Twelve months or twenty-four?
Choosing your look-back period is the cheapest decision on the file, and the one most often made by accident.

A bank statement programme will usually let you choose between twelve and twenty-four months of deposits. Most people send whatever their bank exported first. That is a decision, made badly.
Twelve months helps a business that grew
If this year is meaningfully better than last year, twenty-four months drags the average backwards by including months you have outgrown. Twelve months lets the current shape of the business speak.
Twenty-four months helps a business that wobbled
One quiet quarter inside twelve months costs you a quarter of your average. Inside twenty-four it costs you an eighth. If your work is seasonal, or a contract ended and another started, the longer window is usually kinder.
The right answer is whichever produces the larger honest number. Both are honest. Only one is larger.
The case where it is not close
A one-off windfall — a catering contract, a settlement, an unusual licensing cheque — inside a twelve-month window can inflate the average so obviously that an underwriter discounts it. Twenty-four months absorbs it into something believable. Believable beats large.
Odette Fontenot
Mortgage broker, New Orleans
Every figure and rule described here is illustrative and general. Programme rules differ between lenders and change over time, and this is a demonstration site written by a practice that does not exist.
- Bank statement loansThe expense factor is the negotiationEveryone shops the rate. On a bank statement loan the number that decides whether you qualify at all is the one nobody asks about.
- Investment propertyOn a Gulf South rental, quote the insurance firstThe premium decides more deals here than the interest rate does, and it arrives late enough to break them.
- ConventionalAdd the returns up firstA great many self-employed buyers are quoted a non-QM rate they never needed.