Buying a home that needs repairs or improvements does not always mean you have to purchase the property first and find separate financing for the renovations later. A renovation mortgage can combine the purchase price of the home and eligible renovation costs into one mortgage and one closing.
This can be especially useful when you find a home with the right location, layout or potential, but it needs work before it becomes the home you want.
How Does a Purchase and Renovation Loan Work?
A renovation mortgage considers the property’s expected value after you complete the planned improvements. The specific loan program’s requirements still apply.
This differs from a traditional purchase mortgage, where the property’s current condition generally needs to support the financing at the time of the appraisal.
You purchase the property and close on the mortgage before your contractor finishes the renovation work. The lender holds the funds for eligible improvements and releases them through a controlled draw process as the work progresses.
Two Popular Renovation Mortgage Options
Two of the most commonly used renovation programs are the FHA 203(k) and Fannie Mae HomeStyle Renovation mortgages. Both can allow qualified borrowers to finance a home purchase together with eligible renovation costs, but their guidelines, down payment requirements and eligible property or improvement types differ.
FHA 203(k)
The FHA 203(k) program combines FHA purchase financing with funds for eligible repairs or renovations. Depending on the scope of work, the transaction may use either the Limited 203(k) or Standard 203(k) program.
A Standard 203(k) can accommodate larger or more complex renovation projects, including certain structural work. A Limited 203(k) covers more limited improvements and has different requirements and restrictions.
Fannie Mae HomeStyle Renovation
HomeStyle Renovation is a conventional renovation mortgage that can finance eligible improvements as part of the purchase transaction. It can be useful for borrowers who prefer conventional financing or for projects and property situations that fit HomeStyle guidelines better than FHA.
The best program depends on the borrower, property, renovation scope, available funds and overall financing objectives. Comparing the programs before making an offer can help determine which structure makes the most sense.
What Improvements Can You Finance?
Depending on the loan program and project, you may use renovation financing for a wide variety of improvements, including:
- Kitchens and bathrooms
- Roofing, windows and exterior improvements
- Heating, cooling, plumbing and electrical systems
- Flooring and interior improvements
- Accessibility improvements
- Energy-efficiency improvements
- Repairs needed to address health or safety concerns
- Certain additions or structural renovations
Not every improvement or project is eligible under every renovation program, so the proposed scope of work should be reviewed before the loan structure is finalized.
Why the After-Improved Value Matters
One of the major differences between a renovation mortgage and a standard purchase mortgage is how the planned improvements are considered in the appraisal.
The appraiser reviews the property along with the renovation plans and specifications and develops an opinion of the property’s value subject to completion of the proposed improvements. This is commonly referred to as the after-improved value.
The after-improved value can be an important part of determining the maximum financing available for the transaction, although loan limits and program-specific calculations still apply.
The Renovation Budget and Contractor Process
A renovation loan requires more planning before closing than a traditional mortgage. The proposed work generally needs to be documented so the lender and appraiser can understand what will be completed and how much it is expected to cost.
Depending on the program and scope of work, this may include contractor estimates, specifications, plans, permits and other documentation. Certain transactions may also require additional professional oversight or consultation.
A contingency reserve may be required or recommended to help address eligible unforeseen costs discovered after renovation begins. The amount and treatment of the reserve depend on the program and project.
How Do Lenders Release Renovation Funds?
Lenders generally do not give borrowers the renovation funds directly at closing. Instead, they hold the funds in an account and release them through a draw process as contractors complete eligible work.
The lender may require inspections and documentation before releasing funds. The exact draw procedure depends on the renovation program, lender requirements and scope of the project.
This process helps ensure that contractors complete the financed improvements and use renovation funds for the approved work.
Can You Buy a Home That Needs Repairs?
Renovation financing can be particularly valuable when a property’s existing condition creates challenges for traditional mortgage financing.
For example, significant deferred maintenance, damaged systems or certain health and safety issues may prevent a property from qualifying for a standard mortgage in its current condition. A renovation loan may provide a way to finance both the acquisition and the eligible repairs needed to improve the property.
You can also use renovation financing to update a livable home to suit your preferences.
Renovation Loans Require More Planning
Renovation mortgages have more moving parts than standard purchase loans. The contractor, renovation budget, appraisal, loan approval and project documentation all need to work together.
That does not mean the process needs to be overwhelming. Identifying the appropriate renovation program early and establishing realistic expectations for the borrower, contractor and real estate professionals can make the transaction much easier to manage.
Considering a Renovation Loan in Maryland, DC or Virginia?
I have extensive experience with renovation financing and can help buyers throughout Maryland, Washington DC and Virginia evaluate FHA 203(k), Fannie Mae HomeStyle Renovation and other available financing options.
Ideally, we should discuss the proposed property and renovation plans before you make an offer. That gives us an opportunity to evaluate the scope of work, potential financing structure and documentation requirements before you are working against a contract deadline.
Have questions about purchasing and renovating a home with one mortgage? Contact me and I’ll be happy to review the project with you.
Ready to explore your options? Start your prequalification online.
Renovation loan eligibility, permitted improvements, loan limits, contractor requirements, appraisal requirements and other guidelines vary by program and are subject to change. This information is for general educational purposes and is not a commitment to lend.
