Land It
Right

The work that happens before you board the plane saves weeks on the other side.

Documents to bring (originals + 3 copies): passport, visa, marriage certificate, birth certificates for children, school transcripts (last 3 years), vaccination records, driving licence with English translation (a notarised translation is accepted by most state DMVs), and bank reference letter from your Hong Kong or origin-country bank.

Money to bring: at minimum, three months of living costs (typically USD $15,000 to $30,000 depending on city and family size) in a form you can access immediately. Wire transfer to a US bank that allows pre-arrival account opening is the cleanest path. HSBC Premier and Citibank IPB are two services Hong Kong residents commonly use; both allow opening a US account before you arrive.

Address: short-term rental (Airbnb, furnished sublet) for the first 30 to 60 days is normal. Do not try to lock in a long lease before you arrive. You need to feel the neighbourhood first.

Ask: which of my documents needs notarised translation before I leave?

Each landlord sets screening criteria, subject to applicable law. Ask for the property's written criteria before paying an application fee. Alternative documents or an approved guarantor may be considered. None of these options ensures approval.

Larger deposit. A landlord may consider a larger deposit, subject to applicable law and the property's written criteria. Confirm the amount, refund conditions and acceptance before applying. A larger deposit does not ensure approval.

Prepaid rent. Some landlords may consider prepaid rent. Confirm acceptance and written payment, refund and early-termination terms before transferring funds. Prepayment does not ensure approval and ties up money you may need elsewhere.

Co-signer or guarantor. Ask whether the property accepts a co-signer or guarantor and what criteria apply. Review the written agreement and the guarantor's obligations before signing. Acceptance and liability depend on the actual documents and applicable law.

Commercial guarantor service. A commercial guarantor service may be an option only if both the property and provider accept the arrangement. Confirm eligibility, fees, exclusions and obligations directly. Do not assume coverage or rental approval.

Ask: which path matches my capital and timing?

You can open a US bank account without a Social Security Number. Banks accept an Individual Taxpayer Identification Number (ITIN), a passport, and a US address: even a hotel address for the first month.

Best paths from Hong Kong / Asia background. HSBC Premier transfers across borders seamlessly if you maintain Premier status. Citibank IPB does similar. Both let you open the US account before you arrive. Otherwise, walk into Chase, Bank of America, or Wells Fargo with passport + proof of address; most branches will open a basic account same-day.

Get these specific products in the first 30 days. Checking account (for bill pay and direct deposit), savings account (for emergency fund), debit card (issued within 7-10 days), and a secured credit card to begin building credit (Chapter IV).

Don't make these mistakes. Closing your overseas account too quickly (keep it open for at least 12 months for the bank reference and exchange-rate flexibility. Wiring everything in one transfer) break it into 2 to 3 transfers; banks flag large single deposits. Choosing a tiny credit union before you understand whether they accept ITIN.

Ask: which bank will accept my passport and ITIN without an SSN?

US credit score (FICO) takes 6 months minimum to generate, 12-18 months to reach a healthy 700+, and 24-36 months to reach 760+. Start day one.

The four-step credit build.

(1) Secured credit card. You deposit $300 to $1,000 with the bank; that becomes your credit limit. Use it for small purchases, pay 100 percent on time, every month. After 6-12 months it converts to unsecured. Discover It Secured, Capital One Platinum Secured, and Chase Secured all work.

(2) Authorised user on a relative's US card. If a parent, spouse, or sibling has good US credit, ask them to add you as an authorised user. Their account's history backdates onto your credit file. Single fastest legal credit-build move.

(3) Credit-builder loan. Small loan ($500-$1,500) you "pay" into a savings account; once paid off, you get the money back. Self and Credit Karma offer these. Adds installment history.

(4) Auto loan (if needed). A car loan paid on time builds installment credit faster than anything else. Use Chapter V to time this.

Ask: which credit-build steps make sense in my first 90 days?

Outside of New York City, San Francisco, Boston, and central Chicago, a car is not optional. It is the second-most-important purchase after housing.

Driver's license. Each state issues its own; you must convert within 30-90 days of establishing residency (varies by state). Hong Kong, UK, Canadian, and most overseas licenses can be converted with a written test only in many states. Some states (TX, FL) waive the road test for foreign licensees. Bring your foreign license, passport, proof of residency (lease + utility bill), and Social Security card if available.

Buying vs leasing. Without US credit, both are harder. Used cash purchase is the cleanest path: $8,000-$20,000 buys a reliable 2018-2021 Honda Civic, Toyota Corolla, or Toyota RAV4: the three best newcomer cars. Avoid German cars (high maintenance) and luxury (steep depreciation).

Insurance. Required in 49 states. Without US driving history, premiums run 50-150 percent higher than locals. Geico, Progressive, and State Farm all accept newcomer profiles. Some Hong Kong insurers (AXA, Manulife) provide a "no claim discount" letter that some US insurers honour.

Ask: does my state convert my foreign license with written test only?

This is the most common newcomer surprise. Hong Kong apartments include a washer (often a combo washer/dryer in one unit). American rentals do not always include either.

The four arrangements you will encounter.

(1) In-unit washer and dryer. Standard in newer apartments, suburban houses, and luxury buildings. Premium feature; rent is typically $100-$250/month higher than equivalent units without.

(2) In-unit hookups, no machines included. Hookups are the plumbing and electrical connections. You buy your own washer and dryer ($800-$2,000 total) and they stay with you when you move. Common in suburban houses.

(3) Shared laundry room in the building. Coin-operated or app-paid machines in a common room. $2-$4 per load. Common in older urban apartments.

(4) Laundromat only. No in-building laundry; you visit a public laundromat. Common in older walk-up buildings in dense cities. Avoidable for almost any newcomer.

Ask: is the washer and dryer included, or just the hookups?

Setup speedrun for the first 14 days.

Cell phone (day 1-3). T-Mobile, Verizon, AT&T all accept passport + ITIN without an SSN. Pre-paid plans (Mint Mobile, US Mobile, Visible) require no credit at all and run $15-$30/month for unlimited. Get an American number immediately: almost every form, doctor's office, and school asks for it.

Internet (day 7-14). Spectrum, Xfinity, AT&T Fiber, and Verizon Fios dominate. Most accept ITIN with a deposit ($50-$150). Pricing: $50-$80/month for 300-500 Mbps, $90-$120 for gigabit. Avoid 24-month contracts unless price is significantly lower.

Electricity (day 1-7). In Texas, you choose your provider (deregulated market): comparison-shop at PowerToChoose.org. Outside Texas, the local utility is monopoly; you just open an account.

Water and gas (varies). Most cities, water is municipal (call to start service. Gas (if used for heating, cooking, hot water) is a private utility) separate account.

Ask: is electricity deregulated in this state, and which plan is best for my usage?

The US healthcare system is the single biggest cultural-financial shock for newcomers from anywhere with public health coverage. Plan for it from day one.

If you have US employment. Employer-sponsored health insurance is standard; enrolment is during onboarding or annual open enrolment (typically October-December). Family coverage runs $200-$800/month from your paycheck. Deductibles range $500-$5,000 per year.

If you do not have US employment yet. Healthcare.gov (the ACA marketplace) sells individual plans regardless of employment status. Premiums are subsidised based on income. A family of four earning under $120,000 may qualify for plans at $300-$700/month. Open enrolment is November-January; outside that window you need a "qualifying life event" (moving from abroad counts in most states).

Short-term option. Travel insurance from your origin country, extended to cover the first 60-90 days while you set up. Cigna Global, IMG, and World Nomads all serve this market.

Emergencies. Emergency rooms in any state must treat you regardless of insurance or immigration status (EMTALA law). Bills come later. Urgent care clinics are cheaper for non-emergencies ($150-$300 cash vs $1,000+ ER).

Ask: which plan covers our family at the lowest deductible for our budget?

Public schools in the United States are funded primarily by local property tax. Where you live (the exact street address) determines which public school your child attends. There is no application; assignment is automatic by address.

Free public school. Yes: K through 12, tuition-free, for every child legally present in the US regardless of immigration status (Plyler v. Doe, 1982). What costs money: school supplies, lunch (free for low-income families), extracurriculars, transportation in some districts.

Why address matters so much. Wealthier neighbourhoods have higher property tax revenue and thus better-funded schools. A house one street over can be in a different district with very different funding. The same $4,000/month rent in Houston buys access to vastly different elementary schools depending on which side of which street you choose.

How to verify. Every school district publishes an online "school zone finder" or "boundary lookup": enter the exact address and see assigned elementary, middle, and high school. Never rely on the listing description. Also check the district's recent rezoning history; boundaries change.

Free non-public options. Charter schools (free public, application-based, lottery) and magnet schools (specialised, free, often competitive). Private school: $15,000-$45,000/year typically. Homeschool: legal in all 50 states, regulation varies.

Ask: what elementary, middle, and high school is this specific address assigned to today?

Most newcomers can be in a position to buy a home in 12 to 24 months: but only if they sequence the build-up correctly.

Month 1-3: arrive, rent, open bank account, get phone/utilities, get ITIN if not eligible for SSN, apply for first secured credit card, get driver's license.

Month 4-6: first credit card on file, 100 percent on-time payment, second card if eligible, employment or business establishment, three months of US bank statements built up.

Month 7-12: credit score reaches 650-700, US tax return filed, employment history at 6+ months, two months of housing payment receipts. Pre-qualify with a lender to see where you stand.

Month 13-18: credit score reaches 700-720, second year of US tax returns approaching, savings accumulated for down payment + closing costs + reserves. Begin serious house-hunting.

Month 19-24: apply, lock rate, close. By month 24, most well-organised newcomers can own.

National home price averages (2025). Median US home: ~$420,000. Texas median: ~$300,000. California median: ~$780,000. Florida median: ~$390,000. New York metro: ~$680,000. Houston metro: ~$340,000. Specific neighbourhoods vary 30-200 percent from these.

Ask: given my income and savings rate, what is my realistic buying timeline?

If you cannot wait 12-24 months to build US credit, four paths exist. All require larger down payments and accept higher rates.

(1) ITIN mortgage. Available with an Individual Taxpayer Identification Number, two years of US tax returns (filed under ITIN), and 20-25 percent down. Rates run 1-2 percent above conventional. Specialty lenders only.

(2) Foreign-national loan. For buyers based outside the US or just-arrived. 30-40 percent down. Hong Kong or origin-country income and assets accepted with documentation. Rates 1.5-3 percent above conventional. Specialty lenders.

(3) Asset-depletion or asset-based loan. Income proven through liquid assets divided over the loan term. Useful for newcomers with substantial savings but no US employment income. 25-30 percent down. Rates 0.5-2 percent above conventional.

(4) Portfolio loan from a private bank. HSBC Premier, JPMorgan Private, Citi Private all offer mortgages to existing clients without traditional US-credit requirements. Higher minimums (often $500K+ loan) but flexible terms.

Cash purchase. Always an option. Eliminates every credit and lender question. Some newcomers use cash purchase as a 6-month placeholder, then refinance once US credit is established (cash-out refi).

Ask: how many ITIN or foreign-national files has this lender closed in the last 12 months?

One of the most powerful newcomer strategies: buy a home as an investment property first, rent it out for 1-3 years while you stabilise, then move into it once your situation is settled.

Why it works. Investment-property mortgages are slightly stricter (25 percent down vs 20 percent) but available to newcomers without long US credit history. Rental income offsets the carrying cost. Property appreciates while you build US life. When ready to occupy, you simply move in: no new transaction needed.

Tax mechanics. Investment property is tax-deductible (mortgage interest, property tax, depreciation, maintenance). Owner-occupied is not. Talk to a CPA before the purchase: the same property bought as investment vs primary creates different long-term tax positions.

Where this strategy fits best. Newcomers who know which metro they will settle in long-term (Houston, Dallas, Austin, Tampa, Charlotte) but cannot yet commit to a specific neighbourhood. Or families whose children are still abroad but planning to arrive in 1-2 years.

The 50-state lens. No state income tax: TX, FL, NV, TN, WA, WY, SD, AK, NH. High home appreciation 2020-2025: TX, FL, NC, TN, GA, AZ. Best landlord laws: TX, FL, GA. Compare housing costs and address-specific school assignments in Katy, Cy-Fair, Frisco, Naples, Sarasota, Cary, and Raleigh. Verify current district information before deciding.

Ask: does buying as investment property first match my 2-year horizon?