Questions about HELOC with new husband not on deed

[Christina R.]

I bought my 2 family property when I was single, deeded to myself. Now married, living there. I refinanced for an interest rate in the 2s last year, still in my name only. I am now closing on a HELOC to tap into the equity in that property. The amount the bank is giving me is lower than what I applied for, since my DTI is borderline (they are not using my husband's income since he is not on the deed). The appraisal came in lower than expected too. I was confused by the comps as much better, recent comps were available. The loan processor said it's not worth it to appeal the appraisal as my LTV is fine. It's my DTI that is the issue.

I am a little disappointed because it would be nice to have more equity to tap into in case we ever need it. I'm now wondering if it would have been wise to quitclaim deed the property to me and him before applying for the HELOC, so that his income could have been included. As an aside, I had been thinking about estate planning now that we have a child together. To my understanding, the house would go through probate should something happen to me so I thought adding him would be beneficial in that hopefully distant scenario. Is the quitclaim deed to us even possible, or would I need to refinance and lose my 2s interest rate?

To be honest, I am a little nervous adding him as owner. Nothing against him - this property is just something I owned pre-marriage and kid, and just thinking worst case scenario if we ever got divorced. I would say 85-90% of the equity is from my own money. I handle all finances and he is the sweat equity for repairs, etc.

If I do close on this HELOC, and for some reason we did want to tap into more equity, are there any options to get a second HELOC with him on it? Or some other creative financing ideas? Just seems like I am leaving available equity. Of course, I don't want to overleverage us as well.

This is a new process for me so just curious any thoughts and ideas I may be missing. Thanks!