How it works

Assumption Clock tracks how long it actually takes each loan servicer to process a mortgage assumption — from the day the buyer applies with the servicer to the day it closes.

Where the data comes from

• Seeded reports are first-hand accounts people posted publicly (Reddit, BiggerPockets and similar). Each links to the original post. We only count first-hand reports — someone who went through it, or the agent/LO on the file — not secondhand estimates.
• Reader submissions come through our form and are reviewed by a person before they go live.

How we count days

• When someone gives a duration like “about 5 months”, we convert it to days (1 month ≈ 30.4 days) and mark it approximate.
• When someone gives a range like “4–6 months”, we store the range, flag it, and use the midpoint for medians and averages.
• “Still waiting” and “fell through” reports are shown but left out of the medians.

The VA's 45-day rule

VA Circular 26-23-10 requires VA loan holders and servicers with automatic authority to decide a complete assumption application within 45 calendar days of receiving it (servicers without automatic authority must send it to VA within 35 days). In December 2023, VA Circular 26-23-27 said VA will take action against holders that don't process assumptions as required. The clock starts when the package is complete, which is often weeks after the first application, so real-world timelines run longer.

Not advice

Everything here is community-reported and unverified. It isn't legal, financial or lending advice, and we aren't affiliated with any servicer. Talk to a licensed professional about your deal.