With the spring market warming up, many people are going to be filling their weekends with house hunting. But if an affordable, move-in-ready space to fall in love with can’t be found, homebuyers shouldn’t avoid fixer-uppers or older homes. With a renovation specific home loan, potential borrowers can combine the purchase price and the improvement costs into the financing in one loan.
At Norcom, we offer several loan options for renovations: FHA 203k, Fannie Mae HomeStyle, and the VA Rehab. Below, we’ll outline what you need to know about each type of loan so you can decide which fits your needs best:
FHA 203k Limited
- 50% of funds are disbursed at closing
- Two Draws (50% at closing and 50% upon completion of work)
- If the file has a HUD Consultant, the HUD Consultant will complete the final inspection; If the file does not have a HUD Consultant, the appraiser will complete the final inspection
- Any changes to the original work order must be submitted to Norcom for approval prior to the work being started
- Borrower should not pay for anything out of pocket
- Any request for contingency funds must be submitted to Norcom for approval prior to work starting
- All items on original work order must be completed prior to any contingency disbursements
- A 203k loan cannot be used to pay for work that the FHA deems luxuries (ex. outdoor hot tubs, saunas, barbecue pits)
- A 203k loan is for a primary residence and cannot be used for vacation homes or investment properties
- Eligible properties include single-family homes, condos in a one-to-four-unit structure, or a qualified manufactured home
- The 203k Limited loan caps the cost of renovations to $35,000, however there is no minimum cost of repairs
- Work must begin within 30 days of loan closing
- All work must be completed within 6 months
FHA 203k Standard
- No money will be disbursed at closing
- There is a 5-draw limit, which is determined prior to closing
- If the file has a HUD Consultant, the HUD Consultant will complete the final inspection; If the file does not have a HUD Consultant, the appraiser will complete the final inspection
- Norcom requires a progress update every 30 days
- Contractors General Liability Insurance must be valid through project completion
- Any changes to the original work order must be submitted to Norcom for approval prior to work being done
- Borrower should not pay for anything out of pocket
- Any request for contingency funds must be submitted to Norcom for approval prior to work starting
- All items on original work order must be completed prior to any contingency disbursements
- A 203k loan cannot be used to pay for work that the FHA deems luxuries (ex. outdoor hot tubs, saunas, barbecue pits)
- A 203k loan is for a primary residence and cannot be used for vacation homes or investment properties
- Eligible properties include single-family homes, condos in a one-to-four-unit structure, or a qualified manufactured home
- The 203k Standard loan allows for a project costing more than $35,000, however total improvements must cost at least $5,000
- Work must begin within 30 days of loan closing
- All work must be completed within 6 months
Fannie Mae HomeStyle
- No money will be disbursed at closing
- There is a 5-draw limit, which is determined prior to closing
- If the file has a HUD Consultant, the HUD Consultant will complete the final inspection; If the file does not have a HUD Consultant, the appraiser will complete the final inspection
- Norcom requires a progress updated every 30 days
- Contractors General Liability Insurance must be valid through project completion
- Any changes to the original work order must be submitted to Norcom for approval prior to work being done
- Borrower should not pay for anything out of pocket
- Any request for contingency funds must be submitted to Norcom for approval prior to work starting
- All items on original work order must be completed prior to any contingency disbursements
- Can be used to renovate a second home or investment property, if it is an eligible property type
- Work must begin within 30 days of loan closing
- All work must be completed within 6 months
VA Rehab
- Borrower must qualify for a VA loan to be eligible for the VA Rehab loan
- 100% Financing of purchase price plus improvements
- No monthly MI
- One closing for purchase and rehabilitation
- Maximum improvement cost cannot exceed $35,000
- 15% Contingency reserve required
- All work needs to be completed within 90 days of closing
- Contractor must be approved by Norcom Mortgage
- Both purchase and refinance options are available
- Rehabilitation disbursements are made when work is complete
As a future homebuyer and potential borrower, remember that you have options, especially if you’ve found a house that’s not picture perfect, but the location is exactly what you had in mind.
