Asset Utilization Mortgage Program
Asset Utilization Mortgages
Your eligible assets ÷ 84 months = your monthly qualifying income. Built for retirees, pre-IPO holders, and asset-rich borrowers whose paycheck doesn’t reflect their actual balance sheet. Loans from $150K to $4M.
Why asset-rich borrowers pick this program
- No employment income required — assets alone can qualify the loan
- Eligible assets divided by 84 months produces your monthly qualifying income
- Retirement accounts (401(k), IRA, brokerage) count as eligible assets
- Can be your sole income source — or supplement another income path
- Up to 80% LTV on primary residence at the top FICO/loan tier
- Primary residence, second home, and investment property all eligible
How qualifying income is calculated
The formula is intentionally simple. There is no debate, no projection, no forecasting model — eligible assets divided by 84 is your monthly income for underwriting purposes.
- Step 1
Verify eligible assets
We document the liquid and semi-liquid assets you intend to use — brokerage accounts, retirement accounts, and other eligible holdings. Statements from your custodians establish the asset base.
- Step 2
Divide the asset base by 84
TQL's asset utilization formula uses 84 months (7 years) as the divisor. Total eligible assets ÷ 84 = your monthly qualifying income for underwriting.
- Step 3
Use it solo — or stack it with other income
Asset utilization can be your only qualifying income source, or it can supplement W-2, 1099, P&L, or bank statement income. When stacking, the minimum asset requirement is waived.
Credit, housing, and seasoning requirements
Asset Utilization sits in the Prime Time alt-doc column, which carries tighter housing and credit-event overlays than the Standard / Bank Statement / 1099 column.
- Maximum housing history: 1x30x12 (one 30-day late in the last 12 months)
- Minimum credit-event seasoning: 36 months since any bankruptcy, foreclosure, short sale, or deed-in-lieu
- Decision credit score: the lowest score across all borrowers is used; program not available below 680 FICO
Asset utilization mortgage — FAQs
What is an asset utilization mortgage?
An asset utilization mortgage qualifies you on your assets instead of (or in addition to) your earned income. Total Quality Lending divides your eligible assets by 84 months to produce a monthly income stream the loan can be underwritten against — up to 80% LTV at the best FICO/loan tier.
What assets count toward asset utilization?
Eligible assets include liquid and semi-liquid holdings — brokerage accounts, retirement accounts (401(k), IRA, Roth IRA), and other documented investment holdings. We verify them with custodian statements at application and again before close.
Do my retirement accounts qualify even if I'm not at retirement age?
Yes. The asset utilization formula does not require you to be at retirement age — the divisor of 84 months (7 years) is fixed regardless of borrower age. Retirement accounts contribute to your eligible asset base.
Can I use a brokerage account or RSU/equity holdings?
Eligible brokerage holdings count toward the asset base. Concentrated single-stock or restricted holdings (such as RSUs that have not yet vested) are evaluated case by case — your Loan Officer will confirm what portion of your portfolio is eligible.
What about real estate equity — does that count?
Real estate equity itself does not feed the asset utilization formula. The formula is built around liquid and semi-liquid financial assets. If you want to use real estate equity to fund a purchase, a cash-out refinance on an existing property is the typical path, and the proceeds then become liquid assets.
What credit and housing-history requirements apply?
Asset Utilization sits in the Prime Time alt-doc column. Maximum housing history of 1x30x12 and a minimum 36 months of credit-event seasoning apply. The lowest credit score across all borrowers is used as the decision credit score, and the program is not available below 680 FICO.
Related alt-doc programs
Your assets are the income story — let’s qualify the loan
A 5-minute conversation with a TQL Loan Officer is enough to confirm your asset base qualifies the property you have in mind.
Start my asset utilization quote