10 Things You Must NOT Do Between Pre-Approval and Closing

You just got your pre-approval letter. Maybe you stared at it for a minute, took a photo, sent it to your mom. It's a big deal — and you earned it. But here's what a lot of buyers don't realize: that letter isn't a finish line. It's more like a hall pass. And it can get taken away.

I've seen deals fall apart two weeks before closing because a buyer did something that seemed completely harmless. A new credit card. A car loan. A job change. Small decisions with big consequences. So before you do anything between now and closing day, read this.

These are the 10 things I tell every single one of my clients NOT to do once they're pre-approved — because protecting your loan is just as important as getting it.

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1. Don't Apply for New Credit of Any Kind

Every time you apply for credit — a new card, a store account, financing at a furniture store — your score can drop and your debt profile changes. Lenders pull your credit again right before closing. A drop of even 20 points can change your interest rate or kill your approval entirely.

2. Don't Make Large, Unexplained Deposits Into Your Bank Account

If $5,000 suddenly appears in your account and you can't document where it came from, underwriting will flag it. Every large deposit needs a paper trail — a gift letter, a pay stub, a transfer record. Cash from a friend or family member without documentation? That's a problem.

3. Don't Change Jobs — Even for a Better Salary

I know this one hurts. But lenders verify employment right before closing. If you switched jobs — even for more money — the lender may need to restart part of your qualification, especially if you went from salaried to self-employed or commission-based. If a job change is unavoidable, call me first.

4. Don't Buy a Car or Finance Anything Big

Let's put a number on this: if you finance a $30,000 car with a $550/month payment, and your current debt-to-income (DTI) ratio is at 42%, that new payment could push you to 48% — above the limit for many loan programs. Your approval could disappear overnight.

5. Don't Move Money Between Accounts Without Asking First

Moving $10,000 from savings to checking to "have it ready" seems logical. But underwriting tracks every dollar. Transfers without explanation create a documentation headache that can delay or derail your closing.

6. Don't Close Old Credit Card Accounts

Counterintuitive, I know. But closing an old account reduces your available credit and can raise your utilization ratio — which lowers your score. Leave those accounts alone until after closing.

7. Don't Co-Sign on Anyone Else's Loan

Even if you're not the one borrowing, co-signing adds that debt to your credit profile. A co-signed $400/month car payment is treated like your own. That changes your DTI instantly.

8. Don't Make Late Payments on Anything

This is the worst time to slip up on a bill. One 30-day late payment can drop your score significantly. Set everything to autopay right now if you haven't already.

9. Don't Make Big Purchases — Even With Cash

Spending $8,000 in cash on appliances for the new house might seem fine since you're not financing it. But it drains the reserves your lender is counting on. Many loan programs require you to have 2–3 months of mortgage payments in savings after closing.

10. Don't Make Any Financial Decisions Without Calling Me First

Seriously — this is the one that saves deals. Not sure if something is okay? Text me. Takes 30 seconds. I've talked clients out of decisions that would have cost them their closing date.

Protect What You Built — You're Almost There

Getting pre-approved takes work. Keeping that approval takes discipline for just a few more weeks. Think of it like running a race: don't trip 10 feet from the finish line.

If you're in the middle of the process and something unexpected came up — a job offer, a financial opportunity, anything — just reach out before you act. I'm not here to judge, I'm here to help you close. That's the whole point.