need to refinance my house with my son credit.

Adding your son to the loan will only help if you have insufficient income.. if your credit is poor, then adding him will do no good... Also, it depends on which type of loan product you have now and which loan product you want to refinance into.. And do you have equity or not.. etc, etc.etc.. There's a lot of info missing to properly answer your question, but in general, there is a possibility it can work.. The best advice I can give you is to contact a LOCAL mortgage broker and apply with them. Not the local "Big" bank, and certainly not one of those 50 states internet lenders...By applying with your LOCAL Broker, you have an advantage because he's familiar with local customs and works with numerous lenders, seeking out the best loan terms for your particular scenario. Because he has lower overhead, he can offer you lower rates and lower fees than most of the larger lenders.. I'm a Broker here in Scottsdale AZ and I only lend in Arizona. If you or someone you know is looking for financing options, feel free to contact me or pass along my information. 480-287-5714 WilliamAcres.com

Adding your son to the loan will not do anything for you because if you try to refi with both of you on it the lender is going to use the middle credit score of the LOWER borrower, not the higher of the two. He would have to refi alone and live in it in order to get a rate commensurate with is higher credit score. You can't use another persons credit to refinance your property, how would that ever make sense?

You have a few options. If you have credit scores that qualify and your son's income will support the new payment, then you can refinance with a conventional loan either as an investment property, with your son as the sole owner of record, or you can put him on the deed, show proof of your relationship and refi with a FHA loan using him as a non-occupant co-borrower and qualify for owner occupied rates, instead of investment rates. I would need to talk to you both to get more info, but it is possible to do what you need done. We just have to look at it to see if it makes sense for you.

Seek out a local Mortgage Banker/Broker to guide you. The reasons you want your son to help you may not overcome weaknesses you may have in your own situation. ~ Bert Carpenter, The LoansA2z team of NOVA Home Loans ~ NMLS 40586 ~ Licensed in California and Arizona ~ www.LoansA2z.com 888-889-9950

If you are 62 years or older and have at least 50% equity in your home, you could qualify for a reverse mortgage.

Lot of good advise from others, but the bottom line is that it depends on the details of your qualifications and what you are trying to accomplish - other than the lowest payment.. There are ways to do it if it makes sense. You need to talk to a patient, knowledgable and creative mortgage banker and work through the options to find the best option for your situation.