File is open
Hi {{name}}, your file is open and moving. I'll text you at each step: appraisal, underwriting, final conditions and closing. You won't have to chase me.
Mortgage loan status update texts: 13 templates for every milestone
Between the signed contract and the keys, a borrower hears almost nothing, and silence feels like trouble. The most common complaint about lenders is not the rate, it is not knowing what is happening. These messages cover each milestone: the file opens, the appraisal, underwriting, conditions, clear to close, and the closing disclosure. Short, calm updates mean fewer anxious calls for you. Copy any message, or add all 13 to your keyboard. They work in any app, including iMessage, WhatsApp, Instagram and Messenger.
Works in WhatsApp, iMessage, Instagram, Messenger and every other app.
Words in {{double braces}} are blanks. In the textcuts keyboard you fill them with one tap, and the names you used recently come back.
Opening the file
Appraisal ordered
{{name}}, I've ordered your appraisal. The appraiser may contact you or your agent to get in. It usually takes about a week, and I'll tell you the moment it's in.
Appraiser is coming
Hi {{name}}, the appraiser is coming on {{day}}. Please leave the home accessible, and send them a list of any recent updates if you have one.
Appraisal back
{{name}}, the appraisal is back and I'm reviewing it. I'll call you today to go over it.
Underwriting and conditions
With underwriting
Good news, {{name}}: your loan is now with underwriting. This is the stage where they review everything. It's normal to hear little for a couple of days. I'll update you either way.
Conditions
Hi {{name}}, underwriting asked for a couple of items before they finish. This is very common. I'll send you the list now and help you with each one.
Cleared
{{name}}, thank you, that item is cleared. We're one step closer.
Quiet period
{{name}}, while we wait, please don't make big purchases or change jobs without talking to me first. Lenders check everything again right before closing.
A delay
{{name}}, a quick update: we're waiting on the title company, so one step will take a little longer than planned. I'm following up today and I'll message you when I know more.
Clear to close and closing
Clear to close
{{name}}, you're clear to close. Congratulations. I'll send your closing disclosure today, and you will have time to review it before you sign.
Closing disclosure
{{name}}, take a look at your closing disclosure and send me any question, even small ones. I'd rather explain a line than have you wonder about it.
Closing set
Hi {{name}}, your closing time is confirmed. I just sent the address and time to your email so you have it in writing.
Final walkthrough
Hi {{name}}, before closing, do your final walkthrough with your agent. If anything about the home looks different, tell us right away.
When to send each message
| When | Message | Note |
|---|---|---|
| Contract arrives | File is open | Same day. |
| Appraisal ordered | Appraisal ordered | Same day. |
| File to underwriting | With underwriting | Same day. |
| Conditions issued | Conditions | Within hours. |
| A delay appears | A delay | Right away. |
| Clear to close | Clear to close | Same day. |
Do not say
Texting a number that never agreed to hear from you: a bought list, an old lead, or a number from a form that only promised email. Texts like that can break the TCPA.
Instead: Text only people who gave you their number and agreed to texts, one by one by hand. Say "reply STOP and I'll stop texting" in a first message, and honor it.
Promising a closing date you do not control ("you will definitely close on the 15th").
Instead: Say what is on track and tell them the moment anything changes.
Texting the full details of an appraisal result or a credit finding.
Instead: Say you will call, and give the details in person or in writing.
A rate, an APR, a payment or a down payment amount in a text ("you could be at 5.9%", "about $1,800 a month").
Instead: Offer to send a written estimate that shows the APR, the payment terms and the other costs together.
"Guaranteed approval", "you'll definitely qualify", "lowest rate in town" or "no credit check".
Instead: Say what you will look at, and that the answer comes after you see their documents.
Fake urgency ("rates go up tonight", "only a few spots left") when it is not true.
Instead: Give the real date and what it means, and nothing more.
Leaving out your NMLS ID where your state or company requires it.
Instead: Keep your NMLS number in your email signature and first message, and ask your compliance team what your state needs.
Works in WhatsApp, iMessage, Instagram, Messenger and every other app.
Frequently asked questions
How often should I update a borrower?
At every milestone, and within hours of any delay. A short text beats silence, even if the news is only that nothing has changed.
Do these work on the free plan?
Yes. 12 of the 13 use a single blank, which fills in on the free plan. The one with two blanks ("Appraiser is coming") needs Pro to fill both from the keyboard.
Can I send these in WhatsApp, iMessage and Instagram?
Yes. textcuts is a keyboard on iPhone and Android, so the templates work in every app where you type, including iMessage, WhatsApp, Instagram and Messenger.
Can I send these to everyone on my list?
No. Send them one at a time, by hand, to people who gave you their number and agreed to be texted. Never to a bought list. Put a plain line in your first message, such as "reply STOP and I'll stop texting", and honor it. The FCC's rules on consent count replies such as stop, quit, cancel and unsubscribe as ending your permission. Your company's compliance team has the final word on texting borrowers.