Andrade Real Estate Services

The Written Verification of Employment (WVOE) Program allows eligible wage-earner borrowers to qualify without tax returns or 4506-T transcripts. Instead, a Written Verification of Employment from the borrower’s employer is used to document income and employment history. With loan amounts up to $1 million and LTVs up to 80%, this program offers flexible options for purchases, rate/term refinances, and cash-out refinances.

This program is ideal for buyers who:

Are W-2 wage earners with at least 2 years at their current employer.
Can provide a Written VOE upfront for income verification.
Have a 24-month verified rental or mortgage history.
Want to avoid tax returns and qualify with employer verification only.

Property Type	Credit Score	Min Down	Max LTV	Notes
SFR	600+	20%	80%	Owner-occupied only. Property must be in good condition, conform to the area, no deferred maintenance. No rural properties.
2-4 units	N/A	N/A	N/A	Not eligible.
Condo	600+	20%	80%	Non-warrantable condos are not eligible.
Manufactured Home	600+	35%	65%	Doublewide or larger, built after 6/15/76, on a permanent foundation.
ITIN	700+	25%	75%	Best tier. Eligible for Owner-occupied.
ITIN	660-699	30%	70%	Mid-tier. Eligible for Owner-occupied.
ITIN	640-659	35%	65%	Lowest tier. Eligible for Owner-occupied.

Employment & Income Requirements
Written VOE requirement WVOE must include: Date of employment, Present position, Current base pay and frequency, Overtime, commission, or bonus (if applicable), Probability of continued employment, Signature, name, title, and verification date.
Notes VVOE required within 72 hours of funding, No 4506-T or tax returns required, Borrower must have at least 2 years of history with the same employer, Borrower cannot be employed by a family member or related party.

Occupancy Requirement
Primary residence Borrower must intend to occupy the property.
Note Investment properties are ineligible.

Residency Eligibility
Eligible Valid SSN — must have a valid Social Security Number (SSN). Permanent residents — must provide a valid, unexpired Green Card. Non-permanent residents — eligible with valid visa or Employment Authorization Document (EAD). Individuals with work permits — must provide unexpired documentation. ITIN borrowers — must provide IRS ITIN assignment letter plus valid U.S. government-issued photo ID (driver’s license, passport, etc.).
Ineligible Foreign nationals who do not reside in the U.S. are ineligible. Borrowers without a social security number, or with a number that cannot be validated through the SSA are ineligible. Borrowers with diplomatic immunity are ineligible. Borrowers with expired residency or ID documentation are ineligible. Borrowers previously convicted of mortgage fraud are ineligible.

Income Consistency Requirements
Employment History Minimum 2 years history with the same employer that is completing the Written VOE, WVOE must be provided upfront at submission, A customary VVOE is required within 72 hours of funding, Borrower cannot be employed by a family member or related party, Borrower must show a 24-month housing history (rental or mortgage).
Notes No 4506-T or tax returns required, No P&L required, Frequent job changes are acceptable when within the same line of work, supported by documentation of stable or increasing income, with a WVOE required from each employer, Gaps over 6 months require explanation + current 6 months continuous employment, Education and training must be documented with transcripts, diploma, certificate, professional license, or official school/training program documentation.

Income Type	Requirement	Documentation
Wage Earner	2 years with same employer required. Frequent job changes allowed if in the same line of work with stable/increasing income (each job must have a WVOE).	Written VOE upfront (Form 1005 or equivalent) + VVOE within 72 hours of funding.
Part Time	2-year history required; must be likely to continue. Each job must have its own WVOE.	Written VOE for each employer verifying position, income, and history.
Seasonal	2-year history required; must be likely to continue (pattern of rehire must be established). Each job must have its own WVOE.	Written VOE or employer letter confirming history of rehire and pay pattern.
Social Security, Disability, and Retirement Income	Must be expected to continue ≥ 3 years.	Award/benefit letter (SSA, pension, disability) + proof of receipt (bank statements, 1099s, or deposits).
Alimony / Child Support	Must be court-ordered or written agreement; ≥ 3 years continuance.	Divorce decree, separation agreement, or order + 6 months proof of receipt.
Rental Income (if borrower owns investment properties)	Must be documented with active leases; income must be verifiable as received.	Current lease agreements + 2 months bank statements showing rent deposits.

Down Payment Funds
Eligible Sources Borrower’s own funds, Large deposits, Gift funds, Retirement (401k / IRA), Sale of assets.
Requirements 2 months of borrower's bank statements, Large deposits must be sourced Gift funds allowed with gift letter + proof of transfer (no seasoning required), Retirement funds require withdrawal terms + statements, Asset sales require bill of sale + proof of deposit.

Gift Funds
Eligible Donors Allowed for down payment and/or closing costs from acceptable sources such as: Spouse or domestic partner, Parent, step-parent, or foster parent, Child, step-child, foster child, or adopted child, Brother or sister, step-sibling, foster sibling, or adopted sibling, Grandparent, great-grandparent, step-grandparent, foster grandparent, or grandchild, Aunt, uncle, niece, nephew, or cousin, In-laws, future in-laws, fiancé or fiancée, ex-spouse, or former relative, Relative of a domestic partner, Godparents.
Ineligible Donors Not allowed as sources of down payment or closing cost funds: Real estate agent, Client’s employer, Loan originator or loan officer, Builder or contractor, Developer.

Reserves
Requirement 6 months reserves if LTV exceeds 75%.
Note No reserves when LTV is 75% or below.

Loan Amounts
Minimum Loan Amount $150,000 minimum.
Maximum Loan Limits $1,000,000 maximum.

Non-Occupant Co-Borrowers
Eligibility Allowed on purchases, Non-occupant co-borrower can contribute part or all of their income toward qualifying, Must be on title and loan, Their income, assets, and liabilities are included in qualification.
Notes These transactions will be allowed to 80% LTV/CLTV, The lowest mid-credit score of all borrowers will be used as the qualifying score, The loan will be priced as a second home, The loan will be treated and disclosed as owner-occupied when one of the borrowers is anticipated to live in the home.

Property Types
Eligible SFRs (Single-Family Residences), PUDs (attached/detached), Condominium (attached/detached), Fannie Mae warrantable, Manufactured Homes (doublewide or larger, built after 6/15/76, on a permanent foundation; moved homes allowed if DMV title is retired).
Ineligible 2–4 Units, Rural properties, Manufactured Homes (Singlewide, or built before 6/15/76, or no permanent foundation, or parks/subdivisions with lot rent.) Non-Warrantable Condominiums (if >50% investor-owned, >15% HOA delinquencies, litigation, or >25% single-entity ownership; unless approved case-by-case), Condo Hotels or Motels (projects operated as hotel/motel, hotel/motel conversions), Commercial property, Vacant land or land development properties.

Third Party Contributions
Maximum Contribution Seller: 3% max: LTV > 80%, 6% max: LTV ≤ 80%. Real Estate Agent / Loan Officer: Total seller + non-seller contributions cannot exceed 6% (≤ 80% CLTV) or 3% (> 80% CLTV), Contributions cannot exceed the borrower’s actual closing costs (NRCC).
Allowed Uses Closing costs, Prepaid items, Discount points, Buydown escrows.

Disclaimer – This matrix was published on 09/20/2025. Program guidelines may have changed since then. Please contact Alexis to confirm the most current requirements. For complete details, refer to the Partner Matrices PDF or reach out directly to Alexis for program-specific guidance.

WVOE

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