You've been saving. Your credit score looks good. You're scrolling listings and picturing yourself in that kitchen.

Then the lender runs the numbers, and you qualify for way less than you expected.

I see this all the time. It's rarely one big mistake. It's things that don't seem like a big deal, until a lender adds them up.

Here's what quietly lowers how much you qualify for, and what to do about it.

1. That car payment

This is the big one. When a lender works out how much you can borrow, every monthly payment you owe counts against you, and a car loan or lease is usually the biggest.

I recently worked with a client whose $900 lease payment cut his mortgage approval by about $180,000, depending on rates. It killed his deal on the home he was hoping to buy. He could still buy, just for a lot less.

What to do: If you're planning to buy in the next year or two, talk to a mortgage broker before you sign for a new vehicle. If you really need the car, a cheaper payment can make a big difference.

2. Credit card and line of credit balances

Here's what surprises people: it doesn't matter what you actually pay each month. Lenders typically count 3% of your balance as a monthly payment when you qualify.

So if you owe $10,000 on a line of credit and you're only paying the interest, maybe $50 a month, the lender still counts it as $300 a month. That can make a real dent in what you can borrow.

What to do: Pay down your credit card and line of credit balances before you apply. Lower balances also help your credit score.

3. Never checking your credit report

Most people assume their credit is fine until a lender pulls it. Then an old account, an error or a forgotten bill that went to collections shows up at the worst possible time, right when you're trying to buy.

Checking your own credit report doesn't hurt your score, and you can do it for free with Canada's two credit bureaus, Equifax and TransUnion.

What to do: Check your credit report a few months before you plan to buy. If something looks wrong, you'll have time to fix it before it costs you.

4. Buy now, pay later

Those handy "4 easy payments" add up, and they count too. Lenders factor them in just like any other debt.

What to do: Avoid new payment plans in the months before you apply, and pay off the ones you have if you can.

5. Co-signing for someone else

This is a big one. Co-signing a loan for a friend or family member makes that debt yours as far as a lender is concerned, even if they make every single payment.

What to do: Think carefully before you co-sign, and tell your broker up front if you already have.

6. Late payments, even the small ones

It doesn't matter if the payment is $20 or $700. Late is late.

And yes, that includes your phone bill. Phone companies report to the credit bureau, and I see people's credit take a hit from just that. A missed phone payment might not kill your deal on its own, but it can lower your score right when you need it most.

What to do: Set up automatic payments on everything, even the small bills.

The bottom line

None of this means you can't buy a home. It means the order you do things in matters. A quick conversation before you make a big money move can save you from finding out the hard way.

Planning to buy in Maple Ridge, Pitt Meadows or Langley? Reach out and I'll show you exactly where you stand and what you can do to boost your borrowing power.

This article is general information, not personalized mortgage advice. Every situation is different, so talk to a mortgage professional about yours.