It’s your dream house. It’s in your price range, in your neighborhood, in the good school district. And it’s ugly. The paint is peeling. The downspout is hanging by a single nail. And are those single pane windows? You have 100% of your available cash tied up in your down payment. How do you get the home of your dreams AND make the necessary repairs?
You need to know about the FHA’s 203K streamline mortgage. That’s right, the full FHA 203K rehab mortgage program has a smaller, simpler sibling.
Read on to learn more.
How Does a 203K Streamline Mortgage Loan Work?
A 203K streamline mortgage loan is for light cosmetic updating to a home. This of the streamline loan when wanting to replace carpets to hardwood floors, updating a kitchen or bathroom.
In the past, you might buy a home that needs repairs and then apply for a home equity line of credit to renovate it. This resulted in double loans, double the paperwork and double the headache. Unfortunately, many lenders don’t make loans to rehabilitate properties for occupancy.
On top of that, even if the lender made rehab loans, they wouldn’t fund an equity loan at closing. A streamlined loan eliminates several of these obstacles.
- One loan
- Repair amount up to $35,000 included
- Fixed interest rate
- Repairs can be completed in a faster timeline
- Borrowed amount will be rolled into the loan
- No 203k consultant needed
- A home inspector or appraiser can do all paperwork for loan repairs
For cosmetic repairs, a 203K streamline loan is a speedy and cost-effective way to get the work done. One loan repair amount up to $35,000 Fixed or adjustable interest rate. No professional 203k consultants is required. Lenders can have different guidelines on how they disburse funds but most often with the streamline 50% of the project funds are disbursed at closing when the loan funds and the other 50% upon completion of the repairs.
What Kind of Repairs and Improvements Are Eligible?
The 203K streamline mortgage loan covers most simple repairs. The key is that the size and scope of the repair are easy to estimate and complete.
Here is a current list of approved repairs/improvements from HUD. It changes with some frequency, so always have your lender check before submitting.
- Basement completion and waterproofing
- Decks, patios, porches
- Energy efficiency improvements
- Flooring
- Heating and air conditioning
- Bath or kitchen remodel (minor)
- Kitchen appliances or other white goods
- Lead-based paint removal
- Modifications for ADA compliance
- Painting
- Plumbing and electrical (minor)
- Repair or removal of an in-ground swimming pool
- Roofs, gutters, and downspouts
- Septic or well systems
- Weather-stripping and insulation
- Windows and doors
With this list, the possibilities are nearly limitless. However, there are a few items that require caution.
Ineligible Repairs
These types of repair fall outside of the definition of cosmetic repair and are better served by other types of loan products.
- Barbecue pits, outdoor fireplaces or hearths
- Bathhouses, gazebos, pergolas
- Hot tub, spa, whirlpool bath, or sauna (outdoor)
- Garden landscaping or yard work
- Luxury items that are not a permanent part of the real estate
- Major remodels
- Changes to a load-bearing wall
- New swimming pools
- Photo murals, artwork or sculpture
- Repairs that need more than 2 draws
- Repairs that require detailed plans and specs
- Repairs that take more than 3 months to complete
- Room additions or add-ons additional square footage
- Satellite dishes
- Structural damage repair
- Tennis courts
- Tree surgery or removal (except when the tree endangers the existing improvements)
For homes needing only minor improvements, the streamline mortgage is ideal. There are a few restrictions, but they are minor.
Small Print for the 203K Streamline Loan
This is not a complete list of terms and conditions, your lender can give you the complete rundown.
- All improvements to existing structures must comply with HUD’s Minimum Property Requirements (MPR) and meet local building codes.
- If the job requires a permit, borrowers must obtain the permit and proper inspections
- Minimum loan balance not required.
- The borrowers must occupy the property as a primary residence
- Work must be complete by six months after closing
- Work must be professional
- Work must start no more than 30 days after closing
Required repairs are those affecting health and safety, such as lead paint stabilization or removal, smoke detectors, handrails, etc. All health and safety items must be addressed before cosmetic work.
The maximum loan amount is $35,000. However, you may want to consider a loan amount of $15,000 or less and that is perfectly acceptable as well.
Your lender can help guide you to the right amount for your projects.
Who Can Perform the Work?
The streamlined mortgage process allows for borrower or professional contractor work completion.
- Borrowers can arrange to do some or all of the work (in certain states where allowed)
- The borrower must document their knowledge, experience, and ability to perform the necessary work
- Do-it-yourself materials costs are allowed, no labor costs
- Borrowers may also choose a licensed contractor
- The lender reviews the contractor’s qualifications, background, and referrals.
- The lender needs a copy of the contractor’s estimate and the contract with the borrower
The lender then arranges for payment disbursement. A maximum of two payments to each contractor (or the borrower if they do the work themselves) is allowed. One payment of up to 50% is allowed in advance of the work. The second payment is disbursed after evidence of payment to possible lien holders. (subcontractors or suppliers)
Is a 203K Streamline Mortgage Right for You?
If there’s a home on the market that needs just a few renovations to make it your absolute dream, the 203K streamline mortgage might be for you. One straightforward loan, all work is done after closing. What could be simpler?
Contact Leesa and her experts today to discuss how a 203K streamline loan can get you into the house of your dreams right now!