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Mortgage Loans For Foreign Nationals Customers
Does your client have to be a U.S. citizen to get a Mortgage Loan?
No, your client does not need to be a U.S. citizen to qualify for a mortgage loan. Foreign Nationals can qualify for a mortgage loan, as long as they can prove their residency status and meet the loan’s eligibility requirement.
It’s certainly possible to get a mortgage loan if they’re not U.S. citizens. In fact, a 2020 study from the National Association of Realtors (NAR) revealed that 62% of resident foreign home buyers purchased their homes with U.S.-based financing.
The process can vary depending on their residence status and other factors, but lack of citizenship shouldn’t present an issue when it comes to securing a mortgage loan. Here’s how to qualify for a mortgage as a non-U.S. citizen.
Is It Possible to Get a Mortgage Loan As a Foreign National?
Documentation requirements when applying for a mortgage loan will largely depend on your client’s resident status—whether it is permanent or non-permanent. In either case, buying a home in the U.S. is typically a matter of providing the required immigration and visa documents and meeting the loan criteria.
Meeting eligibility requirements may be challenging for some Foreign Nationals with limited credit information, as it may take some time to establish a solid history and credit score in the U.S. Fortunately, some lenders do not require borrowers to have a FICO® Score☉ and may elect to use a borrower’s international credit score to evaluate their credit history. Additionally, lenders may use non-traditional methods to assess the creditworthiness of applicants with a thin credit history or no credit score. That may involve the lender reviewing:
- Payments for rent, utilities and other recurring bills
- Bank account information, including recurring payroll deposits
- Employment verification
- Property records
Lenders may use non-traditional methods to assess the creditworthiness of applicants with a thin credit history or no credit score
How Residency Impacts a Mortgage?
The process of qualifying for a mortgage loan is similar to what U.S. citizens experience if you’re a permanent resident with a green card or a non-permanent resident with a work permit or valid work visa. That’s because a lawful resident of the U.S. is eligible for a mortgage loan on the same terms as a U.S. citizen, according to standards published by Fannie Mae and Freddie Mac, the government-sponsored enterprises that guarantee most mortgages originating in the U.S.
However, those standards can cause it to be more challenging for foreign nationals who don’t reside in the U.S. to qualify for a mortgage loan.
A lender may still approve a mortgage loan for a foreign national whose primary residence is outside the U.S., but that means they won’t sell the loan to a government-sponsored enterprise. In this case, the lender may require a significant down payment (as high as 30% to 50%) to help offset their risk.
Mortgage Loan Requirements for Non-U.S. Citizens
Non-U.S. citizens must establish lawful residency in the United States to be eligible for Fannie Mae, Freddie Mac and Federal Housing Administration (FHA) home loans. A borrower may meet this guideline if they have the following:
- A Social Security number (SSN) or, alternatively, an Individual Taxpayer Identification Number (ITIN).
- They maintain “current” and “verified” status, supported by a valid employment authorization document (Form I-766/EAD) or a green card (Form I-551), work visa or other documentation proving current immigration status.
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A lawful resident of the U.S. is eligible for a mortgage loan on the same terms as a U.S. citizen, according to standards published by Fannie Mae and Freddie Mac
Legal Non-Permanent Status
Many lenders may accept specific visas instead of an EAD as proof of borrowers legal non-permanent resident status, including:
- NATO series (NATO 1-6)
- Canadian and Mexican NAFTA series (TN)
- E series (E-1, E-2, E-3)
- G series (G-1, G-2, G-3, G-4, G-5)
- H series (H-1B, H-1C, H-2, H-3, H-4)
- L series (L-1A, L-1B, L-2)
- O series (O-1A, O-1B, O-2, O-3)
Documentation For Foreign Nationals
In addition to establishing your client’s legal residency status, they’ll also need to provide documentation that shows the lender they meet standard mortgage loan requirements such as:
- Employment and income verification: Be prepared to show recent pay stubs and W-2 forms covering the past two years. If you’re self-employed, 1099 forms from the past two years and/or a current profit and loss statement may suffice.
- Asset verification: You may need to provide banking and investment account statements, such as savings, checking, retirement and brokerage accounts.
- Financial liabilities: Your lender will want to understand your monthly debt obligations and certain other financial responsibilities. This includes bills for credit cards, auto loans, student loans, medical bills, alimony, child support and so on.
- Personal information: You’ll need to provide personal identification, a Social Security card, rental history and immigration paperwork.
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A lender may still approve a mortgage loan for a foreign national whose primary residence is outside the U.S., but that means they won’t sell the loan to a government-sponsored enterprise
Find a Mortgage Lender as a Non-U.S. Citizen
Regardless of your clients citizenship status, it’s always wise to compare multiple lenders to ensure your clients get the best interest rate and terms available.
Before you search for a Foreign National Mortgage Loan, do a little homework to see what type of loan your clients may be able to qualify for, such as:
- Conventional loans: Permanent and nonpermanent residents with a credit score of 620 or above may qualify for a government-backed mortgage. If you meet other criteria like two-year employment history, consistent income and a debt-to-income ratio (DTI) below 43%, you may be able to get a mortgage with a down payment as low as 3%.
- FHA loans: FHA loans typically come with more lenient eligibility criteria, including down payments as low as 3.5% and minimum credit scores as low as 580. Non-U.S. citizens must have a Social Security number, valid green card, visa and income to qualify for an FHA loan.
- USDA loans: The Department of Agriculture (USDA) loans offer loans to low- and moderate-income borrowers who want to buy a home in a rural area. Non-U.S. citizens need a Social Security number and valid Employment Authorization Document (EAD) to qualify for these no-down-payment loans.
We offer a variety of fixed rate, adjustable rate, and interest only Foreign National Mortgage Loan Program throughout the State of Florida. We even have access to great alternative documentation loan programs where your clients may be able to qualify using bank statements and/or assets instead of W2s or tax returns.
If you have any questions about getting your clients qualified for a Foreign National Mortgage Loan feel free to contact us (786) 380-6621
This article was originally published by Tim Maxwell in www.experian.com