How Does An FHA 203(k) Rehab Loan Work?

By Meela Imperato
how does a 203(k) loan work

Homeownership can feel like a juggling act, particularly when it comes to maintenance and repairs. As soon as you fix one problem—be it a leak, failed system, or structural issue—another one pops up. And each fix can be costly.

Although some homeowners may have the cash on hand to pay for such costs, more than half of Americans report that they wouldn’t be able to cover a $1,000 emergency expense.1 For illiquid homeowners, obtaining traditional financing to perform home improvements, upgrades, or repairs may be difficult, if not impossible. 

This problem is what FHA 203(k) Rehab Loans were created to address. The differences between a conventional renovation loan vs 203k become more apparent.

So how does a 203(k) loan work? Here’s what you need to know. 

FHA Loans: A Brief Overview

FHA loans are government-backed mortgages that are underwritten and managed by third-party lenders, but insured by the Federal Housing Agency. They were originally proposed in the 1930s by the Housing and Urban Development branch of the FHA to help stimulate the housing market and increase housing affordability. 

FHA loans are designed to accommodate borrowers who may not be able to make a large down payment, have lower credit scores, and wouldn’t qualify for a traditional mortgage. This can include first-home buyers, seniors, and low-income workers.  

Over the years, the FHA has introduced several types of FHA loans, including: 

  • Traditional FHA loan
  • FHA 203(k) Home Improvement Loan
  • Home Equity Conversion Mortgages (reverse mortgages) 
  • FHA Energy Efficient Mortgages
  • Section 245(a) Loans  

What Is the FHA 203(k) Rehab Loan? 

For both owners and potential buyers, the repair planning process can be complicated, time intensive, and costly. Many traditional financing pathways—such as interim acquisition and improvement loans—may not be feasible because of their high-interest rates, limited repayment terms, and balloon payments. 

A 203(k) Rehab Loan was expressly designed to help home buyers and homeowners improve their homes by bundling both the purchase of the property as well as the cost of rehabilitation into a single loan. 

According to the HUD, Section 203(k) provides a solution designed to accommodate borrowers and lenders by “insuring a single, long term, fixed or adjustable rate loan that covers both the acquisition and rehabilitation of a property. Section 203(k) insured loans save borrowers time and money. They also protect the lender by allowing them to have the loan insured even before the condition and value of the property may offer adequate security.”2

The Two Types of FHA 203(k) Loans 

There are two primary types of FHA 203(k) loans: Standard 203(k) loan and the Limited 203(k) loan. 

  • Standard 203 (k) loan – A standard loan is designed to cover major rehabilitation of the home, including structural or landscaping fixes. Borrowers are allowed to finance up to the FHA loan limit for that area, plus the cost of renovations, with a minimum repair cost of $5,000. Furthermore, lessees are required to work with a HUD consultant who will perform onsite reviews to estimate rehab costs and outline FHA requirements. 
  • Limited 203(k) loan – As the name implies, a limited 203(k) provides financing for minor remodeling and non-structural repairs. Total renovation cannot exceed $35,000, and there are no minimum repair costs, nor do you need to hire a HUD consultant.  

What Can an FHA 203(k) Loan Be Used For? 

Eligible repairs are contingent on whether you obtain a standard or limited loan. 

Standard Renovations

  • Accessibility upgrades
  • Appliance and HVAC upgrades
  • Electrical, plumbing, heating, and cooling improvements
  • Large landscaping and site improvements
  • Making energy conservation improvements 
  • Modernizations and functionality improvements 
  • Pest remediation
  • Roofing alterations
  • Safety improvements 
  • Sewage and septic improvements
  • Site conversion
  • Site relocation
  • Storm shelter additions
  • Structural alterations to foundations or load-bearing walls  

Limited Renovations 

  • Accessibility upgrades
  • Abatement of lead-based paint
  • Indoor or outdoor painting
  • Minor remodeling
  • Pest remediation 
  • Replacing appliances
  • Repairing or replacing:
    • Decks
    • Downspouts
    • Electrical systems
    • Flooring
    • Gutters
    • Heating
    • HVAC
    • Patios
    • Plumbing
    • Porches
    • Roofing
  • Waterproofing or finishing a basement
  • Weatherization

What Is the FHA 203(k) Rehab Loan Process? 

Eligible homeowners or buyers must apply for an FHA 203(k) loan. Although the process may vary depending on your type of loan and lender, the general steps will include: 

  1. Find a trustworthy FHA 203(k)-approved lender.
  1. Apply for a home loan and receive pre-approval. 
  1. Work with a licensed contractor to design a rehab proposal that describes the work to be done and includes an itemized cost estimate.
  1. Provide the proper documentation, which may include:
    • 203k Consultant Final Work Write Up
    • 203k Consultant’s Certification
    • Appraiser’s Repair Notes
    • Architectural Drawings
    • Borrower’s Certification
    • Consultant / Borrower Agreement
    • Contractor’s Cost Estimate
    • FHA 203k Borrower’s Acknowledgment
    • Identify of Interest Certification
    • Rehabilitation Self Help Loan Agreement Form
  1. Wait for approval and appraisal before beginning rehab. 

Eligibility Requirements for an FHA 203(k) Rehab Loan

When asking how does an FHA 203(k) loan work, how do you know if you’re eligible for a rehab loan? 

Some of the more important eligibility stipulations include:3 

  • Borrowers must possess a credit score of at least 500 and have a total back-end debt-to-income (DTI) ratio below 43%.   
  • Borrowers will either need to pay a minimum down payment of 3.5% if their credit score is 580+, or a 10% down payment for a sub 580 credit score.
    • Borrowers with an insufficient credit history are eligible for maximum financing, but must be underwritten manually. 
  • The property must be at least one year old and align with specific FHA minimum property standards. 
  • The program is limited to only owner-occupants, not investors. 
  • Repairs and renovations must be performed by a licensed contractor. 

Is It Hard to Qualify for an FHA 203(k) Loan?

So long as you satisfy the 203(k) eligibility requirements, you shouldn’t have any problem qualifying for a rehab loan. However, if your credit score is too low or you have a high debt-to-income ratio, you may need to make personal changes in your life to improve your financial health. 

Benefits and Drawbacks of a 203(k) Loan

As with any financing option, FHA 203(k) loans will have both pros and cons. Before you take on debt, you should carefully review your financial health and determine whether a rehab loan would be the best available financing course.

Potential Advantages

  • Flexibility – FHA loans are more accessible to a wider range of borrowers. They offer lower credit scores, down payment requirements, and interest rates, compared to traditional loans.
  • One loan – You can bundle the home purchase and the cost of renovations into a single renovation loan, which simplifies financing and paperwork. 
  • Home value increase – Ideally, the renovations made using this loan will make the home more valuable, which would make it easier to sell or refinance the home at a later date. 

Potential Disadvantages 

  • Limitations – 203(k) loans aren’t available in all areas, and they can’t be used for investment properties or second homes. 
  • Higher costs – FHA loans have both an upfront mortgage insurance premium (MIP) as well as an annual MIP. In addition, borrowers must obtain FHA mortgage insurance. 
  • Complicated application process – Because FHA borrowers tend to be viewed as higher-risk, there is often more due diligence and documentation, which takes time and effort.  
  • HUD consultant – Depending on your project, you may need to hire and work with a HUD consultant. 

FHA 203(k) Rehab Loans  

FHA 203(k) rehab loans were designed to increase access to home improvement financing for higher-risk borrowers. With these mortgages, individuals can purchase and renovate a home with money they borrow in a loan. This type of loan may serve as a financial lifeline for those individuals who may not meet traditional lending standards. That said, it’s not the only option available.  

Today, increasingly more homeowners are opting for a residential sale-leaseback program that lets them convert their home equity into cash without having to move. 

So, before you apply for an FHA 203(k), determine whether a residential sale-leaseback would be a better option for your financial situation. 


  1. CNBC. 56% of Americans can’t cover a $1,000 emergency expense with savings.
  2. HUD. 203(K) Rehab Mortgage Insurance.–df
  3. FDIC. 203(k) Rehabilitation Mortgage Insurance.
Written by Meela Imperato
Senior Director of Brand and Content, Real Estate & Finance Journalist

This article is published for educational and informational purposes only. This article is not offered as advice and should not be relied on as such. This content is based on research and/or other relevant articles and contains trusted sources, but does not express the concerns of EasyKnock. Our goal at EasyKnock is to provide readers with up-to-date and objective resources on real estate and mortgage-related topics. Our content is written by experienced contributors in the finance and real-estate space and all articles undergo an in-depth review process. EasyKnock is not a debt collector, a collection agency, nor a credit counseling service company.