Why this list exists

Federal housing-counselor training and consumer-protection rules (RESPA, TILA, ECOA) exist because certain patterns kept costing buyers their money or their homes. None of these signs proves wrongdoing on its own — but each one is a reason to pause, ask for the thing in writing, and get a free second opinion from a HUD-approved counselor before you sign.

Pressure and paperwork

Slow down if you see any of these:

• You are pressured to sign documents with blank spaces or numbers "to be filled in later." Never sign an incomplete document.
• You are told there is no time to read what you are signing, or that reading it will kill the deal. Real deals survive being read.
• Someone asks you to overstate your income, understate your debts, or say you will live in a home you do not intend to live in. That is asking you to commit fraud — it is you, not them, who signs the application.
• The loan terms at the closing table differ from what you were quoted, and nobody can explain why. You can ask to pause a closing. It is uncomfortable — it is also your money.

Costs and steering

These are about where your money goes:

• You are steered to a specific title company, inspector, or insurer with no clear explanation. Ask whether you may shop for the service and request any requirement in writing.
• Fees appear on your Loan Estimate or Closing Disclosure that nobody will explain. Every line has a name and a reason; make them give you both.
• You are steered toward a more expensive loan when you appear to qualify for a cheaper one — for example, told not to bother with assistance programs or FHA because "the paperwork is a hassle." The paperwork is their job.
• A promise that credit or income "won't be checked." Mortgage lenders ordinarily verify the information used to decide whether you can repay, so ask exactly what product is being offered and get its terms in writing.

What to do when something feels off

Ask for it in writing. Honest parties put things in writing; the request itself is a test.

Call a HUD-approved housing counselor for independent guidance. Use our counselor directory to find one in your state and ask the agency about any fee before scheduling.

You can also file a complaint with the Consumer Financial Protection Bureau at consumerfinance.gov/complaint, which forwards it to the company and tracks the response.

And remember the disclosures exist for you: the Loan Estimate must reach you within three business days of applying, and the Closing Disclosure three business days before closing — time given to you by law specifically so you can read and compare.