By the end of this guide you will have a completed mortgage pre approval online application and a pre-approval letter you can use to shop in Glen Allen, Short Pump, and the rest of Henrico County. I’m Duane Buziak, and I walk Glen Allen buyers through this process every week. Set aside about 30 minutes, have a phone or computer handy, and collect the documents listed in Step 2.
By Duane Buziak, NMLS #1110647
In this guide
- Step 1: Set your budget and pick your loan path
- Step 2: Gather the documents
- Step 3: Choose a broker and understand credit pulls
- Step 4: Fill out the application section by section
- Step 5: Upload documents and review your credit results
- Step 6: Compare your pre-approval options and offers
- Step 7: Read your letter and use it to shop
- Next steps, disclaimer, FAQ, and author bio
Step 1: Set Your Budget and Pick Your Loan Path Before You Apply
Start with the payment you can live with, not the price a calculator says you can reach. Suppose you are looking at a $450,000 home in Twin Hickory or Wyndham. The numbers below use an illustrative 30-year fixed rate of 6.25% as of October 2026. Check today’s average at Freddie Mac’s Primary Mortgage Market Survey, and know that your actual rate will depend on credit, program, and market conditions.
- 5% down: $22,500 down, loan amount $427,500, principal and interest of about $2,632 per month.
- 10% down: $45,000 down, loan amount $405,000, principal and interest of about $2,494 per month.
That is roughly $138 less per month for an extra $22,500 down, before mortgage insurance, which is also lower at 10% down. Add property tax on top. Henrico’s real estate rate has been $0.87 per $100 of assessed value in recent years (confirm the current figure at henrico.us). On $450,000 that is about $3,915 a year, or roughly $326 a month, plus homeowners insurance.
Next, match the program to your situation:
- Conventional: flexible down payments and strong credit profiles.
- FHA: lower down payment and more room for credit blemishes.
- VA: for eligible veterans and service members, often with no down payment.
- Home renovation loans: when the house needs work you want to finance together with the purchase.
I can tell you which fits once I see your numbers at the application stage. Also check the 2026 conforming loan limit, which is $832,750 for a one-unit home in most of the country, including Henrico County (confirm at fhfa.gov). Most Glen Allen purchases fall well under it.
One mistake to avoid: pre-qualification is a rough estimate from numbers you report yourself. Pre-approval means a broker has reviewed your documents and credit. Sellers treat only the second as meaningful.
Step 2: Gather the Documents the Online Application Will Ask For
Having everything in one folder is what makes a 30-minute application realistic. The core checklist:
- Your two most recent pay stubs
- W-2s for the last two years (or two years of tax returns if you are self-employed)
- Two months of bank and asset statements
- A government-issued photo ID
- Your Social Security number
Add items depending on your situation:
- VA loans: your Certificate of Eligibility and DD-214. You can request the certificate through VA.gov, and I can often pull it for you.
- Gift funds: a signed gift letter naming the donor, the amount, and confirming it is not a loan.
- Divorce or rental history: the decree if it affects support payments or assets, and rental documentation if you are using it as income.
If you are self-employed or paid on a 1099, add a year-to-date profit-and-loss statement. Explain any swings in income up front, such as a slow quarter or a big equipment purchase. A short note now prevents a stalled file later.
Tip: upload full PDF statements with every page, including the blank-looking ones. Partial pages are the most common reason a file stalls, because underwriters must see every page to account for each deposit and balance.
Step 3: Choose a Broker and Understand How Credit Is Pulled
A broker shops multiple wholesale sources for you, while a single institution can only offer its own rates. I work as a broker through Coast2Coast Mortgage LLC (NMLS #376205), which is the operating entity behind my licensing. The practical benefit is that one application can be compared across many wholesale sources instead of one.
The credit check is where borrowers worry most, so here are the definitions:
- Hard inquiry: a full credit pull tied to a loan application. It appears on your report and can lower your score slightly.
- Soft inquiry: a review that does not affect your score and is not visible to other creditors.
My NoTouch Credit Pull is a soft credit pull mortgage review. It lets you see where you stand and which programs fit before you commit to anything, without a hit to your score. Be clear on the limits, though. The final underwriting credit check later in the process is still a standard pull, and a soft review does not guarantee approval or lock a rate.
If you compare brokers, ask each one how and when they pull credit. Scoring models generally treat multiple mortgage inquiries within a short window as a single inquiry, but the exact window depends on the scoring model. The Consumer Financial Protection Bureau’s home buying guide explains shopping for a mortgage in detail. Even so, starting with a soft pull gives you a no hard inquiry mortgage pre approval look before any shopping begins.
Step 4: Fill Out the Online Application Section by Section
The screens follow a consistent order. You can finish on a phone, save your progress and return, and apply at any hour, since the application is open 24/7.
- Personal information: enter your name exactly as it appears on your ID, not a nickname.
- Addresses: two years of history, with move-in dates.
- Employment and income: every job for the past two years, with start dates. List all income sources, including bonuses, overtime, and commissions, since documented variable income can raise what you qualify for.
- Assets and debts: checking, savings, retirement accounts, plus every debt. Disclose each one rather than relying on memory, because anything missing will surface on your credit report and slow the file.
- Declarations: yes/no questions about bankruptcies, foreclosures, lawsuits, and citizenship status. Answer honestly and add context where needed.
- Property or price range: if you have no address yet, enter your target price range and the area, such as Short Pump or Innsbrook.
Two mistakes cause most of the back-and-forth. The first is an unexplained employment gap. A gap of a few months is rarely a problem, but a blank is. A one-line explanation resolves it. The second is a name mismatch between the application and your ID or tax documents, which can trigger identity checks and delays.
Take your time on the income screen. A forgotten side income or a missed overtime history is money you could have used to qualify.
Step 5: Upload Documents and Review Your Credit Results
Upload through the secure portal only, never by regular email. Name each file so the reviewer can find it: PayStub_Sept2026, WF_Checking_Aug2026, W2_2025. Clear names save a day of questions.
Then review your credit summary. Because the review is a no credit hit mortgage application step, you can look closely without worrying about your score. You may see references to VantageScore 4.0. FHFA announced in 2025 that VantageScore 4.0 may be accepted for loans sold to Fannie Mae and Freddie Mac, but how and when it is used varies by program and wholesale partner. Mortgage underwriting has long relied on classic FICO models, so the score I show you may differ from the one used at closing. Ask which model applies to your loan.
Quick wins before final approval, as general guidance and not a promise of a score change:
- Pay credit card balances down below roughly 30% of each limit.
- Dispute clear errors with the credit bureau and keep the paperwork.
- Do not open new accounts or finance a car.
Minimum scores depend on the program. As of October 2026, FHA guidelines published by HUD allow 3.5% down at 580 and above, and a 10% down payment for scores in the 500 to 579 range. The VA itself sets no minimum score, but the broker and wholesale partner usually apply their own overlays, often higher than the 500 figure you may see quoted. Conventional loans generally need higher scores. Treat all of these as starting points, since overlays vary by partner.
Step 6: Compare Your Pre-Approval Options and Offers
If you are weighing more than one route, compare them on the same footing. The table below reflects what I can state about my own process. For the others, anything I cannot support is marked “verify,” so confirm it directly with each company.
| Factor | Duane Buziak | Courtney Ficken, First Home Mortgage | Rocket | Movement |
|---|---|---|---|---|
| Credit check type | NoTouch Credit Pull (soft) before the application; standard pull at underwriting | Verify | Verify | Verify |
| Rate shopping | Multiple wholesale sources compared from one application | Verify | Verify whether offers are limited to its own products | Verify whether offers are limited to its own products |
| Glen Allen knowledge | Based at 4860 Cox Rd; works Twin Hickory, Wyndham, Innsbrook, and Short Pump daily | Verify | National operation; verify local support | National operation; verify local support |
| Turnaround | Fast closes are the goal; no guarantee | Verify | Verify | Verify |
Once you have offers, compare the Loan Estimate fields that matter: interest rate, APR, origination and other broker-side fees, third-party fees such as appraisal and title, and estimated cash to close. The CFPB’s Loan Estimate explainer shows where each appears on the form.
Be skeptical of any claim that a loan has no costs. Closing costs exist on every loan. What can happen is that credits may offset some costs, and I’m glad to explain our no-out-of-pocket closing options. Finally, request every quote on the same day with the same assumptions: same loan amount, same down payment, same credit tier, same lock period. Rates move daily, so a comparison across different days tells you little.
Step 7: Read Your Pre-Approval Letter and Use It to Shop
Check four items on the letter before you share it:
- Approved amount: your ceiling, not your target.
- Loan type: conventional, FHA, or VA, matching what you discussed.
- Expiration: letters commonly last 60 to 90 days, though this varies, so note your date.
- Conditions: items still needed, such as an appraisal, final employment verification, or updated statements.
Give a copy to your Realtor. If you do not have one, I can connect you through my Realtor referral network. Attach the letter to offers on homes anywhere from Glen Allen proper to the West Broad Village, Lakeside, and Short Pump Town Center areas. Sellers weigh a documented approval over a bare promise.
Now protect it. Until closing, do not change jobs, open credit lines, make large purchases on credit, or move big unexplained deposits between accounts. Underwriters re-verify these items, and a surprise can undo an approval.
After you have an accepted offer, the stages are the appraisal, underwriting, and closing. I work toward the fastest close times I can for every client, but timelines depend on the appraisal, title work, and how quickly conditions are cleared, so that is a goal and not a guarantee.
Starting Your Application With Duane Buziak in Glen Allen
With the letter in hand, your next moves are touring homes, making offers, and staying in touch as conditions clear. I stay on the file from application to closing, so you are never chasing a call center for answers.
Ready to experience stress-free mortgage approval with no credit hit and access to hundreds of wholesale sources at once? Get your free mortgage consultation today and discover why Glen Allen families trust Duane Buziak for personalized guidance and the fastest close times in the area. You can also call 804-212-8663 or stop by 4860 Cox Rd, Glen Allen, VA 23060.
Disclaimer: This article is for general information only and is not a commitment to lend or financial advice. Rates, program rules, credit guidelines, and loan limits change and vary by borrower and property. All loans are subject to credit approval, underwriting, and verification. Illustrative payments exclude mortgage insurance, taxes, and homeowners insurance. Duane Buziak, NMLS #1110647, Coast2Coast Mortgage LLC, NMLS #376205.
