My Mortgage Pre-Approval Changed the Way I See Banks
In early 2025, at age 31, I finally felt ready.
I had a stable job as a senior marketing coordinator in Phnom Penh, a decent savings account ($18,000), no major debt, and a credit score of 742. My boyfriend (now husband) and I wanted our own place—a small two-bedroom condo near the river, something we could call ours.
We started the process like most people do: we went to three different banks, compared interest rates, and applied for mortgage pre-approval to know our budget before house-hunting.
Every bank approved us quickly.
One of them—Cambodia Commercial Bank (CCB)—gave us the best rate (8.2% fixed for 5 years) and the highest pre-approved amount: $180,000.
The loan officer smiled and said:
“You’re in a strong position. Congratulations—this is just the beginning.”
I believed him.
We started looking at condos.
The Pre-Approval That Felt Like a Promise
The pre-approval letter was beautiful on paper.
It stated clearly:
Approved loan amount: up to $180,000
Interest rate: 8.2% fixed for 5 years, then floating
Term: 20 years
Monthly payment estimate: $1,480 (including principal and interest)
Conditions: subject to final property valuation, income verification, and no material change in financial status
We found a perfect unit—$210,000, 2 bedrooms, river view, 15-minute drive to work.
We made an offer, paid the 5% booking deposit ($10,500), and signed the reservation agreement.
The seller accepted.
Closing was scheduled for 60 days later.
I felt on top of the world.
We even posted a small “coming soon” story on Instagram.
The First Warning Signs — Small Things I Ignored
Week 6 of the process, the bank asked for updated bank statements.
No problem—I sent them.
Then they asked for payslips from the last three months.
Again, no issue.
Then the valuation came back: $198,000 (slightly lower than purchase price).
Still fine—banks usually lend 80–90% of appraised value.
Then the call.
Loan officer (same one who approved me):
“Ms. Srey, there’s a small issue with your application.”
My heart sank.
They had discovered a “material change” in my financial status.
What material change?
Apparently, I had opened a new credit card three months earlier (a cashback card from another bank).
I used it once—for $120 at a supermarket—and paid it off in full the next month.
The bank classified this as “increased credit risk.”
They reduced my approved amount from $180,000 to $148,000.
I was stunned.
“That’s almost $32,000 less. Why?”
“Because you took on new credit exposure. Even if you paid it off, it shows you’re using more credit.”
I explained: “It’s a cashback card. I use it for groceries and pay in full every month.”
Loan officer: “The policy is clear. New credit lines within 6 months of application affect the debt-to-income ratio and risk score.”
I asked: “Can we appeal?”
“Yes, but it will take 2–3 weeks. And the seller may not wait.”
The seller gave us a 10-day ultimatum.
We couldn’t close with only $148,000 approved.
We lost the condo.
Lost the $10,500 booking deposit (non-refundable).
Lost the dream unit we had already mentally decorated.
The Domino Effect — When One Decision Snowballs
After the denial, everything unraveled.
My credit score dropped 68 points from the new credit inquiry + the “increased risk” flag.
New inquiries from other banks (I tried to find another lender) dropped it further—to 642.
Interest rates offered jumped to 9.8–11.2%.
Monthly payment on the same loan amount would have been $200–$300 more.
We gave up on buying for now.
But the damage continued.
Because my credit score fell, our auto insurance premium increased 22% (they use credit-based insurance scores in Cambodia).
My credit card limit was reduced by another bank—without warning.
One landlord rejected our rental application: “Your credit report shows recent inquiries and score drop.”
We paid double deposit on a new apartment.
Worst part: I had to delay my wedding by six months.
We couldn’t afford the deposit for the venue and honeymoon we had planned.
My fiancé was supportive, but I felt ashamed.
I had done everything “right”:
Good job
No debt
Good credit
Small, responsible credit card use
Yet one new card + one missed detail in the fine print cost us:
$10,500 non-refundable deposit
$2,500 in extra rent deposit
$1,800 in increased insurance and living costs
Six months delay in marriage
Emotional toll that still lingers
The Lesson I Paid For — And the Fine Print That No One Warns You About
I later learned:
Many banks in Cambodia (and Southeast Asia) apply a strict “6-month rule”: any new credit line or hard inquiry within 6 months of mortgage application triggers automatic reduction in approved amount (20–40%).
They don’t highlight this during pre-approval.
It’s buried in the 30+ page terms.
The pre-approval letter says “subject to no material change.”
Opening a cashback card = material change.
I thought I was being responsible.
The bank saw me as higher risk.
The difference between $180k and $148k approval cost us the perfect home.
And almost cost us our timeline for marriage.
I’m still angry.
But I’m wiser.
Now I warn everyone:
If you’re planning to apply for a mortgage:
Do NOT open new credit cards, loans, or lines of credit in the 6–12 months before applying
Do NOT make big purchases on credit
Do NOT change jobs (some banks count that as risk too)
Read the full pre-approval terms, especially the “conditions” and “material change” clauses
Because one innocent decision—one new cashback card—can cost you tens of thousands in approved amount.
And thousands in real money.
The bank approved everything.
Until I missed one detail.
Now I’m paying for it.
Every month.
Every time I see a condo listing.
Every time someone asks, “When’s the wedding?”
I learned the hard way.
I hope you don’t have to.
Thanks for reading.
