A mortgage broker in Henrico VA is a licensed professional who shops your file across multiple wholesale lenders instead of one shelf. Duane Buziak, a Henrico-based mortgage broker (Henrico Mortgage by Duane Buziak), wrote this guide so that knowing how to get pre-approved for a home loan comes down to seven concrete actions. At the end you will hold a pre-approval letter you can attach to offers in Glen Allen, Short Pump, or Tuckahoe.
Before you start, collect a government photo ID, recent pay records, and two months of bank statements. This guide is written mainly for general and first-time buyers, with notes along the way for buyers at higher price points.
Written by Duane Buziak, NMLS #1110647 | Coast2Coast Mortgage LLC NMLS #376205
Step 1: Know the Difference Between Pre-Qualification and Pre-Approval
Pre-qualification is a quick estimate built from numbers you report yourself: income, debts, savings. Nobody verifies anything. Pre-approval means a broker has reviewed your documents, run your credit with your consent, and issued a letter stating a loan amount and program. Listing agents in Henrico give the letter far more weight, because it shows someone has actually looked at your file.
The two work well in sequence. Duane Buziak offers a credit-safe pre-qualification with no credit impact. It uses a soft inquiry (the NoTouch Credit Pull), so your score is not affected. It is a sensible first look: you learn roughly what you can borrow before committing to a full file and a hard pull.
One misconception is worth correcting now. A pre-approval is not a final loan commitment. It is conditional on a satisfactory appraisal, a clean title search, and finances that stay the same between the letter and closing. Any pre-qualification result is “not an indication of loan qualification or commitment to lend,” and even a full pre-approval can change if your income, debts, or credit change.
Two terms will come up repeatedly. Conditional approval means the underwriter has approved you subject to items still outstanding, such as an appraisal. The Loan Estimate is the standardized three-page form a provider must give you after you apply, itemizing rate, fees, and cash to close. The CFPB’s Loan Estimate page explains how to read it.
Step 2: Set Your Target Price Range Using the 2026 Loan Limits
Loan limits shape which loan structure fits your purchase. For 2026, FHFA set the baseline conforming loan limit for one-unit properties at $832,750, with a ceiling of $1,249,125 in the highest-cost areas. Confirm the figures and county designations on the FHFA 2026 conforming loan limit announcement. Henrico County falls under the baseline limit rather than the high-cost ceiling, but check that page as of October 2026 before you rely on it.
The bigger decision is not the most you can be approved for. It is the payment you can live with every month. Principal and interest are only part of it. Add these:
- Real estate taxes. Henrico sets its rate per $100 of assessed value. Check the current rate on the Henrico County Finance pages before you budget, because it can change with the county budget.
- Homeowners insurance. Quotes vary by home age, roof, and coverage, so get one early.
- HOA dues. Many communities in Wyndham, Twin Hickory, and around Lakeside carry association fees that count toward your monthly obligations and your debt-to-income ratio.
- Mortgage insurance. Likely if you put down less than 20% on a conventional loan.
Work backward: pick a monthly number, subtract taxes, insurance, and dues, and see what loan amount remains. Step 4 puts real figures on this.
Segment A note: if your target purchase approaches or exceeds the conforming limit, you may need a high-balance or jumbo structure. Pricing and guidelines vary widely between programs, which is where comparing multiple wholesale options matters.
Step 3: Check Your Credit Reports and Fix What You Can
Pull your free reports from AnnualCreditReport.com, the official site. Read all three bureaus line by line, looking for:
- Accounts that are not yours or balances that are wrong
- Old collections or late payments reported incorrectly
- Credit card balances near their limits, which can drag down a score even when you pay on time
Dispute errors in writing with the bureau that reports them, and keep copies. Corrections can take weeks, so start before you plan to apply. If you carry high card balances, paying them down is often the fastest lever you control.
The costliest mistake in this phase is taking on new credit. Do not open cards, finance a car, or buy furniture on an installment plan before closing. New debt raises your debt-to-income ratio and can lower your score, and either one can change your approval.
Minimum credit scores differ by program. FHA, VA, and conventional guidelines are not the same, and individual wholesale lenders add their own overlays on top. Rather than memorizing a number, check the current rules as of October 2026 on HUD’s FHA Single Family Housing Policy Handbook and the VA purchase loan page, then ask your broker which overlays apply to your file.
Another common worry: does comparing providers hurt your score? Scoring models generally treat multiple mortgage inquiries in a short window as a single event, but the exact window depends on the model. Ask before you apply anywhere.
Step 4: Calculate Your Debt-to-Income Ratio and Down Payment Sources
Debt-to-income (DTI) is your monthly debt payments divided by your gross monthly income. Brokers look at two versions:
- Front-end ratio: your proposed housing payment (principal, interest, taxes, insurance, mortgage insurance, HOA) divided by gross income.
- Back-end ratio: the housing payment plus all other monthly debts (car, student loans, minimum card payments) divided by gross income.
An illustrative example
Suppose a buyer earns $8,500 per month gross and pays $900 per month on a car and student loans. They are shopping a $400,000 home in Henrico with 10% down ($40,000), for a $360,000 loan. These figures are illustrative, not a quote.
- Principal and interest at a sample 6.5% rate, 30-year fixed: $2,275
- Real estate taxes at an assumed $0.87 per $100 ($3,480 per year): $290
- Homeowners insurance, assumed $1,800 per year: $150
- Mortgage insurance, assumed: $135
- Total housing payment: $2,850
Front-end DTI: $2,850 ÷ $8,500 = 33.5%. Back-end DTI: ($2,850 + $900) ÷ $8,500 = 44.1%. If the buyer paid off a $350 car payment first, the back-end ratio would drop to $3,400 ÷ $8,500 = 40.0%. Debt you eliminate matters. Maximum DTI varies by program and by overlays, so ask what applies to your file.
Down payment sources
Acceptable sources typically include savings, gift funds with a signed gift letter from the donor, and proceeds from the sale of a current home. All must be documented. Eligible VA borrowers may buy with no down payment, which you can verify on VA.gov. For reference, if you later refinance and take cash out, conventional loans cap at 90% loan-to-value, while VA cash-out refinances can reach 100%.
Step 5: Gather Your Documents Before You Apply
Missing paperwork is the most common reason pre-approvals stall. Collect these in advance, by borrower type:
- W-2 employees: two years of W-2s and your most recent 30 days of pay stubs.
- Self-employed borrowers: two years of personal and business tax returns and a year-to-date profit-and-loss statement.
- VA buyers: your Certificate of Eligibility, which you can request through the VA’s COE request page.
- Everyone: a government photo ID and two months of statements for every account holding funds you plan to use.
Bank statements need every page, even the ones that look blank, because underwriters check that nothing was omitted. Any large deposit that is not a regular paycheck needs a written explanation with proof of where it came from. Unexplained deposits cause more delays than almost anything else, so label them before anyone asks.
Finally, do not assume something is unnecessary. Buyers who commute across the Richmond area, relocate for work, earn bonuses or commissions, are paid in several ways, or have military pay and allowances often have income that needs extra documentation. Showing up with the usual pile of paperwork and holding back the unusual item can slow things down. If you are unsure whether a document matters, ask your broker. A quick question early is cheaper than a week lost in underwriting.
Step 6: Choose a Mortgage Broker and Compare Real Options
A single-shelf lender can offer only what is on its own rate sheet. A broker compares wholesale options for your specific file. Duane Buziak, NMLS #1110647, works through Coast2Coast Mortgage LLC (NMLS #376205) and has been helping families find their new homes since 2014. The office is at 4860 Cox Rd in Glen Allen, a short drive from Innsbrook and Short Pump.
Whoever you choose, ask these questions:
- Is the pre-approval credit pull hard or soft, and when does each happen?
- How will rate and fees be itemized on my Loan Estimate?
- Who will I speak with day to day, and how quickly do they reply?
- How does the pricing compare if I ask for a second opinion?
On that last point, Duane Buziak invites buyers to take the Dare to Compare challenge: bring a Loan Estimate from another provider and have the numbers checked side by side.
| Feature | Duane Buziak / Coast2Coast | Typical single-shelf lender | Why It Matters |
|---|---|---|---|
| Lender access | Compares hundreds of wholesale lenders for your file | Limited to its own rate sheet and programs | More options can mean a better fit for your credit, income, and property type |
| Pre-approval credit pull | Credit-safe pre-qualification with a soft inquiry (NoTouch Credit Pull) before any hard pull | Often a hard pull at the start | You see your range first without affecting your score |
| Pricing check | Dare to Compare: bring another Loan Estimate for a side-by-side review | Prices only its own product | You can verify you are not overpaying |
| Local presence | Office at 4860 Cox Rd, Glen Allen, VA | May be a call center or distant branch | Local knowledge of Henrico neighborhoods, taxes, and timelines |
Step 7: Submit Your Application, Read the Letter, and Protect Your Approval
The process runs in a fixed order. You complete the application and give written consent for a hard credit pull. Your broker submits your documents for an underwriting review. If the file checks out, you receive a pre-approval letter stating the loan amount, the program, and an expiration date. Letters are commonly valid for 60 to 90 days, but validity varies by provider and program, so confirm the date on yours.
Read the letter carefully before you use it. Check:
- The loan type (conventional, FHA, VA) matches what you intended
- The maximum loan amount and the purchase price it supports
- The down payment it assumes, which should match what you actually have
- Any conditions that remain open
Ask for a version with a flexible price. Sellers see an exact figure and may read it as your ceiling or your budget. If you are looking in Lakeside, Short Pump, or both, a letter showing a range of prices lets you make offers without reissuing paperwork each time.
From this point until closing, treat your finances as frozen:
- Do not change jobs or reduce your hours
- Do not open new credit or finance anything
- Do not move large sums between accounts without documenting them
- Do not co-sign for anyone
If something has to change, call before you act. Reach Henrico Mortgage by Duane Buziak at 804-212-8663.
Your Letter Is Ready, So Start Touring Henrico Homes
Before you book showings, confirm three things:
- The pre-approval letter is in hand and shows the right loan type and amount
- The expiration date is on your calendar, with a reminder a couple of weeks ahead
- Your finances are frozen: no new debt, no job changes, no unexplained transfers
Then go see houses. Walk a few blocks in Glen Allen, drive the streets around Deep Run Park, and compare what your range buys in Tuckahoe against Short Pump. When you find one worth an offer, send your agent the letter and call Duane Buziak so the numbers are current. If your letter is near expiration, ask for a refresh before you write.
Your dream home in Henrico County is closer than you think. Discover exactly what you can afford with our credit-safe pre-qualification process that protects your score while unlocking your options. Get pre-qualified today and take the first step toward homeownership with a local mortgage expert who understands your community. Call Henrico Mortgage by Duane Buziak at 804-212-8663.
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