By Costanza Genoese Zerbi, Broker Associate | Costanza Genoese Zerbi & Associates, eXp Realty of Greater Los Angeles
You're finally under contract, everything's moving smoothly — and then life happens. Divorce, a new car, a new job: three of the fastest ways to accidentally jeopardize your own loan, and almost nobody tells buyers this until it's already a problem.
Getting Divorced
If you're going through a divorce while buying, your lender needs to know immediately — not after loan documents are drawn. It changes how income is calculated, especially if alimony, child support, or a spouse's income factored into your qualification. It can also change whose name goes on title and on the loan. The earlier your lender and I both know, the more we can restructure around it proactively instead of reactively.
Buying a Car
Do not finance a car while you're in escrow. Lenders re-verify credit right before closing, sometimes just days out. A new car payment adds debt that can push your debt-to-income ratio over the limit — I've seen buyers lose loan approval days before closing over a car they bought to celebrate a house they hadn't closed on yet. Wait until after you have the keys.
Changing Jobs
A new job can be a great thing, but lenders want stable, verifiable income. Switching employers, industries, or pay structures mid-transaction can trigger a new round of underwriting — moving from salary to commission is especially risky, since lenders often want a history at the new pay structure before they'll count it. If an offer lands during escrow, call your lender before you say yes.
The Pattern
None of these situations automatically kill a deal. What kills a deal is your agent and your lender finding out after the fact instead of before.
FAQ
Can I still buy a house if I'm getting divorced during the transaction?
Often yes, but your lender needs to know immediately — it can affect income calculation and title vesting.
Will buying a car during escrow affect my mortgage approval?
It can. Lenders re-check credit and debt near closing, and a new auto loan can push your debt-to-income ratio too high. Wait until after closing.
Can I change jobs while I'm under contract?
Sometimes, but it can trigger new underwriting — especially with a pay structure change. Always call your lender before accepting a new offer.
This is Episode 02 of my What to Tell Your Agent series. Missed Episode 01? Traveling During Your Transaction covers your options when a trip overlaps with closing.
Get in Touch
Navigating a life change during your transaction? I'd love to help you plan around it.
Costanza Genoese Zerbi & Associates | eXp Realty of Greater Los Angeles | DRE #01941438
(562) 221-4527 | [email protected] | costanzagz.com
Check out this article next
