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Can a VA mortgage underwriter override the 41% DTI limit?

Bob
Home Buyer
80525

Mine is at 45%. I have been paying rent on time at the same home for 7 years. With this new mortgage, the monthly payment will only be $140 more than I currently pay in rent. I have been in the same industry for 11 years and my wife has been at the same job for 7 and she continues to get 7% raises each year she is there. I have a letter from my employer stating I will get a promotion in 3 months. We have not used credit of any type in 2 years & continue to chip away at debt. We can obviously make these payments. I am wondering if an underwriter would be able to take these things into consideration rather than just squashing the whole thing b/c we're over the 41%. Are there any good VA officers out there who can go over if they can justify it? Is it best to go thru an independent? Thanks in advance.

Answers (2)
California Mort...
Agent
92075

The VA also uses residual income analysis for determining "capacity". From the VA website:

The primary method of evaluating a veteran's income is the residual income method. Under this method, the underwriter determines that a veteran has sufficient income to cover day-to-day living expenses after paying housing expenses, taxes, and other debts such as car payments and credit card payments.

For example, if an 0-2 (with three years service) were receiving a base pay of $3484, a BAH of $2000 and BAS of $300, her total monthly income would be $5784. We would deduct her taxes (on the base pay), of about $800. She's single, without dependents so there are no childcare expenses. This gives her contributory income of $5084. If she had $1200 in monthly expenses (credit cards, car loans, etc), her contributory income is reduced to $3884. The VA requires a residual income of $491. In order to "trump" the debt-to-income ratio analysis, we would need residual income of 120% of that, or about $600; this would allow for a maximum housing expense of $3,200.

Using the "eight dollars per thousand" estimate, Lt (jg) Smith would be approved for a $400,000 VA home loan.

Sat Apr 18 2009, 00:46
Robert Chomento...
Mortgage Broker
or Lender

San Diego, CA
FIRST ANSWER

You should have no problem going over the 41% back-end ratio. You might want to try working with a mortgage broker who has access to many different wholesale lenders. The only reason you wouldn't be able to go over 41% is if you loan would have to be "manually underwritten". And that is only the case if your credit score is very low.

Web Reference: http://socalvaloans.com
Sun Mar 22 2009, 15:48

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