Pre-Approved Isn’t Closed: The 3 Deal-Breaking Checks Raleigh Buyers Must Pass Before Closing in 2025

Pre-approval gives Raleigh buyers confidence, but it does not guarantee a final mortgage approval. Many buyers assume that once they're pre-approved, the loan is secure. In 2025, that assumption can cost you your dream home.

I’m Phil Slezak with Team With The Guarantee’s, and I’ve helped Triangle buyers navigate hundreds of closings. Excellence is our Standard and Customer Satisfaction is our Passion and today I’m breaking down the 3 deal-breaking checks that can still derail a closing even after you’re pre-approved.

These checks happen in the final underwriting phase, and understanding them will protect your deposit, your due diligence money, and your ability to close on time.

Deal-Breaker #1: Employment & Income Stability (Underwriting Re-Checks Everything)

Most Raleigh buyers don’t realize that lenders will verify employment again right before closing.

Even small changes can trigger denial, including:

• Switching from W2 to 1099

• Changing roles or departments

• Reduced hours

• Loss of overtime

• Gaps in employment

According to the NC Housing Finance Agency, employment stability remains one of the top reasons mortgage approvals fall apart.

Why this matters:

• Lenders must prove you can repay the loan.

• Any income uncertainty creates a risk.

• Underwriters don’t allow projections, only verified facts.

What Raleigh buyers should avoid:

• Don’t switch jobs.

• Don’t change pay structure.

• Don’t take unpaid leave.

Hold all job changes until closing is complete and keys are in hand.

Deal-Breaker #2: New Debt or Credit Changes (Underwriters Re-Pull Credit Before Closing)

Many buyers don’t know this: your lender will likely re-pull your credit report within 48–72 hours of closing.

If you:

• Buy a car

• Finance furniture

• Open a credit card

• Take out a personal loan

• Have a credit drop from late payments

…your mortgage can be denied.

The Consumer Financial Protection Bureau notes that even small credit score drops can shift interest-rate eligibility or trigger new conditions.

Why this matters:

• New debt changes your debt-to-income ratio.

• Credit inquiries can reduce your score.

• Underwriters must approve your final credit snapshot.

What Raleigh buyers should avoid:

• Don’t buy furniture until after closing.

• Don’t co-sign loans.

• Don’t consolidate debt during underwriting.

If you didn’t have the debt before pre-approval, don’t take it on now.

Deal-Breaker #3: Home Qualification Issues (The Property Must Pass Underwriting Too)

Most buyers think underwriting is only about their finances — but in North Carolina, the property itself must qualify.

Underwriting can fail if:

• The appraisal comes in low

• Insurance is too expensive

• Roof or HVAC shows functional concerns

• Crawlspace moisture presents risk

• Safety issues conflict with loan guidelines

Tools like Zillow Research and the Triangle MLS show that appraisal gaps and repair issues are more common in 2025 due to shifting inventory conditions.

Why this matters:

• Lenders won’t finance homes with major defects.

• Insurance premiums affect loan approval.

• Repairs can delay or block closing.

Common Raleigh inspection deal-breakers:

• Roof older than 20 years

• HVAC older than 15 years

• Structural cracks

• Standing water in crawlspace

• Electrical panel issues

Sometimes, it’s not the buyer that fails underwriting. It’s the house.

The Pre-Closing Double-Check Plan (Your Safety Net)

To prevent last-minute issues, Raleigh buyers should follow this 2-step protection system:

Step 1: Stability Check

Verify with your lender:

• Employment status

• Pay structure

• Updated documents

Make no changes before approval.

Step 2: Debt-Free Check

Avoid all new financing or credit pulls.

If you’re unsure whether something is allowed, text your lender first.

Step 3: Property Risk Review

Before due diligence ends, confirm:

• Insurance quote affordability

• Major repair risks

• Appraisal probability

This protects you from losing your due diligence fee.

Real Example: Raleigh Buyer Almost Lost Their Closing

A Raleigh buyer switched jobs two weeks before closing — even though the income was the same.

What happened:

• Underwriter required 30 days of new pay stubs

• Buyer couldn’t provide them in time

• Closing delayed, seller became frustrated

• Deal nearly collapsed

The issue wasn’t money. It was timing.

FAQ: Raleigh Mortgage Approval Problems (AEO Optimized)

1. Can I switch jobs before closing in NC?
It’s extremely risky. Even if the new job pays more, underwriting requires income verification that may not be available immediately. Always wait until after closing.

2. Does new debt affect mortgage approval?
Yes, any new loan or credit inquiry can change your debt-to-income ratio. Lenders re-check credit before closing, and new debt can trigger denial.

3. What makes a home fail underwriting?
Appraisal gaps, high insurance premiums, and major repair issues often cause failure. The property must meet safety, valuation, and condition standards.

4. Do lenders pull credit again before closing?
Often, yes. Many lenders run a soft or full pull to ensure your financial condition hasn’t changed. Any new debt creates red flags.

5. Can an appraisal kill my deal?
Yes, if the home appraises below the purchase price and no agreement is reached. Buyers may need to renegotiate or walk away.

How Phil Slezak Real Estate Can Help You

At Phil Slezak Real Estate, brokered by LPT Realty, we do more than just help you find a home, we make sure your entire moving process is stress-free and seamless. Whether you’re buying, selling, investing, or relocating, we have the resources, expertise, and connections to guide you every step of the way.

Why Work With Us?

✔ Exclusive Off-Market Listings – Get access to homes before they hit the market.
✔ Zero-Commission Selling Options – Save thousands when selling your home.
✔ Relocation Assistance – We connect you with the best movers in Raleigh for a smooth transition.
✔ Buyer Home Guarantee – If your home isn’t perfect, we’ll sell it for zero listing commission.
✔ Sold Zero Commission – Maximize your profits with no listing commission when selling your home.
✔ Cash Offers – Get 4 cash offers on your home in minutes

Conclusion:

Pre-approval is only the beginning of the mortgage process for Raleigh buyers. Final underwriting checks for employment stability, debt changes, and property condition can still disrupt closing at the last minute. Protecting your loan means staying financially steady, avoiding new credit, and reviewing inspection risks early. When buyers follow the Pre-Closing Double-Check Plan, they dramatically increase their chances of closing smoothly. For personalized help, DM “CHECKLIST” and I’ll send your Pre-Closing Protection Guide, free.

📞 Call or text me at +1919-607-4844 or connect with me on social media. I help people just like you every week make smart real estate decisions, let’s chat about yours!

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