Pennsylvania
No. But if you own a business in Pennsylvania, you are not out of options. Here is what actually works, and why the one loan does not.
You run a business in Pennsylvania. Your tax returns show a fraction of what the business actually makes, because your CPA did their job. Somebody told you about a mortgage where the lender does not look at income at all, and it sounded like the answer.
Then you found out it is not available in Pennsylvania, and nobody told you why or what to do instead. So let me do both.
A true no income verification mortgage is not available on a Pennsylvania property. Pennsylvania is one of six places where every lender I have seen in this space refuses to write it. The other five are Maryland, Maine, Nevada, Washington and Washington, D.C.
I am licensed in Pennsylvania and I still cannot do this loan there. I would rather tell you that on the first call than take your application and find out in week three.
After 2008, federal law added the ability-to-repay rule. In plain terms, a lender has to document that you can afford the payment. That is what killed the old no-doc loan.
There is one carve-out. A lender certified by the U.S. Treasury as a Community Development Financial Institution, a CDFI, is exempt from that rule on the loans it originates. That exemption is the entire legal basis for a no income verification mortgage. It is not a loophole. It is a federal program doing what it was designed to do.
The catch is that ability to repay also lives in state law, and a handful of states did not carry the CDFI exemption into their version. Pennsylvania is one of them. A lender relying on the federal exemption would be compliant federally and out of compliance under Pennsylvania law, so they simply do not lend here.
In other words, the loan is legal. Pennsylvania just never adopted the piece of the law that makes it possible.
This is the part people get backwards. The rule follows the property.
Here is the good news. The state problem only touches loans where income is not documented at all. Every other program I use does document income. It just does not use your tax returns to do it. Those loans satisfy ability to repay the normal way, so Pennsylvania has no issue with them.
That last one is the closest thing to a no income loan you will find in Pennsylvania, and it is available here. The trade is that it is for investment property, not the house you live in.
A lot of files fit two of those. When that happens, the answer comes down to price and paperwork, and that is a conversation, not a guess. These programs all price higher than a conventional loan, so if a conventional loan will actually work for you, I will tell you that too.
Pennsylvania charges a realty transfer tax when property changes hands. The state takes one percent, local jurisdictions add their own share on top, and by custom buyer and seller usually split it. In Philadelphia the local share is noticeably higher than in most of the state. None of that is specific to non-QM, but it is real money at closing, and I would rather you plan for it than find it on the closing disclosure.
If you are in Philadelphia, Pittsburgh, the Lehigh Valley, Harrisburg, Lancaster or anywhere else in the state, the programs above are the same. I work these loans remotely, and your closing happens locally.
Not sure which program fits? Text me the county you are buying in and roughly how you get paid, and I will tell you which program fits before you send a single document.
I am Scott Hastings, NMLS #926762, licensed in Pennsylvania and twelve other states. Almost all of my work is with self-employed business owners and real estate investors whose tax returns do not reflect what their business actually does.
If the loan you came here for is not possible on your property, I will tell you in the first conversation, and then I will tell you what is.
No. Pennsylvania is one of six places, along with Maryland, Maine, Nevada, Washington and Washington, D.C., where lenders do not offer this loan. Those states did not adopt the Community Development Financial Institution exemption to the ability-to-repay rule, so a lender relying on that exemption would be out of compliance with state law. Bank statement, 1099, P&L, asset-based and DSCR loans are all available in Pennsylvania because they document income the ordinary way.
A no income verification mortgage rests on a federal exemption from the ability-to-repay rule for lenders certified as Community Development Financial Institutions. Pennsylvania did not carry that exemption into state law. The loan is legal federally, but a lender using the exemption would not satisfy the state requirement, so lenders do not offer it on Pennsylvania properties.
Yes. A bank statement loan documents income using twelve or twenty-four months of deposits with an expense factor applied, so it meets the ability-to-repay rule and is available in Pennsylvania. For most self-employed Pennsylvania borrowers it is the first program worth looking at.
Yes, if the property is in a state where the program is available, such as Florida, North Carolina or South Carolina. The rule follows the property, not the borrower. The reverse is also true: a borrower from any state cannot use this program to buy a Pennsylvania property.
Yes, with a DSCR loan. A DSCR loan qualifies an investment property on the rent it produces rather than on your personal income. It is available in Pennsylvania, but it is for investment property only, not a primary residence.
No. What you need is a broker licensed in Pennsylvania with access to the non-QM lenders that serve the state. I am licensed in Pennsylvania under NMLS #926762, which you can verify on the NMLS Consumer Access database, and I work these loans remotely while your closing happens locally.
You can verify any mortgage broker or lender, including me, at the NMLS Consumer Access database. Mortgage licensing in Pennsylvania is administered by the Pennsylvania Department of Banking and Securities. The federal ability-to-repay rule is explained by the CFPB, and CDFI certification is administered by the U.S. Treasury CDFI Fund.
Find out in one text what works on your Pennsylvania property
Send me two things: the county you are buying in and how you get paid, whether that is 1099, business deposits, K-1 or a mix. That is enough for me to tell you which program fits and what it will take.
No application. No documents. Nothing that touches your credit. If a conventional loan would serve you better, I will say so.
Text me: 704-890-7168Or call the same number
Scott Hastings, NMLS #926762. Mortgages by Scott, a division of Arbor Financial Group. 121 N Main St Ste 202, Mooresville NC 28115. Licensed in Pennsylvania. Equal Housing Opportunity. State availability and program guidelines are set by individual lenders and by state law, and both change without notice. This page is general information current as of September 2026, not a commitment to lend or an offer of credit, and no rate, term or approval is promised. Message and data rates may apply.
