Our program at a glance
- 600
- Minimum credit score (660 to use business deposits)
- 90%
- Max loan-to-value on a primary home
- $1M
- Lines from $50,000 to $1,000,000
- 12 mo
- Personal, business or combined bank deposits
Audi Garner · West Capital Lending · NMLS #190235 · Company NMLS #1566096
| Line amount | $50,000 to $1,000,000 |
|---|---|
| Credit score | From 600; 660 or higher to qualify on business deposits |
| Max loan-to-value | Primary home up to 90%; second home and investment property up to 85% |
| Income documents | Bank statements (as little as 12 months of personal, business or combined deposits), P&L, 1099 or asset-based |
| Property use | Primary residence, second home or investment property |
| Property types | Single-family, condo and 2–4 units |
| Lien position | 1st or 2nd lien, and 3rd lien in some cases |
| Title | Individual, joint, trust or LLC |
| Draw period | Up to 10 years |
| Repayment period | Up to 30 years |
| Payment options | Interest-only during the draw period; fixed-rate options available |
| Appraisal | Automated home value on most options |
| Closing | As fast as 5 days |
| Debt-to-income | Up to 50% |
Program terms as of November 2026. Variable rate with fixed-rate options. Not a quote or a commitment to lend; approval, line amount and rate depend on credit, income, the property and the program.
Quick answer: bank statement HELOCs
A bank statement HELOC qualifies self-employed borrowers on 12–24 months of bank deposits instead of tax returns. Business deposits are typically counted at 50–75% to allow for expenses, and pricing usually runs about 0.5–1.5 points above a full-documentation HELOC.
- Time self-employed: most lenders want 2 years; our program can work with 1 year when cash flow is strong.
- Credit: programs commonly start around 620–680; we consider scores down to 600, or 660 and up when you qualify on business deposits.
- Equity: combined loan-to-value typically capped at 75–85% on a primary home; ours can go to 90% in certain cases.
- Debt-to-income: most lenders want 43–45% or lower; our program allows up to 50%.
- Documents: statements plus proof the business is active (license, CPA letter or similar).
Comparing paths? See bank statement vs no-doc HELOCs for how this program fits next to asset-based and rental-income options.
Bank statement HELOC requirements at a glance
What lenders typically require to qualify with bank statements instead of tax returns:
| Documents | 12–24 months of business or personal bank statements instead of tax returns, plus proof the business is active (license, CPA letter, or similar). |
|---|---|
| How income is counted | Business-account deposits are typically counted at 50–75% to account for expenses; personal-account deposits are often counted at a higher percentage. Transfers and loans don't count. |
| Time self-employed | Most lenders want 2 years. Our program can work with 1 year of self-employment when your cash flow is strong. |
| Credit score | Programs commonly start around 620–680, with 700+ for better pricing. Our program considers scores down to 600 with compensating factors. |
| Equity and LTV | Combined loan-to-value is typically capped at 75–85% on a primary home. Our program can go up to 90% CLTV in certain cases, so you may need as little as 10% equity left in the home. |
| Debt-to-income | Most lenders want 43–45% or lower. Our program allows debt-to-income up to 50%. |
| Pricing | Typically about 0.5–1.5 points above a comparable full-documentation HELOC. |
Typical industry ranges as of October 2026; exact requirements vary by lender, program, credit, and property.
What is a Bank Statement HELOC?
A bank statement HELOC is a home equity line of credit designed for self-employed borrowers whose tax returns understate their true income. Instead of using your adjusted gross income from tax returns, the lender averages your deposits over the last 12 to 24 months — typically counting 50–75% of business-account deposits (or a higher percentage of personal-account deposits) as qualifying income. If your deposits average $30,000 a month, the lender may credit roughly $180,000+ a year of usable income, regardless of what your returns show after write-offs.
It's a revolving line, not a lump-sum loan: you draw what you need, pay interest only on the balance you use during the draw period, and the availability comes back as you repay. It's the cleanest way for a business owner to tap home equity without the tax-return math that trips up conventional applications.
Program benefits
- No tax returns required — qualify on 12–24 months of business or personal bank deposits.
- Add-backs done right — depreciation, home office, and one-time write-offs don't count against you.
- Access up to 85–90% of your equity, depending on credit and property type.
- Flexible, revolving line — draw and repay as you need, interest only on what you use.
- Direct lender in 23 states — a real originator who reads a Schedule C correctly.
Who qualifies
- Debt-to-income up to 50% on our program.
- Self-employed for generally 2+ years (our program can work with 1 year and strong cash flow).
- 12–24 months of bank statements showing consistent deposits.
- Sufficient home equity: typically within an 85% combined loan-to-value on a primary residence, and up to 90% in certain cases.
- Credit score generally 660+ for best pricing; lower considered with compensating factors.
- Property in one of the 23 states we're licensed in.
Want the full deep-dive?
Want the deposit math, the typical rate premium, and how to lower your rate? Read the full guide to bank statement HELOC rates →
Bank Statement HELOC by state
State rules change the math, from recording taxes to homestead law. See the details for your state:
Bank Statement HELOC in Minnesota
Rules, costs, and numbers for Minnesota.
Bank Statement HELOC in Arizona
Rules, costs, and numbers for Arizona.
Bank Statement HELOC in California
Rules, costs, and numbers for California.
Bank Statement HELOC in Maryland
Rules, costs, and numbers for Maryland.
Bank Statement HELOC in Virginia
Rules, costs, and numbers for Virginia.
Other ways to qualify: P&L HELOC · 1099 HELOC · 1 year self-employed · asset depletion
Watch: strong business, low tax-return income
A 5-minute conversation for established business owners with strong deposits, solid equity and good credit. Example figures are illustrative, not a quote. Created with AI avatars.
Frequently asked questions
What is a bank statement HELOC?
A bank statement HELOC is a home equity line of credit for self-employed borrowers that qualifies income using 12–24 months of bank deposits instead of tax returns. Lenders average your deposits (often counting 50–75% of business-account activity) to establish qualifying income, which lets business owners with heavy write-offs access their equity.
How many months of bank statements do I need?
Most programs use either 12 or 24 months of statements. Twenty-four months gives the lender a fuller, more stable picture and can improve your qualifying income if your business is seasonal; 12 months is faster and works when recent deposits are strong and consistent.
What credit score do I need for a bank statement HELOC?
Generally 660 or higher gets you the best pricing, though some programs consider scores lower with compensating factors like low loan-to-value or strong reserves. Because these lines are risk-priced, a higher score meaningfully lowers your rate.
How much can I borrow?
Typically up to 85–90% of your home's value minus your existing mortgage on a primary residence, subject to credit and the deposit-based income calculation. On an investment property expect a lower cap, around 70–75%.
Is a bank statement HELOC more expensive than a regular HELOC?
There's usually a modest rate premium versus a full-documentation HELOC, because the lender is using alternative income documentation. For most self-employed borrowers that premium is small relative to the benefit of qualifying at all.
Talk to a licensed HELOC lender
Get a rate estimate or ask a question — direct answer from Audi Garner, Branch Manager & Broker (NMLS #190235). No sales pitch. No hard credit pull.
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Related HELOC resources
HELOC for the Self-Employed
The complete guide to qualifying as a business owner.
No-Doc HELOC
Access equity with minimal income documentation.
HELOC Without Tax Returns
Four legitimate paths that skip the returns.
