What is it about the HUD Section 203(k) Rehabilitation Loan program, commonly 203k, that causes home buyers to shy away from this program as a practical and cost-effective method of financing their purchases? I have had many conversations on the subject of 203k mortgages and at least twenty percent of people I’ve spoken with didn’t want to “go through the process”.
Could it be that they are unaware of the program? Or not as familiar with it as they would like to be? Could it be that they have been dissuaded by others out of fear that it may be too complex and could cause unnecessary delays? Some real estate brokers believe that delays can lead to the loss of income, which is a well-founded belief, but knowledge of the program could easily dispel that notion. Whatever the reason for this reluctance to finance home purchases with the 203k, a closer look at the program may help allay some of those fears.
First, let’s discuss what the program is and what it is designed to do. To do this we must first briefly outline what is entailed in a regular 203b or conventional mortgage. Normally, the mortgage application process consists of four basic stages: Loan Origination, Loan Processing, Loan Underwriting, and Loan Closing. During this process borrowers are asked to meet specific, documented requirements relating to income, assets and credit. This information is combined with property data such as the property type, value, and title search in order to complete a loan package that can be approved.
The 203k mortgage program entails the same procedures above; with one addition. The borrower is asked to provide to the lender, a work estimate – prepared by a licensed and insured contractor – that must meet HUD’s minimum repair cost requirement of $5,000 for work to be completed on the property. Repairs are identified and requested by the borrower and then documented in work write-up format prepared by a HUD-approved 203k consultant. Completion of a 203k work write-up by a HUD-approved 203k consultant is required by HUD/FHA and is necessary to keep repair costs in line with HUD’s fair market prices for labor and materials.
The question therefore, is how much time is added to the processing of a 203k mortgage application because of the repair cost stage that is incorporated into the process? How much more complex has the process become because of it? Will more home buyers elect to use the program for their purchases if they become more familiar with the program? Or will they allow themselves to be dissuaded from using the program once they learn about the benefits to them in the short term as well as the long term? Let’s look at what 203k accomplishes.
There is a full list of approved repairs outlined on the HUD website, so I won’t go into the repair specifics here, but I can point out that the $5,000 minimum repair cost required for a property to qualify for the 203k rehabilitation loan can be used to close up air infiltration areas in the home and prevent the loss of heat during the winter, and cool air during the summer.
In either case those types of repairs can make a significant difference in the dollars coming out of a homeowner’s pockets to pay for energy costs. What if the property is in need of new plumbing, or electrical upgrades? The 203k pays for those repairs. Most repairs that are needed on a residential property can be financed in the 203k mortgage.
Of significant importance are the benefits home buyers can derive by using the 203k program to finance their home purchases. These benefits are: Not having to pay for expensive repairs in one lump sum, out of their own pockets, during the first year of home ownership; and if the repair of major working components during the purchase is approved, perhaps those new home owners wouldn’t need to worry about any repair expense for years after closing.
So, if you are in search of a home and you’re considering financing options, you could save this article to be used as a reminder that there is a lot to be gained and very little to lose by choosing the 203k mortgage to finance your home purchase. A little additional time taken to get the job done right, which in turn works to your benefit, can hardly be considered as losing anything. Rather, there’s everything to gain immediately after moving into your new home as well as years to come. Isn’t home ownership meant to be a pleasant and enjoyable experience?
For more on the 203k, please visit:
To find HUD-approved 203k lenders, visit the following sites:
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