FHA Loans

What is an FHA loan?

It's a bit of a misnomer, since Federal Housing Administration (FHA) loans are not loans at all. What they do is insure loans so that lenders can offer mortgage assistance to people who:

• Have fair or poor credit
• Have a low down payment (must have at least 3.5%)
• Have undergone bankruptcy
• Have been foreclosed on

Essentially, the federal government insures loans for FHA-approved lenders so that lenders reduce their risk of loss if they lend to borrowers who could default on their mortgage payments. The FHA program has been in place since the 1930s to help stimulate the housing market by making loans accessible and affordable. Traditionally, FHA loans have helped military families who return from war, the elderly, handicapped, or lower-income families, but really, anyone can get an FHA loan - they are not just for first-time home buyers.

What are the advantages of FHA loans?

An FHA loan is the easiest type of real estate mortgage loan to qualify for because it requires a low down payment and you can have less-than-perfect credit. Also, because FHA insures your mortgage, lenders are more willing to provide loans. Another advantage of an FHA loan is it's assumable, which means if you want to sell your home, the buyer can "assume" the loan you have. FHA loans can be used for a home purchase or a refinance.

How do I get an FHA loan?

You can shop anonymously for mortgage rates for an FHA loan on Zillow Mortgage Marketplace. Just submit a loan request and you will receive custom quotes instantly from a marketplace filled with thousands of lenders. The process is free, easy and best of all, you are anonymous.

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What do I need to qualify for an FHA loan?

• Must have steady employment history or worked for same employer for the last two years.
• Must have valid Social Security number, lawful residency in the U.S., and be of legal age to sign a mortgage in your state.
• Must make a minimum down payment of 3.5% on the house, or 10% down if your credit score is between 500 and 579. The money can be gifted by a family member (conventional financing does not allow gifting).
• Must have a property appraisal from an FHA-approved appraiser.
• Mortgage payment (including principal, interest, property taxes, property insurance) needs to be less than 31% of your gross monthly income.
• Monthly debt (mortgage, credit cards, auto, student loans, etc.) cannot be more than 43% of your monthly income.
• Must have a minimum credit score of 500. A credit score of 580 and above requires a 3.5% down payment and a credit score of 500-579 requires a 10% down payment. FHA-qualified lenders will use a case-by-case basis to determine an applicants' credit worthiness.
• Must be two years out of bankruptcy, with good credit.
• Must be three years out of foreclosure, with good credit.

What are the disadvantages of an FHA mortgage?

You knew there had to be a catch and here it is: Since an FHA loan does not have the strict standards of a conventional loan, it requires two kinds of mortgage insurance premiums: one is paid in full upfront -or, it can be financed into the mortgage -- and the other is a monthly payment. Also, FHA loans require that the house meet certain conditions and must be appraised by an FHA-approved appraiser.

• Upfront mortgage insurance premium (MIP) — Appropriately named, this is an upfront monthly premium payment, which means borrowers will pay a premium of 1.00% of the home loan, regardless of their credit score. Example: $300,000 loan x 1.00% = $3,000. This sum can be paid upfront at closing as part of the settlement charges or can be rolled into the mortgage.
• Annual MIP (charged monthly) — Called an annual premium, this is actually a monthly charge that will be figured into your mortgage payment. It is based on a borrower's loan-to-value (LTV) ratio and length of loan. There are two different Annual MIP values: 0.85% and 0.90%. If the LTV is less than or equal to 95 percent, a borrower will pay 0.50%. For LTVs above 95 percent, annual premiums will be 0.90%. Example (for LTV less than 95%): $300,000 loan x 0.90 = $2,700. Then, divide $2,700 by 12 months = $225. Your monthly premium is $225 per month. To understand when you will stop paying mortgage insurance:
  • For mortgages with terms more than 15 years, the MIP will drop off after five years (in most cases) or when the remaining balance on the loan is 78 percent of the value of the property — whichever is longer.
  • For mortgages with terms 15 years and less and with LTV ratios of 90% and greater, the MIP will stop when the LTV ratio reaches 78% — no matter what length of time the borrower has paid the MIP.
  • For mortgages with terms 15 years and less and with LTV ratios of 89.99% and less, you will not be charged MIP.
• Property needs to meet certain standards — Also, an FHA loan requires that a property meet certain minimum standards at appraisal. If the home you are purchasing does not meet these standards and a seller will not agree to the required repairs, your only option is to pay for the required repairs at closing (to be held in escrow until the repairs are complete).

Keep current on the premium costs for FHA loans by visiting the U.S. Department of Housing and Urban Development (HUD).

How large of an FHA loan can I get?

While the FHA does not have income or location restrictions, there are maximum mortgage limits that vary by state and county.

Due to tighter lending standards on conventional loans, FHA loans are becoming increasingly popular. For more information on FHA loans, visit the U.S. Department of Housing and Urban Development (HUD).

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