In addition to its standard home loan program, the Federal Housing Administration (FHA) also guarantees loan options designed to assist applicants in improving a home they already own, or when one loan is desired for both the purchase and renovation of a qualifying home. Called the FHA 203k, this type of loan typically offers a less stringent approval process than other loans and may have a similar or only slightly higher interest rate. 

Basic Points of the FHA 203k Loan

Many of the home loans available to consumers today place condition requirements on the home being purchased. This can make it difficult or even impossible for home buyers to successfully purchase a home that needs repairs or renovations, even when the buyers are capable of having that work done after closing. Because of this, many homes around the nation continue to go unsold, unrenovated, and unoccupied. The FHA 203k home loan often allows homes of this type to successfully purchased, renovated, and occupied more easily and affordably than might be possible with conventional financing or construction loans.

Other key points of the FHA 203k loan are: 

• the loan amount covers both the purchase and the cost of necessary improvements to make the home suitable for occupancy
• borrowers may be able to include funds to cover existing mortgage payments or the cost of temporary rental housing for up to six months while the home being purchased is renovated
• this type of loan is available for single family and multi-family properties up to 4 units, as well as interior renovations on condos and townhomes
• FHA 203k loans are for applicants who are either owner/occupants or nonprofit organizations
• real estate investors can not use the FHA 203k loan, nor can it be used for part-time residences
• renovations and improvements must be completed within the six month time line specified by the loan

Like standard FHA home loans, FHA 203k loans are issued by local banks and mortgage lenders and guaranteed by the Federal Housing Administration. This guarantee means that applicants may be approved using less stringent credit guidelines. Sufficient income, however, is still required, with a debt-to-income (DTI) ratio of 31 to 43 percent. 

Pros and Cons of the FHA 203k Loan

There are many reasons to consider an FHA 203k loan, as well as some good ones to choose another loan product, instead. In the pro column, FHA 203k loans:

• allow borrowers to finance up to 110 percent of the home’s improved value, per a qualifying appraisal
• can offer a lower interest rate than might be available on a typical home construction or renovation loan
• are available as both fixed and variable rate loan products, with repayment terms of up to thirty years
• can be obtained with as little as 3.5 percent down

While there area several reasons to consider using FHA 203k loans, there are also some less inviting issues to consider before making application, such as: 

• the amount of paperwork and documentation needed from both the applicant, as well as the contractors involved in the project can be voluminous and difficult to manage
• the increased amount of time involved in processing FHA 203k loans may make them unsuitable for purchasing homes in fast, competitive markets where seller are unwilling to wait for lender decisions, appraisals, and FHA approval
• the FHA may require more extensive renovations than the applicant has considered, especially if any health and safety issues are found or any applicable building codes will need to be addressed 

For buying situations where the repair scope calls for a total cost of less than $35,000, buyers may wish to use a use a streamlined FHA 203k loan option. It could potentially be a way for some buyers to get into a desirable listing in an area like Blaine. For more information or helpful advice regarding FHA 203k home loans, prospective buyers should start by speaking candidly with their real estate professional and lender. By conferring with professionals about their home buying goals, budget, and actual expectations for the process, buyers are far more likely to make the decision that will be best for their home buying situation, both now and well into the future.