Florida Mortgage Documentation: What Loan Officers Review

Applying in Florida? The fastest approvals come from borrowers who show up file-ready. Loan officers are simply proving you can repay, the property fits the program, and disclosures are met. Here is the short list of what matters, why it matters, and how to get it ready without surprises.

Income: Prove stability, not perfection

Loan officers want stable, sourced income that comfortably covers your new payment plus existing debts.

W-2 borrowers

• Last 30 days of pay stubs
• W-2s (2 years)
• 1040s if you have side income
• Employer verification (simple VOE)

Self-employed

• Business and personal returns (2 years)
• Year-to-date P&L
• 3–6 months business bank statements
• Business license or incorporation docs

Rental income

• Lease agreements
• Schedule E from tax returns
• Deposits that match leases

Other income (alimony, child support, benefits)

• Award or benefit letters
• Proof of receipt (bank statements)

Assets: Show you can close and still have a cushion

Reserves signal safety. Seasoned funds (sitting 60+ days) are best.

What to provide

• Checking and savings (last 2–3 statements)
• Retirement or brokerage (latest statement)
• Gift letter if using family help

What underwriters scan for

• Large deposits with clear sources
• Enough to cover down payment, closing costs, and any reserve rule

Property: Prove what you’re buying and how you’ll use it

Provide

• Purchase contract
• Appraisal (lender orders)
• Insurance quote
• Title work and, if requested, survey
• HOA/condo docs when applicable

Occupancy clarity

• Primary: intent to occupy
• Second home: when and how often
• Investment: lease or projected rent

Debts: Set up your DTI early

They’ll pull credit and total monthly obligations to size your maximum payment.

Be ready with

• Student and auto loan statements
• Card balances if high
• Alimony/child support docs

Disclosures: Know the clocks

• Loan Estimate: within 3 days of application
• Closing Disclosure: 3 business days before signing
• APR and finance charges disclosed under TILA

Quick prep checklist

Before you apply:

• Two years of returns; 30 days of pay stubs (or P&L + bank statements if self-employed)
• 2–3 months of bank and investment statements
• List of monthly debts
• Gift letter ready if using gift funds
• Pull your credit and fix errors

When you meet a loan officer:

• Bring organized copies
• Explain large deposits and job changes
• Ask what else they’ll need for this property type

Credit still matters

Your middle credit score sets pricing tiers and can trim paperwork if you’re strong. Improve utilization and clean up errors before you apply.

Next steps

Ready to see what’s missing from your file? Compare Florida-licensed loan officers and ask them to sanity-check your docs before you apply. A 10-minute review now can save days later.