The Rise of the New Economy: Moonlighting in the 21st Century

There are 53 million Americans working in the freelance economy. Of those, about 14 million are “moonlighters,” people who are traditionally employed but make supplemental income through things like consulting and freelancing.

That additional income can add up to a pretty penny when combined with your salary and can help you buy your dream home. But how do you document that supplemental income when you apply for a mortgage?

This is a question that will increasingly need to be answered as the freelance economy continues to expand.

If you plan to apply for a mortgage and want your supplemental income to be considered, this article shares some of the things you need to know. But before that, let’s take a look at the income documents for mortgage that you need to prepare.

Income Documents for Mortgage that You Need to Prepare

Proof of Income – This may come in the form of your w-2 form from the previous year, your latest pay slip, and your tax returns from the year that passed. Proof of income will serve as proof that you have the capacity to repay the loan.

Extra Earnings – Detailed information about the money you make from other sources aside from your regular job is one of the income documents for mortgage that you need to prepare. Examples for this include child support or alimony, rental properties, and the likes.

List of Debts – If you have credit cards, loans (car loans, student loans, tc.), child support payments, you need to list them down and include a breakdown of the balances and monthly payments. Your debts have a significant impact on your capacity to pay and you need to show that your spending are within your means. If you can, settle your outstanding debts first before a mortgage application.

Inventory of Assets

Your financial picture won’t be complete without putting into account your assets. These income documents for mortgage may come in the form of bank statements, investments, retirement accounts, real estate property titles, auto titles, and the likes. Having an inventory of your assets will present further proof that you have enough savings that can shoulder unexpected expenses once your mortgage is approved.

Other Income Documents for Mortgage:

Aside from the documents mentioned above, there are other income documents for mortgage that you may be required to prepare. These may include, but not limited to, the following:

• Signed IRS Form 4506-T – this will provide your lender a transcript of your tax return from the IRS and verify that what you declared on your loan application is identical to what you declared to the IRS.
• Bankruptcy Discharge Documents – you have to know that a bankruptcy may still reflect on your credit report for a period of 10 years and you have to provide a report to show a sound financial status.

Preparing the necessary income documents for mortgage will help increase your chances for mortgage approval. To provide you with other useful information, below are some tips to guide you every step of the way.

Consistency is Key – In Income and Industry

Lenders are looking for consistency in your income preferably a steady or increasing income for the past two years. If your supplemental monthly income varies widely due to seasonal ups and downs that are often the nature of consulting and freelance work, it might be an option to average out this income over the last 24 months. This would depend on the loan product you select, so your mortgage banker can discuss the different home loan options available to you.

If you maintain separate business accounts and pay yourself income from there, be sure to maintain as consistent a salary schedule as possible. It can be monthly, quarterly or at other regular intervals, but consistent payments are preferred over say, $2,000 one month and $15,000 the following. When possible, adjust your salary to achieve this kind of consistency. Entrepreneur.com has some interesting adviceabout paying yourself.

Consistency in the field you earn money in will work in your favor too. If the additional income is coming from the industry you are already employed in, it will be easier to demonstrate  that this additional revenue is steady. One example would be a doctor who in addition to hospital work, is a guest lecturer at a local university. Another example would be a television producer who also earns income from independent movie contracts. Income related to your full-time occupation shows that you have a track record within an industry, and can expect to earn similar income in the future.

Document a Clear (Digital) Papertrail

Of course you’ll need to provide your tax returns, but you will likely be asked to provide bank statements, profit and loss statements and balance sheets as well. In some cases, documenting past invoices or current contracts you have with clients can serve as supporting information that will strengthen your application and show the likelihood for that income to continue. This is a lot of paper so to make everyone’s life a little easier, scan these documents so they can be presented as a digital file, uploaded securely to your lender.

Understand Your Documentation Backwards and Forwards

Once you have gathered your documentation, sit down with your accountant and make sure you understand everything that will be turned over to a lender. You need to be able to explain things like why you had a big increase in income for a month. It may be that your accountant can help you write a letter of explanation describing your supplemental income to be included in your file. This depends on the individual loan application, so your mortgage banker will be clear if this would benefit you when you discuss your scenario.

Use Your Tax Write-offs Wisely

One of the best parts of having a small business is the tax write-offs, but it may mean you show a decrease in taxable income. If you’re considering a mortgage, speak to your accountant and/or your tax attorney about what expenses should and should not be written off for the coming year. Tax write-offs can be a minefield even when you’re not shopping for a mortgage so work closely with your tax professional to ensure that you’re making the correct decisions.

Choosing the Right Lender is Like Choosing the Right Business Partner

Choose a lender who has not only the kind of specialized knowledge that can be critical when working with borrowers who bring in considerable supplemental income but who also have a wide variety of loan products that can help to meet your specific needs.

For many retail banks, you’re just a series of boxes that either get ticked or don’t, the pass/fail mortgage test. On the other hand, our mortgage bankers will look holistically at your application and find products that will suit your income. This allows for a more personalized experience.

At Carlyle Financial we have helped many people who have variable income, from athletes to those in the entertainment industry, to business consultants and professors move into the home of their dreams. Contact us today to learn how we can help you do the same.