Checklist
Mortgage document checklist, ready to send to borrowers.
Typical documents to ask a borrower for, by income type, assets, identity, the property, explanations and gifts, written so you can send it as it is.
Last updated · Facts checked
General information, not financial or legal advice
Every lender and loan program asks for something different. This checklist lists typical documents, not what any lender, investor or agency requires. Your loan officer's list is the one that counts.
A mortgage document checklist gets a borrower's paperwork together before underwriting asks for it. This one is written so a loan officer can send it straight to borrowers: it covers income, assets, identity, the property, and explanations and gifts, with a "why we ask" line for each document.
Every list here is a set of typical examples to tailor to each borrower.
Who this checklist is for
It's for loan officers, mortgage brokers and the processors who build loan files with them. Everything from "Before you start" onwards speaks to the borrower, so you can paste it into an email or a request as it is.
How to use the list
- Start from your lender's guidelines. Lenders and loan programs differ, such as conventional, FHA, VA and USDA loans. Add what yours asks for and remove what it doesn't.
- Remove what doesn't apply. A salaried first-time buyer doesn't need the self-employed section. A short list gets answered faster.
- Keep the "why we ask" lines. Borrowers who know what a document is for send the right one.
- Set a due date well before closing. Leave room for replacements and for conditions underwriting adds later.
Before you start
A few rules apply to every document below. They come from the CFPB's own application packet checklist, checked on 21 October 2026.
- Every page. Send whole statements, including pages marked "intentionally left blank". Incomplete documents may be rejected.
- Downloaded, not photographed. Download statements as PDFs from your bank's website. If you print an online page, make sure the full web address shows at the bottom.
- Copies, not originals. Keep your originals safe.
- Expect to send some again. Lenders want the most recent pay stubs and statements, so you may be asked for newer ones before closing.
Your Social Security number goes on the loan application itself. Don't add it to a note or upload it on its own.
Income
If you're salaried or paid hourly
| Document | Why we ask |
|---|---|
| Pay stubs covering the last 30 days | To show what you earn now. |
| W-2s for the last two years | To show your earnings over time. |
| Signed federal tax returns for the last two years | To confirm your income and pick up any other sources. |
| A letter or contract for a new job (if you've just started or are about to) | To show the income you'll have at closing. |
If you're self-employed
| Document | Why we ask |
|---|---|
| Personal federal tax returns for the last two years, with every schedule | Self-employed income is read from your returns. |
| Business tax returns for the last two years, with any K-1s (partnerships and corporations) | To show the business's income and your share of it. |
| A year-to-date profit and loss statement | To show this year's income so far. |
| Business bank statements, the two most recent, all pages | To match the profit and loss to real deposits. |
| A business license or a letter from your tax preparer (if your lender asks) | To show the business is active. |
Other income
| Document | Why we ask |
|---|---|
| Award letters for Social Security, a pension or disability income | To show the amount and that it continues. |
| A divorce decree or court order, plus proof of receipt, for alimony or child support you rely on | To show the income will keep coming. |
| Leases and Schedule E for rental income | To show what the property brings in. |
| A certificate of eligibility (VA loans) | VA loans need it. Request it from the VA. |
The CFPB notes that income from sources other than a job needs proof it will continue at the same level. Checked on 21 October 2026.
Assets
| Document | Why we ask |
|---|---|
| Bank statements for every account, the two most recent, all pages | To show your down payment and closing costs are there. |
| Investment and retirement account statements, the two most recent | When you'll use them, or to show reserves. |
| Proof of your earnest money deposit, such as the cleared check or a receipt (purchases) | To show where the deposit came from. |
| A settlement statement from selling your current home (if that money pays for this one) | To show the funds from the sale. |
Identity
| Document | Why we ask |
|---|---|
| Photo ID, such as a driver's license or a non-driver ID | To confirm who you are. |
| Proof of a recent name change, such as a marriage certificate | So every document can be matched to you. |
| A green card or visa and work permit (if you're not a US citizen) | Some loan programs ask about residency. |
The property
If you're buying
| Document | Why we ask |
|---|---|
| The signed purchase contract, with every addendum | It sets the price, the dates and who pays what. |
| Your homeowners insurance agent's details or quote | The lender needs insurance in place at closing. |
| A certificate of housing counseling or homebuyer education (if you have one) | Some loan programs ask for it. |
If you're refinancing
| Document | Why we ask |
|---|---|
| Your latest mortgage statement, for every loan on the property | To see what's being paid off. |
| Your homeowners insurance declarations page | To confirm the property is covered. |
| Your most recent property tax bill | To set up your escrow. |
| Your homeowners association statement (if there is one) | To include the dues. |
Explanations and gifts
Letters of explanation
Underwriters ask for a short signed letter when something in the file needs context. Common ones:
- Large deposits. Anything that isn't your pay, with where it came from and proof, such as a transfer between your own accounts.
- Gaps in employment. The dates and the reason.
- Credit inquiries. Whether each one led to new credit.
- A different address on a statement or ID.
The CFPB says large deposits are common before a purchase and that requirements vary, so ask what your lender needs. Checked on 21 October 2026.
Gifts
| Document | Why we ask |
|---|---|
| A gift letter signed by the giver, saying the money is a gift and doesn't need to be repaid | To show it isn't a loan. |
| Proof the money moved, such as the giver's statement and yours (if your lender asks) | To trace the funds. |
Some loans don't allow gift funds for the down payment. Ask your loan officer before the money moves.
Documents people forget
- The blank pages. Statements are sent without "intentionally left blank" pages, and get rejected.
- The second account. Every account you'll use for the down payment, not only your main one.
- Every schedule. Self-employed returns without Schedule C, E or K-1s.
- The purchase contract's addenda. Price changes and repair credits live there.
- Newer statements. A statement that was current at application can be out of date by closing.
- The giver's side. A gift letter on its own often isn't enough.
Copy the checklist
Paste this into your own request or email, keep the sections that fit the borrower, and remove what doesn't apply.
MORTGAGE DOCUMENTS: [BORROWER NAME]
Loan: [purchase / refinance], [property address]
Please send by: [date]
Typical examples, tailored to your loan.
INCOME (SALARIED)
- Pay stubs covering the last 30 days
- W-2s for the last two years
- Signed federal tax returns for the last two years
INCOME (SELF-EMPLOYED)
- Personal tax returns, last two years, every schedule
- Business tax returns, last two years, with K-1s
- Year-to-date profit and loss statement
- Business bank statements, two most recent, all pages
OTHER INCOME
- Award letters (Social Security, pension, disability)
- Divorce decree or court order for alimony or child support
- Leases and Schedule E for rental income
ASSETS
- Bank statements, every account, two most recent, all pages
- Investment and retirement statements, two most recent
- Proof of earnest money deposit
IDENTITY
- Photo ID
- Proof of any recent name change
PROPERTY
- Signed purchase contract with every addendum (buying)
- Latest mortgage statement (refinancing)
- Homeowners insurance details
EXPLANATIONS AND GIFTS
- Letters explaining large deposits, gaps or credit inquiries
- Gift letter signed by the giver
Every page of every statement, please, including blank ones.
How to do this in GarnerDocs
GarnerDocs sends each borrower their list through a private link and chases what's missing until it's in.
- A template per loan type. Save purchase, refinance and self-employed lists, with each "why we ask" in the document's description.
- Uploads with no account. Borrowers upload from a phone or computer, and their progress is saved between visits.
- Conditions on the same list. While the request is open, add underwriting's conditions and your borrower is emailed the updated list.
- Replacements with a note. Ask again for a statement missing its blank pages. Your note shows next to that document.
- A PIN for sensitive files. Protect a request with a 6-digit PIN you give your borrower by phone, never in the email.
- No LOS connection. Download the files as one ZIP and add them to your LOS yourself. GarnerDocs doesn't pull credit, verify income or check a file against a lender's guidelines.
Sources
- Buying a house: tools and resources for homebuyers, CFPB. Checked on 21 October 2026.
- Create a loan application packet, CFPB. Checked on 21 October 2026.
- Submit documents and answer requests from the lender, CFPB. Checked on 21 October 2026.
- Request a VA home loan Certificate of Eligibility, US Department of Veterans Affairs. Checked on 21 October 2026.
This guide is general information, not financial or legal advice. Lenders' and loan programs' requirements differ and change, so check with your loan officer before you send anything.
Questions
Is this the list of documents my lender requires?
No. It's a set of typical examples to tailor to each borrower. Lenders and loan programs ask for different documents, and your loan officer's list is the one that counts. This guide isn't financial or legal advice.
Why does my lender want every page of a bank statement?
Incomplete documents may be rejected. The CFPB suggests including every page of multi-page documents, even pages marked "intentionally left blank".
Why am I being asked for newer statements before closing?
Lenders like to see your most recent pay stubs and statements, so the ones you sent with your application can go out of date. Expect to send updated copies at least once.
How do conditions from underwriting reach the borrower?
In GarnerDocs, add them to the same request while it's still open and keep Notify ticked. Your borrower is emailed the updated list and uses the same link. Once a request is complete, send a new one for later conditions.