Bad Credit Conventional

Conventional Loan With Bad Credit:
What 620 Really Costs You

A 620 credit score technically qualifies for conventional, but the rate adjustments make it expensive. Here's the honest breakdown of costs, alternatives, and strategies to improve before you apply.

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620 minimum credit score Higher rates via LLPAs FHA may be cheaper below 680 Rapid rescore available

The Reality

Conventional With a Low Credit Score: Possible, But Expensive

Conventional loans set a hard floor at 620 credit score. Unlike FHA which goes down to 580 (or even 500 with 10% down), there's no conventional option below 620. Period. If your score is between 620 and 659, you can technically get approved, but the cost difference compared to a borrower with a 740+ score is dramatic.

The cost difference comes from loan-level price adjustments (LLPAs), surcharges set by Fannie Mae and Freddie Mac that increase your interest rate based on credit score and loan-to-value ratio. These adjustments are the same at every lender because they come from the agencies, not the lender. A lower score doesn't just mean a slightly higher rate, it can mean paying tens of thousands more over the life of the loan.

Below 620? Conventional is off the table.

If your credit score is below 620, conventional financing is not available. Your primary options are FHA (minimum 580 for 3.5% down, 500 for 10% down), VA (no minimum score but most lenders require 580-620), or USDA (typically 640+ but varies by lender). Compare conventional to FHA

The Real Cost

What Low Credit Actually Costs on a Conventional Loan

LLPAs stack, credit score adjustments combine with LTV adjustments. A 640 score with 5% down gets hit with the credit score LLPA and the high-LTV LLPA simultaneously. Here's what this looks like in practice on a $300,000 loan.

Credit Score	LLPA (% of Loan)	Approx. Rate Impact	Monthly Cost Difference
740+	0.25%	Baseline	Baseline
700 to 739	0.75%	+0.125% to +0.25%	+$25 to $45/mo
680 to 699	1.25%	+0.375% to +0.50%	+$65 to $90/mo
660 to 679	2.75%	+0.625% to +0.875%	+$110 to $160/mo
620 to 659	3.25 to 3.75%	+0.875% to +1.25%	+$160 to $225/mo

On a $300,000 loan, a borrower with a 640 score could be paying $160-$225 more per month than someone at 740+. Over 30 years, that adds up to $57,000-$81,000 in additional interest. This is why the FHA conversation becomes critical below 680, FHA doesn't apply these score-based surcharges.

The Smart Move

When FHA Is the Better Choice

There's no ego in mortgage lending. If FHA saves you money, use FHA. The credit score threshold where FHA typically starts winning on monthly cost is around 680, below that, FHA's government-backed rate and flat MIP pricing is almost always cheaper than conventional with stacked LLPAs.

Choose FHA When...

Credit score is 620 to 679FHA rate + MIP is typically cheaper than conventional rate + LLPAs + PMI at these scores.
You need a lower monthly payment nowFHA's flat MIP rate doesn't penalize lower scores the way conventional LLPAs do.
DTI is above 45%FHA allows up to 57% DTI with compensating factors; conventional caps around 45-50%.
Score is below 620Conventional is not available. FHA is the path. See full comparison

Stay Conventional When...

Score is 680+Conventional LLPAs at 680+ are manageable, and PMI cancels at 20% equity.
You're putting 20% downNo PMI at all. Even with LLPAs, conventional wins because FHA always charges MIP.
Long-term savings matter morePMI cancellation at 20% equity saves significant money over FHA's life-of-loan MIP.
Buying an investment propertyFHA doesn't allow investment properties. Conventional is the only standard option. See investment property rules

Want To Know What This Looks Like On Your Numbers?

Every scenario is different. A soft credit check tells you where you actually stand, and nothing hits your report until you decide to move forward.

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Quick Fix

Rapid Rescore: Boosting Your Score Before Closing

A rapid rescore is a process your lender initiates through the credit bureaus to quickly update your credit report, typically within 3-5 business days instead of the normal 30-45 day reporting cycle. This is not a gimmick. It's an industry-standard process that can bump your score into a better LLPA tier and save you thousands.

Identify the Score-Moving Actions

Your loan officer reviews your credit report and identifies specific actions that would increase your score, paying down a credit card balance, removing an erroneous collection, or correcting a reporting error. The key is knowing which accounts to target for maximum impact.

Take the Action and Get Proof

Pay down the identified balance, get the deletion letter, or obtain the corrected statement. You need written proof of the change, a zero-balance letter from the creditor, a paid-in-full confirmation, or a dispute resolution letter.

Lender Submits the Rescore Request

Your lender sends the documentation to the credit bureaus for expedited processing. Within 3-5 business days, the updated information appears on your report and a new score is generated. If the score crosses an LLPA threshold (say, from 658 to 662), you get better pricing immediately.

Common rapid rescore moves

Paying a credit card below 30% utilization (ideally below 10%) is often the fastest score boost. A card with a $5,000 limit carrying a $4,500 balance is crushing your score, paying it to $500 could add 30-60 points overnight. Your loan officer at Mortgages by Channing can run simulations showing exactly which payoff will move your score the most. See the full credit score optimization guide

Underwriting

What Underwriters Look for Beyond the Credit Score

Your credit score opens the door, but the underwriter looks at the full picture. A 640 score with a clean recent history is treated very differently than a 640 score with recent late payments. Here's what matters beyond the number itself.

Positive Signals Underwriters Value

12+ months of on-time paymentsRecent payment history carries more weight than the score alone. Clean recent history can offset an older blemish.
Low current utilizationCredit card balances below 30% of limits show responsible management even if the score hasn't fully recovered.
Stable employment historyTwo years in the same field demonstrates income reliability and reduces perceived risk.
Strong reserves after closingHaving 3-6 months of mortgage payments in savings after closing compensates for credit risk.

Red Flags That Cause Problems

Recent 30-day late paymentsAny late payment in the past 12 months is a significant concern regardless of score.
New collections or charge-offsDerogatory items appearing recently suggest ongoing financial instability.
Maxed-out credit cardsUtilization above 80% signals financial stress and high risk of future default.
Multiple new accounts opened recentlyRapid credit-seeking behavior in the past 6 months raises flags about financial stability.

Common Questions

Bad Credit Conventional FAQ

Questions specific to getting a conventional loan with a lower credit score.

Often yes, especially if you're close to a major LLPA threshold. Moving from 659 to 660, or from 679 to 680, can save you $50-$100 per month on a $300,000 loan. If you can realistically gain 20-40 points through credit card paydowns or a rapid rescore, the few weeks of effort can translate to thousands in savings. Mortgages by Channing can run a credit simulation to show the potential impact before you decide.

Technically possible through HomeReady or Home Possible programs if you meet the income limits. However, the combination of low score LLPAs and high-LTV LLPAs makes this one of the most expensive ways to finance a home conventionally. FHA at 3.5% down would almost certainly be cheaper on a monthly basis at a 620 score. See 3% down program details

It depends on the collection. Paying a collection doesn't always increase your score, sometimes it can temporarily decrease it by making the account activity more recent. What helps more is negotiating a "pay for delete" where the creditor removes the account entirely, or disputing inaccurate collections. Your loan officer can advise which collections to address and which to leave alone based on how they impact your specific score.

Credit Karma uses VantageScore, which often reads 20-40 points higher than the FICO mortgage scoring models lenders use. Mortgage lenders pull FICO 2 (Experian), FICO 4 (TransUnion), and FICO 5 (Equifax), these are older, mortgage-specific scoring models. Don't rely on Credit Karma as a precise predictor. Your lender pull is the only number that matters for qualification. See the full scoring guide

It depends entirely on what's being corrected. Paying a maxed-out credit card to below 10% utilization can add 30-70 points. Removing an erroneous collection can add 20-50 points. Correcting a missed payment that was actually on time can add 40-80 points. The gains are specific to your situation, Mortgages by Channing uses credit simulation tools to estimate the impact before recommending action.

Absolutely, and this is a smart strategy. Start with FHA if conventional pricing is too expensive at your current score, then refinance to conventional once your score improves and you've built equity. The refinance eliminates FHA's life-of-loan MIP and locks in better conventional pricing. Many Mortgages by Channing clients follow this exact path. See the FHA-to-conventional strategy

Not Sure Which Loan Fits Your Score?

Mortgages by Channing will pull your credit, run both conventional and FHA scenarios side by side, and give you the honest answer about which loan costs less for your specific situation.

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The Application

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