> ## Documentation Index
> Fetch the complete documentation index at: https://cameron.mintlify.site/llms.txt
> Use this file to discover all available pages before exploring further.

# Seasonal Income Businesses

> Qualifying for a self-employed mortgage with fluctuating or seasonal revenue

Many self-employed borrowers have income that varies throughout the year—landscapers, tax preparers, retail businesses, tourism operators, and others with predictable busy and slow seasons. Self-employed mortgage programs can accommodate seasonal patterns with the right approach.

## How Lenders View Seasonal Income

Lenders want to see that seasonal fluctuations are normal for your business type, not signs of instability. They look for:

* Consistent patterns year over year
* Strong months that offset weak months
* Overall annual income that supports the loan

A landscaper earning \$25,000/month in summer and \$5,000/month in winter is fine—as long as the pattern is predictable.

## Why 24-Month Programs Help

Seasonal businesses often benefit from 24-month bank statement programs:

| Program | How It Handles Seasonality |
| - | - |
| 12-month | May capture mostly strong or weak months |
| 24-month | Averages across two full annual cycles |

If your application falls during your slow season, a 12-month lookback might understate your income. Two years of statements smooth out the peaks and valleys.

The same principle applies to 1099 programs: a two-year average smooths seasonal variation better than a single year.

## Documentation Tips

To strengthen your application:

* **Provide context** — A brief letter explaining your business cycle helps underwriters understand the pattern
* **Show consistency** — If possible, demonstrate that this year's pattern matches prior years
* **CPA letter** — Your accountant can confirm the seasonal nature of your business and typical annual income

## Timing Your Application

When you apply matters:

**Apply after strong season** — Your most recent months show higher deposits, which may help with 12-month programs.

**Ensure full cycle coverage** — Make sure your statement period captures at least one complete annual cycle to show the full picture.

## Reserve Requirements

Lenders may require additional reserves for seasonal businesses to ensure you can make payments during slow months. Expect 6-12 months PITIA, sometimes more.


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