Getting pre-approved is exciting—but in the fast-moving Texas housing market, your mortgage isn’t guaranteed until the keys are in your hand. Lenders can revoke your approval at any stage if something changes in your financial picture.

Here are the 15 most common ways Texas homebuyers lose their mortgage approval—and how to avoid them.

1. Changing Jobs

Texas is full of job opportunities, but switching roles mid-process can derail your loan approval. Lenders want employment stability—especially for VA, FHA, and conventional loans popular around San Antonio and JBSA.

2. Misleading Employment Info

Lenders re-verify employment right before closing. Any discrepancies—even small ones—can result in immediate denial.

3. Applying for New Credit

New loans—trucks, credit cards, furniture financing—can shift your debt-to-income ratio and kill the loan.

4. Large Unverified Deposits

Texas lenders require paper trails. Cash deposits, Venmo transfers, or unverified money can stop underwriting instantly.

5. Divorce or Separation

If you applied jointly, separating changes income, debts, and obligations—lenders often must re-approve from scratch.

6. Late Credit Card Payments

Even one late payment before closing can cause your credit score to drop and jeopardize approval.

7. Closing a Credit Card

Closing accounts reduces available credit and removes positive history—often lowering your score right before the lender checks it.

8. Paying Rent Late

Texas lenders now heavily weigh rental history. Late payments can disqualify FHA, VA, and first-time buyers quickly.

9. Missing Your Last Mortgage Payment

Even if you’re closing soon, missing a payment can derail your next loan—especially with big Texas lenders.

10. Paying Off Old Collections

Paying old collections restarts reporting dates and can cause temporary score drops.

11. Spending Your Savings

Lenders re-verify reserves. If funds disappear, the loan may be denied for insufficient cash-to-close.

12. Getting Into Legal Trouble

Lawsuits, judgments, wage garnishments, or financial penalties can instantly change your loan eligibility.

13. Picking a Home That Doesn't Meet Loan Guidelines

Foundation issues, peeling paint, non-warrantable condos, missing skirting on manufactured homes—all common denial reasons in Texas.

14. Low Appraisal

Texas bidding wars often push prices above appraised value. If the appraisal comes in low, the lender will only lend on the lower amount.

15. Mortgage Fraud

Any inaccurate information—income, assets, debts, residence—can immediately terminate the loan, even after underwriting approval.