Once you’ve been approved for a mortgage, the deal isn’t final until the solicitor registers it. Any major change to your finances, credit, or employment can cause lenders or insurers to reverse the approval — even at the last minute.

Here are 10 things to avoid before your mortgage closes 👇

1️⃣ Don’t change jobs or positions

Lenders need stability. 

✔️ avoid switching employers 

✔️ don’t become self-employed 

✔️ don’t change from salary to commission 

Any employment change can force a full re-approval and delay or cancel the mortgage.

2️⃣ Don’t apply for new loans

New credit changes your debt ratios. 

✔️ avoid car loans 

✔️ avoid new credit cards 

✔️ avoid personal lines of credit 

Additional debt can drastically reduce how much you qualify for.

3️⃣ Don’t buy furniture or renovations on credit

Lenders may re-check your credit before closing. 

✔️ new debt lowers qualification 

✔️ large purchases trigger risk flags 

✔️ avoid “don’t pay for 12 months” offers 

Wait until after the mortgage funds.

4️⃣ Don’t miss payments or go over credit limits

Credit behaviour is monitored up to closing. 

✔️ missed payments lower scores 

✔️ over-limit balances are red flags 

✔️ lenders may withdraw approval 

Staying current protects your mortgage status.

5️⃣ Don’t deposit “mattress money” or unverified funds

Every deposit must be traceable. 

✔️ lenders need a 90-day history 

✔️ unexplained deposits cause delays 

✔️ proof is required for all non-payroll funds 

Always keep receipts, bills of sale, or CRA documentation.

6️⃣ Don’t co-sign for someone else

Co-signing adds debt to your file. 

✔️ full liability appears on your credit 

✔️ reduces your qualifying amount 

✔️ increases risk to lenders 

Even if you’re not making the payments, you are responsible.

7️⃣ Don’t “inflate” your application — full honesty matters

Your broker must work with accurate information. 

✔️ disclose all properties owned 

✔️ disclose all debts and income 

✔️ disclose past bankruptcies or proposals 

Missing or incorrect information can void the approval.

8️⃣ Don’t close existing credit cards

Closing cards lowers available credit and reduces score. 

✔️ older accounts help your history 

✔️ unused credit is beneficial 

✔️ lowering limits increases utilization 

Keep accounts open until after closing.

9️⃣ Don’t ignore your partner’s credit

If buying together, both scores matter. 

✔️ partner’s debt impacts approval 

✔️ joint applications require full review 

✔️ past credit issues must be disclosed 

Discuss credit health before shopping for a home.

🔟 Don’t skip the pre-approval

Assuming you qualify is risky. 

✔️ rates can change 

✔️ rules can change 

✔️ credit can change 

Pre-approvals typically last 120 days — renew them if needed.

💬 Final Thought

Small financial changes can jeopardize a mortgage approval, even after lenders have issued a commitment. Staying stable, organized, and transparent throughout the process protects your approval and ensures a smooth closing.

For a step-by-step mortgage preparation checklist, send The Frontline Mortgage Group a message anytime.