{"id":3466,"date":"2016-04-22T09:35:24","date_gmt":"2016-04-22T09:35:24","guid":{"rendered":"http:\/\/teammovemortgage.com\/?p=3466"},"modified":"2020-07-13T22:33:17","modified_gmt":"2020-07-13T22:33:17","slug":"unreimbursed-employee-expenses-causing-problems-on-your-mortgage","status":"publish","type":"post","link":"https:\/\/teammovemortgage.com\/blog\/unreimbursed-employee-expenses-causing-problems-on-your-mortgage\/","title":{"rendered":"Unreimbursed Employee Expenses Causing Problems on Your Mortgage?"},"content":{"rendered":"<h1>Unreimbursed Employee Expenses and Mortgage<\/h1>\n<figure id=\"attachment_3467\" aria-describedby=\"caption-attachment-3467\" style=\"width: 234px\" class=\"wp-caption alignleft\"><img loading=\"lazy\" decoding=\"async\" class=\"wp-image-3467 size-medium\" src=\"https:\/\/teammovemortgage.com\/blog\/wp-content\/uploads\/2016\/04\/form-2106-234x300.jpg\" alt=\"Unreimbursed employee expenses form 2106 and mortgage loans\" width=\"234\" height=\"300\" \/><figcaption id=\"caption-attachment-3467\" class=\"wp-caption-text\">Click here to view this form better<\/figcaption><\/figure>\n<h1 style=\"text-align: left;\">Unreimbursed Employee Expenses can cause issues with calculating mortgage income<\/h1>\n<p>An often overlooked and potential deal killer on mortgage loans is a few pages back in the tax returns on Schedule A called\u00a0&#8220;Employee Business\u00a0Expenses&#8221;.\u00a0 If you have found this article through an online search down the road after it was written, it is probably because you or a client is having an unreimbursed employee expenses issue which is causing an\u00a0income calculation problem on a mortgage.\u00a0 We hope this is not the case, but at least we want to educate you on the subject and hopefully save your loan now or in the future.\u00a0 When a taxpayer completes their tax return with unreimbursed employee expenses, they are basically telling the IRS the following:<\/p>\n<ul>\n<li>In order to perform their job, they incurred required expenses<\/li>\n<li>The employer did not reimburse them for these expenses<\/li>\n<li>Reduce their taxable income with these deductions<\/li>\n<\/ul>\n<p>This deduction is first found near the bottom of schedule A and if there is a deduction, then Form 2106 must be completed and will detail what the expenses are.<\/p>\n<p>This expense can be just a few hundred dollars but we have seen recently where borrowers report W2 earnings of $40,000 and then report $32,000 in unreimbursed employee expenses.\u00a0 In some cases this can be a problem and mortgage loan types can treat this differently.\u00a0 Most importantly it can\u00a0depend on how the borrower is paid.\u00a0 Also not all mortgage loan approvals require tax returns or transcripts of tax returns.\u00a0 But when they do, you can see why it is important that lenders have the tax returns and transcripts early in the process.\u00a0 Below we show you how <a href=\"http:\/\/teammovemortgage.com\/va-loan\/\" target=\"_blank\" rel=\"noopener noreferrer\"><span style=\"text-decoration: underline;\"><strong>VA<\/strong><\/span><\/a>, <a href=\"http:\/\/teammovemortgage.com\/fha\/\" target=\"_blank\" rel=\"noopener noreferrer\"><span style=\"text-decoration: underline;\"><strong>FHA<\/strong><\/span><\/a>, <a href=\"http:\/\/teammovemortgage.com\/usda\/\" target=\"_blank\" rel=\"noopener noreferrer\"><span style=\"text-decoration: underline;\"><strong>USDA<\/strong><\/span><\/a>, and conventional loans treat these potentially mortgage killer expenses.<\/p>\n<h2>How VA Loans Treat Unreimbursed Employee Expenses:<\/h2>\n<p>Prior to June 1, 2016, the actual <a href=\"http:\/\/teammovemortgage.com\/va-loan\/\" target=\"_blank\" rel=\"noopener noreferrer\"><span style=\"text-decoration: underline;\"><strong>VA<\/strong><\/span><\/a> guidelines did not address all scenarios for borrowers that may write-off unreimbursed employee <img loading=\"lazy\" decoding=\"async\" class=\"alignright wp-image-3478 size-square\" src=\"https:\/\/teammovemortgage.com\/blog\/wp-content\/uploads\/2016\/04\/VA-approved-180x180.jpg\" alt=\"VA approved\" width=\"180\" height=\"180\" \/> expenses.\u00a0 The guidelines only addressed commission income, but not regular salaries, hourly, hourly with overtime, or bonuses.<\/p>\n<p>Per the <a href=\"https:\/\/teammovemortgage.com\/blog\/wp-content\/uploads\/2016\/04\/VA-circular-clarifying-unreimbursed-employee-expenses.pdf\">VA circular clarifying unreimbursed employee expenses<\/a>, it clarified how to treat unreimbursed employee business expenses on VA loans.\u00a0 So if a borrower receives\u00a0less than 25%\u00a0of their income from commissions or receives no commissions at all, then we would not be required to deduct any Unreimbursed Employee Expenses from the borrower&#8217;s income.\u00a0 Therefore Unreimbursed Employee Expenses must be deducted from a borrower&#8217;s income is if the borrower receives 25% or more of their income from commissions.\u00a0\u00a0The only exception to this policy would be when there is an auto lease or loan payment.\u00a0 These are not subtracted from the income because they are considered part of the borrower&#8217;s recurring monthly debt obligations.\u00a0 If the borrower reports an auto allowance as part of the qualifying income, the lender must determine if the auto expenses reported on IRS form 2106 should be deducted from income or treated as a liability.<\/p>\n<ul>\n<li>\n<p align=\"LEFT\">If the reported expense exceeds the automobile allowance, the amount must be deducted from income as a net calculation in Section D on the VA Form 266393.<\/p>\n<\/li>\n<li>\n<p align=\"LEFT\">If the reported expense is less than the automobile allowance, the amount must be treated as net income and added to the Veteran\u2019s monthly income.<\/p>\n<\/li>\n<\/ul>\n<h2>How Fannie Mae Conventional Loans Treat Unreimbursed Employee Expenses (form 2106):<\/h2>\n<p>Fannie Mae guidelines for a conventional loan does not require that lenders back out the unreimbursed employee expenses when a borrower\u00a0receives\u00a0a salary,\u00a0hourly wage, bonus, receives commissions of less than 25% of their income, or paid hourly plus overtime.\u00a0 The only time that these expenses are backed out of the income is if the borrower receives commissions that are 25% or more of their total income.<\/p>\n<h2>How FHA &amp; USDA Loans Treat Unreimbursed Employee Expenses<\/h2>\n<p>On <a href=\"http:\/\/teammovemortgage.com\/fha\/\" target=\"_blank\" rel=\"noopener noreferrer\"><span style=\"text-decoration: underline;\"><strong>FHA<\/strong><\/span><\/a> and <a href=\"http:\/\/teammovemortgage.com\/usda\/\" target=\"_blank\" rel=\"noopener noreferrer\"><span style=\"text-decoration: underline;\"><strong>USDA<\/strong><\/span><\/a> loans, we would need to reduce the borrower&#8217;s income by the amount of unreimbursed employee expenses written off no matter what type of income the borrower has.\u00a0 On <a href=\"http:\/\/teammovemortgage.com\/usda\/\" target=\"_blank\" rel=\"noopener noreferrer\"><span style=\"text-decoration: underline;\"><strong>USDA<\/strong><\/span><\/a>, this is for debt ratio calculation only and not applicable to the maximum household income limit calculation.\u00a0 So if a borrower is a salaried position and writes off these expenses, we would need to reduce the income by this amount.<\/p>\n<p>So what should you get out of this article?\u00a0 First, always make sure that if you are going to write-off expenses, make sure that they are legitimate expenses so you don&#8217;t get in trouble with the IRS.\u00a0 Next, whether you are a borrower or realtor working with a\u00a0buyer, you can see why it is so important for providing all documentation requested very early in the mortgage process and best if prior to contract.\u00a0 Let&#8217;s know if there are issues up-front so you don&#8217;t have issues when it is too late in the process to get earnest money, due diligence, or other expenses and time back.<\/p>\n<p><strong>Related Resources:<\/strong><\/p>\n<ul>\n<li><span style=\"text-decoration: underline;\"><strong><a href=\"http:\/\/teammovemortgage.com\/va-loan\/\" target=\"_blank\" rel=\"noopener noreferrer\">Learn more about VA home loans<\/a><\/strong><\/span><\/li>\n<li><span style=\"text-decoration: underline;\"><strong><a href=\"http:\/\/teammovemortgage.com\/fha\/\" target=\"_blank\" rel=\"noopener noreferrer\">Learn more about FHA loans<\/a><\/strong><\/span><\/li>\n<li><a href=\"http:\/\/teammovemortgage.com\/usda\/\" target=\"_blank\" rel=\"noopener noreferrer\"><span style=\"text-decoration: underline;\"><strong>Learn more about USDA Guaranteed Home Loans<\/strong> <\/span><\/a><\/li>\n<\/ul>\n","protected":false},"excerpt":{"rendered":"<p>Unreimbursed Employee Expenses and Mortgage Unreimbursed Employee Expenses can cause issues with calculating mortgage income An often overlooked and potential deal killer on mortgage loans is a few pages back in the tax returns on Schedule A called\u00a0&#8220;Employee Business\u00a0Expenses&#8221;.\u00a0 If you have found this article through an online search down the road after it was [&hellip;]<\/p>\n","protected":false},"author":2,"featured_media":3467,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"_acf_changed":false,"footnotes":""},"categories":[5,33,17,40],"tags":[702,703,704,705],"class_list":["post-3466","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-1st-time-buyers","category-frequently-asked-questions","category-products","category-tips","tag-commission-income","tag-form-2106-employee-business-expenses","tag-how-mortgage-loans-treat-unreimbursed-employee-expenses","tag-unreimbursed-employee-expenses"],"acf":[],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v26.9 - 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