A 203k loan lets you purchase a house and finance the renovations. FHA 203k loans are a type of insured mortgage from the Federal Housing Administration and are available to anyone looking to buy a home and do some renovations with a small down payment.
Such renovation loans let borrowers purchase or refinance fixer-uppers that might not be available to the market. Many lenders would not agree to finance a fixer-upper with a conventional loan due to the repairs required. A 203k loan gives more flexibility to lenders and increases the availability of homes to buyers.
In addition, fixer-uppers are often cheaper than turn-key homes. With a 203k loan, you get a home for a lower price and can still manage to renovate it according to your standards. With the right repairs, the value of the home will increase and your home equity will improve.
With a 203k loan, you can effectively roll the cost of renovations into the original home purchase loan. You then benefit from the same interest rate and favorable terms to renovate the house and make it habitable and comfortable for you and your family. You can also use a 203k to refinance your home loan with better terms and conditions.
What Is An FHA 203(k) Rehab Loan?
An FHA 203(k) loan allows home buyers and homeowners financing or refinancing to combine both mortgage and home renovation costs into one. If the house you want to purchase or refinance requires significant repairs, an FHA 203(k) loan is a good choice for you!
Types of 203K Loans
There are two types of 203K loans you should learn about – Streamline and Standard.
Streamline FHA 203K Loan (Limited)
Limited 203K loans are for homes that require improvement projects that don’t include structural renovation or other major repairs. It is the perfect option for properties that are in habitable condition while the renovations are carried out. The list of eligible repairs is long and diverse and includes renovation of roofs, gutters, and downspouts, replacing floors, kitchen and bathroom remodeling, replacing plumbing, enhancing accessibility, and other minor conservation improvements. The maximum amount you can borrow is 35K with a limited streamline.
Standard FHA 203K
The 203K standard loan is designed for properties that do require major structural renovations, such as turning a single-family home into a multiple-family one, or major landscaping and site improvements. In this case, the property under renovation is not suitable for residency until completely renovated. Such renovation projects require an approved FHA Consultant. You can borrower up to 110% of the after-improved value of the home!
FHA 203K Loan Requirements
The requirements for a 203k renovation loan are typically more flexible than for conventional mortgages.
Credit score requirements
The program is geared towards low to median-income families and your credit history doesn’t have to be stellar to qualify for the loan.
Low down payment
The minimum down payment required for credit scores of 600 and above is 3.5% of the purchase price. On the upside, if you put a larger down payment, the terms and conditions of the loan will be more favorable and you could benefit from a lower interest rate. However, you still want to shoot for a 640+.
Low interest rate
When you merge the purchase of the home with the required repairs and renovation, you benefit from a lower interest rate. Many rehabilitation loans come with higher interest rates. With a rehab loan, you benefit from low loan rates and are able to borrow for your dream home with better terms and conditions. You can opt for a 203k fixed-rate or adjustable-rate mortgage, depending on your preference.
Mortgage insurance
Mortgage insurance is required for both 203K loan programs, including two mortgage insurance premiums:
An upfront mortgage insurance premium that stands at 1.75% of the home value is required. This can be rolled into the loan.
The borrower must also pay annual insurance that is .55% per year and is paid in the monthly payment.
Primary residence
FHA mortgage loans can only be used to buy a home that will be your primary residence and cannot finance a secondary property or a business investment property.
The repairs and renovations duration must be completed within six months of the purchase of the real estate. When planning for your home rehabilitation project, take into consideration that construction and other renovations must start at a maximum of 30 days after the closing of the mortgage loan but definitely not before the closing. Renovations need to be completed within 6 months of loan closing.
How Does a 203K Loan Work?
When you apply for the loan, you state the cost of the property as well as the cost of the renovation, because the FHA 203K works as a construction loan. You will also work hand in hand with a HUD consultant to help on the 203K loan. This is not required with the Streamline FHA 203K loan.
Once approved and upon closing, the FHA-approved lender transfers the money for the actual home to the seller and keeps in an escrow account the cost of the renovations. Once the contractor starts working on the repairs, a percentage of the budget is transferred into their account and the rest is paid upon completion.
What Does a 203K Loan Pay in Terms of Repairs?
Some of the costs that an FHA 203k home loan typically covers include labor, materials, and even temporary rental arrangements while the home is being repaired. Plumbing and electrical repairs, remodeling, energy efficiency measures, and insulation can be included in the renovation costs as well.
Contingency reserves
Contingency reserves of 10-20% are required on the 203K, This means that there will be a little cushion in your repair budget in case something goes wrong.
FHA 203K Loan Application Process
A borrower looking to apply for a 203K loan can expect the process for this loan to have a lot of similarities to a conventional mortgage and very similar to a regular FHA loan.
Unlike USDA Loans, the borrower can purchase any property in any type of area. The only real difference between an FHA loan and a 203K loan is that the home in a 203K loan will need repairs.
In order to be approved, a 203K home loan requires specific documentation regarding the borrower’s credit score, income, property value, renovation budget, and insurance.
Proof of income
In the dynamic world of real estate, understanding the pros and cons of various loan options is crucial for personal finance. The 203k loan stands as a testament to the flexibility and innovation in the mortgage industry, allowing homeowners to both purchase and renovate their dream homes under one loan. As you compare this offering with other home improvement loans in the market, consider the balance between its benefits and limitations. This loan type is especially beneficial for those looking to upgrade homes that need a touch of love, from flooring to gutters and downspouts.
For the FHA 203K loan program, only the borrowers that will appear on the mortgage must submit asset and income documentation along with the borrower.
Very similar to VA and conventional loans, the underwriters use bank statements and pay stubs to verify the borrower’s assets and income. Any large deposits within 1% of the purchase price will need to be sourced with an accurate accompanying letter of explanation, as this is required for anti-money laundering laws.
This information is cross-referenced with a verification of employment that is filled out by the employer, the most recent 2 years of W-2 forms or 1099 Forms, and tax returns.
All of these items will be needed by the underwriter to clear asset and financial conditions to ensure the home isn’t purchased with money laundering and other illegal means.
Home insurance
Homeowners’ insurance is included in the closing costs for most mortgage lenders. If the home resides in a flood zone, then flood insurance is also required.
There is a deductible requirement of 5%, and homeowner’s insurance requirements are more flexible than USDA. The borrower will need to have a declaration page before going to the closing table to show the home will have insurance.
Appraisal report
An appraisal report for an FHA 203K loan is a report that is purchased by the borrower to show the value of a property and the estimation of the repairs needed, during the loan approval process.
The appraisal report is important because it gives the underwriter a sense of value that will be then compared to the purchase price, as well as an idea of the overall condition of the home.
The cost for an appraisal report ranges between $300 and $600 dollars. An appraisal report for 203K will always include the repairs that are needed. However, these repairs will be accepted by the underwriter only when a licensed contractor provides a cost estimation of all repairs being needed. It is recommended to have your contractor view the home and give an estimate early in the loan process.
Pros and Cons of a FHA 203K Loan
Here are the pros and cons of the 203K renovation loan you should learn about.
Pros
- For individuals with a credit score of 580 or higher, a low 3.5% down payment is required.
- You make one monthly payment that combines the mortgage and the improvements.
- The interest on your loan is tax-deductible.
- Home improvements can be made immediately.
- In some cases, structural improvements are eligible.
- FHA loans are assumable, meaning that if you sell the house, the buyer can take over your payments without applying for a new loan.
Cons
- For individuals with a credit score of 580 or lower, a 10% down payment is expected.
- The FHA 203(k) loan is off-limits to investors.
- It is available only for a primary residence.
- Licensed contractors must be used.
- Closing can take longer than other mortgages.
- Requires an upfront Mortgage Insurance Premium.
- Additional mortgage insurance payments are required each month if your down payment is less than 20%.
FHA 203K Loan Updates in 2025
According to HUD starting November 4, 2024, the FHA 203(k) program will include major updates. The cap for minor repairs (Limited 203(k)) has increased from $35,000 to $75,000, and rehabilitation timelines have been extended to better-fit project needs. Borrowers can now also finance consultant fees and allowable consultant fees have been updated for the first time since 1995. These changes aim to make the program more accessible, helping families repair homes and boosting the affordable housing supply in neighborhoods that need it most.
Frequently Asked Questions
How does a 203K loan differ from a standard FHA loan?
What can the renovation funds from a 203K loan be used for?
What is a 203k loan and how does it work?
Is a 203k loan a good idea?
What credit score do you need for a 203k loan?
What is the maximum 203k mortgage?
The maximum 203k mortgage amount varies depending on factors such as the type of 203k loan and the location of the property. For streamline 203k loans, the maximum amount you can borrow for renovations is typically capped at $35,000. However, for Standard 203k loans, borrowers can borrow up to 110% of the after-improved value of the home, which means the maximum loan amount can be significantly higher.
