Most of the popular rehab mortgage loan programs follow a basic pre-qualification process similar to traditional home loans to determine a borrower's eligibility, which is typically based on common factors including credit, income, employment, and down payment.

The primary benefit of renovation mortgage programs, such as the FHA 203k loan, is that it allows a buyer to borrow the money to purchase the home and also finance any repairs that are needed and/or desired.

Since the number of available renovation funds differs between the available rehab loan program according to appraised value, loan amount, and the type of upgrades that are planned, the first step in getting pre-qualified for a renovation loan is to talk with a few licensed FHA 203k Lenders and ask them about their experience with rehab loans.

Once you find a renovation lender that you can trust and feel confident with, your next step will be to complete a formal secure application which will give that lender permission to pull a copy of your credit history and match your lending scenario with a rehab loan program that best fits your downpayment and monthly budget goals.

The main advantage in working with a local real estate agent who has experience with renovation properties is that their market insight should improve your ability to negotiate the right purchase price based on neighborhood listing trends and property conditions.

Having a seasoned REALTOR on your side to communicate with the seller or listing agent is a good way of limiting your exposure to hidden risks or speedbumps that might delay or kill a purchase transation.

FHA 203k Lenders specialize in renovation loans and work with mortgage companies that have an FHA 203k program with trained underwriters, funders, and contractor managers.

While the renovation lending process from the homeowner's vantage point is relatively as painless as any other mortgage purchase or refinance program, the higher levels of attention to detail, program knowledge, government compliance, and customer communication that a renovation lender has to perform at are significantly more intense than most loan originators are used to.

Bottom Line - mortgage professionals who specialize in FHA 203k or other related rehab loan programs are driven by their passion for helping buyers turn houses into homes, as well as the good they are doing for the local economy and community.

An FHA 203{k} Loan is a home loan program that allows homeowners to get just one mortgage loan, at a long-term fixed (or adjustable) rate, to finance both the acquisition and the rehabilitation of the property. To provide funds for rehabilitation, the mortgage amount is based on the projected value of the property.

"Section 203k (k)" is the technical term for the FHA loan, which is referring to a revision to the National Housing Act (NHB) that was made to enable HUD to promote and facilitate the restoration of the Nation's existing housing stock.

A 203k Mortgage is funded by a licensed HUD-approved lender and the mortgage is insured by the Department of Housing and Urban Development

Section 203(k) fills a unique and important need for homebuyers. When buying a house that needs repair or modernization, homebuyers usually have to follow a complicated and costly process. The interim acquisition and improvement loans often have relatively high-interest rates, short repayment terms, and a balloon payment. However, Section 203(k) offers a solution that helps both borrowers and lenders, insuring a single, long-term, fixed, or adjustable rate loan that covers both the acquisition and rehabilitation of a property. Section 203(k) insured loans save borrowers time and money. They also protect the lender by allowing them to have the loan insured even before the condition and value of the property may offer adequate security.

The FHA Streamlined (Cosmetic)

Referred to as the Limited(k), Streamlined K, Streamline, or "Small k" 203k loan, the Streamlined 203k loan is the most popular and common of rehab loan programs due to its flexible underwriting criteria that follow the same liberal guidelines as traditional FHA loans and limited contractor and consultant processes.

HUD has developed an FHA-insured mortgage, called the “Streamline (K)” Limited Repair Program that permits homebuyers to finance an additional $35,000 into their mortgage to improve or upgrade their home before move-in. With this product, homebuyers can quickly and easily tap into cash to pay for property repairs or improvements, such as those identified by a home inspector or FHA appraiser.

The Streamlined 203k loan program is intended for homes that don’t need extensive repairs (structural, landscaping, etc.). The streamlined allows homebuyers to finance the purchase or refinancing of a home and improvements and upgrades of up to $35,000. Unlike the Full 203k, there is no minimum total repair amount and homebuyers don’t need to work with a HUD consultant.

203k Streamlined Eligible Improvements

• Repair/Replacement of roofs, gutters and downspouts
• Repair/Replacement/upgrade of existing HVAC systems
• Repair/Replacement/Upgrade of plumbing and electrical systems
• Repair/Replacement of flooring
• Minor Renovations that do not involve structural repairs (Kitchen/bath remodeling)
• Painting of interior and/or exterior
• Weatherization, including insulation, storm windows, etc.
• Purchase and installation of appliances
• Septic system and/or well repair or replacement
• Accessibility improvements for persons with disabilities
• Lead-based paint stabilization of abatement of lead-based paint hazards
• Repair/Replacement/Addition of exterior decking, patios, or porches
• Basement finishing and renovation so long as it does not involve structural repairs
• Basement waterproofing
• Window and door replacements and exterior wall re-siding

203k Streamlined Ineligible Improvements

• Renovation including structural changes, like moving a load-bearing wall, new construction or addition of rooms
• Landscaping or Fencing
• Luxury items like swimming pools, hot tubs, tennis courts, etc.
• Work that will not start within 30 days of loan closing or will cause the borrower to be displaced from the home for more than 30 days or renovations that will take longer than 6 months to complete

Full 203K (Structural)

The Full 203K loan is used for homes that need major rehabilitation, or when repairs are structural in nature, involve landscaping, or if the total renovation costs exceed the $35,000 limit of the 203 k streamline loan.

You will need to work with and get approval from a HUD consultant for all planned repairs with a Full 203k loan. The standard loan also has a minimum requirement of $5,000 of repairs. Upper FHA loan limits vary based on property type and location so you’ll need to check with a mortgage planner when considering properties. With a Full 203k loan you can add up to 6 months of mortgage payments into the total loan amount if the HUD consultant determines you will need to be displaced from your home during repairs.

Eligible Improvements for the Full 203K:

• All repairs listed above as being eligible for the streamlined loan
• Structural alterations and reconstruction such as room additions, repair of termite damage, major remodeling of kitchens and bathrooms, finishing an attic or basement, adding a second story to a home, etc.
• Major landscaping and site improvement including grading, tree removal, repair of sidewalks and driveways if they are a safety hazard to the property.
• Work that may cause the homeowner to be displaced for longer than 30 days (subject to HUD consultant approval)

For an FHA 203k Loan, the borrower signs a Rehabilitation Loan Agreement that lists three provisions concerning the timeliness of the work:

• The work must begin within 30 days of execution of the Agreement.
• The work must not cease prior to completion for more than 30 consecutive days.
• The work is to be completed within six (6) months following the execution of the Agreement; however, the lender should not allow a time period longer than that required to complete the work.

Your lender will work closely with your contractor, consultant, and real estate agent to help eliminate as many delays as possible. If you are simply adding new paint and carpet through a 203k Streamline loan, then your renovation timeline could be a few days or weeks. Each program has its own timeline for construction to be completed, and a renovation lender will help you structure the right rehab loan scenario if you are considering moving a property, expanding from a single unit to four units, or any other major structural renovation work.

It is important to remember that if the cost of the rehabilitation increases during the rehabilitation period, the 203(k) mortgage amount CAN NOT be increased to cover the additional expenses. This is why it is essential that you carefully select a contractor that will accurately estimate the cost of the improvements and complete the project at or below the estimate.