I specialize in Kentucky First Time Homebuyers FHA, VA, USDA & Rural Housing, KHC and Fannie Mae mortgage loans. I have helped over 1300 Kentucky families buy their first home or refinance their current mortgage for a lower payment; Kentucky First time buyers we still how available down payment assistance with KHC. Free Mortgage applications/ same day approvals. Web site is not endorsed by the FHA, VA, USDA govt agency. Text/call 502-905-3708 kentuckyloan@gmail.com NMLS 57916 NMLS 1738461
Kentucky Mortgage Loans with Past Credit Issues: FHA, VA, USDA, Conventional, and KHC Options
Kentucky mortgage loans after credit challenges: your options and next steps
If you’ve had late payments, collections, bankruptcy, or other setbacks, you’re not out of the game. Kentucky homebuyers routinely qualify using the right loan structure, realistic timelines, and clean documentation. Below is a practical breakdown of FHA, VA, USDA, Conventional, and KHC down payment assistance—plus smart internal and external resources.
Program overview
FHA loans in Kentucky
Potential approvals down to 500 with at least 10% down or 10% equity on a refinance.
580+ score typically enables 3.5% down payment.
Gift funds and DPA allowed; flexible underwriting for limited credit depth.
If you’re looking to buy a home in Kentucky, having a solid credit score is essential for qualifying for popular mortgage programs like FHA, VA, USDA, or KHC loans. Here are six actionable tips to improve your credit score and increase your chances of getting approved for your dream home loan.
1. Pay Your Monthly Bills on Time
Here are six tips for improving your credit score for a fresh financial start
1. Pay Your Monthly Bills on Time Paying monthly bills is a necessary chore that has a definite effect on your credit score. According to the FICO scoring model, your payments account for as much as 35 percent of your total score. Create reminders for due dates or establish a calendar for yourself to ensure you get everything paid on time.
2. Reduce Your Debts Got credit card debt? Start paying it off now. Part of your credit score is based on the amount of available credit you have, known as your credit utilization ratio. So if you're carrying high balances, you'll want to lower them as soon as possible. Create a personal budget with a goal of reducing your spending so that it's lower than your income. Then, use any monthly surplus for your credit card debts until they're gone for good.
3. Limit Credit Inquiries
Looking for a new apartment? What about a mortgage? In either situation, try and group your applications together as much as possible. Applications for new lines of credit will generate a "hard pull" on your credit, and having too many of them in a short period of time can lower your score. However, credit reporting agencies usually consider a group of applications within a short period of time as one pull, as long as they're in the same category.
Similarly, limit yourself to opening up no more than one or two credit cards per year, which also generate hard pulls. Even if you get a ton of offers in the mail for stellar sign-up bonuses, they're likely to be offset by the damage to your credit. FICO reports that new credit and credit inquiries account for 10 percent of your total score.
4. Don't Cancel Old Cards
Have a card you don't use anymore? Don't close it. This can negatively affect your score as it lowers your amount of available credit. Instead, use it about once per month and don't forget to pay the bills in full, and on time.
5. Request Credit Limit Increase
If you only have one card and you're constantly approaching your spending limit, call the bank and ask for an increase in your credit line. This will raise the amount of available credit, which will eventually improve your score.
6. Take Care of Late Payments Before They Hit Your Score
If you do happen to miss a payment, contact the card issuer immediately. If you have good history built up, the company may agree to not report your late payment. Even if you can't avoid a late-payment fee, be sure to get your account up to date as soon as possible so you can limit the damage.
Your credit score is yours to own. It reflects your financial history and helps lenders predict how you will manage your finances in the future. Due to the lingering effects of credit, you don't want to waste any time to improve your credit.
Credit Repair Tips for Kentucky Homebuyers
Frequently Asked Questions (FAQs)
Can I buy a house in Kentucky with a 580 credit score?
Yes. With a 580 score, you may qualify for an FHA loan in Kentucky with just 3.5% down. If your score is below 580, some lenders may still approve you with a 10% down payment. VA and USDA loans may also work with flexible credit guidelines, but additional documentation or manual underwriting may be required.
How long after bankruptcy can I get a mortgage in Kentucky?
Chapter 7 Bankruptcy: Generally, you must wait 2 years from discharge for FHA and VA loans, and 3 years for USDA.
Chapter 13 Bankruptcy: Borrowers may qualify after 12 months of on-time payments with court approval. Conventional loans require a longer waiting period.
What credit score do I need for a USDA loan in Kentucky?
Most lenders look for a 640 minimum credit score for USDA automatic approval through the Guaranteed Underwriting System (GUS). Lower scores may still be approved with manual underwriting, but stronger compensating factors (like low debt-to-income ratios or extra savings) are often required.
What credit score is needed for a VA loan in Kentucky?
The VA itself does not set a minimum score. However, many lenders in Kentucky require 580–620 or higher. Since VA loans are more flexible, they are often a good option for veterans or active-duty service members with less-than-perfect credit.
Does Kentucky Housing Corporation (KHC) require good credit?
KHC offers down payment assistance programs tied to FHA, VA, USDA, or Conventional loans. In most cases, a minimum 640 score is required for KHC’s down payment assistance options, although individual loan program requirements still apply.
How long does it take to repair credit enough to buy a house?
It depends on your starting point. For some borrowers, 3–6 months of consistent on-time payments and reduced balances can move the needle significantly. For others with major derogatory items (like collections or bankruptcy), it may take longer. Working with a mortgage professional early can help you build a timeline and strategy.
Credit Repair Tips for Kentucky Homebuyers
Buying a home in Kentucky can feel out of reach if your credit isn’t where it needs to be. Whether you’re looking at FHA, VA, USDA, or Kentucky Housing Corporation (KHC) loans, your credit score is a key factor in approval and interest rate. The good news? You can take action today to improve your score and position yourself for homeownership.
Here are six proven strategies to repair and strengthen your credit.
1. Pay Your Bills on Time
Payment history accounts for about 35% of your FICO score. Even a single late payment can have lasting consequences. Setting up autopay, digital reminders, or a simple calendar system will keep you consistent.
2. Reduce Credit Card and Loan Balances
High balances relative to your credit limit increase your credit utilization ratio—a major factor in your score. Aim to bring balances below 30%, or ideally under 10%, for the strongest results. Build a monthly budget that prioritizes paying down debt before discretionary spending.
3. Limit New Credit Inquiries
Each time you apply for new credit, a hard inquiry is added to your report. Too many inquiries in a short time frame can drop your score. If you’re shopping for a mortgage, group applications within 30–45 days to minimize the impact. Limit opening new credit cards unless absolutely necessary.
4. Keep Old Credit Cards Open
Closing old accounts reduces available credit and shortens your credit history. Both lower your score. Keep older accounts active by making a small monthly purchase and paying it off in full to maintain positive history.
5. Request a Credit Limit Increase
If you regularly use most of your available credit, request a limit increase. This lowers your utilization ratio, which can improve your score. Be cautious: this only helps if you avoid increasing your spending along with the new limit.
6. Address Late Payments Immediately
Missed a payment? Contact your creditor right away. Some lenders will work with you and avoid reporting it if your history is otherwise strong. Even if a late fee applies, catching up quickly reduces long-term damage.
How Long Does Bad Credit Stay on Your Report?
Late payments, charge-offs, and collections: 7 years
Chapter 7 bankruptcy: 10 years
Chapter 13 bankruptcy: 7 years
Foreclosure: 7 years
While negative marks remain for years, their impact lessens over time as you add new, positive credit history.
Next Steps for Kentucky Homebuyers
Your credit score is important—but it’s not permanent. By taking steps now, you can improve your financial position and qualify for programs like FHA loans with credit scores as low as 580, VA loans with flexible guidelines, USDA zero-down financing, and KHC down payment assistance programs.
If you’re ready to explore your options and take the next step toward homeownership in Kentucky, I can help you map out a personalized path.
EVO Mortgage – Company NMLS #1738461
Joel Lobb – Personal NMLS #57916
Disclaimer: The views and opinions expressed are for informational purposes only and do not guarantee loan approval or represent full underwriting guidelines. This is not a government agency. Loan programs may not be available to all borrowers. Visit www.nmlsconsumeraccess.org for more information.
Evo Mortgage Company NMLS# 1738461 Personal NMLS# 57916
For assistance with Kentucky mortgage loans, reach out via email, call, or text Joel Lobb directly.
The view and opinions stated on this website belong solely to the authors, and are intended for informational purposes only. The posted information does not guarantee approval, nor does it comprise full underwriting guidelines. This does not represent being part of a government agency. The views expressed on this post are mine and do not necessarily reflect the view of my employer. Not all products or services mentioned on this site may fit all people. NMLS ID# 57916, (www.nmlsconsumeraccess.org). Mortgage loans only offered in Kentucky.
Author: Joel Lobb, Mortgage Broker FHA, VA, KHC, USDA · NMLS #57916 · Company NMLS #1738461 · Louisville, KY
Why this guide matters
You can buy a home in Kentucky even if you do not have a credit score. I help first‑time buyers with no scores every week. This site has deep how‑to guides on Kentucky FHA, VA, USDA, and Conventional loans. That gives you simple steps, clear rules, and fewer surprises. In short: this is our specialty, and we do it a lot.
Use USDA if the home is in an eligible rural area (often $0 down).
Use FHA if you need flexible credit rules.
Use Conventional when AUS approves, often with a co‑borrower who has a score.
2
Prove your payment history
Gather 12 months of on‑time payments for rent and 2–3 other bills (utilities, phone, insurance, daycare). Bank statements, invoices, or letters from the company work.
Why Kentucky Homebuyers Trust Us
500+ Kentucky Homes Financed
15+ Years Experience
4.9/5 Customer Rating
Fully Licensed & Insured
Program snapshot (side‑by‑side)
Each program has unique requirements for no-score borrowers. The right choice depends on your specific situation.
Program
Purchases vs. Refis
Approval Method
DTI Rules
Tradelines & Rent
Notes
VA
Purchases only when no score is involved
Manual underwriting allowed up to 50% DTI with residual income. If DTI > 41%, meet 120% of VA residual income.
Up to 50% with strong residual income
3 non‑traditional tradelines with 12 months on‑time history. Rent‑free letter if living rent‑free.
No formal loan cap with full entitlement; $0 down for eligible Veterans.
FHA
Purchases only when a borrower has no score
Even if AUS is Approve/Eligible, downgrade to manual when any borrower has no score.
All borrowers no score: 31/43. If one borrower has ≥580 and the other no score: up to 40/50 with compensating factors.
3 non‑traditional tradelines per no‑score borrower; rent‑free letter if applicable.
Tip: we need 12 straight months of on‑time payments and a way to verify them.
Documents checklist
Identity & income
Driver's license and Social Security number
30 days of pay stubs and last 2 years W‑2s
Last 2 months of bank statements
Proof of other income (if any)
Non‑traditional credit
12‑month rent verification or rent‑free letter
2–3 other bills with 12 months of on‑time payments
Invoices or letters from each company
Matching bank statements when possible
FAQs
Is this only for first‑time buyers?
No. It fits many buyers who lack a traditional score. Each program has extra rules. We will confirm what works for you.
Will building a quick credit score help?
Sometimes, but not always. Opening a new card right before buying a home can cause delays or lower your approval odds. Ask first.
Can I use down payment help?
Often yes. Many Kentucky buyers pair these loans with KHC Down Payment Assistance. We will review your eligibility.
Ready to get pre‑approved?
We specialize in no‑score mortgage approvals in Kentucky across FHA, VA, USDA, and Conventional. I will map your plan, list the exact documents you need, and show you the payment range you can expect.
Equal Housing Lender. EVO Mortgage Company NMLS #1738461 |Joel Lobb, Mortgage Broker FHA, VA, KHC, USDA Joel Lobb NMLS #57916. Not a commitment to lend. All loans subject to credit approval, property approval, program availability, and change without notice. AUS findings and agency handbooks (HUD/FHA, VA, USDA, Fannie Mae, Freddie Mac) – as well as investor overlays – control. Some features (such as no‑score refinances) may be unavailable. Always verify property eligibility and income limits for USDA and KHC programs.
Author: Joel Lobb, Mortgage Broker FHA, VA, KHC, USDA
· NMLS #57916 · Company NMLS #1738461 · Louisville, KY
Equal Housing Lender
This is not a commitment to lend. All loans subject to credit approval, underwriting, property eligibility, and program guidelines. Not affiliated with HUD, VA, USDA, Fannie Mae, or Freddie Mac.
| Disclosures
When you're preparing to buy your first home in Kentucky, understanding the difference between Credit Karma scores and FICO scores could save you from a disappointing surprise at the lender's office. Many Kentucky first-time homebuyers are shocked when their mortgage credit score differs significantly from what they've been monitoring on free apps like Credit Karma.
As a Kentucky mortgage expert who has helped over 1,300 families achieve homeownership, I see this confusion almost daily. Let me explain exactly what scores mortgage lenders use and why your Credit Karma score might not tell the whole story.
If you're a first-time homebuyer in Kentucky, chances are you've checked your Credit Karma score and wondered why it doesn't match what mortgage lenders see. Let’s break down the real difference between Credit Karma (VantageScore) and the FICO scores used for mortgage approvals.
What Credit Karma Really Shows You
Credit Karma uses the Vantage Score model (developed by Equifax, TransUnion, and Experian), intended for consumer credit monitoring—not lending. It's helpful for tracking general credit health but not valid for mortgage lending decisions.
Score range: 300–850
Data sources: Equifax & TransUnion
Used by mortgage lenders? No
FICO Scores Used by Kentucky Mortgage Lenders
Mortgage lenders—including FHA, VA, USDA, and KHC—use older, more conservative FICO scoring models:
Credit Bureau
FICO Model Used
Experian
FICO Score 2
Equifax
FICO Score 5
TransUnion
FICO Score 4
Lenders typically use the middle score from all three to evaluate your loan application.
FICO 8 vs. Mortgage FICO: What’s the Difference?
FICO 8: Common for credit cards & auto loans
Mortgage FICO (2, 4, 5): Required for mortgage loans
Mortgage FICO is more sensitive to inquiries, collections, and new accounts
Why Your Credit Karma Score May Be Inaccurate for Mortgages
Factor
Credit Karma (VantageScore)
Mortgage FICO (2/4/5)
Used for Mortgages?
No
Yes
Data Pulled From
Equifax, TransUnion
All 3 Bureaus
Score Differences
Often 10–50+ points off
Accurate for approval
Summary: Kentucky Mortgage Credit Score Tips
FHA Loans: Most lenders require a 580 mortgage FICO score
VA/USDA Loans: Generally start at 620+
Credit Karma is for monitoring only
Use myFICO.com to check your actual mortgage scores
Credit Karma vs. FICO Scores for Mortgages
Final Word from Joel Lobb – Kentucky Mortgage Loan Officer
"I’ve helped over 1,300 Kentucky homebuyers secure loans through FHA, VA, USDA, and KHC programs. Your Credit Karma score won’t cut it—we need to pull the FICO 2, 4, 5 scores to get you approved and locked into the right loan. Let’s do this the right way."
Applying for a Kentucky Mortgage Soon? Don't Dispute that Account Sounds counterintuitive, I'm sure ... But until you...
Got Dispute Comments on Your Credit Report?
If you've disputed any accounts in the past, chances are your credit report still has dispute comments listed. That might seem harmless—but if you're applying for a mortgage, those comments could delay or even block your loan approval.
Here’s what you can do:
Call each credit bureau (numbers on the graphic).
Ask to remove any dispute comments.
Verify they’re gone by pulling a fresh consumer credit report.
Follow up within 72 hours to confirm it’s been done.
Pro Tip: Do this before your lender pulls your credit. It could save time, stress, and keep your home loan on track.
If you’re not sure where to start, drop a comment or shoot me a message. I’m here to help walk you through the process!
Only borrowers who have an ownership interest of 25% or more in a business and are not W-2 employees are considered “self-employed.” However, there is an exception if the borrower can show a two-year history in a similar line of work, which includes having documentation that proves an equal or higher income in the new role compared to the W2 position.
Debt-to-Income Ratio
The debt-to-income ratio is the percentage of your monthly gross income that goes toward paying debts. There are two types of DTI that lenders will consider during the mortgage process: front-end and back-end. The first consists only of your housing-related expenses, whereas the latter also includes all your minimum required monthly debts.
The lower your DTI, the better your chances of securing a home loan.
For example, FHA loans secured by the government have more lenient requirements — you can have a DTI of up to 57% and still get approved for an FHA home loan. USDA loans used to buy homes in rural areas have a lower maximum DTI of 45%.
Loan-to-Value Ratio
The loan-to-value ratio (LTV) is a number lenders use to determine how risky a loan to a potential borrower might be. It measures the relationship between the loan amount and the market value of the property you want to buy, and it can also determine whether mortgage insurance will be required.
All mortgages have a maximum LTV to qualify. However, just like with DTI, the LTV varies depending on the loan. FHA loans, for example, have an LTV of 96.5% since they allow down payments of as little as 3.4%.
Going for an LTV of 80% or less is “ideal” because you get unique benefits as a buyer, but that requires a down payment of 20%. Ultimately, each buyer will need to figure out their own LTV based on how large a down payment they can afford.
Credit History and FICO Score for Kentucky Mortgages
Your credit history is one of the most important factors when it comes to getting a mortgage.
Best Kentucky Mortgage Lender for First Time Home Buyers in Kentucky
You don’t need a perfect credit score to buy a house, but those with outstanding scores are usually rewarded with lower interest rates and a greater variety of payment options. Buyers with very poor credit have the option of finding a co-signer who has better credit than them to help secure the loan.
Why Getting Preapproved Is Such a Big Deal
Getting preapproved for a mortgage helps you shop for homes that you can afford and shows you are a serious buyer.
But a letter of preapproval is more than just a way to look good to sellers. It also helps you find the right mortgage lender and provides some flexibility in bargaining or negotiating for a better price range or specific costs, repairs, and improvements to a home.
Getting preapproved makes the entire closing process faster, too. It takes an average of 30 to 45 days to close on a house in Kentucky, and part of that period is due to the process of mortgage approval, title search, appraisal report, home inspections, verifying employment and bank account info along with taxes and w-2s and paystubs to validate the pre-approval.
What are standard continuity of employment requirements?
A borrower will need to verify a two-year cumulative employment history. Less than two year may be
offset via school transcripts; if guaranteed hourly (40) or salaried in nature, the base income
will be allowable. Variable earnings will require at minimum 12 months receipt on current position;
OT, Bonus and commission are considered variable however, must reflect a cumulative two- year
history of receipt.
What income can I use for a traveling nurse?
A minimum 12-month history of contract nursing work is required. Income documentation must
include copies of applicable contracts and WVOE’s for each position. The income will be averaged.
Standard two- year employment history required.
Do we allow one score on a conventional transaction? No score?
Yes! If the borrower has three scores, the middle score is to be used; two scores, the lower score
is to be used; one score, that score is to be used. If no score, only allowable with AUS A/E and
less than 50% of transactional income contributions. We do not average scores.
Can I use part time or secondary income for qualifying purposes?
Yes! Conventional~ secondary employment will require a two- year history of receipt to use in
conjunction with the primary employment earnings. Multiple second jobs over this time frame are
allowable however the borrower may not have a job gap > one month in length. Part time employment
alone will be considered variable in nature and will require a minimum 12- month history; earnings
will be averaged. FHA~ will require an uninterrupted two- year history for utilization.
When must a borrower start a new job in conjunction with future employment?
Conventional requires a start date within 90 days of the Note date. FHA requires a start date
within 60 days of note date. VA max 60 days of note date. Non contingent contract required for each
entity.
What type of income(s) are considered illegal?
Foreign shell banks; medical marijuana dispensaries; any business or activity related to
recreational marijuana-use , growing, selling or supplying- even if permitted by state or local law.
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Call/Text - 
Website: 
Address: 911 Barret Ave., Louisville, KY 40204
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