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  • Tel: (651) 552-3681
    Email: joe@joemetzler.com

  • 203k Rehab Loans In MN, WI, SD

    There is no doubt that the current real estate market offers a lot of great bargains on short-sale, and foreclosed homes. However, many of these homes are in less than perfect condition. Many just have simple cosmetic issues, like ruined carpet, or in need of painting. Others need a new roof, or the previous owner vandalized the house, leaving them with missing cabinets, or missing appliances.

    Traditional mortgage loans do not allow you to buy a home not in a livable condition - meaning the day you buy the home, you could not live there. Homes in this condition are very difficult to buy, as mortgage companies generally will not lend on a damaged home.

    An important tool for community and neighborhood revitalization in Minnesota, Wisconsin, and South Dakota is the FHA 203k loan program. This government program allows you to both buy the home, AND get the money to repair the home all in one easy mortgage loan.

  • Rehab Loans to the Rescue

    This is where the little known program called the FHA 203K Rehab loan, or Fannie Mae Homestyle rehab loan comes in. The FHA 203K loan is becoming very necessary for the purchase of many properties in need of repair to come back to their full glory. FHA 203K streamlines loans make the process of buying a home that needs a little TLC (or quite a bit in some cases!) easier, more affordable, and quicker.

    Made available to certain lenders by the U.S. Department of Housing and Urban Development (HUD), the FHA 203(k) program has provides many home buyers with the funds necessary to buy their first home, or greatly improve a current home. The FHA 203(k) loan is available to borrowers of all income levels, to homeowners who plan to occupy the house, and for homes with one to four units.

    The FHA 203k Rehab Loan has:

    • Standard FHA credit guidelines
    • Standard FHA down payment of just 3.50%
    • Flexible credit qualifying (you don't need to be perfect, but bad credit is not acceptable)
    • The loan is assumable for future owners
    • Finance up to 6 months of mortgage payments while repairs are done, and you have to live somewhere else
    • Purchase and improve all in one easy new loan
  • 203k Loan Tips

    203k hand book

    Here are a few tips, suggestions, and important things to know to get you started on buying a fixer-upper with an FHA 203k loan in MN, WI, and SD:

    • Read our FHA 203k Handbook (it's Free)
    • Get pre-approved for an FHA 203k loan in MN, WI, or SD - you need to qualify for the combined purchase price and repair costs.
    • Start looking at homes to buy

    If you find a great home, but in need of some repairs, contact a general contractor to obtain repair estimates for the required repair work;

    TIP: It is best to obtain repair bids BEFORE making your offer:

    • With the estimated purchase price, and repair estimate in hand, now ask your Realtor "Will the house appraise for the purchase price plus repair cost when repairs are completed?"
    • If No: Pass on the house and find something else
    • If Yes: Submit your purchase offer.

    Once your offer is accepted, contact us to guide you the rest of the way to a successful closing of your new home!

    NOTE: YOU are NOT allowed to do any repairs. All repairs MUST be made by a licensed contractor.

  • Fannie Mae HomeStyle Rehab Loan

    The Fannie Mae Homestyle rehab loan is very similar for the older FHA 203k rehab loan. They are both extremely similar, and the information on this web page basically applies to both products. Homestyle is a conventional loan, and therefore some items that may be a mandatory repair for the FHA 203k, like peeling paint, and not mandatory repairs on a conventional loan. Depending on property location, the Fannie Mae Homestyle can potential allow for a much bigger loan size than the FHA 203k.

    HomeStyle is not automatically better than a 203k loan, and a 203k loan is not automatically better than a Homestyle rehab loan.  Talk to one of our experienced rehab loan experts to determine which rehab loan may be better in your individual situation.

  • There are two types of FHA 203k loans

    hese two versions of the 203k loans are known as either a Full 203k, or a Streamline 203k. A Full 203k is for repairs OVER $35,000. Streamline 203k on the other hand, is for repairs UNDER $35,000.

    Mortgages Unlimited OFFERS both full 203k and streamline 203k. Streamline 203k loans work best for the vast majority of home repairs homebuyers. These are offered up to the maximum FHA loan limit in your county.

    FHA 203(k) Streamline Loan

    The FHA 203K Streamline program allows the homebuyer to put up to $35K of rehab work into the new loan. The loan closes JUST ONE time. It is your loan term permanent form of financing. It is NOT a short term construction loan. The Streamline program should not be confused with the more complicated FHA 203K rehab loan, which can accommodate major remodels, major damage repair, storm damage, etc. The FHA 203K Streamline rehab loan is just that - Streamlined.

    This loan can help with new paint (in/out), new siding, new roof, new flooring, new appliances, HVAC repair/replacement, electrical & plumbing repair & upgrades, new windows, decks, porches, patios, minor kitchen remodels, & more.

    What the streamline loan can't cover is landscaping, structural damage, foundation work, room additions, load bearing wall changes, etc.

    There is no HUD consultant or general contractor required on the 203k streamline. However, we do suggest using a general contractor with a strong track record to ensure that your work is done & done right. You can have up to three contractors, but we prefer you use just one.

    Rehab Loan Eligible Borrowers:
    • Owner Occupants - Purchase - Refinance
    • Non- Profits
    • Investors NOT allowed
    • Investors OK on Fannie Mae Homestyle
    Loan Terms Available:
    • 30 or 15 year fixed rates
    • One year ARMS
    • Assumable to a qualified buyer, with no money down
    Eligible Properties:
    • Single family dwellings
    • Condominium
    • Townhouse
    • 1-4 Unit buildings
    Allowed 203k Streamline Repairs:
    • Repair/replace roofs, gutters, and downspouts
    • Repair/replace/upgrade existing HVAC systems
    • Repair/replace/upgrade plumbing and electrical systems
    • Repair/replace/upgrade flooring and carpets
    • Minor remodeling, such as kitchens and bath (which does NOT involve structural repairs)
    • Painting - Both interior and exterior
    • Weatherization, including storm windows and doors, insulation, weather stripping
    • Accessibility improvements for persons with disabilities
    • Lead based paint abatement
    • Basement finishing and remodeling (which does not involve structural repairs)
    • Septic system replacement / upgrade
    • Wells
    • Mold abatement / remediation
    • NOT Allowed 203k Streamline Repairs
      Major rehabilitation or major remodeling - such as tear down or relocation of walls
    • New construction - like room additions
    • Repair of structural damage
    • Any repairs requiring drawings or architectural exhibits
  • FULL FHA 203K LOAN Requirements

    The full 203k loan covers everthing included in the streamline 203k, but allows for repairs over $35,000, and also allows for major remodeling projects.

    The full 203k loan does require you work with an FHA 203k Loan Consultant, Homestyle does not. This person helps make sure the scope of work required is correctly bid, and helps you decide what can or can not be included in the repairs.

    Additional Repairs OK under Full 203k include:
    • Major rehabilitation or major remodeling - such as tear down or relocation of walls
    • New construction - like room additions
    • Repair of structural damage
    • Any repairs requiring drawings or architectural exhibits

    The 203k Loan Appraisal Requirements

    The appraiser will be given a copy of your repair bids along with the purchase agreement. The appraiser must say that the after improved value of the home will be at least 110% of the combination of the repair and purchase price.

    For example: If the purchase price is $100,000, and your repairs are $25,000, the appraiser must say the house will be worth at least $113,635 when the repairs are done. ($113,635 X 110%) = $125.000

    Other Eligible 203k Loan Costs:

    • Contingency reserve is automatically built into the loan (10-20% of repair costs)
    • Up to 6 months mortgage payments
    • Permit costs
    • Consultant fees
    • Inspection and title update fees
  • FHA 203k Interest Rates

    Both Fannoe Mae Homestyle and FHA 203k mortgage interest rates are slightly higher than a standard loans due the increased risk to the lender.

    Generally the 203k loan interest rates run about .50-% higher than a normal FHA loan. You can check average FHA loan interest rates in MN, WI, and SD here

    Rehab loans require a little more time to close, and a little extra work to pull it all together. But there nothing to fear if you are working with a rehab loan expert expert like us, who will hold your hand, show you the way, and make the process as simple as possible.

    Call (651) 552-3681 to speak to one of our experienced rehab 203k loan experts.