Non-QM Borrower Program

Recent Credit Event Loans:
Purchase Sooner After Bankruptcy or Foreclosure

Bankruptcy, foreclosure, or short sale doesn't mean years on the sidelines. Non-QM lenders offer dramatically shorter waiting periods so you can buy a home again, sometimes as soon as one day after discharge.

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✓ 1 day out of bankruptcy✓ 1 day out of foreclosure✓ No seasoning on short sale✓ 580+ credit score

The Basics

What Is a Recent Credit Event Loan?

A recent credit event loan is a Non-QM mortgage designed for borrowers who have experienced a significant derogatory credit event, bankruptcy (Chapter 7 or 13), foreclosure, short sale, or deed-in-lieu of foreclosure, and want to purchase or refinance before the conventional or government waiting period expires. Traditional loan programs impose mandatory seasoning periods that can keep you out of homeownership for two to seven years. Non-QM lenders have built programs that dramatically compress those timelines.

These loans exist because life happens. Medical emergencies, job losses, divorces, and business failures can devastate credit profiles overnight, but they don't permanently disqualify someone from being a responsible homeowner. Non-QM recent credit event programs evaluate the borrower's full financial picture, current income, rebuilt savings, and the circumstances behind the event, rather than applying a blanket waiting period. If you've recovered financially and can document stability, you may qualify far sooner than conventional guidelines allow.

Recent credit event loans typically require larger down payments (20 to 25%), higher minimum credit scores, and substantial reserves to offset the risk the lender takes by shortening the seasoning window. As more time passes from the event, requirements generally improve, better rates, lower down payments, and more program options become available at the 12-month and 24-month marks.

1 Day

Min. wait after BK discharge

580+

Minimum credit score

20%

Typical minimum down

12 mo

Reserves (PITI)

Waiting Period Comparison

Non-QM vs. Conventional vs. FHA Waiting Periods

The table below shows how Non-QM waiting periods compare to conventional and government loan programs for each type of credit event. The difference is substantial, in many cases, Non-QM programs eliminate the waiting period entirely.

Credit Event	Non-QM	Conventional	FHA
Chapter 7 Bankruptcy	1 day after discharge	4 years	2 years
Chapter 13 Bankruptcy	1 day after discharge	2 years (4 if dismissed)	1 year into plan
Foreclosure	1 day after completion	7 years	3 years
Short Sale	1 day after completion	4 years	3 years
Deed-in-Lieu	1 day after completion	4 years	3 years
Loan Modification	No seasoning	Varies (12 to 24 mo)	12 months on-time

Key takeaway: Non-QM collapses the timeline

Where conventional programs force a 4 to 7 year wait and FHA requires 2 to 3 years, most Non-QM lenders allow borrowers to qualify immediately after discharge or completion, provided they meet the down payment and credit requirements. The tradeoff is a higher rate and larger equity position.

Timeline Milestones

How Requirements Improve at 12 and 24 Months

While Non-QM programs allow you to purchase immediately after a credit event, the terms you receive improve significantly as time passes. Lenders view more seasoning as less risk, which translates to better pricing and more flexible requirements. Here is what typically changes at the 12-month and 24-month marks.

0 to 12 Months Post-Event

Down payment: 25 to 30%Lenders require maximum equity when the event is most recent.
Credit score: 620+ typically neededSome programs available at 580 with significant compensating factors.
Rate premium: Highest tierExpect rates 1.5 to 3.0% above comparable conventional pricing.
Reserves: 12 months PITI requiredLenders want proof you can sustain payments through financial stress.
Max LTV: 70 to 75%Lower leverage limits reduce lender exposure.

12 to 24 Months Post-Event

Down payment drops to 20 to 25%More equity options as the event seasons.
Credit score: 600+ on more programsWider lender appetite opens up as time passes.
Rate premium narrowsPricing improves by roughly 0.25 to 0.75% compared to immediate post-event.
Reserves: 6 to 9 months PITIReduced reserve requirements reflect lower perceived risk.
Max LTV: 75 to 80%Higher leverage becomes available with more seasoning.

24+ months: Even more options open up

After 24 months, many Non-QM programs treat the credit event as largely seasoned. Down payments can drop to 15 to 20%, rate premiums narrow further, and some borrowers may begin qualifying for near-prime Non-QM products. At 48+ months, certain conventional and FHA programs also become available again. Mortgages by Channing can map your specific timeline and show you exactly when each program tier opens.

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Loan Requirements

Recent Credit Event Loan Requirements

Requirements vary by lender and by how recently the event occurred. The table below reflects typical standards for borrowers within 24 months of their credit event. All programs pair with standard Non-QM income documentation, bank statements, full doc, or asset depletion.

Requirement	Typical Standard
Credit Score	580+ (better pricing at 640+)
Min. Down Payment	20 to 25% depending on seasoning
Seasoning Required	1 day after discharge or completion
Reserves	6 to 12 months PITI
Income Documentation	Full doc, bank statements, P&L, or asset depletion
Max Loan Amount	Up to $2M+ on select programs
Property Types	Primary, second home, investment
Letter of Explanation	Required, describes circumstances of the event
BK Discharge Docs	Court discharge papers required at application

Combining with other Non-QM programs

Recent credit event is a borrower overlay, not an income program. You still need to qualify income through one of the standard Non-QM documentation methods. Self-employed borrowers coming out of bankruptcy commonly pair this with a bank statement loan to avoid needing tax returns that may reflect the distressed period.

Common Questions

Recent Credit Event Loan FAQ

Yes, certain Non-QM lenders allow purchase financing as soon as one day after a Chapter 7 or Chapter 13 discharge. The key requirement is that the discharge must be complete (not dismissed), you must meet the minimum credit score, and you'll need a larger down payment (typically 25%+) and substantial reserves. The rate will be higher than a borrower with more seasoning, but the program exists and is actively funded.

Discharge means the bankruptcy was completed and your eligible debts were legally eliminated. Dismissal means the bankruptcy case was closed without completing the process, your debts were not discharged. Non-QM lenders treat these very differently. A discharge is a clean resolution. A dismissal can be more problematic because the underlying debts remain, and conventional guidelines impose longer waiting periods for dismissed cases. Non-QM programs generally require discharge, not dismissal.

Chapter 7 and Chapter 13 are the most common consumer bankruptcies. Chapter 7 liquidates assets and eliminates most debts, it's faster but appears more severe on credit reports. Chapter 13 reorganizes debts into a repayment plan over 3 to 5 years. For Non-QM purposes, both are generally treated the same: 1 day after discharge. Conventional and FHA programs treat them differently, with Chapter 13 sometimes having shorter waiting periods because the borrower made an effort to repay.

Expect a rate premium of 1.0 to 3.0% above comparable Non-QM pricing, depending on how recently the event occurred, your current credit score, and the down payment amount. A borrower at 24 months post-event with a 660 credit score and 25% down will price significantly better than a borrower at 30 days post-event with a 580 score and 20% down. Mortgages by Channing shops multiple Non-QM lenders to find the most competitive rate for your specific scenario.

Yes, every Non-QM recent credit event program requires a written letter of explanation (LOE) describing the circumstances that led to the bankruptcy, foreclosure, or short sale. The letter should be factual, concise, and demonstrate that the event resulted from circumstances beyond your control (medical emergency, job loss, divorce) rather than financial mismanagement. Some lenders also want to see documentation supporting your explanation, such as medical bills or a termination letter.

Some programs allow cash-out refinancing for borrowers with recent credit events, but requirements are typically stricter, expect higher credit score minimums (640+), lower maximum LTV (65 to 70%), and 12+ months of seasoning from the event. Rate-and-term refinances are more widely available than cash-out. Mortgages by Channing can evaluate your equity position and identify which refinance options are accessible given your event timeline.

It depends on your situation. Waiting 12 to 24 months post-event generally produces meaningfully better pricing, lower down payment requirements, and more lender options. However, if home values are rising rapidly and you have the down payment and reserves now, purchasing sooner at a higher rate, then refinancing later once the event is further seasoned, can be a smart strategy. Mortgages by Channing will run both scenarios and show you the total cost comparison so you can make an informed decision. Learn more about how Non-QM lending works.

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Mortgages by Channing works with Non-QM lenders who specialize in post-bankruptcy and post-foreclosure financing. Tell us your situation and we'll map your options.

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The Application

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