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: self-employed HELOCs
Yes, and you don’t need tax returns. Self-employed borrowers can qualify for a HELOC three ways: 12–24 months of bank statements instead of tax returns, tax returns with add-backs like depreciation, or 1099, P&L or asset-based options. Most lenders want 2 years in business and a 620–680+ credit score; our program can work with 1 year and scores down to 600 with compensating factors.
- Time in business: most lenders want 2 years; our program can work with 1 year when cash flow is strong.
- Credit and debt-to-income: most lenders want 620–680+ and DTI of 43–45% or lower; we consider scores down to 600 with compensating factors and DTI up to 50%.
- Equity: most programs cap combined loan-to-value at 80–85%; ours can go to 90% in certain cases.
- Pricing: alternative-documentation lines typically run about 0.5–1.5 points above full documentation.
- Appraisal: many lines can use an automated home value instead of a full appraisal; see no-appraisal HELOC options.
- Proof of business: a business license, CPA letter or similar third-party verification.
Self-employed HELOC requirements at a glance
The standard requirements lenders use for self-employed borrowers, in one place:
| Time self-employed | Most lenders want 2 years in business. Our program can work with 1 year of self-employment when your cash flow is strong. |
|---|---|
| Credit score | Most self-employed HELOC programs start around 620–680; 700+ gets better pricing and 740+ the best. Our program considers scores down to 600 with compensating factors. |
| Equity and LTV | Most programs cap combined loan-to-value at 80–85%. 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%. |
| Tax-return path | 2 years of personal and business tax returns plus a year-to-date profit and loss statement. Add-backs like depreciation raise qualifying income. |
| Bank statement path | 12–24 months of business or personal bank statements instead of tax returns; business deposits are typically counted at 50–75%. |
| Proof of business | A business license, CPA letter, or similar third-party verification that the business is active. |
| Pricing | Bank statement and other alternative-documentation HELOCs typically price about 0.5–1.5 points above a full-documentation HELOC. |
Typical industry ranges as of October 2026; exact requirements vary by lender, program, credit, and property.
What is a Self-Employed HELOC?
A self-employed HELOC lets business owners tap home equity without tax returns, using 12–24 months of bank statements, or tax returns with add-backs, or assets to qualify. It is a home equity line of credit underwritten for someone whose income doesn't arrive on a W-2. The mechanics of the line are the same as any HELOC — a revolving credit line secured by your home equity — but the income calculation is where a good loan officer earns their keep.
On a full-documentation file, that means working your tax returns correctly: adding back depreciation, the home-office deduction, amortization, and one-time write-offs that reduce taxable income but not actual cash flow. Done right, those add-backs can swing qualifying income by $30,000–$100,000 on a typical small-business file. When the returns still don't tell the story, a bank statement path qualifies you on deposits instead, and an asset-based path qualifies you on liquid assets. The denial most business owners get is usually a lender problem, not a borrower problem.
Program benefits
- Income read correctly — proper add-backs for depreciation, home office, and one-time write-offs.
- Three qualifying paths — full-doc, bank statement (12–24 months), or no-doc/asset-based.
- Borrow up to 85% of your home's value (combined with your mortgage), and up to 90% in certain cases.
- Revolving flexibility — draw for business or personal needs, pay interest only on what you use.
- A direct lender who knows non-QM — licensed in 23 states, NMLS #190235.
Who qualifies
- Self-employed, 1099, or business owner (generally 2+ years; our program can work with 1 year and strong cash flow).
- Enough equity to stay within the program's combined loan-to-value cap.
- Documentation for one path: tax returns (full-doc), 12–24 months of bank statements, or qualifying assets.
- 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 full breakdown of add-backs, the bank-statement path, and lender selection? Read the complete self-employed HELOC guide →
Self-Employed HELOC by state
State rules change the math, from recording taxes to homestead law. See the details for your state:
Self-Employed HELOC in Minnesota
Rules, costs, and numbers for Minnesota.
Self-Employed HELOC in Arizona
Rules, costs, and numbers for Arizona.
Self-Employed HELOC in California
Rules, costs, and numbers for California.
Self-Employed HELOC in Maryland
Rules, costs, and numbers for Maryland.
Self-Employed HELOC in Virginia
Rules, costs, and numbers for Virginia.
Go deeper: the complete self-employed HELOC guide, self-employed HELOC requirements, and bank statement HELOC rates.
Find your path: 1099 HELOC · P&L HELOC · only 1 year self-employed · bank statement HELOC
Declined by an online lender? See online HELOC lender alternatives and no-doc HELOC lenders compared.
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
Can a self-employed person get a HELOC?
Yes. Self-employed borrowers qualify for HELOCs every day — through full documentation (with proper income add-backs), bank statement programs that use deposits instead of tax returns, or asset-based programs. The key is a lender who understands self-employed income rather than applying a W-2 template.
How is self-employed income calculated for a HELOC?
On a full-doc file, lenders start with your net business income from tax returns, then add back non-cash and one-time deductions — depreciation, amortization, home office, and certain one-time expenses — to arrive at qualifying income. On a bank statement program, they average your deposits over 12–24 months instead.
What if my tax returns show very little income?
That's exactly what bank statement and no-doc programs solve. If write-offs make your taxable income look small, the lender can qualify you on 12–24 months of bank deposits, or on your liquid assets, rather than the returns. Your real cash flow — not your tax strategy — drives the approval.
How long do I need to be self-employed?
Most programs want a 2-year self-employment history. Our program can work with 1 year of self-employment when your cash flow is strong. The longer and steadier your history, the more favorable the terms.
What credit score do I need?
Generally 660+ for the best pricing across self-employed programs, with lower scores considered when offset by low LTV, strong reserves, or a bank statement history. A higher score lowers your rate on these risk-priced programs.
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
Bank Statement HELOC
Qualify on deposits, not returns.
Best HELOC for the Self-Employed
How to pick the right program and lender.
Self-Employed HELOC Requirements
The four eligibility pillars and the document checklist.
