For planning, not loan selection. A participating lender must confirm current rules, property fit, costs, and approval for the actual transaction.
At a glance
- Purchase / refinance
- Purchase + refinance
- Occupancy
- Primary home
- Renovation amount / key cap
- Up to $75,000 total rehab cost (applicable cases)
- Structural work
- No major structural work
- Minimum project size
- Confirm with lender
- Consultant / oversight
- 203(k) consultant optional
- Typical project fit
- Lighter, non-structural repairs
- Upfront material draw
- Confirm with lender
- Completion timeframe
- 9 months; extensions may apply
- Property types
- FHA property / condo rules apply
- Best when…
- Primary home + defined lighter scope
What to discuss with Sean and the lender
- What is it?
- An FHA purchase or refinance mortgage that can include eligible smaller, non-structural repairs and improvements.
- Best fit / when to think about it
- A primary home with a defined lighter scope, such as a kitchen remodel or repairs identified by an inspection or appraisal.
- Purchase / refi availability
- Purchase or refinance, subject to FHA and lender requirements.
- Occupancy / property considerations
- Generally an owner-occupied primary residence. FHA property, unit-count, condo, and condition rules need review.
- Typical project complexity
- Light to moderate, non-structural work with a clear scope and contractor pricing.
- Structural work?
- No major structural changes or additions under the Limited path.
- Current renovation limit / key cap
- Current maximum total rehabilitation cost: $75,000 for applicable cases. Ask the lender what counts toward the limit.
- Consultant / oversight expectations
- A HUD-approved 203(k) consultant is optional for Limited. The lender still reviews the scope, contractor, escrow, and completion process.
- Common friction points
- Scope or costs rising beyond the Limited ceiling, ineligible repairs, appraisal conditions, contractor documents, and closing timing.
- What do we need to confirm?
- Confirm the current cap applies, the work is non-structural and eligible, the property fits FHA rules, and the lender offers this program.