What Is a Mortgage Broker?

Unless you live under a rock (like I do), you’ve probably heard the term “mortgage broker” get thrown around. You may have heard good things, and you may have heard bad things.

Regardless, a mortgage broker is essentially a middleman between the borrower/homeowner and the bank or mortgage lender. They work directly with both the consumer and the bank to help borrowers qualify for a mortgage, whether it be a purchase mortgage or a refinance.

Borrower/Homeowner <— Mortgage Broker —> Bank/Mortgage Lender

As you can see from my rather rudimentary, yet fairly time consuming diagram above, the mortgage broker acts as a liaison between two important entities. The borrower/homeowner end is the retail side, while the bank/lender end is the wholesale side.

So how does this whole mortgage broker thing work?

Well, once a borrower makes contact with a mortgage broker and agrees to work with him or her, the broker will gather important information. Income, asset, and employment documentation, along with a credit report, are necessary to assess the borrower’s ability to obtain financing. A retail bank would collect the same documentation.

Once the mortgage broker has all the important details, they can determine what will work best for the borrower. This may include setting an appropriate loan amount, loan-to-value, and determining which loan type would be ideal for the borrower.

Of course, the borrower can decide on all these things on their own if they so choose. The broker is just there to help (and make their commission).

When all the details are ironed out, the broker will submit the loan to a lender they work with to gain approval.  During the loan process, the broker will communicate with both the bank and the borrower to ensure everything runs smoothly.

If you use a broker, you won’t actually work directly with the bank. All correspondence will funnel through the broker and their staff.

Mortgage brokers make money by charging a loan origination fee and/or broker fees upfront (they used to get paid via yield spread premium).

They can also offer no cost loans by utilizing a lender credit, which will effectively raise the borrower’s interest rate, but eliminate out-of-pocket costs.

Borrowers can choose if they want to pay these costs at closing or via a higher interest rate. Ask your broker to clearly discuss both options before proceeding.

What they charge can vary greatly, so make sure you do your homework before agreeing to work with a mortgage broker. And ask what they charge before you apply!

Mortgage Brokers Can Shop Your Rate for You

After all the paperwork is taken care of, the mortgage broker will work on behalf of the borrower to find the best (lowest) mortgage rates available. This is the key advantage of a mortgage broker. They have the ability to shop with numerous banks and lenders simultaneously to find the lowest rate and/or the best loan program.

If you use a traditional retail bank, the loan officer can only offer loan programs and corresponding mortgage rates from a single bank. Clearly this would lessen your chances of seeing all that is out there. And who wants to apply more than once for a mortgage?

Keep in mind that the number of banks/lenders a mortgage broker has access to will vary, as brokers must be approved to work with each individually. In other words, one mortgage broker may have access to Wells Fargo’s wholesale mortgage rates, while another may not. The more options the better. So ask the broker for multiple quotes from as many lenders as possible.

[How many mortgage quotes should I get?]

Mortgage Brokers Are Your Loan Guide

Mortgage brokers work with borrowers throughout the entire loan process until the deal is closed. Overall, they’re probably a lot more available than loan officers at retail banks, since they work with fewer borrowers on a more personal level.

This is another big advantage over a retail bank. If you go with one of the big banks, you may spend most of your time on hold waiting to get in touch with a representative. Additionally, if your loan is declined, that’s the end of the line. With a mortgage broker, they’d simply apply at another bank.

Mortgage brokers were largely blamed for the mortgage crisis because they originated loans on behalf of numerous banks and weren’t paid based on loan performance.

Studies have shown that these originate-to-distribute loans have performed worse than loans funded via traditional channels.  But the big banks were the ones that created the loan programs and made them available, so ultimately the blame lies with them.

Regardless, you shouldn’t get yourself caught up in the blame game. It is recommended that you contact both retail banks and mortgage brokers to ensure you adequately shop your mortgage. Most borrowers only obtain a single mortgage quote, which certainly isn’t doing your due diligence.

Mortgage Broker FAQ

Are mortgage brokers free?

Like all other loan originators, brokers charge fees for their services, and their fees may vary widely. Additionally, they may get compensated from the lenders they connect you with, or ask that you pay broker fees out of your own pocket. If they aren’t charging you anything directly, they’re just getting paid by the lender, meaning you’ll wind up with a higher rate.  Be sure to explore all options to get the best combination of rate and fees.

Do mortgage brokers cost more?

No, as mentioned mortgage brokers can offer competitive rates that meet or beat those of retail banks, so they should be considered alongside banks when searching for financing.  They have the ability to shop numerous lenders at once so they can find the best pricing based on your needs.

Do mortgage brokers need to be licensed?

While licensing requirements do vary by states, mortgage brokers must be licensed and complete a criminal background check including fingerprinting.  Credit checks and minimum experience are also often required.  Additionally, brokers must usually complete pre-license education and some must take out a bond or meet certain net worth requirements.

Are mortgage brokers regulated?

Yes, mortgage brokers are regulated on both the federal and state level, and must comply with a large number of rules to conduct business.  Additionally, consumers are able to look up broker records via the NMLS to ensure they are authorized to conduct business in their state, and to see if any actions have been taken against them in the past.

Do mortgage brokers service loans?

Typically not.  Mortgage brokers work with banks and lenders that eventually fund your loan.  These banks will either keep the loan on their books or sell it off to another company that may service the loan. Put simply, there’s a good chance your loan servicer may change once or twice after your loan closes.

Are mortgage brokers going out of business?

While mortgage brokers account for a much smaller share of total loan volume these days, they still hold a fairly substantial slice of the pie.

And despite the ups and downs that come with real estate, they will most likely continue to play an active role in the mortgage market because they provide a unique service that large banks and credit unions can’t imitate.

So while their numbers may fluctuate from time to time, their services should always be available in one way or another.

Read more: Mortgage brokers vs. banks.


  1. Jim Butler April 5, 2015 at 4:45 am -

    I saw a home I liked far away in another state. I could very easily afford 20% down and also very easily afford the mortgage payments. My problem is that my FICO is probably too low for a conventional loan. I don’t want to be an investor. I just want to live in the house. I can not move
    to where the house is for two years and I assume it will be off the market by then. If I could get the home today, I would be just fine leaving it empty till I could move to that area. I’m pretty sure I could get an FHA loan except for the owner occupancy rule. I would never break the law, but
    I wonder if the FHA would understand my situation. If not, is there any other path for me outside of raising my FICO to 620? I plan to do this, but I’m afraid the house would be
    sold by then. I really like this house.

  2. Colin Robertson April 6, 2015 at 9:12 am -

    Hi Jim,

    Depends why your score is below 620…if it’s an easy fix you might be able to get it back to where it needs to be in a hurry, but if it’s not…some brokers are quite knowledgeable and can guide borrowers in the credit department. Good luck.

  3. Tom Jones April 14, 2015 at 7:00 pm -

    Thanks 4 your info. I live in florida and here u need a TITLE CO. to buy a house. What is a title co.?
    Also, how does the FDIC insure my mortgage loan; I have heard that if I have a foreclosure for my conventional loan with PMI, the FDIC must pay the lender/bank what I owe and I could be liable to pay the government back; is this true?
    Any advice will be greatly appreciated.
    sincerely. tom Jones

  4. Colin Robertson April 14, 2015 at 8:45 pm -


    The PMI company pays the lender if you default and there is mortgage insurance in force. Title insurance protects you and the lender from issues involving ownership of the property. http://www.thetruthaboutmortgage.com/what-is-title-insurance/

  5. nelson July 7, 2015 at 9:06 am -

    Hi I was just wondering I went to a bank to see if I could get a loan for a house and they denied me because of my credit history and I was just wondering is there any way I could get a loan or what is it that I have to do

  6. Colin Robertson July 7, 2015 at 9:35 am -


    One bank may say no but another may say yes. Do some reading on my site and you’ll have a better understanding of why you may or may not get approved for a mortgage. You may also want to look into why your credit isn’t so hot. Good luck!

  7. Jeff July 21, 2015 at 7:52 am -


    I have credit score of 693 and adequate income.
    However, I had a house that I thought the bank took back in an old bankruptcy, I recently found out that they did not take back the property so the city has been charging me for the property tax. I just received a letter telling me that the house has been sold in an auction. I am trying to get a mortgage on another home but the underwriter says that since that property tax is a debt I owe I can not get a loan until three years, is there anyone who can assist with this type if scenario.

  8. Kevin July 29, 2015 at 2:32 pm -

    Think of it drawing this analogy.

    Mortgage broker = used car sales person
    Underwriter = dealer finance guy

    Dont trust either one.

  9. katrina November 2, 2015 at 4:14 pm -

    Hello. We are currently building a house. We have a signed contract, and we worked with a mortgage broker to give us a pre-qualification. However, before we have the pre-qualification, we never shopped for mortgage brokers. I would like to start shopping now, as we have over 2 months before the house will be done. Can I still change lenders/mortgage brokers or I am already set to work with the one who gave us the pre-qualification? I feel that right now, they are just throwing me a number thinking that we are desperate to purchase our new home.

  10. Colin Robertson November 9, 2015 at 4:58 pm -


    You don’t need to use the bank/broker who gave you the original pre-qual…it’s generally good to shop around to see what’s out there and to compare rates/fees etc.

  11. Vanrssa January 8, 2016 at 2:00 pm -

    I have a bankruptcy 1 year out. Can a Mortgage Broker help me get a mortgage?

  12. Colin Robertson January 8, 2016 at 4:03 pm -

    Potentially, you’ll need to shop around to see.

  13. Lisa January 24, 2016 at 11:06 am -

    Hi Colin,

    I want to use a mortgage broker to get quotes from multiple lenders. How can I find one? I’ve Googled it of course! But most of my results are for people outside of the United States (which is where I live) or people here in the US whose phones are disconnected…

  14. Colin Robertson January 25, 2016 at 4:03 pm -


    Maybe ask a friend or colleague for a referral, or check out brokers via Zillow and similar places.

  15. renoasmother March 10, 2016 at 7:54 am -

    my FICO score is 780. What kind of rates does that give me for a refi loan?

  16. Colin Robertson March 16, 2016 at 10:23 am -

    Likely the best possible rate offered by the bank as long as there aren’t any other issues that increase your rate, such as high LTV, property type, transaction type (cash out for example). Credit score is just one piece of the pie but yours sounds like it’s excellent.

  17. Paul Langley May 13, 2016 at 2:50 pm -

    This is some really great information for anyone looking to get a mortgage. I really liked your point about the broker being your “loan guide,” because a lot of the time it can be difficult to really grasp what a mortgage broker does for you. Having someone working on your side, especially someone who has experience and knows what to expect, is a huge benefit when seeking a mortgage.

  18. Debie B. June 19, 2016 at 9:59 am -

    I filed bankruptcy in 2008. I found out last October (2015) that it was never discharged because the financial course certificate was never filed. I petitioned the court and it was discharged that day. Is there any way I can get a mortgage? My credit score is 672 and I have 4 accounts open with a 100% on time payment. The longest 2 accounts have been open 9 years.

    Everyone I have talked to tells me no because the discharge isn’t even a year yet. Even though I filed 8 years ago.

  19. Jeffrey Neel June 21, 2016 at 8:57 am -

    I have a low FICO score I pulled up a 590 while a lender pulled a 500 I want to by a house $102000 with a down payment of$32000 I am in N.C. wanting to move from M.D. Is there any possibility of making that happen?

  20. Colin Robertson June 24, 2016 at 4:10 pm -


    Not sure, but if they messed up and it should have been discharged a long time ago, maybe there’s a way to get someone to fix it so it shows the old, proper discharge date so a new mortgage would be possible.

  21. Colin Robertson June 24, 2016 at 4:17 pm -


    Might be possible, especially with a large down payment like that, but might also serve you better to work on your credit before you buy…that way a better, lower interest rate and more loan options.

  22. Nomy Y June 30, 2016 at 6:53 am -

    Why would or wouldn’t someone want to work as a “correspondence writer” for a mortgage company? Just wondering, and actually I blew off the job on the phone before even going to interview….but I wonder what the work might actually involve, besides wanting a worker with great technical writing skills (which I don’t have at all)? And when I checked, the head banking company said they didn’t even know about any “subsidiary mortgage company” associated with themselves, even though the two names were very similar. What do you think? Was I right to not interview?

  23. ray August 16, 2016 at 1:30 pm -


  24. Colin Robertson August 16, 2016 at 1:42 pm -


    Not personally, but after Googling it I see a few companies it could be…

  25. Bettie August 24, 2016 at 5:48 pm -

    My boyfriend and I prequalified with a bank for a construction to perm loan. The loan officer saw no issue with the application. He said the only problem could be that we are both self employed, but the numbers looked good. My boyfriend had a foreclosure 4 yrs. ago and disclosed this and the loan officer still didn’t see a problem. After waiting two months, he called to say that the underwriter denied us because he didn’t feel comfortable with it being new construction, but if we bought an existing home we would be approved. ????? I don’t get it. We got the loan for the land 18 months ago with no problem. My question is …would a mortgage broker be able to find a lender for us ?

  26. Colin Robertson August 25, 2016 at 4:53 pm -


    A broker might be useful because they work with dozens of different lenders and can hopefully find a home for your loan among them.

  27. Sarah September 30, 2016 at 11:06 am -

    I filled Bankruptcy twice after divorce. First time dismissed because I couldn’t afford mortgage and bankruptcy. Then a few months later filed again. Lawyer failed to complete paperwork and case dismissed. Home was foreclosed. That was December 2015. Have great income. 30 years employment as nurse. Have 7 acres of land. Living with parents. Have two generated children. Need a home. What can I do if anything?

  28. Colin Robertson September 30, 2016 at 2:40 pm -


    It’ll probably be tough with a recent BK but speaking to a few brokers might provide some answers. Possibly something via the non-QM route…

  29. Jade Brunet October 10, 2016 at 1:00 pm -

    Thank you for providing this information about mortgage brokers. I did not realize that these people were the individuals who worked directly with homeowners and mortgage lenders. It is good to know that they are there to help both sides. Something to consider would be to seek help from a local broker to eliminate an extensive commute and facilitate important meetings.

  30. ali moshiri March 22, 2017 at 3:02 pm -

    Hi, I decided to change my mortgage broker before my application approval process, how I can get rid of him?

  31. Colin Robertson March 23, 2017 at 9:43 am -


    Probably let him know you are working with someone else so you don’t waste his time.

  32. Ray May 21, 2017 at 7:24 pm -

    My daughter is working with a broker on her first home. Seller has accepted her offer. She has to pay the 500.00 nonrefundable binder fee to the realtor in a few days, yet her broker hasn’t secured her a loan yet. He told her to find a home and get an accepted offer while he was working on it, which she did. My question is, should she pay this fee and trust that he will come up with financing? He and the realtor have told her they feel confident he can make it happen.

  33. Colin Robertson May 22, 2017 at 7:25 am -


    If she has a few days, she should have time to firm up her financing and at least have a good idea as to whether she can get approved. Maybe use that time to have the broker run all her numbers and scrub her file and/or speak with other brokers/banks to ensure all ducks are in a row and any red flags are addressed now.

  34. Christine July 13, 2017 at 9:37 pm -


    I am having a hard time finding anyone to even talk to me about a mortgage loan for a house (due to the condition the house is in). I am looking for a rather small loan. Do you think a mortgage broker could actually help? I don’t want to pay fees to talk to someone who cannot help me.

    Thanks in advance!

  35. Colin Robertson July 14, 2017 at 12:52 pm -


    A broker might be a good fit because they work with several lenders and can hopefully find a home for your loan, even if it’s small. They may also have insight in terms of the condition of the home and getting it up to speed to pass appraisal.

  36. David McWade October 28, 2017 at 12:27 pm -


    My situation is different than everyone else’s here. I inherited a fair chunk of money, relocated and purchased a condominium for cash last July. Later I sold that condo and bought a new one this February, which is where I am living now. I paid cash for the condo, and the cost was $145,000. It may be worth more now.

    I am now trying to start two businesses (very small capital outlays involved) and engaged in a 12-week certificate program. I am not married, no kids, and have not worked in 2 1/2 years due to a disability. The last job I had was working for the federal government (with “above fully successful” performance reviews, but I can’t do the 9-to-5 anymore).

    My credit score, last I checked, was 790. I see no reason that it would have gone down. I pay my bills every month on time, with one exception in full. (And the exception is getting adequate payments on time.) My student loans are paid off, obviously my house, and car as well. The only debt I do not pay off in full is about $18000 on a low-interest business credit card (that has nothing to do with my present endeavors).

    I am interested in a home equity line of credit, perhaps along the lines of $50,000. This is for improvements in the home as well as some measure of security as my cash is slowly dwindling. I’m noticing with the rates quoted on this site my payments would be something like $250/month, which is less than I pay for health care. It would be manageable.

    I don’t know when my businesses are going to turn profitable but I am giving them a year to work out, again, there are very small capital expenditures.

    What are my options and what is the best way to proceed? I would think a broker would be most appropriate.

  37. Colin Robertson October 28, 2017 at 1:08 pm -


    The tricky part sounds like it might be the employment history. That may be why you paid cash for the condos in the past? If so, a mortgage broker might be able to help you navigate the process and find a lender willing to work with you, though you could also search and speak to lenders, credit unions, etc. yourself as you seem fairly well versed on the subject. If employment history is a roadblock, perhaps a bank statement program might work if you have sizable assets. Good luck!

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