What are FHA 203K loans?
The FHA (Federal Housing Administration) backs lenders, allowing them to provide homebuyers with financing to purchase homes and perform necessary repairs. FHA 203K loans are also known as mortgage rehab loans or Section 203(K). They combine home purchase and remodeling costs into a single loan and are perfect for individuals planning on buying fixer-uppers.
The FHA designs the loans and enables lenders to provide funding. Some loans include funding for mortgage payments for up to 6 months. The loan also covers labor and materials, enough to ensure the homeowner renovates the home to fit current liveability standards. FHA 203K loans don't lend homebuyers with funds.
Read on and get informed on how the loans work, eligibility, and how to apply.
How do FHA 203K loans work?
Applicants can get FHA 203K loans to renovate their home on a 30 or 15-year for a fixed or adjustable rate. Various factors dictate how much financing borrowers qualify for.
The factors include the borrower's income, credit score, etc. Additionally, the amount of cash you place as your down payment can still affect how much funding you receive.
For instance, your lender could ask you to place a 10% down payment if you have a credit score lower than 580 or 3.5 % if you have a better credit score. Additionally, the amount of funding you could get depends on the home's location. Your loan should meet the home's location's set maximum.
Also, the amount of funding you can get depends on calculations combining your home's cost of renovations and the home's previous value. Additionally, they also depend on your home's after value and improvements. If your lender approves, you could do all the renovations yourself or engage licensed contractors to renovate your home.
FHA 203K loans are best suited for old homes requiring renovation. They aren't suited for small homes with minimum renovations that require less than $5000 in renovations. You should apply for FHA 203K loans if you require funding for big renovation projects and seek other forms of funding if your renovations involve minor repairs.
The loans help homeowners get funding to renovate neglected homes. The loan help improves such homes and makes them habitable. The loans have competitive refinance rates and are perfect for cash-strapped homebuyers that can't or don't want to tap into their home equity.
Types of FHA 203K loans
There are two FHA 203K loan types. They include Limited and Standard 203(K) loans. The FHA designed Standard 203(K) loans for extensive renovations requiring more funding.
Limited 203(K) loans are more restrictive on the scope and cost of improvements homeowners should make. As such, you should choose wisely and ensure you apply for the correct type of funding to fit your needs.
Standard FHA 203K loans
The FHA designed standard FHA 203K loans for homeowners that need to make extensive repairs and structural work with 0 capped repair costs.
The minimum you can borrow is $5000; however, the property's total value should fall within the FHA's mortgage limits for your home's location. Homeowners can use the loan to:
- Install a well or septic tank
- Update the home's interior
- Rebuild parts of the home
- Upgrade any mechanical systems
- Build an addition
- Build a new garage
Lenders require homebuyers with a 96.5 LTV (loan-to-value) ratio to place a 3.5% down payment when applying for standard FHA 203K loans. The borrowers should use the homes as their primary residence. Borrowers can make five draws; however, they aren't allowed to make material draws or get advances.
Your lender requires you to provide proof of permits before making your first withdrawal, and you'll get 10 % holdbacks on each draw they make except the first draw.
Also, applicants should begin working on the renovations within 30 days of approval and not stop for a period longer than 30 days. Also, borrowers should complete the renovations within 6 months.
Limited FHA 203K loans
Limited FHA 203K loans are perfect for homebuyers fixing homes that don't require much work. The funding doesn't include homes that require structural work. For instance, the FHA won't cover projects requiring adding new rooms or landscaping. Additionally, the requirements dictate that the home remains habitable throughout this period.
The loans are capped at $35000, and homebuyers can use them to:
- Update their bathroom or kitchen
- Repair their roof
- Update their HVAC system
- Add a new floor
- Make their home energy-efficient
- Buy new appliances
Lenders expect the borrower's down payment to be 3.5 % for a 96.5 % LTV. Additionally, eligible properties are townhouses, 1 to 4-unit properties, and condominiums requiring internal repairs only. Also, the residence should be the buyer's primary residence, and borrowers can get 50 % of the repair cost if they apply in writing before closure.
Eligible applicants are awarded an initial and final draw for any contractors; however, the lender doesn't allow material draws. Additionally, the lender requires borrowers to provide proof of permit after 30 days (after closing).
The loan has no drawbacks to closing, and eligible applicants can get contingency funds for any unforeseen repairs. However, you must begin renovations after closing, complete the project in 6 months, and not stop for more than 30 consecutive days.
These loans enable applicants to acquire homes and renovate them simultaneously. However, the difference is that they are conventional loans with various pros and cons. For instance, they are more stringent than FHA 203K loans since they require a higher down payment and higher credit score.
One advantage of these loans is that they are more flexible and allow eligible applicants to do what they want with the loan. For instance, your credit score should be higher than 620 and have a DTI (Debt-to-Income) ratio lower than 45 %. You get your DTI by adding your monthly debts and dividing them with your income.
Additionally, applicants can use the loan to renovate investment properties and second homes. The loan requires a higher down payment than FHA 203K loans. For instance, your lender requires you to make a 5-25% down payment on the loan. You should place a more than 20% down payment to avoid paying for mortgage insurance.
You can use the loan to renovate:
- Updating your home's landscaping and site amenities
- Replacing your flooring
- Adding square footage to the home
- Repairing your home's pool or spa
- Renovating the kitchen or bathrooms
Applicants with an LTV ratio of 97 % can get the loan at a 3 % down payment; however, they should be first-time borrowers. Applicants with a 95 % LTV can also get the loan for a 4 % down payment to renovate a 1-unit property. Also, those with a 90 % LTV can get the loan for a 10 % down payment and renovate their 1-unit second property. However, those with an 85 % LTV will get the loan with a 15% down payment.
Applicants with LTVs exceeding 80 % require mortgage insurance. Properties you could renovate include townhomes, 1 to 4-unit properties, and condominium properties requiring internal repairs. You are eligible to apply for the loan if you plan on using the property as an investment property, secondary, or primary home.
You'll get five draws if you qualify. However, lenders don't allow advances, but you could get up to 50% of your total material budget. Plus, a 10 % holdback is paid in the final draw. This is provided case-by-case basis depending on need, and you'll have to provide proof of permit before making your first draw.
You'll also get contingency funds to cover unforeseen repairs, but the lender will apply the funds on principal reduction when you complete the items in your bill. Also, the lender requires you to begin the project within 30 days of closing, complete it in 6 months, and not stop for over 30 consecutive days.
How to qualify for FHA 203K loans in Charlotte County, Florida
Borrowers should know the various qualifications needed for successful FHA 203K loan applications. For instance, Borrowers should make a 3.5% minimum down payment when applying for an FHA 203K loan. Additionally, they should have a credit score that's higher than 580.
Borrowers with a credit score between 500-579 should make a 10% down payment and ensure a minimum three-year period before foreclosures. Also, lenders require borrowers to pay 0.45% to 1.05% mortgage insurance premiums depending on the loan's total amount.
Also, the FHA requires borrowers to apply for approved loan amounts within their location and engage with FHA-approved lenders. The approved loan limit for Charlotte County is $420680.
Additionally, the lender may require borrowers to provide 20% of all costs to cover any unexpected costs. The lender may ask you to provide proof of out-of-pocket funds if you don't have enough equity to enable you to roll them into your loan.
Additionally, you can apply for FHA loans based on your house's after-improved value after the FHA's appraisal.
Don't move - FHA 203K loans
Think about this scenario. You may live in a home you like; however, it isn't perfect, and you don't want to move out and look for a better place. Also, you may experience financial difficulties. As such, the best solution would be refinancing your loan to get more funding you can use to renovate your home and make it better.
The FHA allows you to refinance your loan to fund improvements and renovations and pay it back as part of your monthly mortgage payments. The FHA insures your loan and provides you with financing to improve and renovate your home. You can apply for a loan and get longer terms with minimal mortgage rates.
Refinancing your home has lots of benefits. You can choose this option and make an upfront or monthly mortgage insurance payment. You'll need to appraise your home and finish your renovation in less than 6 months. The loan's rules are not restrictive.
For instance, you get the chance to create equity, refinance your loan, and upgrade or repair your home. Additionally, this option is perfect for individuals with low credit scores. Such individuals don't have to pay high-interest rates or make a substantial down payment. Also, they'll get the loan more readily since the FHA (government) backs the lenders.
The loans have some limitations, like the lenders and the program's limitations on rehabilitation costs. However, you can still make some significant renovations to your home. A few things you could add to your home with this loan include:
Adding a backyard pool
Adding a new bathroom
Painting your home and making it aesthetically pleasing
Adding square footage to your home
Structural alterations and reconstruction
Correcting all health and safety hazards
Landscape and site improvements
Modernizing or improving your home
Improving energy consumption
- Replacing or adding roofing, downspouts, and gutters
HUD requirements dictate that structures renovated using this loan should meet essential energy efficiency and structural standards. As such, you should understand the legal requirements and your limitations before applying for a loan. The loan is a good and effective way to modernize your house and make it homely.
How FHA 203K loans create value for your home
No one would want to invest in ventures that don't provide value, and some pointers can guide you throughout the process. For starters, you should select homes in neighborhoods you'd want to live in for long periods. That'll make paying for your home feel like an investment.
You should also ensure you do all renovations on time to avoid voiding your contract. Your contractor will be motivated to finish the project on time since they need to earn the 50% they are owed. Such cases present a win-win scenario where you'll finish your renovation on time, and your contractor gets paid.
Also, this strategy allows you to earn equity more easily. For instance, you could purchase a home without a garage at a lower price and apply for a loan to add the garage. Doing this boosts the home's value earning you equity in the home without having to pay lots of money.
Top 5 deserts in Charlotte County, Florida
Heather Decker's Custom Catering - Visit Heather Decker's custom catering for some of the most delicious desserts you can ever get in Charlotte County, Florida. The shop has a 5-star rating on Yelp and is licensed and women-operated. The business has been operating for 30 years and is well known for its fresh foods. They make their desserts from fresh, local ingredients and provide catering services to Naples, Florida area.
Haborwalk Scoops and Bites - Visit Haborwalk Scoops and Bites and get to enjoy ice cream with a view. They have 40 homemade ice cream flavors, including shakes, hot fudge, malts, banana splits, etc. The business is located in Punta Gorda and is the perfect place for walkers, boaters, cyclists, park-goers, and ice cream lovers.
Sweet Scoops Ice Cream - Sweet Scoops ice cream has some of the best and tastiest homemade ice cream you can ever taste. The location is always busy; however, they have some of the most exciting decorations, i.e., number plates from around the world. Features include outdoor seating, takeout, a drive-through, and wheelchair accessibility.
Ice Cream Gelato World - Ice Cream Gelato World serves tasty homemade ice cream, smoothies, sweet shakes, and gelato french crepe savoyer. The place also features other European cuisines, has takeouts, and is wheelchair accessible. It is a great place to hang out with family and friends.
- The Ice Cream Palace - The Ice Cream Palace is family operated and owned. It has some of the most delicious homemade ice creams with over 50 flavors. Its features include outdoor and indoor seating, wheelchair accessibility, and takeout. Get to enjoy the best ambiance and delicious ice cream simultaneously.
Charlotte County, Florida, is one of the best locations for young professionals and people that want to raise a family. It's a great place to settle and has lots of fun family activities that keep kids and adults entertained.
If you are tight on funds and plan to move to Charlotte County, an FHA 203(K) loan is the best option. You should take your time and figure out how to apply for FHA 203K loans and whether you qualify.