Buying a home is a big decision, and the choices you make before you start looking can determine whether the process goes smoothly or hits unexpected obstacles.
This is the first in a three-part series covering what not to do before, during, and after buying a home in Las Vegas. Today, we're focusing on the pre-purchase phase—the financial, employment, and lifestyle decisions that can derail your home purchase before you even make an offer.
Financial & Loan-Related Don'ts
Do not buy new furniture or appliances before closing
It's tempting to start shopping for your new home before you actually own it, but financing large items can change your debt profile and disrupt loan approval.
Why this matters: Lenders check your credit and debt-to-income ratio multiple times during the process—at pre-approval, when you make an offer, and right before closing. A new car payment or furniture financing can push your debt-to-income ratio over the limit, even if you were approved weeks earlier. Wait until after closing to make major purchases.
Do not make large, unexplained cash deposits
Lenders require documentation for any unusual funds, including gifts from family members.
Why this matters: Large deposits trigger questions about where the money came from. If it's a gift, you'll need a gift letter from the giver. If it's from selling something, you'll need documentation. If you can't explain it, the lender may exclude it from your assets, which could affect your loan approval. Keep all deposits small and well-documented during the home buying process.
Do not switch or consolidate bank accounts
Asset verification becomes harder and can delay underwriting.
Why this matters: Lenders need to see a consistent history of your assets. Moving money between accounts or closing accounts makes it harder to verify where your down payment and reserves are coming from. If you need to make account changes, do it well before you start the home buying process, or wait until after closing.
Do not co-sign on anyone else's loan
Even if you never make the payment, it counts against your debt-to-income ratio.
Why this matters: When you co-sign, you're legally responsible for the debt. Lenders count the full monthly payment against your debt-to-income ratio, even if someone else is making the payments. This can reduce how much you're approved to borrow, or even disqualify you if it pushes your ratio too high.
Do not open or close credit accounts
Credit changes—even "good" ones—can affect approval.
Why this matters: Opening new credit accounts can lower your credit score temporarily and increase your available credit (which lenders view as risk). Closing accounts can reduce your credit history length and increase your credit utilization ratio. Both can affect your loan terms or approval. Keep your credit profile stable during the home buying process.
Employment & Stability Don'ts
Do not quit or change jobs or career fields
Stability matters more than income increases during underwriting.
Why this matters: Lenders want to see consistent employment history. Even if your new job pays more, changing jobs (especially to a different field) can require additional documentation, verification, and sometimes a waiting period. If you're in the same field and it's a clear step up, it might be okay, but it's risky. If you must change jobs, wait until after closing, or be prepared for delays and extra paperwork.
Lifestyle & Location Don'ts
Do not visit the property only once or at one time of day
Traffic, noise, parking, and neighborhood activity change dramatically throughout the day.
Why this matters: A quiet morning visit doesn't tell you about afternoon traffic, evening noise from nearby businesses, or weekend parking issues. Visit at different times—morning, afternoon, evening, and if possible, on a weekday and weekend. In Las Vegas, this is especially important near the Strip, airports, or industrial areas where activity patterns vary significantly.
Do not ignore environmental or industrial odors
Wind patterns can expose smells from farms, treatment plants, or facilities.
Why this matters: Las Vegas has specific areas near water treatment facilities, farms, or industrial zones where odors can be noticeable depending on wind direction. What you don't smell on one visit might be strong on another. Ask neighbors about this, and visit when winds are coming from different directions. This isn't just about comfort—it can affect resale value.
Do not buy based on staging or décor
Evaluate layout, storage, and function—not furniture.
Why this matters: Professional staging is designed to make homes look appealing, but you're buying the house, not the furniture. Look past the décor and evaluate: Does the layout work for your lifestyle? Is there enough storage? How will your furniture fit? What's the actual condition of the home? Staging can hide flaws and make small spaces look bigger. Focus on the bones of the house, not the presentation.
Do not overshare excitement on social media
Sellers may see it, reducing leverage during negotiations.
Why this matters: If sellers know you're emotionally invested or that this is your "dream home," they're less likely to negotiate on price or repairs. Keep your enthusiasm private until after closing. This is especially important in competitive situations where multiple offers are involved.
Process Don'ts
Do not give earnest money directly to a seller
Always use a neutral escrow account, especially in FSBO transactions.
Why this matters: Earnest money shows you're serious, but it should always go into a neutral escrow account, not directly to the seller. This protects you if the deal falls through due to contingencies. In FSBO (For Sale By Owner) transactions, sellers sometimes ask for money directly—don't do it. Use a title company or attorney to hold the funds. If a seller insists on direct payment, that's a red flag.
Quick Checklist: Before You Start House Hunting
- Keep your credit profile stable—no new accounts, no closures
- Avoid major purchases that require financing
- Document any large deposits (gift letters, sale receipts, etc.)
- Don't change jobs or career fields
- Don't co-sign on anyone else's loans
- Keep bank accounts consistent—no switching or consolidating
- Visit properties multiple times at different times of day
- Evaluate homes based on function, not staging
- Keep your enthusiasm private until after closing
- Always use escrow for earnest money, never pay sellers directly
The Bottom Line
Good decisions in home buying are about flexibility and fit. The mistakes above aren't about being perfect—they're about avoiding preventable problems that can derail your purchase or limit your options.
Most of these mistakes are avoidable with awareness. The key is understanding why they matter, not just following rules blindly. When you know the reasoning, you can make better decisions even in situations that aren't covered by a checklist.
This is part one of a three-part series. Next, we'll cover what not to do during the purchase process, including contract, inspection, and financing mistakes.
Buying a home isn't about perfection—it's about avoiding preventable mistakes and keeping your options open.
If you're planning to buy and want to talk through your specific situation, I'm happy to help. Text or call me at (424) 249-0863—and honestly, a text is better. I'll respond faster.
No pressure. No rush. Just honest guidance.