7 Things Not to Do After Getting Pre-Approved for a Mortgage

You’ve done the work. You’ve gathered your documents, gone through the numbers, and secured a mortgage pre-approval. Great job—that’s a major step forward!

But here’s something not everyone tells you: pre-approval isn’t a guarantee. Your mortgage still needs to be fully approved once you’ve found a home, and certain missteps between pre-approval and closing day can jeopardize the entire deal.

Here are 7 things you should absolutely avoid after getting pre-approved:

1. Don't Make Major Career Changes

A job switch—especially one that changes your pay structure (like salary to commission) or moves you into a different industry—can raise red flags for lenders. Even if it’s a promotion, changing employers can delay or derail your mortgage approval.

If you're considering a job change, talk to your mortgage broker first.

2. Don’t Apply for New Credit

That new credit card, furniture financing, or car loan? Hold off.

New credit applications impact your credit score and debt service ratios, both of which are key factors lenders reassess during final approval. Even a seemingly small new debt could change your qualification status.

3. Don’t Make Large Purchases

Buying a car, booking a vacation, or even purchasing new appliances before your mortgage closes can impact your loan approval—especially if you're dipping into savings or increasing your credit balances to do it.

Save the spending for after completion day.

4. Don’t Miss Any Bill Payments

Your lender will often pull your credit again just before final approval. A missed or late payment—even just one—can lower your credit score and raise concerns about your reliability as a borrower.

Make sure all your bills, credit cards, and loans are paid on time and in full.

5. Don’t Co-Sign for Anyone Else’s Loan

You might be doing a friend or family member a favour, but co-signing a loan adds their debt to your record. Lenders will count that responsibility against your borrowing power, which could reduce the amount you’re approved for—or worse, void your approval entirely.

6. Don’t Deposit Large, Unexplained Sums Into Your Bank Account

Lenders need to verify where your funds are coming from—especially your down payment and closing costs. If you suddenly receive a large deposit that isn’t clearly sourced (like a gift letter or sale of assets), it could delay or complicate your approval.

Keep all deposits traceable and well-documented.

7. Don’t Assume You're in the Clear Until You Have Final Approval

Pre-approval is a great start, but it’s based on preliminary information. Once you’ve made an offer on a home, your file is reviewed again with updated documents, property details, and sometimes a re-check of your financial situation.

Stay in touch with your mortgage broker throughout the process and keep things stable until the keys are in your hand.

Final Thoughts

Getting pre-approved is a smart first step—but what you do after can make all the difference. If you’re ever unsure about a financial decision while home shopping, just ask! As your mortgage advisor, I’m here to help you avoid surprises and keep your approval on track.