HELOC Requirements: What You Need to Qualify

Credit score requirements

Credit affects two things: how much of your home's value you may be able to borrow against and the rate you pay. Requirements vary. Many mainstream programs prefer 680 or higher, and some specialty HELOC programs accept scores around 640.

Credit doesn't set your limit on its own, but stronger credit generally opens higher combined loan-to-value limits and better pricing. A common pattern looks something like this:

Each lender sets its own matrix, and second homes and rentals usually get lower limits at every tier. The HELOC calculator lets you choose the CLTV to illustrate rather than assuming one from your score.

Submitting a rate request on this site doesn't check your credit. If you move forward, you'll authorize a credit check first. Prequalification often uses a soft pull that doesn't affect your score.

How much equity you need

Lenders measure equity with combined loan-to-value, or CLTV: everything you'd owe on the home, including the new HELOC, divided by its value.

Flip it around to find your room. At an 85% limit, a $700,000 home supports $595,000 of total debt. Subtract the $400,000 mortgage and the equity-based maximum is $195,000. The HELOC calculator does this math for you.

In practice, many programs leave you with at least 15% to 20% equity after the HELOC, and some go further for strong credit on a primary home. If you bought recently with a small down payment, you may not have enough room yet.

Debt-to-income ratio

Debt-to-income (DTI) compares your monthly debt payments to your gross monthly income. Lenders count your mortgage, the new HELOC payment, car loans, student loans, minimum credit card payments and other recurring debts.

Many programs look for DTI at or below 43% to 50%. If you're over, you have options:

• Pay off debt. Pay balances down before you apply, or, with some programs, use the HELOC to pay off debts at closing so those payments no longer count.
• Add income. Some programs allow a co-borrower whose income is added to yours. In some states, certain programs count household income even when only one spouse applies.
• Lower the new payment. Borrow less or choose a longer term.

Worked examples are in HELOC with high debt-to-income.

Applying with a spouse or co-borrower

On a joint application, many lenders price the loan off the lower credit score. If your spouse's credit is weaker, applying alone on the stronger score may get better terms. See HELOC when your spouse has bad credit.

Income and employment documentation

Lenders need to see that you can afford the payment. How they verify it depends on how you earn:

• W-2 employees: recent pay stubs and W-2s, sometimes a verbal check with your employer.
• Self-employed and 1099: tax returns, 12 to 24 months of bank statements or a profit and loss statement, depending on the program. See the self-employed HELOC guide. Some programs skip income documentation; see HELOC without income verification.
• Retired: Social Security and pension award letters, plus retirement account statements.
• Rental income: leases and your Schedule E. See the investment property guide.

Some programs verify income electronically by securely linking your bank or payroll accounts, which replaces much of the paperwork.

Property requirements

• Occupancy: primary residences get the highest limits. Second homes and rentals qualify with many lenders at lower CLTV.
• Property type: single-family homes, townhomes and most condos qualify, and 2 to 4 unit properties often do. Manufactured homes, co-ops and land usually don't.
• Title: most consumer HELOC programs require the home to be titled in your name or a revocable living trust. A few business-purpose programs lend to LLCs on different terms.
• Valuation: the lender values the home with an automated valuation or an appraisal. See HELOC without an appraisal.
• Insurance: active homeowners insurance, plus flood insurance if the home is in a flood zone.

What can get you declined

• A late mortgage payment in the last 12 months
• A bankruptcy, foreclosure or short sale still inside the lender's waiting period
• The home currently listed for sale
• An active forbearance or loan modification
• Unpaid tax liens or judgments on title
• Too little equity left after the new loan

Questions about your own situation? Contact a licensed loan officer. It's optional, and your information is not sold to lead marketplaces.