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2018 FHA Loan Guidelines – How to Qualify for an FHA Loan

If you want to buy a home but you don’t have 20% to put down, or perfect credit. No worries.

FHA mortgages are the easiest type of loan to qualify for. The low credit score and down payment requirements allow more homebuyers to qualify for home loans.

FHA Loans only require a 3.5 percent down payment with a 580 credit score.

But what are FHA Loans and who qualifies?

In this article we’re going to teach you everything you need to know about FHA loans.

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What is an FHA Loan?

FHA home loans are mortgages that are insured by the Federal Housing Administration, a Government agency. Borrowers are required to pay mortgage insurance (MIP) monthly, usually around 0.85 percent of the loan amount annually.

If a borrower defaults on an FHA mortgage the Federal Housing Administration will pay off the balance of the loan and take possession of the home.

FHA Loan Infographic

FHA Credit Score Requirements

To qualify the borrower must have at least a 500 credit score for 90 percent LTV, or 10% down payment. However, it is not likely you will be approved as a subprime borrower with a score below 580. If a borrower has a 580 credit score they will be required to have just a 3.5 percent down payment.

If your credit score is below 580 it is highly recommended that you improve your credit score before applying.

Check Current FHA Rates

First-time Homebuyers

Many people in America have heard of an FHA mortgage and believe it’s just for low income, or are “bad credit home loans”. However, this is not the case at all. These Government loans are the most popular type of home loan product used in the US.

Approximately 40% of all home loans in the U.S. are FHA. They are very popular for first-time home buyers because of their flexible qualifying guidelines and low down payments.

Low Income Buyers

These loans are good for low to median income first time home buyers as well. FHA allows lenders more flexibility on debt to income ratios than traditional mortgages. Many low income borrowers are able to get approved for a home loan through the FHA.

First-time homebuyers with bad credit

Since many first time buyers have poor credit, FHA loans make a lot of sense. A 500 credit score is needed for FHA with 10% down. If you have a credit score of at least 580 you can qualify for FHA with just 3.5% down.

Of course having a poor credit history means you will have a higher interest rate and your monthly payments will be higher as well.

For borrowers with scores in the 500-579 range, you should work on improving your credit scores before applying for a mortgage.

There are tips to increasing your score later on. Or you can skip to our article on how to improve your credit scores in 30 days.

Who should get an FHA Mortgage?

FHA Loans are great for anyone that’s looking to purchase a home. This is because the requirements and guidelines for FHA is much more linnet than traditional mortgages making them easier to qualify for.

Candidates for FHA Loans

Down Payment Requirements

One of the greatest benefits of an FHA loan is the low 3.5% downpayment, which is much lower than other mortgage programs.  Typically, conventional mortgages require no less than a 5% downpayment and can be as high as 20%.

As an example, if you’re buying a $200,000 house, a private loan will require no less than 5% down, or $10,000o, which is a best case scenario. If you get an FHA loan your down payment will be 3.5%, which is $7,000 for a home costing $200,000.

Get Approved Speak to FHA Lenders and Get Current FHA Rates

Down Payment Gifts

Another great benefit for FHA borrowers is that the downpayment can be gifted to you. The downpayment of 3.5% can be a gift, as long as the person gifting the down payment meets FHA guidelines.

A relative, charity, your employer or workers union, even a friend can gift you the funds for your downpayment as long as the friend has invested interest in the borrower.

This is a way that a FHA loan can provide the borrower 100% financing with no down payment out of pocket. You will need to fill out a gift letter for the mortgage downpayment.

New 2018 FHA Loan Limits

The loan limits were recently increased for 2018 from  $275,665 to $294,515 for low-cost areas. This is the maximum loan limits for FHA loans in 60% of the U.S. The limits go up to $679,650 is high-cost areas, such as Los Angeles and San Fransisco.

Units Low-Cost area loan limit High-Cost area loan limit
1 Unit $294,515 $679,650
2 Units $352,950 $814,500
3 Units $426,625 $984,525
4 Units $530,150 $1,223,475

Loan Limits for Guam, Hawaii, Alaska, U.S. Virgin Islands

# of Units Guam, Hawaii, Alaska, U.S. Virgin Islands
1 Unit $721,050
2 Units $923,050
3 Units $1,115,800
4 Units $1,386,650

Mortgage Insurance Premium (MIP)

FHA loans require private mortgage insurance, referred to as MIP (mortgage insurance premium) or PMI (private mortgage insurance). There are two types of mortgage insurance you will pay. An annual MIP and an up-front mortgage insurance premium of 1.75% of the loan amount which is often rolled into  the loan.

The annual mortgage insurance premiums can be cancelled if you acquired your loan after December 31st, 2000, and before July 3rd, 2013 and have a LTV balance of 78% or less, and you meet the requirements in mortgagee letter 2000-46.

HUD changed the rules about cancelling FHA mortgage insurance. If you got your mortgage after July 3rd, 2013 the FHA will not let you cancel mortgage insurance if you put less than 10% down.

However, if you have paid down the balance to under 78% LTV and original put a 10% or higher down payment you can cancel PMI. You can refinance out of an FHA loan into a conventional loan to remove PMI.

MIP Chart 2017

 2017 FHA Loan Requirements

View more information in the HUD Handbook HUD 4155.1 here.

Comparing FHA vs Conventional Loans

There are many differences in FHA vs Conventional loans. For one, FHA requires a low down payment of just 3.5% with a 580 credit score.

You can get approved for an FHA mortgage loan with a 500-579 credit score with 10% down. However, it is very difficult to process a loan application with a credit score in this range. If you have at least a 580 credit score it is easier to qualify for an FHA mortgage.

FHA Advantages

FHA Disadvantages

Conventional vs FHA loan Comparison Chart

FHA Property Standards

30 year, 15 year fixed-rate or Adjustable-rate mortgage loans

An FHA loan can take various forms. It may be a fixed-rate mortgage or a 15 year fixed rate or  30 year fixed rate, adjustable rate mortgages are also available.

Debt-to-Income Ratios

Your debt-to-income ratio, or DTI ratio. Is the amount of your monthly debt obligations compared to your monthly income. If you make $2,000 a month and you have a car payment, credit card payment, and a mortgage payment that is $800 combined. You have a a DTI ratio of 40%.

The maximum DTI ratio on a FHA loan can be as high as 50% in certain cases. However, in most cases you will need a DTI of 41% or lower, 36% is considered a good DTI ratio..

Figure out how much house can you afford using our calculator

FHA 203(k) Loans

If you would like to purchase a home with an FHA loan and get additional money to make repairs or renovations. Now you can with the FHA 203k loan program.

This renovation loan will allow you to purchase a property and get up to $35,000 additional cash to make renovations or repairs.

Because 203k rehab loans provide more cash than the purchase price it is viewed as a risker type of loan for lenders. Because of this the minimum credit score is 640. However, all other loan requirements are very similar to a standard FHA(b) loan.

You should speak to a 203k lender to get more details. Click here for more 203k loan details from HUD.

First-Time Homebuyer Down Payment Assistance

FHA-insured mortgages allow you to use homebuyer programs. If you are a first-time home buyer you may qualify for down payment assistance or Government grants. You can search for your available state Government programs on the HUD website.

For local county and city down payment assistance programs check out their websites for more information.

FHA Streamline Refinance

If you have an FHA loan you may be eligible to refinance your mortgage under the FHA streamline program.

If it’s been at least 210 days since you closed on your mortgage and rates have improved, you can apply for an FHA streamline refinance to quickly get a lower rate and lower monthly payments with a streamline refinance program.

The great thing about these refinances is that they do not require a credit check or income verification. This allows everyone to be able to refinance their FHA loan to get a lower interest rate and lower monthly mortgage payment.

FHA-Approved Lenders

FHA loans are offered by private mortgage companies that are approved by the FHA. Most mortgage companies are FHA-approved lenders and you should not have a hard time finding one.

If you have a poor credit rating then you should find a subprime FHA lender to work with.

Speak to FHA approved Lenders

In Conclusion…

FHA loans offer a wealth of benefits for many home buyers. They are easier to qualify for, offer lower interest rates and lower loan fees.

They’re available for many people who would not otherwise qualify for a home loan due to poor credit or in some cases, no credit history at all.

Are you considering using an FHA loan to buy a home? Simply fill out the form on our home page to compare multiple home loan offers and get a free no-hassle consultation with lenders in our network. Home ownership may be well within your reach!

Related articles you may be interested in

The credit score needed to buy a house

6 things every first time home buyer with poor credit needs to know

Using a gift for a downpayment