• Buying your first home

• Upsizing or downsizing

• Renewing or refinancing

• Just browsing listings and “thinking about it”

A quick check-in can help you understand:

• What to do now

• What to pause on

• What will actually strengthen your application

Thinking About Buying This Year?

If a home purchase is even on your radar, reach out.

As a Cranbrook mortgage broker, my job is to help you make confident, informed decisions—before things feel rushed or overwhelming.

No pressure. No jargon. Just clear guidance so when you do apply, things go as smoothly (and stress-free) as possible.

📩 Send me a message and let’s talk about your next steps.

Serving Cranbrook and surrounding areas with honest advice, clear communication, and mortgage strategies that actually make sense.