Pre-approval is not the finish line. Your file gets re-checked right up to the day you sign, and the deals that fall apart in the last two weeks almost always fall apart for the same reason: the buyer changed something. A new car. A "helpful" credit card. A big deposit nobody can explain. Your job from application to closing is boring on purpose — keep your money and your credit looking exactly like they did the day we pulled your file.
Here is what holds a loan together, and what blows it up.
Keep Doing These Things
Treat the weeks before closing as a quiet period. Lenders are looking for one thing: consistency.
Keep your job and your pay structure the same
Your income history is the foundation of the loan. Switching jobs, going from salary to commission, or dropping to part-time mid-process forces underwriting to re-verify everything — and can sink the file. If a job change is unavoidable, call your loan officer before you do anything.
Pay every bill on time
Underwriters can re-pull credit before closing. One late payment on a card or auto loan can move your score enough to change your rate or your approval. Pay everything, in full, on schedule.
Send documents fast
We will ask for pay stubs, bank statements, and tax returns — sometimes more than once. The faster you send them back, the faster we close. Slow document turnaround is the single most common reason a closing date slips.
Don't Do These Things
Small, well-meant money moves are what trip up most buyers.
Don't finance anything
No new car, no furniture on a store card, no financed appliances. New debt raises your debt-to-income ratio, and DTI is one of the main numbers underwriting uses to approve you. A new payment can push you over the line and cost you the loan.
Don't open or close credit accounts
Opening a card lowers the average age of your credit and adds a hard inquiry. Closing an old card cuts your available credit and can raise your utilization. Both can drop your score. Leave your credit alone until you have the keys.
Don't make deposits you can't explain
Every large deposit needs a paper trail. Lenders verify the source of all funds going toward your down payment and closing costs. If a family member is gifting you money, tell your loan officer first so we can document it the right way — a gift handled wrong is the same as an undocumented deposit.
2026 Loan Limits
Loan limits rose for 2026, which expands buying power for a lot of borrowers.
| Loan Type | 2025 Limit | 2026 Limit | Change |
|---|---|---|---|
| Conforming Loan | $806,500 | $832,750 | +$26,250 |
| FHA Loan Floor | $524,225 | $541,287 | +$17,062 |
| FHA Loan Ceiling | $1,249,125 | $1,249,125 | No Change |
Note: These are national figures. FHA limits are set county by county. In Spokane County the 2026 FHA single-family limit is $541,287 (the national floor); higher-priced markets like Coeur d'Alene sit above the floor. Ask us for your exact county number.
What This Means in Spokane
Spokane County's median sale price is around $413,000, which sits well under both the conforming and FHA limits — so conventional, FHA, and VA financing all cover a median-priced home here. The choice between programs comes down to your credit, your down payment, and program-specific rules, not the loan limit.
Bottom Line
The process rewards patience. Keep your finances flat, answer document requests fast, and run any big decision past your loan officer first. Do that and closing day is paperwork, not a crisis.
Have a question about your specific file? The team at Q Home Loans is here to help.
This content is for educational purposes only and does not constitute a loan commitment or guarantee. Loan approval is subject to credit and property approval. Contact Q Home Loans for current rates and program availability. Q Home Loans is a division of American Pacific Mortgage Corporation, NMLS #1850. Equal Housing Lender.