How To Keep Your Credit Score High While Shopping For A Mortgage

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So, you're shopping for a mortgage and your lender wants to pull your credit. Only, you don't want her to pull your credit because you're worried it will damage your FICO.

30 years ago, that made sense. Today, it doesn't. It's because having a mortgage company pull your credit is much different from having Target do it.

The credit bureaus say it plainly -- your credit scores won't drop when your lender pulls your credit.

A "credit inquiry" is a formal request to review a person's credit report.

Credit inquires are grouped with other traits into a credit-scoring category called "New Credit". New Credit represents a tiny 10 percent a person's complete credit score.

On the scale of 300-850, therefore, credit inquiries represent just a portion of complete category that accounts for a maximum of 85 FICO points. Mathematically, your credit score can't drop more than that.

Credit inquiries come in many flavors, but the bureaus isolate four types as being "a search for new credit".

A credit check for a mortgage loanA credit check for an auto loanA credit check for a credit card applicationA credit check for a store credit card, or consumer loan

These four types are singled out because, in each case, the initial credit inquiry is requested for the specific purpose of taking on more debt.  Extra debt increases the probability of credit default and credit scores drop as a result.

Even then, though, the risk of default varies by credit type.

A credit card application can be more damaging to a credit score than a mortgage application.  This is because credit card debts tend to revolve higher over time versus a mortgage which eventually pays down to $0.

All things equal, credit card applications harm your credit score much more than an application for a home loan.

As compared to the other credit scoring elements, Credit Inquiries is a relative nothing.

In the official FICO scoring model, Payment History and Credit Utilization account for 65% of a score, combined, and the amount of time during which you've had credit to your name accounts for 15%.  These three areas are over-weighted because the bureaus are more concerned with what you've already done with your credit versus what you might do with more of it.

Your credit past is the best clue to your credit future.

It's one of two reasons why it's okay to give your social security number to as many lenders as you want. The impact of a credit inquiry is minuscule as compared to your history as a Model Credit Citizen.

A mortgage credit inquiry is estimated to lower a credit score by just 5 points.  Unfortunately, we'll never know for sure because the very act of examining the credit score causes it to move. In Hollywood, this is called The Ray Zalinsky Syndrome.

Put a camera on something, and it behaves differently.

The second reason you should shop around with lenders is that -- unlike applying for multiple credit cards -- applying for multiple mortgages won't ding you for multiple, consumer-initiated inquiries.

Applying common sense: You might apply for 5 credit cards and use them all. You won't be approved for 5 mortgages, though. As such, the credit bureaus have made it formal policy to permit "rate shopping".

Talk to as many lenders as you want in a 14-day time frame; have your credit checked as often as you'd like; compare rates and fees.  All of the inquiries will be lumped into a single application.

It's good for you and it's good for the bureaus. Your credit scores stay high and TransUnion, Equifax and Experian collect more fees from the banks.

To promote rate shopping and to lessen The Fear of Credit Inquiry, the people behind the FICO brand spell out for you the best way to get the best mortgage rates possible:

If you want the best rate, you should "shop around" for itLimit rate shopping to 14-day timespan to keep your credit scores highMortgage lenders need your FICO to give accurate rate quotes so give up your social security number

Metaphorically, not letting your lender see your FICO is like not letting your doctor check your blood pressure. You'll get a diagnosis when the appointment is over -- it just might not be the right one.

Your credit scores can mean the difference between a 4.25 percent and a 5.25 percent mortgage rate; a conforming mortgage and an FHA mortgage; an underwriting approval and an underwriting denial.

You can't evaluate your options without a formal credit check. Especially with loan-level pricing adjustments affecting everyone with less than 30% equity, regardless of credit score.

So, start your rate shopping now. and we'll start with your credit pull. Then, I'll show you low mortgage rates you can compare to other banks.

Dan Green is an active, multi-state loan officer with Waterstone Mortgage. Email Dan at/**/ or call 513-443-2020.

Bonus: Click to get a free, no-obligation rate quote. I love to work with my readers!