FHA 203k Streamline Rehabilitation Mortgage

How Does a Streamlined FHA 203K Mortgage 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, or home improvement loans. Some won’t fund equity loans at closing, especially if there is no equity. Homebuyers today that are looking for an opportunity to purchase a fix-er-upper are limited to using their own cash, that is unless they use a 203k Streamline or rehabilitation loan.

  • 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

  • No minimum loan balance required.
  • 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

Requirements to Perform the Work

  • Borrowers can select among licensed contractors.
  • We will review the contractor’s experience, background and referrals.
  • We will want a copy of the contractor’s estimate and the agreement between the contractor and borrower.
  • Borrowers can also arrange to do some or all of the work under a “self help” arrangement.
  • Do-it-yourself projects require the borrower to provide documentation supporting the borrower’s knowledge, experience and ability to perform the necessary work.

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.
  • Do-it-yourself allowances do not include labor; only materials costs are allowed.
  • Final payment is paid after submission of evidence of payment to sub-contractors / suppliers or other possible lien claimants.