What lenders actually look at (and what they don't)

Part of being a mortgage broker in Palm Beach is hearing the same myths recycled at every backyard barbecue. 'They count every coffee.' 'They'll knock you back if you've ever used Afterpay.' 'They want six months of perfect statements.' Some of that is partly true. A lot of it isn't.

Lenders are mostly trying to answer one question: can this person comfortably repay the loan, including if conditions change? Everything they ask for is a way of getting closer to that answer.

Income stability matters. Existing commitments matter. Savings patterns matter. Living expenses matter, but in the realistic sense of 'do your spending habits match your stated budget' rather than a forensic audit of every flat white.

What matters less than people think? One-off purchases, occasional treats and the kind of normal life spending that any reasonable person does. Lenders aren't looking for monks. They're looking for borrowers who understand their own cashflow.

If there's one practical takeaway, it's this: the cleaner and more consistent your last few months of statements look, the smoother the conversation tends to be. Not perfect. Just consistent.