Getting a Mortgage Shouldn’t Be Stressful—We Can Help

Wyatt Tunnicliffe • January 7, 2026

Buying a Home? Follow These 6 Key Steps for a Smooth Experience

Buying a home is likely one of the biggest financial decisions you’ll ever make. It’s exciting—but it can also be overwhelming, especially when it comes to understanding how mortgage financing works.


To help make the process smoother (and far less stressful), here are six essential steps every homebuyer should follow:


1. Start With a Mortgage Professional—Not MLS

It’s tempting to start your home search by scrolling through listings and booking showings—but the real first step should be speaking with an independent mortgage professional.


Unlike a bank that offers only one set of products, an independent mortgage expert has access to multiple lenders and options. That means better advice, better rates, and a better chance of finding a mortgage that truly fits your needs.


2. Build a Personalized Mortgage Plan

Unless you’re buying your home with cash, you’ll need a solid financing strategy. That means:

  • Reviewing your credit score
  • Running affordability calculations
  • Exploring different mortgage types, terms, and features
  • Understanding down payments and closing costs

The sooner you start planning, the more confident you’ll feel. Don’t wait until you’ve found the “perfect” property—get ahead of the process now.


3. Figure Out What You Can Actually Afford

What a lender says you can borrow doesn’t always match what you can comfortably pay each month.

Take a close look at your budget, lifestyle, and spending habits. Think about how your mortgage payments, property taxes, utilities, and other costs will fit into your everyday cash flow.

Avoid the stress of being house-poor by knowing your real-life affordability, not just your paper pre-approval.


4. Get Pre-Approved the Right Way

A true mortgage pre-approval isn’t just entering numbers into an online calculator. It means:

  • Completing a mortgage application
  • Submitting all your required documentation
  • Having a mortgage professional fully assess your file

When you’re officially pre-approved, you’ll shop for homes with confidence, knowing what you qualify for and that you’re financially ready.


5. Submit Your Documents Promptly and Stay Flexible

Once you find a property and your offer is accepted, time is of the essence. That’s when all the upfront work you’ve done really pays off.

Be ready to:

  • Provide additional documentation if requested
  • Respond to your mortgage professional quickly
  • Stay flexible and proactive throughout the approval process

Your lender needs to verify everything before finalizing the loan, so staying organized is key.


6. Don’t Make Big Financial Changes Before Closing

Once you’ve secured financing and waived your conditions, freeze your finances until after you get the keys.

Seriously—don’t:

  • Change jobs
  • Apply for new credit
  • Take out a loan
  • Make a large withdrawal


Even small changes can throw off your approval. Keep everything status quo until you officially take possession.


Recap: 6 Steps to a Smooth Home Purchase

  1. Connect with an independent mortgage professional
  2. Create a mortgage plan early
  3. Know what you can afford (not just what you qualify for)
  4. Get fully pre-approved
  5. Stay on top of documentation
  6. Avoid major financial changes before possession


Ready to Buy with Confidence?

If you’re thinking about buying a home—or just want to know what’s possible—let’s talk. I’ll help you map out a personalized plan that makes your homebuying journey feel simple, strategic, and stress-free.

Reach out anytime. I’d love to help you get started.


Wyatt Tunnicliffe

Mortgage Broker

BOOK A CALL

Start Smart: Get Pre-Approved for Your Mortgage

By Wyatt Tunnicliffe • February 25, 2026
Thinking of Buying a Home? Here’s Why Getting Pre-Approved Is Key If you’re ready to buy a home but aren’t sure where to begin, the answer is simple: start with a pre-approval. It’s one of the most important first steps in your home-buying journey—and here's why. Why a Pre-Approval is Crucial Imagine walking into a restaurant, hungry and excited to order, but unsure if your credit card will cover the bill. It’s the same situation with buying a home. You can browse listings online all day, but until you know how much you can afford, you’re just window shopping. Getting pre-approved for a mortgage is like finding out the price range you can comfortably shop within before you start looking at homes with a real estate agent. It sets you up for success and saves you from wasting time on properties that might be out of reach. What Exactly is a Pre-Approval? A pre-approval isn’t a guarantee. It’s not a promise that a lender will give you a mortgage no matter what happens with your finances. It’s more like a preview of your financial health, giving you a clear idea of how much you can borrow, based on the information you provide at the time. Think of it as a roadmap. After going through the pre-approval process, you’ll have a much clearer picture of what you can afford and what you need to do to make the final approval process smoother. What Happens During the Pre-Approval Process? When you apply for a pre-approval, lenders will look at a few key areas: Your income Your credit history Your assets and liabilities The property you’re interested in This comprehensive review will uncover any potential hurdles that could prevent you from securing financing later on. The earlier you identify these challenges, the better. Potential Issues a Pre-Approval Can Reveal Even if you feel confident that your finances are in good shape, a pre-approval might uncover issues you didn’t expect: Recent job changes or probation periods An income that’s heavily commission-based or reliant on extra shifts Errors or collections on your credit report Lack of a well-established credit history Insufficient funds saved for a down payment Existing debt reducing your qualification amount Any other financial blind spots you might not be aware of By addressing these issues early, you give yourself the best chance of securing the mortgage you need. A pre-approval makes sure there are no surprises along the way. Pre-Approval vs. Pre-Qualification: What’s the Difference? It’s important to understand that a pre-approval is more than just a quick online estimate. Unlike pre-qualification—which can sometimes be based on limited information and calculations—a pre-approval involves a thorough review of your finances. This includes looking at your credit report, providing detailed documents, and having a conversation with a mortgage professional about your options. Why Get Pre-Approved Now? The best time to secure a pre-approval is as soon as possible. The process is free and carries no risk—it just gives you a clear path forward. It’s never too early to start, and by doing so, you’ll be in a much stronger position when you're ready to make an offer on your dream home. Let’s Make Your Home Buying Journey Smooth A well-planned mortgage process can make all the difference in securing your home. If you’re ready to get pre-approved or just want to chat about your options, I’d love to help. Let’s make your home-buying experience a smooth and successful one!

Mortgage Approval 101: GDS & TDS Explained

By Wyatt Tunnicliffe • February 18, 2026
Can You Afford That Mortgage? Let’s Talk About Debt Service Ratios One of the biggest factors lenders look at when deciding whether you qualify for a mortgage is something called your debt service ratios. It’s a financial check-up to make sure you can handle the payments—not just for your new home, but for everything else you owe as well. If you’d rather skip the math and have someone walk through this with you, that’s what I’m here for. But if you like to understand how things work behind the scenes, keep reading. We’re going to break down what these ratios are, how to calculate them, and why they matter when it comes to getting approved. What Are Debt Service Ratios? Debt service ratios measure your ability to manage your financial obligations based on your income. There are two key ratios lenders care about: Gross Debt Service (GDS) This looks at the percentage of your income that would go toward housing expenses only. Total Debt Service (TDS) This includes your housing costs plus all other debt payments—car loans, credit cards, student loans, support payments, etc. How to Calculate GDS and TDS Let’s break down the formulas. GDS Formula: (P + I + T + H + Condo Fees*) ÷ Gross Monthly Income Where: P = Principal I = Interest T = Property Taxes H = Heat Condo fees are usually calculated at 50% of the total amount TDS Formula: (GDS + Monthly Debt Payments) ÷ Gross Monthly Income These ratios tell lenders if your budget is already stretched too thin—or if you’ve got room to safely take on a mortgage. How High Is Too High? Most lenders follow maximum thresholds, especially for insured (high-ratio) mortgages. As of now, those limits are typically: GDS: Max 39% TDS: Max 44% Go above those numbers and your application could be declined, regardless of how confident you feel about your ability to manage the payments. Real-World Example Let’s say you’re earning $90,000 a year, or $7,500 a month. You find a home you love, and the monthly housing costs (mortgage payment, property tax, heat) total $1,700/month. GDS = $1,700 ÷ $7,500 = 22.7% You’re well under the 39% cap—so far, so good. Now factor in your other monthly obligations: Car loan: $300 Child support: $500 Credit card/line of credit payments: $700 Total other debt = $1,500/month Now add that to the $1,700 in housing costs: TDS = $3,200 ÷ $7,500 = 42.7% Uh oh. Even though your GDS looks great, your TDS is just over the 42% limit. That could put your mortgage approval at risk—even if you’re paying similar or higher rent now. What Can You Do? In cases like this, small adjustments can make a big difference: Consolidate or restructure your debts to lower monthly payments Reallocate part of your down payment to reduce high-interest debt Add a co-applicant to increase qualifying income Wait and build savings or credit strength before applying This is where working with an experienced mortgage professional pays off. We can look at your entire financial picture and help you make strategic moves to qualify confidently. Don’t Leave It to Chance Everyone’s situation is different, and debt service ratios aren’t something you want to guess at. The earlier you start the conversation, the more time you’ll have to improve your numbers and boost your chances of approval. If you're wondering how much home you can afford—or want help analyzing your own GDS and TDS—let’s connect. I’d be happy to walk through your numbers and help you build a solid mortgage strategy.