“203k - The American Dream Machine”

Provided By

The Mike Young Team






While we may start with the 203k, this meeting will tell you about similar conventional and investor programs as well. They work very similar to the ‘k’


FHA 203k Basics


FHA has been around for a long time and if you have ever had or heard of an FHA loan you were hearing about the 203(b) loan. The 203k is just a little farther down in the Section 203 loan list. The 203k loan is a fully disbursed loan which allows a borrower to purchase or refinance a property and finance the cost of rehabilitation with one loan. Because it is fully disbursed at closing, the 203k loan can be insured by HUD as soon as the loan closes. The mortgage amount for these loans is based on the projected value of the property with the work completed, taking into account the cost of the work. HUD has taken a strong position to encourage this program and the loan is now easier to originate and close than ever before. Use a consultant.  A 203k loan can close as fast as the lender can close a 203b loan.


203k Advantages

·         Up-front MIP can be financed into the loan

·         Non-profit organizations are eligible with only 5% down payment and can buy multiple properties

·         Finance up to 6 months mortgage payments

·         Special HUD down payment programs exist

·         Most closing costs can be financed

·         An FHA loan is assumable


Limited 203k

The Limited 203k is a newer product which was intended to save the buyer or homeowner money by not requiring a ‘consultant’ for the bid specifications. It allows a contractor to bid the project provided the work is relatively simple and is less than $35,000 in scope of work. However, a plan review is required by a 203k consultant. We are happy to bid these jobs for you and provide you with the eyes of a knowledgeable professional to insure it really is a Limited 203k loan prospect.

What items remain ineligible for the Limited 203k program?

Properties that require the following work items are not eligible for financing under the Limited 203k:


Mortgagors may not use the Limited 203k program to finance any required repairs arising from the appraisal that do not appear on the list of Limited 203k Eligible Work Items or that would:

        the mortgagor would be able to occupy the property after mortgage loan closing).



Things You Can Do With The 203k

   Mixed Use properties - You can renovate a mixed use property provided the commercial space represents less than one floor of the structure. The commercial uses cannot affect the health and safety of the occupants.

  •      Home buyers and non-profits that purchase HUD-Owned properties can refinance the property using the 203k within six (6) months of the purchase, the same as if the buyer purchased the property with a 203k insured loan to begin with.
  •      The borrower will be eligible as a first time home buyer without the three year waiting period if they are legally separated or divorced, even if they had an interest in a home with their spouse, provided the individual no longer has an interest in the home.
  •      Non-profits can purchase a property, rehabilitate it and sell it or keep it. If the non-profit intends to keep the property as a rental then they should keep the acquisition and rehab costs at the lowest possible number to increase the cash flow.
  •      If the non-profit sells the property they can take advantage of a unique aspect of this program called the "escrow commitment procedure" which allow them to secure a loan based on the "after improved" value of the property. Once a buyer is located that qualifies the non-profit is relieved of liability on that loan since it is fully assumable and the buyer takes over the mortgage. The buyer comes up with a 5% down payment that can be borrowed from the non-profit or anyone else to complete the transaction. If the buyer takes a second with the seller then it must be a five year note or longer. The non-profit may chose to forgive the second or collect it but in either case the non-profit has received 95% of their money up front. It has been setting in an escrow account since the original loan was funded drawing interest in the non-profits name.



 203k Eligible Improvements



There is a minimum requirement of $5,000 in eligible (necessary) improvements on the subject property. Improvements to a detached garage, a new detached garage, or the addition of an attached unit (if allowed by local zoning ordinances) can also be included in this first $5,000. * The look a likes have no minimum amount of rehab. ** Read this carefully - this minimum has been removed... there is no minimum amount of rehab now...2008

The mortgage must include one or more of the items listed below:

  • Structural repairs and alterations.
  • Items such as additions to the structure; repairing any and all structural damage.
  • Improvement in the functionality or modernization.
  • Such items as remodeled kitchens and bathrooms.
  • Changes for aesthetic appeal, and the elimination of obsolescence.
  • New exterior siding and new doors.
  • Repair of replacement of plumbing, heating, air conditioning or electrical system. Installation of new plumbing fixtures are acceptable, including interior whirlpool bathtubs.
  • Installation of Well and/or Septic System.
  • Must be installed or repaired prior to beginning any other repairs to the property. Properties less than one acre in size can be limited on this item.
  • Replacement of flooring, carpeting or tiling.
  • Energy conservation improvement.
  • New dual pane windows and doors, storm windows, insulation, and solar domestic hot water systems.
  • Major landscape work and site improvement.
  • Patios and terraces that improve the value of the property equal to the cost, or that are needed to preserve the property from erosion.
  • Improvements for easier accessibility to the handicapped.
  • Handicapped retrofitting can be included in the cost of rehab. This is particularly good to get this information into the hands of vocational rehab companies and companies that deal with disabilities. They may have a list of clients for you.
  • The following items can be included in addition to the minimum $5,000 requirements:
  • New cooking ranges, refrigerators and other stand alone appliances.
  • Painting and other cosmetic repairs.
  • Fencing, new walks and driveways, and general landscape work trees, shrubs or seeding).
  • Repair of an existing swimming pool, up to $1,500. Any costs exceeding $1,500 must be paid into the Contingency Reserve by the borrower.




Items that will not become a permanent part of the property are not eligible. Luxury items are not eligible. These items include, but are not limited to New swimming pools, exterior hot tubs, saunas, spas, tennis courts, and barbecue pits.



Which Properties are Eligible for the 203k?



1. Any one to four unit properties which have been completed (with a certificate of occupancy) for at least one year are acceptable according to the provisions of local zoning requirements.

2. Homes that have been demolished or razed as a part of the rehabilitation process can be rehabbed as long as the existing foundation system is not affected and remains in tact. (as long as there is a portion of the original foundation)

3. A home can be moved onto a foundation on the mortgaged property, provided the proceeds from the sale of the previous location are not released until the foundation is properly inspected and the home is satisfactorily attached to the new foundation.

4. Any property the buyer wishes to convert either from single family into a two-four family property (if zoning will allow the change) or from a two to four family dwelling into a single family unit. Let’s take this one a little farther - You can take a 5-8 plex and turn it into a 1-4 unit. i.e..... Make an 8 plex into a fourplex and use this program.

5. A manufactured home that was built AFTER June 15, 1976, and has been on a permanent foundation for over one year is eligible, provided the unit must have been delivered to the site when it was new, prior to being occupied.

6. A 203k can be used on a "mixed use residential property” provided it meets the following requirements:

The floor space used for commercial purposes does not exceed...

                        33% for a three story building

                        49% for a one or two-story building

  • The commercial use must not affect the health and safety of the residential occupants.
  • The rehabilitation funds will only be used for the residential functions of the dwelling and areas used to access the residential part of the property.

7. Condominiums are eligible with the same restrictions as an FHA loan.





203k "Look-A-Likes" for INVESTORS



Investors can purchase SFRs with 20% down on the purchase price plus the rehab amount. This gives you a loan amount up to 95% of the after improved loan amount. Find a buyer that has the 5% down payment and qualifies with the lender...close the home with a one time assumable loan and get your funds released from escrow. No additional appraisal is needed. This is the FNMA "Home Style" loan and the old "escrow commitment procedure" works on it.







Need more information click here to get more on the actual procedure or

Buy our second book which is a "Borrower's Guide to the 203k" and will save the borrower nearly $1,000 with tips in the book on their next 203k loan - click on the book to learn more

or click on this link to Buy Now