Mortgage Broker Invoice Template

Free invoice templates for mortgage brokers built for broker fees, origination fees, and credit report fees. Download and edit in PDF, Word, Excel, Google Docs, or Google Sheets.

Also called: mortgage broker invoice, mortgage broker bill, or mortgage invoice.

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Download Free Mortgage Broker Invoice Templates

Download a template, then edit in PDF, Word, Excel, Google Docs or Google Sheets. Print or email when ready.

Sheets, Excel, Word and Doc Templates Coming November 21, 2025.

Custom Mortgage Broker Invoice Template

Best for:

Logo, NMLS, lender and file fields.

Editable Mortgage Broker Invoice Template

Best for:

Edit charges, credits, third-party fees.

Free Mortgage Broker Invoice Template

Best for:

App fee, rate lock, processing, notes.

Printable Mortgage Broker Invoice Template

Best for:

Loan ID, borrower info, signatures.

How to Invoice as a Mortgage Broker

A simple flow from engagement to paid so clients see the work, the costs, and the credit they already gave you.

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In 5 Steps:

Confirm the engagement and disclose your fee policy in writing, including what is refundable.
Open a file and track your time and any third-party costs you will pass through.
Collect an application retainer or deposit if allowed and send a receipt.
Complete the work, attach third-party invoices, and note milestones reached.
Create the invoice from the file, apply any deposit, set due terms, and send with payment options.

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What to Include in a Mortgage Broker Invoice

These are the must-have fields for clear, compliant invoices clients can pay fast.

These are the must-have fields for clear, compliant invoices clients can pay fast.

Invoice number and issue date
Broker business name, address, and contact
Client name(s) and billing address
Property address and loan file ID
Description of services provided
Third-party charges summary (marked as pass-through)
Deposit or retainer received and date
Subtotal and taxes or fees (check local rules)
Payment terms, due date, and late-fee policy
License or registration ID (e.g., NMLS or equivalent)

Billing Scenarios for Mortgage Brokers

How to label charges so every invoice makes sense the moment your clients see it.

Credit Report Fee; Pre-approval Analysis

Pulling credit and issuing a pre-approval

Separates the bureau charge from your review time so the cost feels fair.

Application Intake; Processing Fee

Taking a full application and packaging the file

Shows the admin lift from data gathering to a lender-ready file.

Rate Lock Fee; Lock Extension

Locking a rate or extending a lock at the borrower’s request

Flags time-sensitive pricing work and any extra days requested.

Appraisal Fee (Pass-through); Appraisal Coordination

Coordinating an appraisal and reviewing the report

Write in plain language that maps to the stage and tasks completed. Keep internal notes to back up the summary.

Cancellation/Processing Fee; Non-refundable Third-party Costs

Loan withdrawn or declined after processing work

Recovers your effort while making outside bills transparent.

Origination/Broker Fee; Lender Credit Applied

Shows your compensation and the credit that reduces the borrower’s out-of-pocket.

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Broker fees and charges for mortgage brokers

List broker fees, origination, credit reports, and rate locks with professional invoice line items.

Charge or Service

Unit

Taxable

When to use

How to show it

Consultation & Needs Analysis

Time

First discovery call or meeting

Hours × hourly rate. Define scope, timeline, and document list so expectations are clear.

Pre-Approval Review

Time

Running DTI/LTV and scenarios

Hours × hourly rate. Analyze income, assets, and credit to issue a pre-approval the buyer can act on.

Credit Report Pass-Through

Item

Pulling tri-merge or refresh

Pass-through as billed. Attach bureau invoice and keep client consent on file.

Loan Packaging & Submission

Time

Completing 1003 and uploading docs

Hours × hourly rate. Assemble a clean file the lender can underwrite without delays.

Appraisal Coordination

Item

Ordering and tracking appraisal

Pass-through as billed. Include AMC/appraiser receipt and note any re-inspection charges.

Rate Lock Administration

Time

Locking or relocking the rate

Hours × hourly rate. Document lock terms and client approvals to avoid disputes.

Conditions Clearing

Time

Satisfying lender stipulations

Hours × hourly rate. Collect LOEs and third-party docs; log every touch for audit.

Program Change Order

Time

Switching product or term

Hours × hourly rate. Rework estimates and disclosures; note reason and client sign-off.

Rush Processing

Item

Tight closing window or deadline

Qty × unit rate. Prioritize file tasks and communicate cutoffs to all parties.

Printing & Courier

Item

Tax Varies

Hard-copy packages and delivery

Qty × unit rate. Mixed goods + service; include tracking and minimize reprints to cut waste.

Save and reuse your mortgage broker fees

Create a free account and save broker, origination, and credit report fees once, so nothing gets retyped.

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Common Mortgage Broker Invoicing Mistakes

Real hassles that stall payment or trigger disputes, with simple fixes you can apply today.

Mistake

How to fix it

Leaving off your license or registration ID makes the invoice non-compliant and erodes trust.

Add your current license or registration identifier in the header every time. Use the required format and check local rules.

Bundling third-party costs with your own fees makes clients think you marked them up.

List third-party charges separately and label them as pass-through with the source name. Attach or reference the vendor invoice.

Log deposits when received and display them as a credit on the final invoice. If deposits are restricted where you work, confirm allowed uses and timing.

Write in plain language that maps to the stage and tasks completed. Keep internal notes to back up the summary.

Missing property and file identifiers slows payment and confuses accounting.

Include the property address and a unique file or loan ID on every page to match your systems.

Charging prohibited or capped fees risks penalties and forced refunds.

Confirm fee types and any caps before billing, especially on consumer work. When rules vary, disclose your policy and check local rules.

Mortgage Brokers Invoice FAQs

Line-item help for broker fees, points, appraisal pass-throughs, lock extensions, and compliance notes. Use our Mortgage Brokers Invoice Template to get paid faster with clear answers.

How do I bill a borrower-paid origination fee?

List it as a percentage or flat fee tied to the loan amount. Example: Origination fee: 1.0% of $400,000 = $4,000.

What should I show when fees are lender-paid?

Show broker compensation as $0 to the borrower and note “Lender-Paid Comp.” Still itemize third-party costs. Example: Appraisal: paid by borrower: $650.

Can I charge a retainer for pre-approval or packaging?

Yes, if allowed in your state. Make it nonrefundable and credit it at closing. Example: File setup retainer: applied at closing: $295. Rules vary—check local rules.

How do I pass through appraisal and credit report costs?

List each third-party fee clearly and mark as pass-through. Example: Credit report: TransUnion pull: $45; Appraisal coordination: paid to XYZ Appraisals: $700.

How do I handle a rate lock extension fee?

If the lender charges it, show it as a pass-through with date and rate. Example: Rate lock extension: 7 days on 6.25% lock: lender pass-through: $240.

What do I do when a loan falls through after appraisal?

Bill only earned or pass-through costs with notes. Example: Appraisal: completed 08/12/2025: $675; Processing time: 2.0 hours @ $85: $170.

How do I bill commercial loan packaging or consulting time?

Use hourly or fixed-fee packaging plus out-of-pocket costs. Example: Packaging fee: SBA 7(a): fixed: $1,500; Site visit mileage: 62 miles @ IRS rate: $40.92.

What do my payment terms need to say to stay TRID/RESPA compliant?

State who pays which fees, refund rules, and that third-party fees may change. Example term: “Borrower pays appraisal and credit report. Broker fee due at closing.” Rules vary—check local rules.