| This article was reviewed by David Naimey, a loan officer at Society Mortgage. |
Getting a mortgage with a high debt-to-income (DTI) ratio isn’t easy — but it is possible. While lenders typically prefer a DTI under 36%, some loan types allow DTIs up to 50% or even 57%, especially for well-qualified borrowers with strong credit and reliable income.
Some mortgage lenders may still greenlight your application if you have a good credit rating (a 670 FICO score or higher) and a strong income. Lenders often provide tailored mortgage solutions just for this scenario.
You can also actively improve your DTI before applying for a mortgage. For example, trimming debt or boosting your income at your primary job can quickly tip the scale in your favor.
If you're looking to buy a house, you can simplify the mortgage approval process with a skilled local buyer's agent. Their established lender relationships and expertise in preparing applications boost your approval chances. Start now by finding a top agent in your area.
What is debt-to-income ratio?
Your DTI ratio is the percentage of gross monthly income that goes toward debt payments, including things like credit cards, student loans, car loans, and housing costs. Lenders use this ratio to determine borrowing power, says Makenzie Wall, a loan officer at Society Mortgage.
Research from the National Association of Realtors found that a high DTI ratio is the biggest reason lenders deny a mortgage application.[1] It's a critical factor in determining how much of a payment you can afford without stretching your finances.
However, several loan officers we contacted, including Wall, argued that credit score and DTI ratio are equally important and go hand-in-hand.
"You might have the best credit score in the world, but your DTI ratio can be too high to qualify or vice versa," Wall explains.
DTI ratio example
Calculating your DTI ratio is straightforward. Add up all of your monthly debt payments (car loans, student loans, credit card payments), and divide that number by your monthly income.
Let's say that every month, you owe $4,000 toward debt payments and earn a gross income of $10,000.
Your DTI ratio would be 40% (4,000 / 10,000 = 0.40). After covering your debts, you have $6,000 left each month for living expenses and, potentially, a mortgage payment.
Two types of DTI ratio
Front-end DTI measures the percent of your income that goes toward housing costs only. For instance, if you spend $3,000 on rent or a mortgage and earn $10,000 a month, your front-end DTI would be 30%.
Back-end DTI is the go-to ratio for most mortgage applications. It's a broader measure, capturing not just housing costs but all your monthly debt obligations — student loans, car payments, and credit card bills.
| Type | What It Includes | Ideal Max |
| Front-end DTI | Monthly housing costs only | 28% of less |
| Back-end DTI | All monthly debts (housing, credit, loans) | 36–43% |
Back-end DTI is the more important of the two when applying for a mortgage.
What is an acceptable DTI ratio?
There isn't a one-size-fits-all number for an ideal or maximum DTI ratio.
"An acceptable DTI ratio will depend on your credit score," says John Pagano, a loan officer at Society Mortgage. "The better your credit, the higher you can go on your ratio."
Some guidelines exist to help both lenders and borrowers better understand DTI ratio requirements.
- For front-end DTI, the Federal Deposit Insurance Corporation (FDIC) suggests that lenders prefer 28% or less.[2]
- For back-end DTI, which includes all of your monthly debts, Fannie Mae's guidelines suggest a ceiling of 36%. However, some borrowers secure loans with DTI ratios up to 45%, especially if they have solid credit scores and a large nest egg.[3]
A DTI of 36% or lower is generally ideal for homeowners, according to the Consumer Financial Protection Bureau.[4]
What is the maximum DTI by loan type?
| Loan type | DTI ratio max* |
|---|---|
| FHA | Up to 57% (with strong credit) |
| Conventional | Up to 50% (manual underwriting |
| VA | None** |
| USDA | 42–46% |
**No official minimum, but lenders typically prefer no more than 41%.
While there are federal benchmarks for DTI ratios on various mortgage loans, it's crucial to remember that individual lenders set their own DTI criteria.
For those with a higher DTI, FHA loans might be the most accommodating, with some lenders allowing a DTI ratio as high as 57%. However, it's not unusual for lenders to cap this at 50% or even lower.
Conventional loans offer a bit less leeway, with the possibility of a DTI ratio up to 50% if the loan is manually underwritten by Fannie Mae.[3] But you'll also need to bring a strong income and credit score.
VA loans are reserved for veterans, service members, and qualified spouses. They are unique in that there's no official maximum DTI ratio. Lender preferences usually hover around a DTI ratio of 41% or less for approval.
USDA loans are a potential option for home buyers in rural locations. However, these loans are the most strict about DTI ratio requirements. Borrowers will likely need a DTI ratio of 41% or lower to get approved.[5]
How to get a loan with a high DTI ratio
If your DTI is above 43–45%, here are several ways to improve your chances of getting approved.
1. Reduce your DTI ratio before applying
The most direct strategy: lower your monthly debt payments. Lenders focus on payment amounts, not total debt.
However, reducing monthly debt payments, not the total debt, is what will affect your DTI ratio. Simply reducing debts (such as car loans and personal loans) without fully clearing them may not change the ratio, notes David Naimey from Society Mortgage.
Ways to reduce monthly payments:
- Pay off or refinance high-interest loans
- Consolidate credit card debt into a lower-interest personal loan
- Extend loan terms to reduce monthly minimums
Taking on a side job that matches your skills and interests can also boost your DTI ratio. Many lenders consider this extra income when calculating your DTI ratio. However, you must have worked the side job for at least one year for the income to be included in your ratio, according to Naimey.
2. Boost your down payment savings
Minimum down payment requirements are just 3% for conventional loans and 3.5% for FHA loans. But you should aim to exceed the minimum down payment. This lowers the loan amount while signaling your commitment to financial stability.
Aim for a 10–20% down payment. Benefits include:
- Shows lenders you’re financially responsible
- Lower monthly payment = lower DTI
- No PMI required at 20% down
Bonus: A 20% or larger down payment helps you avoid private mortgage insurance (PMI), cutting your monthly expenses.
3. Apply with a co-signer or co-borrower
A co-signer with strong credit and a low DTI ratio can be a game-changer. They pledge to repay the loan if you can't keep up with payments.
Timely repayments can positively impact both of your credit histories, but any missed payments could harm your credit scores. You and the co-signer must trust each other and have a clear understanding of the risks involved.
For an even stronger loan application, consider a co-borrower. Unlike a co-signer, a co-borrower owns the property and shares the payment responsibility with you.
While co-borrowers are riskier than co-signers, they also present a more compelling case to lenders, potentially smoothing the path to your mortgage approval.
4. Hire a financial counselor
A certified financial counselor can tailor a debt management plan to lower your DTI ratio. They'll help you prioritize debts and use effective repayment techniques, such as the debt snowball method, which focuses on repaying your smaller debts first.
For counseling services, consider non-profit resources such as the National Foundation for Credit Counseling (NFCC) and the Financial Counseling Association of America, government resources such as the US Department of Housing and Urban Development (HUD), and local credit unions or community banks.
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