On this page 9 sections
In short
- Income comes from 12 or 24 months of bank statements.
- Business statements usually get an expense factor, often 50%.
- Transfers, loan proceeds and other non-income deposits are excluded.
- Expect stricter credit and loan-to-value limits than full-documentation loans.
Who it's for
Business owners, independent contractors and other self-employed borrowers with strong, steady deposits and heavy write-offs. If your tax returns already show enough income, a full-documentation program usually prices better. Start with the self-employed HELOC guide to compare methods. If you'd rather not document income at all, some programs offer a HELOC without income verification, usually with a lower limit.
How deposits become income
The lender totals deposits over the statement period, removes anything that isn't business income, and applies an expense factor to business accounts.
| Step | Amount |
|---|---|
| Total deposits, 12 months | $282,000 |
| Less transfers from your own savings | −$30,000 |
| Less loan proceeds | −$12,000 |
| Eligible deposits | $240,000 |
| Less 50% expense factor | −$120,000 |
| Qualifying income | $120,000 a year, or $10,000 a month |
That $10,000 a month is what goes into the debt-to-income ratio. Run it through the math in HELOC with high debt-to-income.
Personal vs. business statements
| Business statements | Personal statements | |
|---|---|---|
| Expense factor | Usually applied, often 50% | Often not applied to eligible deposits |
| What else lenders want | Proof you own the business | Often a couple of months of business statements, to show the business has its own account |
| Best when | Business income flows through a business account | You pay yourself from the business into a personal account |
Expense factors
The expense factor is the share of deposits the lender assumes goes to running the business. Many programs default to 50%. Some allow a lower factor based on a letter from your CPA or tax preparer stating your actual expense ratio, or based on your type of business. A lower factor means more qualifying income: at 30% instead of 50%, the example above would qualify at $14,000 a month instead of $10,000.
Deposits that usually don't count
- Transfers between your own accounts
- Loan proceeds and credit card advances
- Refunds and chargebacks
- Large deposits outside your normal pattern, unless you can document the source
- Cash deposits you can't trace to business income
Bank statement HELOC requirements
- Two years of self-employment, often confirmed by a CPA letter or business license.
- Consistent deposits. A declining trend can lower qualifying income.
- Few or no overdrafts or returned items.
- Credit, equity and debt-to-income that meet the program, often with tighter limits than full-documentation loans.
Documents to have ready
- 12 or 24 months of complete statements, every page
- A business license or CPA letter
- An explanation and proof for any large deposits
- A year-to-date P&L, if the program asks for one
Once you know your qualifying income, check your equity in the HELOC calculator.
Frequently asked questions
What is a bank statement HELOC?
A HELOC that qualifies you on deposits shown in 12 or 24 months of bank statements instead of the net income on your tax returns. It's mainly for self-employed borrowers.
How do lenders calculate income from bank statements?
They total eligible deposits, remove transfers and other non-income items, and apply an expense factor to business accounts. Many programs default to a 50% expense factor.
Can I use personal bank statements for a HELOC?
With some programs. Personal statements often count eligible deposits without an expense factor, but the lender may want to see business statements too.
Do bank statement HELOCs cost more?
Usually. Alternative-documentation programs typically price higher and may cap loan-to-value lower than full-documentation loans.
Is a bank statement HELOC the same as a bank statement loan?
It uses the same income method. A bank statement loan usually means a first mortgage or refinance qualified on deposits. A bank statement HELOC applies that method to a home equity line, usually behind your current mortgage.
Do I need tax returns for a bank statement HELOC?
Usually not for income, which is the point. You'll still need the statements, proof of self-employment and the other standard documents.
Questions about your own situation? Contact a licensed loan officer. It's optional, and your information is not sold to lead marketplaces.