UPDATE: We currently do not offer 203k loans.
HUD's FHA 203(k) loans are very popular right now considering the many homes that may have been abandoned or neglected and need some TLC. FHA 203(k) loans allows the cost of certain repairs and improvements to be added to the sales price which essentially provides borrowers an "all in one" home repair loan for permanent financing. The minimum down payment is basically 3.5% of the sales price plus the costs associated with the improvements and makes this a great choice for fixer-uppers or homes that need some modernization. Let's say you want to buy a home with a sales price of $250,000 and you would like to do $50,000 of improvements, the minimum down payment would be 3.5% x (250,000 + 50,000) = $10,500.
The maximum loan amount for a purchase using 203k financing is the lesser of the "as-is" value of the property (based on the appraisal) plus the rehab cost or 110% of the expected "after value" with the rehab. The maximum loan amount is limited FHA's loan limits. In the Seattle – King County area, our maximum FHA loan limit is currently $567,500. Click here for a complete list of FHA loan limits for homes located in Washington state.
This program is one-to-four unit dwellings and FHA approved condos as long as the homes are owner occupied. This program does not allow investors. Most improvements are eligible as long as they add value and are permanently affixed to the foundation. Just a few examples of improvements include painting, room additions, kitchen remodeling, roofing and decks. Luxury items (such as swimming pools) and improvements to detached structures are not permitted.
Certain expenses are eligible to be included in the 203k loan, such as:
- the cost of the materials used in the rehab
- permits, fees, inspections by qualified home inspector
- up to six months of mortgage payments (while your home is being renovated, you will be making the mortgage payments)
- a contingency reserve (around 15% depending on the project)
A HUD approved consultant works with the borrower to help determine what improvements FHA will require (such as energy conservation, local codes, safety, etc.) as well as the improvements the buyer would like to have done. The consultant will develop a list of proposed improvements that will be submitted to the lender for review.
Rehabilitation construction must start within 30 days of closing with all work completed within six months of closing.
PS: FHA 203k rehab loans are not just for home buyers, they can be used to refinance an existing mortgage and pay for improving a home too!
If you would like more information about FHA's 203k Rehab loan for home located in Washington state, please contact me. I have been originating FHA loans at Mortgage Master Service Company since April 2000.