Contract income, reviewed the way it is actually earned.
Explore programs that may review 1099 earnings for eligible independent contractors without standard W-2 documentation. Available options are subject to application review, verification, lender guidelines and underwriting approval.
(938) 201-5656Program availability and eligibility depend on borrower profile, property, credit, income, equity, documentation, lender guidelines, and underwriting approval. This is not a commitment to lend or extend credit. Uptiq Premier Mortgage, LLC | NMLS 2362651. Equal Housing Opportunity.
Quick program summary
A 1099 program is a non-QM path where qualifying income may be derived from 1099 forms for independent contractors, commissioned professionals and gig-economy earners.
- Designed for eligible independent contractors and 1099 earners
- Qualifying income may be derived from 1099 documentation
- Alternative to full tax return or W-2 review
- Purchase, rate-and-term refinance and cash-out scenarios may be considered
- Expense factors applied by the lender vary by program
What is 1099 borrower loans?
Independent contractors receive 1099 forms instead of W-2s, and their tax returns often carry deductions that reduce reported income. A 1099 program works from the 1099 itself.
The difference from a bank statement program is the source document: 1099 forms rather than deposit history. Lenders typically apply an expense factor to the 1099 total to arrive at qualifying income.
Transactions commonly considered include purchases and refinances on primary residences, second homes and investment properties.
Before requesting a review, it helps to know how long you have worked in the same line of work, how many payers issue your 1099s, and whether your earnings are steady or seasonal.
Who may want to explore it?
May be worth exploring if you are paid as a contractor rather than an employee
Could be considered for commissioned sales professionals paid on 1099
Options may be available for medical, legal or technical professionals under contract
May fit gig-economy and platform-based earners with consistent history
Could be considered when write-offs reduce the income shown on tax returns
What this program may offer.
Qualifying income may be derived directly from your 1099 forms rather than net income on a return.
Lenders apply a defined expense factor to the 1099 total, which varies by program.
Programs commonly consider one or two years of 1099 history depending on the lender.
Primary residence, second home and investment property scenarios may each be reviewed.
1099 documentation may support purchases, rate-and-term refinances and cash-out requests.
UPM compares 1099, bank statement and full-documentation calculations to see which is strongest.
Important considerations
- A documented history in the same line of work is generally expected.
- The lender's expense factor reduces the 1099 total used for qualifying.
- Seasonal or highly variable earnings may require a longer review period.
- Non-QM pricing and terms differ from agency financing.
- Payer documentation or a contract may be requested to support continuity.
Options we can review
- One-year 1099 income review
- Two-year 1099 income review
- Comparison against bank statement documentation
- Purchase, rate-and-term refinance and cash-out refinance
- Combination files with a W-2 co-borrower
Three steps, no guesswork.
Gather a sense of your 1099 history and how consistent your contract work has been.
Tell the Guide how you are paid and what property goal you have in mind.
A licensed mortgage professional compares 1099 and other documentation paths and explains available structures.
Frequently asked questions.
Programs commonly review one or two years of 1099 history. The required period depends on the lender and the consistency of the income.
No. Lenders apply an expense factor to the 1099 total, so qualifying income is lower than the gross amount reported.
Multiple 1099s may be reviewed together. Consistency across payers and time is what lenders look at.
A 1099 program works from your 1099 forms; a bank statement program works from deposits into your accounts. Which fits better depends on your situation.
Investment property scenarios may be considered, and a DSCR review may be worth comparing for rentals.
Many 1099 programs do not require full tax returns. Documentation requirements are confirmed by the lender during review.
Not automatically. Seasonal patterns may require a longer review period so the lender can see a complete cycle.
Other paths worth comparing.
Ready to see what 1099 borrower loans could look like for you?
Start with the UPM Mortgage Guide, then review possible options with a licensed mortgage professional.
(938) 201-5656Program availability and eligibility depend on borrower profile, property, credit, income, equity, documentation, lender guidelines, and underwriting approval. This is not a commitment to lend or extend credit. Uptiq Premier Mortgage, LLC | NMLS 2362651. Equal Housing Opportunity.