What documents do I need to purchase a home?

To purchase a home you typically need: a fully executed purchase contract, government-issued photo ID, Social Security number, realtor information, homeowners insurance quote, 2 months of bank statements, and income documentation (pay stubs, W-2s or tax returns depending on employment type).

What extra documents are needed for a refinance vs. a purchase?

A refinance requires all the same income and asset documents as a purchase, plus: your current mortgage statement, property tax bill, homeowners insurance declarations page, HOA statement if applicable, and mortgage statements and insurance for all other properties you own.

What income documents does a self-employed borrower need for a mortgage?

Self-employed borrowers typically need: 2 years of personal and business tax returns, a year-to-date profit and loss statement signed by a CPA, 2 months of business bank statements, business formation documents, a CPA letter confirming self-employment, and K-1 forms if applicable.

What documents does a 1099 contractor need for a mortgage?

1099 contractors need: all 1099 forms from the last 2 years, 2 years of federal tax returns with Schedule C, a year-to-date profit and loss statement, 2 months of business bank statements, and client contracts or invoices showing ongoing work.

Organized mortgage document checklist on a professional desk

Purchase & Refinance — FL, SC & TN

Required Items Checklist

Everything You Need to Close with Confidence

Being prepared with the right documents speeds up your loan process and helps avoid delays. Use this checklist to gather everything your loan officer will need — whether you're purchasing a new home or refinancing your existing mortgage.

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Pro Tip

Having all documents ready before you apply can reduce your closing time significantly. When in doubt, provide more documentation rather than less — your loan officer will let you know what's needed.

Home Purchase

Home Purchase Documents

Whether you're a first-time buyer or a seasoned homeowner, every purchase loan requires a core set of documents. Below is a complete breakdown organized by category.

Home purchase contract and closing documents

Core Purchase Documents

Fully Executed Purchase Contract

Signed by all parties — buyer(s) and seller(s). Must include purchase price, property address, closing date, and all addenda or amendments.

Government-Issued Photo ID

Valid driver's license, state ID, or passport for all borrowers. Must be current and not expired. Two forms of ID may be requested.

Social Security Card or Number

Required for credit authorization and identity verification for all borrowers on the loan.

Realtor / Agent Information

Full name, brokerage name, phone number, email address, and license number of your buyer's agent and the listing agent.

Homeowners Insurance Quote

A binder or quote from your chosen insurance provider showing coverage amount, annual premium, and effective date. Must meet lender minimum coverage requirements.

2 Months Bank Statements

All pages of the most recent 2 months of statements for all checking, savings, money market, and investment accounts. Large deposits must be sourced and explained.

Gift Letter (if applicable)

If any portion of your down payment is a gift, a signed gift letter from the donor is required along with documentation of the transfer.

Landlord Contact Info (if renting)

Name and contact information for your current landlord if you are currently renting, for rental history verification.

Realtor Information

Your Agent's Details Matter

Your loan officer needs complete information for both your buyer's agent and the listing agent. This ensures smooth communication between all parties throughout the transaction.

Full legal name of buyer's agent
Brokerage name and address
Agent phone number and email
Real estate license number
Listing agent contact information

Realtor agent providing contact information for mortgage application

Income Documentation

Income Documentation by Employment Type

Select the category that applies to you — or combine multiple if you have more than one income source.

W-2 employee pay stubs and tax forms for mortgage application

Traditional Employment

W-2 Employees

Salaried or hourly employees who receive a W-2 from their employer at year-end. This is the most straightforward income type for mortgage qualification.

2 Most Recent Pay Stubs

Must show year-to-date earnings, pay period, employer name, and employee name. Required for all jobs held.

W-2 Forms — Last 2 Years

Federal W-2 forms from all employers for the past two tax years. If you changed jobs, provide W-2s from all employers.

Federal Tax Returns — Last 2 Years

Complete signed federal returns (1040) including all schedules. Required if you have rental income, commission, overtime, or bonus income.

Employment Verification Letter

A letter from your employer on company letterhead confirming your position, start date, salary, and employment status (full-time/part-time).

Offer Letter (new job)

If you recently started a new job or have an upcoming start date, provide a signed offer letter showing salary and start date.

Social Security / Pension Award Letters

If you receive Social Security, disability, or pension income, provide the most recent award letter showing the monthly benefit amount.

1099 Contractors

Independent contractors, gig workers, and freelancers who receive 1099 forms. Income is evaluated based on a 2-year average and must be shown as stable or increasing.

1099 Forms — Last 2 Years

All 1099-NEC, 1099-MISC, or 1099-K forms from all clients or platforms for the past two tax years.

Federal Tax Returns — Last 2 Years

Complete signed federal returns (1040) with all schedules, especially Schedule C showing business income and expenses.

Year-to-Date Profit & Loss Statement

A current P&L statement covering the current year through the most recent month, signed and dated. Can be prepared by you or a CPA.

2 Months Bank Statements (Business)

Business bank account statements showing consistent income deposits that align with reported income.

Client Contracts or Invoices

Current contracts or recent invoices demonstrating ongoing work and income continuity.

CPA Letter (if applicable)

A letter from your accountant confirming your self-employment status, business type, and income history.

1099 contractor income documents and tax forms for mortgage

Independent Contractor

Business Owner

Self-Employed Borrowers

Business owners, partners, and sole proprietors. Income is calculated using net income after deductions averaged over 2 years. Additional business documentation is typically required.

Federal Tax Returns — Last 2 Years (Personal)

Complete signed personal 1040 returns with all schedules. Income is calculated from Schedule C, E, or F depending on business type.

Business Tax Returns — Last 2 Years

Complete signed business returns — 1120S for S-Corps, 1065 for Partnerships, or Schedule C for sole proprietors — for the past two years.

Year-to-Date Profit & Loss Statement

Current P&L through the most recent month, signed by a licensed CPA. Must reflect actual business income and expenses.

Business Bank Statements — 2 Months

Most recent 2 months of all business checking and savings account statements, all pages.

Business License or Formation Documents

Articles of incorporation, LLC operating agreement, partnership agreement, or current business license showing ownership percentage.

CPA or Accountant Letter

Letter on CPA letterhead confirming 2+ years of self-employment, business viability, and ownership percentage.

K-1 Forms (if applicable)

Schedule K-1 from partnerships or S-corporations showing your share of income, deductions, and credits for the past 2 years.

Evidence of Business Existence

Website, Google Business listing, professional license, or other third-party verification that the business is active and operating.

Bank statements and financial documents for mortgage application

Asset Documentation

Bank & Asset Statements

Lenders require 2 full months of statements for every financial account to verify your assets and source your down payment funds. All pages must be included — even blank ones.

2 months — all checking accounts (all pages)
2 months — all savings accounts (all pages)
2 months — money market accounts
Most recent statement — 401(k), IRA, investment accounts
Large deposits must be sourced with a paper trail
Gift funds require a signed gift letter + transfer documentation

Also Required for Refinance

All income documentation listed in the Purchase section above — W-2s, pay stubs, tax returns, bank statements, and employment verification — is also required for a refinance. Please gather those items as well.

Mortgage Refinance

Mortgage Refinance Documents

A refinance requires all the same income and asset documentation as a purchase, plus additional documents related to your existing property and mortgage. The items below are in addition to the income documents listed above.

Refinance-Specific Documents

Current Mortgage Statement

Most recent monthly mortgage statement for the property being refinanced showing loan balance, interest rate, monthly payment, lender name, and loan number.

Property Tax Bill

Most recent annual property tax bill or assessment notice for the subject property. If taxes are escrowed, the statement from your current lender is acceptable.

Homeowners Insurance Declaration Page

Current declarations page (dec page) for all properties owned showing coverage amounts, annual premium, policy number, and insurance agent contact information.

HOA Statement (if applicable)

Most recent HOA statement or coupon book showing monthly dues, HOA name, management company contact, and any special assessments.

Mortgage Statements for All Properties Owned

If you own additional properties, provide the most recent mortgage statement for each, including rental properties and second homes.

Homeowners Insurance for All Properties Owned

Current declarations pages for all properties you own — primary residence, investment properties, and vacation homes.

Property Tax Bills for All Properties Owned

Most recent tax bills for every property you own. This helps establish your total monthly debt obligations accurately.

Lease Agreements (rental properties)

Current signed lease agreements for any rental properties you own. Used to document rental income and offset mortgage obligations on investment properties.

Title / Deed Information

Copy of the current deed or title showing how the property is vested (how ownership is held). Required to ensure title is clear before refinancing.

Flood Insurance Policy (if applicable)

If the property is in a flood zone, provide the current flood insurance declarations page showing coverage amount and annual premium.

Get Started Today

Ready to Get Started?

Our team is here to guide you through every step. Call us or apply online and we'll let you know exactly what's needed for your specific loan scenario.

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Equal Housing Lender. NMLS: 103035. Licensed in FL, SC & TN. This is not a commitment to lend. Restrictions apply.