If you've been passing up buying homes that require cosmetic repairs for lack of funds to fix them up, FHA has a program for you. Not to be confused with FHA's much more complicated 203K program, a Streamlined 203K loan eliminates much of the paperwork and simplifies the process to obtain rehab funds. This same loan can be done for ones existing home.
We believe first-time home buyers should get all the help they can. First-time buyers are often turned off by fixers or overwhelmed and ill-prepared to deal with the work required to bring some homes up to today's standards. Some buyers get their foot in the door and say "We have a lot of work to do here, and we're never going to get it done."
A Streamlined 203K loan might be the answer.
How Does a Streamlined 203K Loan Work?
It used to be that you bought a home and then applied for a home equity loan to fix it up, resulting in two loans. But many lenders won't make rehab loans.
- A Streamlined 203K loan is figured into the original loan balance, resulting in one loan.
- It can be an adjustable-rate or fixed-rate mortgage .
- The mortgage balance can exceed the purchase price of the property.
- Borrowers are not required to hire professional consultants, licensed engineers or architects.
- The appraiser or home inspector can put together a list of recommended repairs / improvements.
Eligible Repairs & Improvements
The Streamlined 203K loan allows for simple repairs that can be easily estimated and completed. Many are considered light cosmetic repairs, but some will require hiring a licensed contractor if it falls out of the borrower's area of expertise. Here is an approved list of repairs / improvements from HUD:
- Roofs, gutters and downspouts
- HVAC systems (heating, venting and air conditioning)
- Plumbing and electrical
- Minor kitchen and bath remodels
- Flooring: carpet, tile, wood, etc.
- Interior and exterior painting
- New windows and doors
- Weather stripping & insulation
- Improvements for persons with disabilities
- Energy efficient improvements
- Stabilizing or removing lead-based paint
- Decks, patios, porches
- Basement completion and waterproofing
- Septic or well systems
- Purchase of new kitchen appliances or washer / dryer
Special Conditions & Terms
- Borrowers must occupy the property.
- Property cannot be vacant for more than 30 days.
- Work must be completed within six months.
- Work must be professional.
- If job requires a permit, borrowers must get a permit and a sign-off.
- Work must commence within 30 days from closing.
Repairs Not Permitted
- Landscaping or yard work
- Major remodeling
- Moving a load-bearing wall
- Room additions or add-ons to the home
- Fixing structural damage
- Luxury Items are excluded including pools and spas.
Requirements to Perform the Work
- Borrowers can select among licensed contractors.
- The lender will review the contractor's experience, background and referrals.
- The lender will want a copy of the contractor's estimate and the agreement between the contractor and borrower.
Disbursement of Payments
- Maximum of two payments to each contractor, including the borrower, providing the borrower works under a "self help" plan.
- No more than a 50% advance is allowed.
- Final payment is paid after submission of evidence of payment to sub-contractors / suppliers or other possible lien claimants.
Reasons to Apply For a Loan Below $15,000
- The lender is not required to inspect the completed work.
- The lender is not required to authorize a third party to inspect the completed work.
- A letter from the borrower or copies of contractor receipts will suffice as notice of completion, providing the lender has no reason to determine a third-party inspection is necessary.
Do have questions? We welcome your inquiry or to get started now call (214) 945.1066