Big-box lenders plug numbers into software built for salaried employees; if the algorithm sees a dip, it spits out a denial. They rarely ask why income dropped in February—only that it did. Construction workers face three hurdles traditional systems aren't coded to understand:

• Seasonality: A framer in Michigan is supposed to earn less when snow flies. That's not instability—it's physics.
• Per-diem and mileage: These reimbursements often exceed base wages, yet only show up on union check stubs, not W-2 boxes.
• Multiple employers: Jumping from Taylor Contracting to Miller Builders for a $4/hr raise reads as job instability to a desk underwriter who has never seen a project wrap.

NMHL's construction specialist team manually reviews files, so we can explain context. We know Local 58's wage package, we understand retention rules for prevailing-rate jobs, and we have the investor overlays that let us count overtime when it's scheduled to recur. The result: approvals that look impossible on paper become routine once the story is told the right way.

Still feeling like this won't work for you? Here are three borrowers who closed in October 2024:

• Carlos, drywall finisher: 616 FICO, $62k declared on taxes, $91k actual bank deposits. Approved for $315k with 5% down at 6.875% using 12-month bank-statement program.
• Tanya, union electrician: Laid off Jan-Feb, back to 50-hr weeks March-Dec. We averaged $7,400/mo income; she bought a $289k bungalow with 3.5% down FHA.
• Jamal, heavy-equipment operator: Credit score 572 due to old medical bills. Rapid-rescore bumped him to 610 in 19 days; closed with 10% down on a USDA rural rehab loan—zero PMI, 5.99% fixed.

None of them had perfect files, but each had enough compensating factors—steady union membership, growing bank balances, minimal other debt—that our underwriters got comfortable. Your story might fit a different program, but the point is: there's a program.

We can pre-qualify you over the phone with three things, but having the full stack speeds underwriting from weeks to days:

1. Proof of union standing: photocopy of journeyman card, most recent dues receipt, and annuity statement if you contribute.
2. Bank statements: last 12 months, all pages, every account where pay hits. Highlight any deposit that says 'per-diem' or 'travel'.
3. Tax returns: last two years, all schedules. Don't worry if Schedule C shows low net—we'll add back depreciation and mileage.
4. Letter from your steward or project foreman: a simple one-page note on company letterhead stating your start date, hourly wage, and typical hours per week.
5. Driver's license and Social Security card: snaps from your phone are fine for the initial review.

If you're missing pieces, call anyway. We've helped guys get union printouts faxed to the trailer office and coached their bookkeepers on what to include in employer letters. The goal is momentum, not perfection.

Once we verify income, we match you to a loan that fits your cash on hand and future plans:

• FHA 203(h) disaster resettlement: If your rental was in a federal disaster zone, you can buy with $0 down and roll closing costs—no, you don't have to rebuild in the same county.
• HomeReady construction occupation preference: Fannie counts 75% of per-diem as effective income if you work on multifamily projects—cuts debt-to-income ratio almost in half.
• One-time-close construction-to-permanent: Own land or family ground? We finance the stick-build and permanent mortgage in one closing—only one set of closing costs, and draws sync with your builder's schedule.
• VA IRRRL for veterans who built while serving: If you used a VA loan before deployment, we can streamline-refi to drop rate without appraisal or income docs once you're back in the trade.
• Non-QM asset-depletion: Older trades with big 401(k)s but lower current income can qualify by dividing liquid assets over 240 months—works great for foremen easing into retirement.

Most borrowers qualify for two or three programs; we present side-by-side comparisons so you pick the one that leaves the most cash in your pocket for tools, truck payments, or that Florida fishing boat you've been eyeing.

Every mortgage pull within 45 days counts as one inquiry, but credit card pulls still ding separately. Follow these rules while house-hunting:

• Don't finance new truck until keys are in hand—payment can swing ratios by 3–4%.
• Keep per-diem cash deposits steady; sudden large chunks look like undisclosed loans.
• Ask suppliers to report positive payment history to credit bureaus—most lumberyards can do it for free.
• Use NMHL's soft-pull simulator before formally applying; we can forecast score changes without a hard hit.

If medical collections are anchoring your score, we partner with rapid-rescue firms that negotiate pay-for-delete within 30 days for pennies on the dollar. The average score jump for clients who complete the program is 42 points—enough to move from sub-prime to near-prime and save roughly $110/mo on a $250k loan.

We close purchase loans in an average of 28 days, but the construction calendar has its own rhythm. Here's a realistic roadmap if you're eyeing spring move-in:

• November–December: Get pre-approved, upload docs, and shop for homes during slowdown—sellers are motivated and rates dip seasonally.
• January: Go under contract; we order appraisal and title while you're on reduced hours anyway.
• February: Final approval, closing, and you can DIY interior paint before overtime picks back up.
• March: First payment isn't due until May—perfect timing when spring checks roll in.

Refinances follow the same logic: lock during slow months when income appears lower; we still qualify off averaged earnings, and you skip two payments that can fund new tools for the busy season. Wherever you are in the cycle, the best day to start is today—next best is the day overtime resumes.