Start with the credit event, its status, and the relevant date
Quick answer: For Chapter 7, FHA generally uses two years from discharge and Fannie Mae four years from discharge or dismissal. FHA Chapter 13 has different rules, including a possible route during a repayment plan.
Foreclosure generally means three years for FHA and seven for Fannie Mae, with documented exceptions. Seasoning means the waiting period. These dates are not loan approvals. Non-QM rules vary by program.
Need help with your next step? Start with your property location and purchase or refinance timeline. A loan officer can discuss the records needed for a full review.
Request a scenario reviewCall (702) 696-9900Almost everyone asks the wrong question first. They ask whether a bankruptcy or a foreclosure has ruined their chances. It usually has not. The real question is narrower and far more useful: which date is the clock counting from, and which rulebook is doing the counting. Those answers help identify the applicable seasoning milestone. Published rules still require documentation and an underwriting decision; reaching a date does not establish approval. This guide puts the actual waiting periods in one place and names the source for each one. It also shows where a non-QM program genuinely shortens the wait instead of just claiming to.
Key takeaways
- Two rulebooks, two very different answers. On a Chapter 7 bankruptcy, FHA looks for two years past the discharge date. Fannie Mae requires four. These are different baseline seasoning rules, not guaranteed purchase dates.
- Foreclosure is the long one. Fannie Mae requires seven years from the completion date of the foreclosure. FHA looks at three years from the date title transferred out of your name.
- The clock rarely starts where people think. It runs from the discharge or dismissal date on a bankruptcy, and from the transfer of title on a foreclosure. Not from the filing, and not from the day you moved out.
- Documented hardship can cut the wait roughly in half. Fannie Mae allows two years instead of four after a Chapter 7, and three years instead of seven after a foreclosure, where extenuating circumstances are documented. Extra conditions attach in the foreclosure case.
- A shorter wait is not a skipped underwrite. Non-QM programs sit outside the qualified mortgage definition, but the ability-to-repay rule in 12 CFR 1026.43 still applies to covered consumer mortgages. Your income still gets verified with third-party records.
Terms used below: Seasoning means the waiting period. Underwriting means the lender checks the loan file. A discharge releases covered debts; a dismissal closes the case without that result. Lender overlays are extra rules a lender adds. A county loan limit is a ceiling, not an approved amount.
How soon can you get a mortgage after bankruptcy?
It depends entirely on which program you are being underwritten to, and the spread between them is wide. So the first job is to work out which rulebook applies to you, because the same discharge paperwork produces two different answers.
Conventional financing: four years, or two from a Chapter 13 discharge
Fannie Mae publishes its waiting periods in Selling Guide section B3-5.3-07. After a Chapter 7 or Chapter 11 bankruptcy the guide requires four years, measured from the discharge or dismissal date. Chapter 13 is treated differently, and more generously. There the wait is two years from the discharge date, or four years from the dismissal date.
That split is deliberate rather than arbitrary. A Chapter 13 discharge means you completed a multi-year repayment plan, so the guide treats part of the waiting period as already served. A dismissal means the plan was not completed, so the baseline is four years.
Fannie Mae permits two years after dismissal with documented extenuating circumstances; the two-year wait after discharge has no exception.
One more rule catches people out. If you have filed more than once in the past seven years, the wait becomes five years from the most recent discharge or dismissal. Two separate people each having filed once is not a multiple filing, and the guide says so directly.
FHA Chapter 7: the standard and the limited exception
FHA's usual Chapter 7 wait is two years from discharge to case number assignment. You must also meet its credit rules. Good credit must be rebuilt, or you must have chosen not to take on new credit.
A 12 to 24 month wait may be accepted in limited cases.
You need records of events beyond your control. You also need proof that you have managed your money well since then. Manual review alone does not waive these rules. Chapter 13 has a different path, explained below.
For a Chapter 7 discharge, add two years for the FHA baseline. Add four for the Fannie Mae baseline. These are dates to plan around, not loan approvals. FHA measures to case number assignment. A Fannie Mae manual review measures to loan disbursement. Desktop Underwriter has its own rules. Ask the lender to check which endpoint applies.
How long is the waiting period after a foreclosure?
Longer, and the gap between programs widens. Fannie Mae requires seven years, measured from the completion date of the foreclosure action as reported on your credit report or in the foreclosure documents.
FHA generally treats a borrower as ineligible after foreclosure or deed in lieu during the three years before case number assignment, measured from ownership transfer. An earlier exception requires qualifying documented circumstances beyond the borrower's control and reestablished good credit.
A manual-underwriting downgrade alone does not make the file eligible.
Notice the measuring point in both cases. It is the completion of the foreclosure and the transfer of title, not the day the notice arrived and not the day you handed back the keys. Check the actual completion and transfer documents rather than assuming the notice or move-out date starts the clock.
Bankruptcy and foreclosure on the same mortgage: Fannie Mae may use the bankruptcy waiting period when the lender documents that the mortgage obligation was discharged in bankruptcy. Otherwise, the longer applicable bankruptcy or foreclosure period applies. A bankruptcy filing alone does not establish this exception.
A deed in lieu or a short sale is treated as its own category
These sit between a bankruptcy and a foreclosure. Fannie Mae applies a four year waiting period here. It runs from the completion date of a deed in lieu, a preforeclosure sale, or a charge-off of a mortgage account.
FHA generally applies the same three-year ineligibility period to a deed in lieu as to foreclosure, measured to case number assignment, subject to its documented exception. Short sales and mortgage charge-offs require their own event-specific review; do not automatically assign every event the deed-in-lieu rule.
The guide also flags a practical problem worth knowing about. Creditors do not report deeds in lieu and short sales consistently. So the event may show up under a remark like "settled for less than full balance" rather than under an obvious label. If your credit report is vague about what happened, expect to be asked for the settlement documents.
Check a baseline waiting-period milestone
Select a program, credit event, and date. This tool adds the published baseline years where a simple rule applies. It cannot decide eligibility, apply an exception, review court records, or promise approval.
Use the date on the actual event document, not the filing or move-out date. No date formula is used for FHA Chapter 13.
Calculated in your browser: this tool does not submit your entries to Valley West Mortgage or fill the inquiry form. Its code does not store entries or send analytics events. Other page services are separate. Do not enter court papers, account numbers, or Social Security numbers.
Sources: Fannie Mae B3-5.3-07 and HUD Handbook 4000.1, pages 203 and 288 to 289. Source check: October 14, 2026.
Fannie Mae states: “The lender must make the final decision about the acceptability of a borrower's credit history when significant derogatory credit information exists.”
Fannie Mae Selling Guide B3-5.3-07
Which program has the shortest wait?
These are baseline planning rules, with important exceptions and underwriting conditions. The conventional column describes Fannie Mae, not every conventional investor. FHA manual-underwriting eligibility is separate from a TOTAL downgrade. Non-QM seasoning depends on the individual investor and lender.
| Credit event | Conventional, per Fannie Mae B3-5.3-07 | FHA, per HUD Handbook 4000.1 | Non-QM |
|---|---|---|---|
| Chapter 7 bankruptcy | 4 years from discharge or dismissal; documented exception may allow 2 | Generally 2 years from discharge to case assignment; 12 to 24 months only with the documented manual exception | Set by the individual program, not by an agency rule |
| Chapter 11 bankruptcy | 4 years from discharge or dismissal; documented exception may allow 2 | Ask the lender to identify the applicable chapter-specific requirements | Program specific |
| Chapter 13 bankruptcy, discharged | 2 years from discharge; no shorter exception | No blanket 2-year eligibility wait; a discharge within 2 years of case assignment requires a TOTAL downgrade and manual review of applicable requirements | Program specific |
| Chapter 13 repayment plan, still active | Discharge or dismissal and the applicable waiting period are needed | At least 12 months of payout by case assignment, satisfactory on-time required payments, and written bankruptcy court permission | Program specific |
| Chapter 13 bankruptcy, dismissed | 4 years from dismissal; documented exception may allow 2 | Lender must assess the dismissal, credit history, debts, and applicable FHA requirements; do not substitute the Chapter 7 discharge rule | Program specific |
| More than one filing in seven years | 5 years from the most recent discharge or dismissal; 3 with the documented exception | Chapter, disposition, payment history, and circumstances require lender review; manual routing alone does not establish eligibility | Program specific |
| Foreclosure | Generally 7 years from completion; see documented exceptions below | Generally ineligible within 3 years of ownership transfer before case assignment; documented exception may apply | Program specific |
| Deed in lieu, short sale, or mortgage charge-off | 4 years from the completion date | Deed in lieu generally follows the foreclosure 3-year standard and exception; assess short sale or charge-off separately | Program specific |
| Where the rule is published | Fannie Mae Selling Guide, free to read online | HUD Handbook 4000.1, free to download | No single agency-wide rule; request the current written program guideline |
There is no single agency-wide non-QM waiting period. A published guideline may describe a particular investor or lender program. Ask for the current written guideline, available loan purpose, and any lender overlays before planning a purchase around a shorter wait.
What counts as extenuating circumstances?
Fannie Mae allows a materially shorter wait where the borrower can document that the event was driven by something outside their control. The reductions are substantial. A Chapter 7 drops from four years to two.
A deed in lieu or short sale drops from four years to two. A Chapter 13 dismissal may drop from four years to two; a Chapter 13 discharge still requires two years.
Multiple filings may drop from five years to three when the most recent filing resulted from documented extenuating circumstances. A foreclosure may drop from seven years to three.
The foreclosure exception carries extra conditions between year three and year seven, and they narrow it considerably. The loan is capped at the lesser of 90 percent loan to value or the matrix maximum for the transaction.
Only the purchase of a principal residence is permitted. Limited cash-out refinances are allowed for any occupancy type. Critically, purchases of second homes or investment properties, and cash-out refinances of any occupancy type are not permitted until the full seven years has elapsed.
The sentence worth remembering. Extenuating circumstances is a documentation standard, not a sympathy standard. The event has to be evidenced as beyond your control, and the file has to show credit re-established afterwards. A hard year on its own does not meet it.
Can you buy while still in a Chapter 13 plan?
FHA may consider an active Chapter 13 plan after 12 months of payout by case number assignment. The lender must check the payment record. All required payments in the most recent 12 months must be on time.
You also need written permission from the bankruptcy court for the loan. All other manual loan-review rules still apply. Court permission does not mean the loan is approved.
Ask your bankruptcy attorney or trustee about the court process and coordinate with the lender about the required documents and timing. A lender can assess the file while the necessary permission is being arranged; court permission and mortgage approval are separate decisions.
Review the file before choosing a loan route. Start with your property location and purchase or refinance timeline. A loan officer can discuss the records needed for a full review.
Request a scenario reviewCall (702) 696-9900Where does a non-QM loan really shorten the wait?
This is where the marketing and the mechanics part company, so it is worth being precise.
QM means qualified mortgage. It is a legal loan category under 12 CFR 1026.43(e). Non-QM means a loan falls outside that category. It does not mean no credit check or no proof of income. Neither label gives you a loan approval.
The general QM rules discussed here set a term cap of 30 years. Payments must be substantially equal. They cannot create negative amortization or defer principal. They cannot include a balloon. For 2026 loans at or above $137,958, the points-and-fees cap is generally 3 percent of the total loan amount.
At that loan size, the general QM price test uses a 2.25 percentage-point spread over the average prime offer rate. It compares a first-lien loan with a like loan. These are legal tests. They are not rates or fees offered to you.
The waiting periods are not in the regulation at all
The QM definition does not set these waiting periods. Fannie Mae sets rules for loans it buys. HUD sets rules for loans FHA insures. Other investors may set a different wait. Ask which rule applies to the loan you want.
A non-QM program may allow a shorter wait. You still need to meet its rules and compare the costs. Ask the lender for the current written guide. Our Las Vegas non-QM guide explains the options. For a rental property, see our DSCR loan guide. These are separate loan routes, not a promise that a recent credit event is accepted.
Not sure which credit-event rule applies? Updated October 14, 2026
Start with the type and current status of the credit event, its discharge, dismissal or ownership-transfer date, and the property county and timeline. A Valley West loan officer can review which published rules and documents may apply. A date check is not a preapproval or eligibility decision. Do not send court documents or sensitive financial records through a general inquiry.
Get your fast quoteDoes a shorter wait mean nobody underwrites the file?
No. Non-QM does not mean no underwriting. For covered consumer mortgages, the ability-to-repay rule still requires a reasonable, good-faith repayment assessment.
Section 1026.43 has scope limits and exceptions, including certain reverse, bridge, and construction loans. A consumer non-QM loan does not escape the rule merely because it is non-QM. Business-purpose lending is a different category.
For covered consumer home loans, the lender must make a good-faith check that you can repay. It weighs your income or assets, debts, credit history, and other required factors. A shorter credit-event wait does not remove that review.
Bank statements are third-party records, which is the whole point
Proof of income still matters. The rule permits records from a bank, as well as tax returns and payroll records. A lender must decide which records meet the loan rules and how to count the income.
A bank statement loan uses a different way to prove income. It is not a way to skip proof. Ask how many months of records the lender needs. Our bank statement income guide explains how the review works.
Ask about terms as well as the wait
Federal law provides remedies for some failures to check repayment ability. Under 15 U.S.C. 1640(a)(4), a lender may owe all finance charges and fees paid. The lender can defend this remedy by showing the failure was not material.
Section 1640(e) sets a three-year limit for this type of damages claim.
Section 1640(k) has a separate rule. A consumer may raise the failure as a defense by recoupment or setoff in a foreclosure case.
The usual limit on bringing a damages claim does not bar that defense. Ask your own attorney how these rules apply to your case.
For a covered consumer mortgage, a prepayment penalty has strict limits. The loan must be a QM. It must not be higher-priced. Its rate must not be able to rise. A consumer non-QM loan cannot meet those conditions, so it cannot carry that penalty.
Business-purpose lending is separate because Regulation Z exempts it.
Do not assume a rental-property loan has the same terms. Our DSCR prepayment-penalty guide explains costs to check.
A Henderson purchase, worked against the calendar
Abstract rules get clear fast once you put dates and dollars on them. Everything below is an illustrative example rather than an offer of terms, and the figures are program limits rather than anything specific to one borrower.
The starting facts. A Chapter 7 bankruptcy was discharged on March 14, 2023. For this historical illustration, the buyer is looking at a $700,000 house in Henderson on August 26, 2026. Credit has been rebuilt and there are no new derogatory accounts.
The conventional clock. The Fannie Mae four-year baseline date is March 14, 2027. That is 200 days after the August 26, 2026 example date. It is not an approval date. The lender must check the event, the rule, and any exception.
The FHA clock. The usual FHA Chapter 7 time marker was March 14, 2025. That was 530 days before the example date. Only the time part has been met. Credit, income, funds, and the rest of the loan rules still need review.
At which point a second constraint appears, and it has nothing to do with credit at all.
What the loan size ceiling does to the same purchase
The FHA loan size ceiling. Clark County sits at FHA's national low-cost limit, which HUD set at $541,287 for a one-unit property in 2026. That figure is 65 percent of the conforming limit, and Clark County is not on HUD's list of areas above the floor.
What that does to a $700,000 purchase. Assume a base FHA loan of $541,287 on the $700,000 purchase. The part of the price not covered by that loan is $158,713. That is not a cash-to-close quote.
Costs, mortgage insurance, the actual loan amount, and the source of funds still matter. Do not assume the full gap must come from your own savings.
Now the conventional headroom. The 2026 one-unit conforming ceiling for Clark County is $832,750. The Federal Housing Finance Agency sets it. An example loan of $560,000 is $272,750 below that ceiling. That does not make it an approved loan amount. The home value, loan-to-value, credit, income, funds, and loan rules still matter.
| Route | Baseline seasoning milestone | 2026 one-unit county ceiling | What still needs review |
|---|---|---|---|
| FHA | Standard Chapter 7 time milestone passed March 14, 2025 | $541,287 base mortgage ceiling | Actual eligible loan, credit, funds, costs, property, and underwriting |
| Fannie Mae conventional | March 14, 2027 baseline; 200 days from example date, unless a documented exception applies | $832,750 county ceiling, not a loan offer for this purchase | Seasoning endpoint, actual eligible loan, and all other underwriting requirements |
| Non-QM | Program specific | Not tied to either ceiling | The individual program's own guideline |
Use the table to plan a lender discussion. Reaching a date does not mean you qualify. A non-QM loan may have a different wait and different costs. Ask for the current rules and a full review before you decide to wait or buy.
What to do while the clock runs
Fannie Mae does not just want the waiting period served. The guide also asks you to re-establish credit, and it names what that means. You need the waiting period and its conditions met, an acceptable automated underwriting recommendation or the applicable manual minimum credit score, and traditional credit history.
It says plainly that nontraditional credit or a thin file is not acceptable here.
So the months are not dead time. They are the window in which the tradelines that will carry the file get established. If your score is the piece that needs work rather than the calendar, our guide to raising a credit score for a mortgage covers what actually moves the number.
Our page on what underwriters check explains how a rebuilt file gets read. Buyers looking at the FHA route in particular will find how an FHA purchase in Clark County is put together on our FHA site.
Mortgage after bankruptcy FAQ
How long after a Chapter 7 bankruptcy can I get a mortgage?
FHA Chapter 7 generally requires two years from discharge to case number assignment. A 12 to 24 month exception may be possible. It needs proof of events beyond your control. You must also show responsible money management since then.
Manual review alone is not an exception. Fannie Mae generally requires four years from discharge or dismissal. A documented exception may allow two. These are waiting periods, not loan approvals. The lender must check the endpoint and all other rules.
Is the waiting period different for Chapter 13?
Fannie Mae generally requires two years after Chapter 13 discharge. Dismissal usually means four years. A documented hardship exception may reduce that to two years. Discharge has no shorter exception. FHA does not have a blanket two-year Chapter 13 wait.
An active plan and a recent discharge have different review rules. The lender must check status, payments, court records, and the other loan rules.
How long do I have to wait after a foreclosure?
Fannie Mae generally requires seven years from foreclosure completion. A documented exception may allow three years, with the limits described above. A discharge of the same mortgage debt in bankruptcy can also change the clock.
It needs records that prove the debt was discharged. FHA generally requires three years from ownership transfer to case number assignment. Its earlier exception needs proof of events beyond your control and rebuilt good credit.
Manual review alone does not waive those rules.
Does a non-QM loan skip the credit check?
No. Non-QM describes a regulatory category, not a lighter review. For covered consumer mortgages, Regulation Z requires an ability-to-repay assessment; scope limits and exceptions still apply. At 12 CFR 1026.43(c)(2) it lists credit history as one of the eight factors a lender must weigh.
A non-QM program is free to set its own seasoning window. That is because the four and seven year clocks belong to Fannie Mae, and the two and three year clocks belong to HUD, rather than to consumer protection law.
Can I use bank statements instead of tax returns after a bankruptcy?
Bank statements are a legitimate documentation path rather than a way around documentation. Regulation Z requires income verification using third-party records. At 12 CFR 1026.43(c)(4) it lists financial institution records among the qualifying examples, alongside tax returns and payroll statements.
In practice a bank statement program often asks for twelve or twenty-four months of statements. So the file frequently runs heavier than a conventional one rather than lighter.
Can I get a mortgage while my Chapter 13 is still open?
FHA may consider an active Chapter 13 plan. At least 12 months of payout must pass by case number assignment. All required payments in the most recent 12 months must be on time.
The payment record must be satisfactory. Written court permission for the mortgage is also required. Other manual loan-review rules still apply. Work with your attorney or trustee and the lender. Court permission is not a loan approval.
What is the FHA loan limit in Clark County for 2026?
$541,287 for a one-unit property. HUD set the 2026 national low-cost area limit in Mortgagee Letter 2025-23, at 65 percent of the $832,750 conforming loan limit. It applies to case numbers assigned on or after January 1, 2026.
Clark County does not appear on HUD's published list of areas above that floor. The conventional conforming limit for a one-unit property in Clark County is $832,750, which the Federal Housing Finance Agency announced on November 25, 2025.
Ready to talk through your options? Start with your property location and purchase or refinance timeline. A loan officer can discuss the records needed for a full review.
Request a scenario reviewCall (702) 696-9900Keep the first inquiry brief. In the message, tell us purchase or refinance, property city and state, and your timeline. Do not send court papers, account numbers, or Social Security numbers. This request is not a mortgage application, preapproval, or eligibility decision.
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Article history
- August 26, 2026. First published. The original article cited Fannie Mae Selling Guide section B3-5.3-07 and HUD Handbook 4000.1. The 2026 qualified mortgage thresholds come from the Consumer Financial Protection Bureau's Official Interpretations to Regulation Z, at comments 43(e)(3)(ii) and 43(e)(2)(vi). Those comments carry the current dollar amounts that the regulation text itself defers to. The Clark County FHA figure comes from Mortgagee Letter 2025-23. We then cross-checked it against HUD's own list of areas above the floor, on which Clark County does not appear.
- August 26, 2026, pre-publication correction. An earlier draft of the qualified mortgage section quoted the loan amount thresholds printed in the body of 12 CFR 1026.43(e). Those are the unindexed base figures. Those are not the operative 2026 numbers. The regulation says so itself and points readers to the commentary. Both thresholds now carry the 2026 value of $137,958 and cite the commentary instead.
- October 14, 2026. Added a local baseline waiting-period planner and a direct scenario-review form. Corrected the FHA Chapter 7, Chapter 13, and foreclosure rules. Explained why manual review does not waive loan rules. Added Fannie Mae clock exceptions. Clarified the historical example, county ceilings, and source-of-funds arithmetic. Removed unsupported review and verification badges. This guide does not decide whether you qualify.
- Next scheduled review: the 2027 threshold updates and any change to Fannie Mae B3-5.3-07. The CFPB publishes the new thresholds after the prior June CPI figures are available.
Find out which date your file is actually measured against
One conversation gets you the published FHA and conventional dates put on a calendar against your own paperwork. You also get an honest read on whether waiting is the better move. And you get a clear answer on whether a non-QM program solves a real problem in your case, or just skips a few months at a price.
Start your fast quoteAcross Valley West: Buyers taking the FHA route after a credit event will find the FHA program notes we keep for Nevada buyers rebuilding credit. Anyone whose next purchase is a rental can read the conventional and investor lending library instead. Home and hazard cover for the property itself is placed through our insurance agency.
Keep reading
- Non-QM home loans in Las Vegas: the full program guide
- How to vet a non-QM lender before you apply
- Why lenders quote 640 when FHA says 580
- What happens if you miss a mortgage payment
Sources
- Electronic Code of Federal Regulations, 12 CFR 1026.43, Minimum standards for transactions secured by a dwelling. Paragraph (a) defines the scope. Paragraph (c)(2) lists eight review factors. Paragraph (c)(4) lists third-party records, including bank records. Paragraph (e)(2) gives the general QM tests. Paragraph (g) sets prepayment-penalty conditions.
- Consumer Financial Protection Bureau, Supplement I to Part 1026, Official Interpretations. Comment 43(e)(3)(ii)-1.xii gives the 2026 points and fees limits, and comment 43(e)(2)(vi)-3.v gives the 2026 price thresholds. Both reflect a 2.3 percent increase in the Consumer Price Index reported the preceding June 1.
- U.S. Department of Housing and Urban Development, Handbook 4000.1, FHA Single Family Housing Policy Handbook. Update 18 was issued August 12, 2026. See TOTAL downgrade rules at II.A.4.a.v, printed page 203. See manual credit-event standards at II.A.5.a.iii(H) to (I), printed pages 288 to 289. A downgrade is not an eligibility waiver.
- HUD Mortgagee Letter 2025-23, 2026 Nationwide Forward Mortgage Loan Limits. The $541,287 one-unit low-cost area limit, set at 65 percent of the conforming limit, effective for case numbers assigned on or after January 1, 2026.
- Federal Housing Finance Agency, conforming loan limit values for 2026, announced November 25, 2025. The $832,750 baseline one-unit limit that applies in Clark County.
- United States Code, 15 U.S.C. 1640, Civil liability. Subsection (a)(4) carries the finance charges and fees remedy on an ability-to-repay failure. Subsection (e) sets the three year limit on that class of action, and subsection (k) allows recoupment as a defense to foreclosure.
- Fannie Mae Selling Guide B3-5.3-07, Significant Derogatory Credit Events, Waiting Periods and Re-establishing Credit. The Fannie Mae waiting periods described above, the extenuating circumstances reductions and their conditions, and the requirements for re-establishing credit.
This article is for general information and is not a commitment to lend, an offer of credit, a quote, a preapproval, or financial, tax or legal advice. Every scenario described is illustrative arithmetic only and is not an offer of specific terms. This page states no rate, no annual percentage rate, no monthly payment, no repayment term, and no discount point figure anywhere. The loan limits shown are published government program ceilings rather than terms being offered. Waiting periods are the eligibility standards that Fannie Mae and the U.S. Department of Housing and Urban Development publish for the loans they buy or insure. Those bodies can revise them at any time.
Individual lenders set their own non-QM guidelines, and there is no single agency-wide non-QM waiting-period rule. So any statement about them here describes the category rather than a specific program. Bankruptcy and foreclosure carry legal and tax consequences beyond mortgage eligibility, so speak with your own attorney and tax adviser about your situation. Valley West Mortgage is an independent mortgage lender, NMLS #65506. Equal Housing Opportunity.
