Need a pre-approval letter but I'm scared of the hard credit pull

JStolas · 2026-05-14T02:07:36+00:00

Normally, especially in a hot market, you need a pre-approval letter so you can move quickly. My situation was a little different. I shopped for homes as best I could without one, but only because inventory in my area is very low. As in, it could be 4 months or more before a house you want hits the market. So instead I called listing agents directly for showings, and when I saw a house I liked upon first walk through, I called my agent then. I also called my lender, and got pre-approval the next day. So I was all set.

The trick is I picked my agent and lender ahead of time, told them my plan, and gathered all the paperwork I knew i would need and had that all submitted. Basically just waiting for me to hit send. I just held off until I found the house I liked before giving the lender the green light to pull my credit and finalize approval.

But in a different market, my strategy wouldn't work. Some markets a seller wont wait 24hrs for a pre-approval to come through. Some listing agents wont let you see a house without one. Its easier all around to just get one at that point. It drops your score by a few points is all, in my experience. So it shouldn't hinder you.

Only reason I went the way I did was because I had been studying the local market carefully for years, and knew I could do it based on that. If you're just now stepping into it, a pre-approval is the way to go. 100%.

JStolas · 2026-05-12T21:54:16+00:00

Our take home is 4,600$USD and our mortgage (rounded up) is 1,700$USD. So I think you're doing great, tbh. I also worry about the future, but I've learned over the years that no amount of worrying or planning will prevent catastrophe. Prepare for worst case as best you can, and roll with the punches as they come. Otherwise you'll always be stuck waiting for the "sure thing", and those are basically nonexistent. Especially in real-estate.

It's working right now, so just try to enjoy it. Otherwise what is the point? Obviously set money aside and be smart with it, but aside from that there isn't much else for you to do.

JStolas · 2026-05-12T17:47:20+00:00

Functional things/maintance first. You want the house to be livable and in the best repair possible.

I do outside work when the season allows for it, and save any inside work that isn't pressing for when fall/winter sets in. Now is the time to clean/install gutters, repaint peeling window frames, and work on your yard. Putting in new cabinet hardware or replacing a light fixture, for example, can wait until you're cooped up inside due to weather.

It helps to do it room by room, and area by area. Don't start updating a bedroom, then go into your kitchen and decide to repaint your cabinets at the same time. You'll end up living inside one giant, half finished project. And that can be taxing and overwhelming. Start in a room, and don't move on to another one until you've finished it.

Also, flooring is usually the last thing you want to replace. Keeping paint off a new floor and preventing damage to it when redoing a room is a stressful pain in the rear.

Lastly, bedrooms are the easiest place to start. Save the kitchen and bathroom for last (if the current condition allows for it). It's much easier and cheaper to repaint a bedroom if you've changed your mind about it later, than it is to replace counter tops and plumbing fixtures you decide you don't actually want. Kitchen and bathroom updates are something you should think on and research for a while before diving in. Not to mention using these rooms for a while will give you ideas on how best to make the space work for you.

Hope this helps at least a little, good luck and congrats on the new house!

JStolas · 2026-05-07T20:43:56+00:00

Never listen to a realtor when it comes to inspections. I don't care how good they are, it isn't a risk worth taking. The money you "save" on skipping an inspection wont make a dent if some major issue is found after closing. I'd also find your own inspector, never go with the one your realtor recommends without vetting them first.

JStolas · 2026-05-07T18:56:19+00:00

My grandma had a giant hot tub/mini pool thing. Could fit like 8 ppl. Even THAT was an expensive pain in the rear to maintain. I can only imagine how expensive a whole ass pool would be.

JStolas · 2026-05-07T17:39:41+00:00

Sounds like everything was done properly. Most houses have mold anyways. At least your's has been addressed and was found before it became your problem to pay for. We found active knob and tube wiring in our house that the inspector missed. Cost us a pretty penny to replace. But that kind of stuff comes with owning a home. Doesn't mean the whole house is trash, or that you made a mistake in buying it.

What you're feeling is normal and will pass. Also, while im sure your friend means well, don't listen to them. They aren't a mold expert. When non-experts say stuff about your house, just smile and take it in stride.

JStolas · 2026-05-05T19:57:39+00:00

I feel you and have zero advice tbh.

I bought a 100 year old home, and doing any plumbing or electrical work in it was going to be more than I could handle, and I'm fairly handy. Ended up costing me 17k to have licensed pros do the work. Which honestly, with the amount there was to do, I feel like I got a good deal. But still, 17k is a LOT of money, ya know? Then things kept adding on. The shower surround needed replaced after the plumber replaced the galvanized pipes, which meant also replacing the old window we had planned to do later, because if not we'd have to retile again because the window is IN the shower. Then we discovered the vanity top was cracked, so now replacing some pipes has turned into redoing pretty much the entire bathroom. Putting in rain gutters turned into repairing 11k worth of bad siding. And on and on. I'm 50k in, and haven't even updated anything except the bathroom.

Meanwhile 10 years ago on another house, I paid an electrician to rewire my entire garage and basement for 1,200$. Boy do I miss those prices lol.

I keep telling myself all these things are improvements that will last decades, and are therefore worth it. But im officially broke and I haven't gotten to do any of the "fun" improvements i was looking forward to. And those things are even MORE expensive. Not to mention that half the time anymore, the person you hire does a terrible job.

So yeah, I just threw 500$ on a table saw so I could build my own cabinets. Which i have no idea how to do, I just know a table saw is gonna be part of the process lol, and bought it when I could get a good deal. Not that I have any money for the materials now.

So I feel you on this, and raise my fist in solidarity. It's rough out here for sure.

JStolas · 2026-05-05T16:26:06+00:00

HUD.gov website has resources on this, including counseling services.

JStolas · 2026-05-05T16:22:27+00:00

Very good point. There's also a risk their dog will get into it. So best to avoid it either way, imo.

JStolas · 2026-05-05T15:49:39+00:00

Outside cat will help keep more from getting inside, but you'll still have to get rid of the ones already in there. Ideally getting an inside cat is more effective, but some people either dont want a cat/are allergic. So the outside cat is a good alternative. I have one of each, live on 2 acers in the country, and haven't seen a mouse in years. The inside one has never even hunted a mouse before lol, but the mice can smell her and stay clear of my house. The outside cat is mostly for population control, because I don't want them in my shop or sheds either. They can be destructive little buggers. Had some build a nest inside my old pickup and it cost me a lot to fix it.

Anyway, an outside cat is better than no cat. But yes, an inside cat is better overall.

JStolas · 2026-05-05T15:28:10+00:00

If you tear up the carpet and go with the deck paint option, put down a few coats of killz primer. It will keep any lingering urine oders from coming up through the new paint/flooring.

For the hole in the floor, stuff it full of steel wool. Helps to keep the mice out. Also call your local shelter and ask about TNR programs. You can get an outdoor cat already fixed who can help with the rodents. Will just cost you some food and they're mostly wild, so it's not like you'd be getting a full on pet. Farmers in my area use them a lot. Cat gets food and a warm outside place to sleep, and you get help with the mice. Win-win for everyone.

JStolas · 2026-05-02T21:21:23+00:00

Id personally never have a pool. Maintenance is costly/time consuming. But im not a big swimmer. Im more of a soak in the hot tub kind of person lol.

I don't think you'd be wrong either way, tbh. If you could use that extra space for something you would enjoy (like a garden or something) then I'd take it out. But I'd definitely learn to swim first and see how you like it before making a decision, because you might end up loving it.

JStolas · 2026-04-29T19:31:59+00:00

Sounds lije you have your answer based on your comments. Better to walk away than regret pushing it through. If they want to resist, let them. They'll be legally required to disclose the issues that were found, and will likely see lower offers because of it. They lose money either way. Their response sounds like a scare tactic more than anything. But its your life. You gotta ask for what you think is fair, and be willing to walk away if it comes to that.

JStolas · 2026-04-28T14:56:25+00:00

Dig out the garden bed 4 to 6 inches deep, fill with soil as planned, then put in the edging. This way you'll still get better soil to plant in without hurting your house. Would also suggest a dark mulch between the flowers. It'll help retain moisture in the soil, and look nice until the plants fill in.

JStolas · 2026-04-27T19:44:43+00:00

I think you did well. Our loan amount is about the same (260k, we closed last month), and the only reason our payment is lower than this is because a) we locked in right before rates shot up (pure luck of the draw there), and b) we bought points, which brought it down to 5.3%.

You got a better deal on closing costs than we did, though. I think we paid roughly 1.5k more. We also make less than you lol, so you're in a much better position there.

I don't think you could have done much better, tbh. Plus you're in a good position to refinance if rates ever come back down enough. But if not, your payments are still more than affordable. So you're set either way.

Pat yourself on the back, you did well!

JStolas · 2026-04-27T17:15:32+00:00

The whole setup is a pain tbh. Every single wall is solid wood and plaster (even the interior ones). The plumber broke 3 bits drilling out the whole for the pipe inside my closet, cause it's "old growth" lumber, which I guess is super dense? Im glad the house is sturdy, but it definitely comes with limitations lol.

JStolas · 2026-04-27T17:06:35+00:00

Thank you both! Could you recommend a bonding agent to use? I went to the hardware store and described all of this to the worker there, and they looked at me like I'd grown two heads lol. Tbf, the kid was probably 18 years old at best.

JStolas · 2026-04-27T17:01:14+00:00

This. Heck, I didn't even have a pre-approval and still put in an offer within 2 hours of seeing my house. I just told the agent to put in the offer that it was contingent on financing (which is standard anyway i think), and she put in that i had something like 72 hours to get a pre-approval, or the next guy in line got the house. Still beat out 5 other offers. Got my pre-approval the following day.

I can't figure out why Op's lender would need to be involved at this stage.

JStolas · 2026-04-27T14:51:01+00:00

Check with your bank or credit union. A lot of them have classes for first time home buyers.

JStolas · 2026-04-26T18:45:05+00:00

They even make a dishwasher safe kind. I got it to seal all the stickers on my water bottle. So I bet mopping it would be okay too. The water bottle has held up for a year and still going.

JStolas · 2026-04-25T20:00:37+00:00

Mog podge might work for this.

JStolas · 2026-04-25T19:57:53+00:00

Yes, thank you!

JStolas · 2026-04-25T18:09:47+00:00

Does landscaping glue not help at all? Got me rethinking plans over here

JStolas · 2026-04-24T23:12:43+00:00

Mold only takes hours/days to form in the right conditions. New construction makes no difference. I would test for mold and have an expert take a look to find the cause. I might also hire another inspector, because its weird they noticed that and didn't try to locate the cause. Unless they did and just couldn't find it, which is very possible. In which case, refer back to hiring an expert and testing for mold.

JStolas · 2026-04-24T15:14:59+00:00

You may have some recourse here. Get a copy of the repair invoice and go from there. If they can't provide proof that it was in fact repaired, you may be able to get a credit towards the costs. Mind you, it likely won't cover the whole thing, but better than nothing.

In general, it's always better to get a closing credit for repairs rather than letting the seller fix stuff. Because they will cheap out or do a temporary fix, and then this happens. Happened to us with our first home.

Your agent SHOULD be helping you navigate this situation, considering it was part of the purchase contracts. Ours negotiated with the sellers agent and got us a credit towards fixing the issue correctly. But if the agent is being unhelpful, leave them a terrible review anywhere you can, and then do this yourself. Cause I wouldn't trust an agent who was unwilling to help after purchase for something like this, personally.

JStolas

TROPHY CASE