Skip to content

FHA 203k Loan in Holmes County, Florida

Are you a home project enthusiast? Or does your new home require renovations to make it habitable? An FHA 203k loan provides enough financing for such projects. This government loan can cover your home's purchase and renovation costs. Often, borrowers might not always afford a property that needs extensive repairs.

Some typical mortgage options come with high-interest rates and short repayment terms, preventing homebuyers from achieving their home ownership goals.

The FHA 203k or renovation loan ensures you don't have to make double payments for home purchases and required renovations. This guide will walk you through everything you need about the renovation or rehabilitation home loan.

What is an FHA 203(k) Rehab Loan?

An FHA 203(k) loan is a financing option that allows homeowners and buyers to use a single mortgage for their real estate costs and renovation expenses. Essentially, you can purchase a fixer-upper at an affordable rate and cover the rehabilitation costs with this loan.

The FHA backs this loan option, meaning you'll have lenient qualification requirements. Depending on your needs, you could opt for a 15- or 30-year fixed-rate mortgage or an adjustable-rate mortgage.

FHA 203(k) loans offer a cost-effective way of financing home improvements. Usually, your lender will add the home improvement and repair expenses to your total loan. You'll then proceed to make these payments through the monthly premiums associated with your loan.

This loan option is ideal for anyone who wants to buy an older house at a lower purchase price. Typically, an old house purchase would mean that you must also prepare for significant repairs. With the 203(k) loan, you can complete these renovations while financing the purchase price.

The Federal Housing Administration's backing means you'll have more lenient qualification requirements when applying for these loans. However, the rehabilitation projects you undertake should meet certain thresholds.

Similar to other mortgages, your qualification will depend on your income, debt-to-income ratio, credit history, and credit score. However, your lender will require you to start the renovations within 30 days of closing and complete them within six months. Remember that you can't cease renovation for any 30 consecutive days.

Most renovation loans offer contingency funds to cover unforeseen repairs after the renovation works begin. To access these funds, you'll need to ascertain that you've already completed the items recorded on your initial bid.

Standard 203(k) loan

Does your home require significant structural repairs to make it habitable? Consider the standard 203(k) loan for renovations that exceed $35,000. Also, this loan option has a minimum loan requirement of $5,000.

Most lenders will require you to hire a HUD consultant to oversee the project and renovation process. Working with this consultant ensures that the project complies with the established government code.

Remember that you'll only qualify for this loan if your house requires non-safety-related landscaping. Essentially, this loan will work suitably if you need to correct foundational issues or add retaining walls that minimize flooding.

You could also use this loan to complete repairs on an existing pool. Are you tight on space in your kitchen? Use the FHA 203k loan to expand the kitchen into your dining room. Also, this standard loan option could add square footage to your home.

The standard FHA 203k loan is also suitable for increasing window sizes when you need more light in the house. You could also leverage this loan for renovating uninhabitable properties as long as you maintain the existing foundation.

Improvements for handicap accessibility and reconditioning your plumbing, sewer, electrical, and HVAC systems are also suitable for this loan.

While there is no maximum repair amount for these loans, your loan amount will depend on multiple factors. Check out the FHA loan limit in Holmes County to estimate how much you might be eligible for.

The Standard 203k loan also ensures that you won't make two housing payments concurrently. This feature comes in very handy when you work with uninhabitable houses. However, the HUD consultant must ascertain that the home is uninhabitable before you enjoy this loan advantage.

Besides, you won't pay your contractor in advance. Essentially, you won't make any disbursements at the loan's close. You'll only make draws for the contractor once they ascertain that they have made progress on specific phases.

Before getting approval for this loan, you'll need to ascertain that the property is your primary residence. Also, you make up to 5 draws for your contractor, provided they complete the construction phases you agree upon. Besides, your lender will not allow you to receive any advances.

Limited 203(k) Loan

The limited 203(k) loan is suitable if your home requires fewer repairs. You can get a maximum of $35,000 for renovations. The lower sums borrowed give you a more straightforward application process. Also, this loan option has no minimum cost requirement.

Unlike the Standard 203k loan, this loan option doesn't require a HUD consultant. However, your lender will require you to have a written work plan to indicate you understand the contractor's bid.

With this loan, you can refinish flooring, repair damaged roofs, replace tubs and showers, and repair your septic. The limited loan option is ideal for painting, replacing sidings, and adding gutters or downspouts.

Do you have outdated HVAC, electrical, and plumbing systems? Apply for a limited renovation loan to restore their proper performance. You could also remodel your basement so long as this won't require extensive structural repairs.

This loan is ideal for 1-4 unit properties, condominiums, and townhomes. However, for the last two properties, you'll only receive funding for internal repairs.

HomeStyle Renovation Loan

Some lenders will offer you a renovation loan option suitable for cosmetic updates. Besides, this loan option will be ideal for repairs that remain permanently affixed to your property.

Are you wondering how you could improve the old-fashioned floor in your new home? Use the HomeStyle Renovation Loan to get and install a new carpet. Alternatively, you could opt to create an open floor plan in a congested home.

Don't allow the existing fascia to spoil your home's view. Consider signing up for this Renovation loan that lets you change your fascia to create curb appeal. The HomeStyle will also serve you suitably when you need to update your fixtures or remediate lead-based paint.

With this loan option, you can only get funding for internal repairs you perform in condominiums or townhomes. However, you could still obtain financing for repairs in 1-4 unit properties.

FHA 203k Loan Eligibility Guidelines in Holmes County, Florida

Like other mortgages, you must meet specific criteria to qualify for the FHA 203(k) loan. Most of these requirements resonate with the standard FHA loan requirements. Typically, the FHA requires you to:

  • Get the loan from an FHA-approved lender.

  • Have a credit score of at least 500.

  • Make a minimum down payment of 3.5% if you have a credit score of 580 or above and a 10% down payment if your credit score is between 500 and 579.

  • Use the loan to renovate your primary residence. Usually, you won't get approval for the loan if you intend to repair a secondary or vacation home.

  • Have a back-end DTI of less than 43% and a front-end DTI below 31%.

Hand holding wooden home with repairing tools and money bag

Get the most out of your Current Home in Holmes County, Florida

Do you feel that you can get more out of your current home? The FHA 203k loan can help you achieve just that. Besides, this loan option is ideal for anyone keen on creating value through renovation.

With the renovation loan, you won't have to pay premiums for changes the previous homeowner made in the house. Instead, you'll invest in improvements that resonate with your lifestyle needs and personal tastes.

How can you make the most of your home investment with this loan?

Increase your Home's Coziness

Consider signing up for the FHA 203k loan when you need to get cozy in your new home. You can install new carpets or make cosmetic updates that give you a comfortable vibe in your house. Besides, the loan also ensures that you work with your preferred contractors.

With this renovation loan, you don't risk discovering your repair needs after paying a down payment. Also, you won't worry about finding extra funds or paying for required renovations out of pocket.

Most contractors you hire with your renovation loan are eager to complete the work speedily. Therefore, you can enjoy renovations and home updates after a short time. Get what you want now while making a convenient payment to your mortgage lender.

Remodel the home to suit your preferences

The renovation loan lets you purchase a fixer-upper in a neighborhood you prefer. Such homes usually have extravagant prices that factor in the new additions. You won't need to buy a recently remodeled home that will cost you more than necessary.

While the finishes might be new, they might not reflect what you've always wanted. Settling for such properties will mean you'll try getting funds to make further changes. On the other hand, you could opt for a fixer-upper with the proper pricing.

The renovation loan lets you choose finishes and updates that appeal to you most. Essentially, you'll only pay for what you want and won't settle for someone else's preference.

Modernize your home

Leverage the renovation loan to breathe new life into your property. You don't have to move to a new home to get the home of your dreams. Apply for the loan and create a home that responds to your ever-changing home needs.

Consider creating a backyard oasis with a new pool. Besides, you could discuss possible cosmetic touches that cement a more modern feel.

Complete Needful Additions to ease your stay

There is a big chance that your current home might not always serve your evolving home needs. It is common for home buyers to find houses with no garage or one bathroom. In such instances, sharing scarce resources might be cumbersome down the road.

An FHA 203k loan can help you correct this situation. For example, the HomeStyle loan ensures you can add amenities to a single mortgage. Use this money to set up a bathroom that guarantees privacy for your growing teens.

The FHA 203k Loan Application Process in Holmes County, Florida

Interested borrowers need to complete the application process successfully. Getting familiar with the process prepares you for what lies ahead. Here's a guide to get you started.

Find a Loan Officer

Working with an experienced FHA 203k loan officer ensures you ease through the loan application process. The officer will also walk you through the different renovation products, ensuring that you settle on a product that resonates with your needs.


You will need various renovation amounts or sales prices to inform how you shop for a home. At this point, work on also finding a contractor for the renovation project.

Also, you'll need an FHA-approved lender to assess your financial situation. Get a pre-approval letter to increase your chances of getting the loan.


Once you settle on a home, you'll need to complete inspections to know how many repairs the house requires. Your contractor should help you find items the home needs to meet minimum property standards. Also, you can proceed to discuss other additions that you'll prefer in your new home.

Categorize the repairs into must-haves and optional repairs to ensure that you have an easy time prioritizing your work. Remember that for the Standard 203k loan, you'll need a HUD consultant for this inspection.

Find Estimated Bids

From the completed inspections, you can find renovation cost estimates. Ensure that you provide estimates that are as accurate as possible. Otherwise, you might run short of cash later on. Proceed to make reasonable bids for the loan that you'll apply for.

Loan Appraisal

Your lender will assess your bids and compare them with the required renovations before approving your loan. Providing a pre-approval letter ensures that you hasten the loan application process.

Loan Closing

Work with your lender to find a reasonable closing date once you finalize the other details. Ensure that your contractor is privy to this information. The goal is to ensure that the planned construction begins within 30 days of loan closing.

Get additional Room with the FHA 203k Loan

Do you need more space in your new home? The FHA 203k loan lets you install or add an accessory dwelling unit (ADU). The ADU serves as an additional living area independent of your primary dwelling. However, you'll meet specific eligibility guidelines to qualify for the loan.

Depending on your preference, you could add the ADU to your one-unit dwelling, create it within or detach it from home. Most lenders require that the dwelling be habitable, meaning that it should be ideal for living, cooking, sleeping, and bathroom facilities.

While working on the ADU's kitchen, ensure that it has cabinets, countertops, stoves, hookups, and a sink with running water. Remember that hotplates and microwaves may not substitute stoves adequately. Also, an independent second kitchen doesn't replace the ADU.

The ADU should occupy the same parcel as your primary dwelling. While the ADU might be smaller than your primary dwelling, it should include access to your primary home. In most instances, you won't find a loan for an ADU if you have two- to four-unit dwellings.

Top Desserts in Holmes County, Florida

  • Enjoy excellent ice cream that is super tasty. Be sure to try out the delicious fudge and candy. Choose from 50 flavors along with waffle cones that don't disappoint.

  • Peanut butter pie and orange cake make for excellent dessert options. The coconut key lime cake will soothe your dessert cravings. Enjoy yummy scones with good taste and excellent value.

  • Try out the delicious and unique black cherry ice creams. The strawberry cream cupcakes and critical lime will also delight you.

  • Do you fancy donuts? The fresh and delicious donuts come with lots of toppings. Choose from the multiple flavors as you make memories with your family.

  • The cheesecakes will delight you, while the white chocolate raspberries are always fantastic.

Create Value in your home with the FHA 203k loan in Holmes County, Florida

Once you complete renovations in your home, your home's value will have increased considerably. The FHA 203k loan is ideal for anyone looking for an affordable way to renovate their home.

Find The Right Mortgage

For more than 20 years, Phil have been helping customers achieve their home purchase and refinance goals by providing them with invaluable resources and support.

Schedule a FREE Consultation
Phil Ganz

Subscribe to Get Your First Time Homebuyer Checklist

Sign up for the weekly newsletter to stay up to date on the latest real estate market trends, loan news, and so much more!