Denied a Mortgage Because You Don’t Have a Social Security Number?
Reviewed by Tanner Cook, NMLS #2090424 · Updated
Short answer
Conventional agency loans and government-backed loans such as FHA generally require a valid Social Security number, and many lenders offer nothing else, so a denial often means “we don’t have a product for you,” not “you can’t buy a home.” ITIN programs are built for borrowers who file taxes with an Individual Taxpayer Identification Number. Some don’t require a traditional credit score and can use rent, utility and insurance payment history instead. Cornerstone has a bilingual team that can handle the whole loan in Spanish or Portuguese.
Why this happens
Agency loans are built around a Social Security number
Conventional loans sold to Fannie Mae or Freddie Mac, and government-backed loans such as FHA, generally require a valid Social Security number the lender can verify, along with eligible residency status. A borrower with an ITIN instead doesn’t fit those programs, no matter how strong the income or savings.
Many lenders stop there
ITIN loans are non-QM loans, and a lot of lenders don’t offer them at all. If a lender only has agency programs, a denial is the only answer it can give. A lender with access to ITIN programs may be able to review the same file.
Credit history looks different
Borrowers with an ITIN may have a credit file under that number, a thin file, or none at all. Automated underwriting expects a traditional credit score, so files without one get stopped early. ITIN programs can evaluate credit differently, including alternative credit such as rent, utility and insurance payment records.
Documents need to line up
ITIN programs still verify identity, income and the source of your funds. Names spelled differently across documents, income that doesn’t appear on tax returns or bank statements, and cash that never went through an account are common reasons ITIN files get delayed.
Ways we may be able to save it
Which of these fits depends on your full file and the program. None of them is a promise; each is something we check on a second look.
ITIN home loan programs
Dedicated ITIN programs qualify borrowers who file taxes with an ITIN. Income can be documented with tax returns and, on some programs, with bank statements. These are non-QM loans, so they’re usually priced higher and may require a larger down payment than agency loans.
How ITIN loans workAlternative credit
When there’s no traditional credit score, some ITIN programs can use a record of on-time rent, utility and insurance payments instead. How many accounts and how much history you need varies by investor.
A team that speaks your language
Cornerstone has a bilingual team that can handle the whole loan in Spanish or Portuguese, from the first conversation through closing, so important details don’t get lost in translation.
Living abroad and buying an investment property
If you live outside the U.S., foreign national programs are mostly for investment properties (DSCR loans), don’t require U.S. credit history, and may allow you to buy in an LLC.
Foreign national loansWhat to send us
Gather what you can from this list. You don’t need every item to start the conversation.
- The denial notice
- Your IRS letter assigning your ITIN
- A valid passport or other government-issued photo ID
- Federal tax returns filed with your ITIN, usually the last two years
- Pay stubs, or 12 to 24 months of bank statements, depending on how you’re paid
- Records of on-time rent, utility and insurance payments if you don’t have a credit score
- Statements for the accounts holding your down payment and closing funds
For real estate agents
If your buyer was turned down because they have an ITIN instead of a Social Security number, the first lender may simply not offer ITIN loans. Send me the scenario. Our bilingual team works in Spanish and Portuguese, and we can tell you early whether the income, credit and funds line up with an ITIN program.
Send me the scenarioHonest limits
ITIN programs still require documented income, a traceable source for your funds, and some form of credit history, traditional or alternative. If income is paid in cash and never reported or deposited, or the funds can’t be traced, the file usually can’t move forward until a documented history exists.
Frequently asked questions
Can I buy a house with an ITIN instead of a Social Security number?
ITIN loan programs exist for exactly this situation. They’re non-QM loans built for borrowers who file taxes with an ITIN, and you’ll still need to document your income, your funds and your credit history. Agency and FHA loans generally require a Social Security number, which is why many lenders can’t help.
Do ITIN loans require a credit score?
It depends on the program. Some ITIN programs use a traditional credit score when you have one, and some can use alternative credit, such as rent, utility and insurance payment history, when you don’t.
What documents do I need for an ITIN loan?
Usually your ITIN letter from the IRS, a valid passport or government-issued ID, tax returns filed with your ITIN, proof of income such as pay stubs or bank statements, and statements for the funds you’ll use to buy. Exact requirements vary by investor.
Can I work with someone who speaks Spanish or Portuguese?
Yes. Cornerstone has a bilingual team that can handle the whole loan in Spanish or Portuguese.
Is an ITIN loan the same as a foreign national loan?
No. ITIN loans are for people who live in the U.S. and file U.S. taxes with an ITIN, usually buying a home to live in. Foreign national loans are for buyers who live outside the U.S. and are mostly used for investment properties.
Get a second look at your file
Answer a few questions or reach Tanner Cook directly. You’ll get a straight answer on whether your file looks fixable and what it would take.
Not a commitment to lend. All loans subject to credit approval, verification and underwriting. Cornerstone First Mortgage, LLC NMLS #173855.