Fixer-Upper Loans: Best Options
Fixer-upper loans — also known as renovation loans — are mortgages that typically offer you enough money to buy a new home and pay for repairs at the same time. A fixer-upper loan may be a good option if you’re buying a house that needs some TLC. Understanding how the different renovation loans work will help you decide the best way to finance your own fixer-upper.
6 fixer-upper loans
Renovation loans are based on your home’s expected value after the renovations are complete. Each renovation loan program comes with its own qualification rules.
Here are six fixer-upper loans to consider:
Fannie Mae HomeStyle renovation loan
How you can use a HomeStyle Renovation loan: You can use the Fannie Mae HomeStyle® Renovation loan to cover the costs of everything from necessary repairs and energy upgrades to luxury items and custom landscaping. An added bonus: You’ll qualify for up to the conforming loan limits, giving you more borrowing power than the lower loan limits set for other government home renovation loans.
How much you can borrow: The HomeStyle loan allows you to borrow up to 97% of the cost of buying and fixing up your home, which means you may need only a 3% down payment. Your loan amount is based on the cost of the renovation plus your purchase price or the expected value of your home after it’s renovated.
Requirements: You can choose a fixed-rate 30-year, 15-year term or an adjustable-rate mortgage (ARM), and you need a minimum credit score of 620 to qualify.
You'll likely need a contractor for your reno project
You’ll need to choose a general contractor in most cases, and the lender will need to approve your project before closing on the loan. If you have DIY skills, you can do some of the work yourself, as long as it doesn’t add up to more than 10% of the property’s value.
Freddie Mac CHOICERenovation loan
How you can use a CHOICERenovation loan: Like the HomeStyle loan program, Freddie Mac CHOICERenovation loans allow you to finance both the purchase (or refinance) and renovation cost of a home with a down payment as low as 3%.
How much you can borrow: The CHOICERenovation loan amount is based on either the home price plus the cost of renovations, or the appraised value of the home after renovations — whichever is lower.
Requirements: Renovations must be completed within a year of closing on the loan. Freddie Mac also requires a 660 minimum credit score.
Don’t know your credit score? Get your free score on LendingTree Spring today.Freddie Mac CHOICEReno eXPress loan
How you can use a CHOICEReno eXPress loan: If you’re tackling a smaller fixer-upper project, this loan streamlines the standard renovation process by allowing lenders to approve you for the mortgage without preapproval from Freddie Mac.
How much you can borrow: Freddie Mac CHOICEReno eXPress loan renovation costs are capped at 10% or 15% of the value of your home, depending on where you live.
Requirements: Down payments may be as low as 3%, and you’ll need at least a 660 credit score to qualify. One caveat: You must finish the work within 180 days, versus the 450 days (15 months) on the CHOICERenovation loan.
FHA 203(k) loan
How you can use an FHA 203(k) loan: The FHA 203(k) loan program insures mortgages made by private lenders approved by the Federal Housing Administration (FHA) to cover the cost of buying the property and fixing it up. You can also refinance with a 203(k) loan to renovate your current home.
How much you can borrow: Make sure you check the FHA loan limits in your area — you won’t be able to borrow as much as you can with the Fannie Mae and Freddie Mac renovation loans detailed above.
Requirements: The credit score minimum is much lower for the FHA 203(k) program than many other options: You’ll need a 580 score with a 3.5% down payment and a minimum of 500 if you can make a 10% down payment.
See today’s FHA mortgage rates to get started.
Standard vs. limited FHA loans
There are two types of FHA 203(k) loans: standard and limited. The standard 203(k) loan requires you to use an approved 203(k) consultant to help plan the project. These consultants have experience as home inspectors, contractors, architects or engineers and will review or prepare plans for the renovation, as well as estimate the costs.
The limited 203(k) is for smaller renovations — under $35,000 in most places — and doesn’t require a consultant. The FHA 203(k) loan is the only renovation loan program that allows you to demolish and rebuild your home, as long as you can still use the original foundation.
VA renovation loan
How you can use a VA renovation loan: Loans backed by the U.S. Department of Veterans Affairs (VA) give military service members and veterans the ability to buy a home with no down payment — and VA renovation loans are no exception.
How much you can borrow: Qualified VA borrowers can buy a home and finance the cost to fix it up, up to 100% of the expected value of the home after renovation.
Requirements: Just like any other VA loan, you’ll need a certificate of eligibility to verify your entitlement for a home loan from the VA. You’ll also need to pay a one-time VA funding fee, which varies based on your loan type and amount. Still, there’s no minimum credit score — instead, lenders consider your entire financial picture to make sure you can pay back the mortgage.
See today’s VA loan rates to get started.USDA renovation loan
How you can use a USDA renovation loan: U.S. Department of Agriculture (USDA) renovation loans allow you to make home improvements that include kitchen and bathroom upgrades, the addition of amenities for family members with disabilities, structural changes or the installation of energy-efficient features.
How much you can borrow: The loan can finance up to 100% of the expected value of the home after improvements are made. There are no minimum repair costs, but the maximum is $35,000 if you want to avoid the need for a qualified inspector to oversee the project.
Requirements: People living in rural areas can purchase a home and finance the cost of renovations and repairs with a USDA renovation loan. No down payment is required for a USDA renovation loan. The USDA backs these loans for lower-income homebuyers, so check the income caps in your area.
Average fixer-upper renovation costs
How to buy a fixer-upper house
The process of buying a home with a fixer-upper loan is similar to financing a traditional house, with a few extra steps.
1. Research your optionsReview the different types of renovation loans available to determine which one(s) might work best in your situation. Make sure you know the basic requirements, including:
- Minimum down payments
- Minimum credit scores
- The types of renovations the program allows
- Limits on the cost of the improvements
Not all lenders offer or specialize in fixer-upper loans, so check out at least three to five to get an idea of which mortgage companies have experience with renovation financing.
See our picks for the best mortgage lenders to get started.
2. Get preapproved for a loanMost lenders allow you to fill out an online form to be preapproved for a loan. You’ll need to have a rough idea of the fix-up projects and costs you’re willing to take on to get an accurate loan estimate with details about your rate and loan amount.
3. Check your budgetYou may not be able to move into your home right away, so make sure you have extra room in your budget for unexpected expenses. This includes setting aside money for a temporary rental or higher-than-expected repair costs. Make sure that you budget for closing costs and reserves — you may need to have extra cash in the bank to cover payments while the home is being built, as well as a reserve in case the renovation costs are more than you planned.
Learn more about how to save for a house.
4. Shop for a homeOnce you know your price range and have a rough budget for your improvements, you can start house hunting. Pick a real estate agent who specializes in fixer-upper homes — they can help you estimate how much the home will be worth after the improvements are made. They may also work with contractors to help keep your renovation costs as low as possible.
See today’s mortgage rates to get started.
5. Get a home inspectionYou should always get a home inspection if you’re buying a home, and it’s even more crucial if you’re buying a fixer-upper. Depending on the shape the house is in, the inspector may recommend in-depth inspections by roof, septic, plumbing or foundation experts to understand how much work is necessary.
6. Put together a renovation planMany renovation loan programs require you to provide a construction plan for mortgage approval. This will usually include a construction cost breakdown and a contract between you and a licensed contractor to supervise the work until it’s finished. Programs like the FHA 203(k) may also require an inspection from the Department of Housing and Urban Development (HUD) to make sure the project meets government guidelines.
7. Apply for your fixer-upper loanOnce your purchase contract is accepted and you’ve gathered the info about your renovation project, you’ll need to apply for the final approval of both the loan and the renovations. The loan officer will guide you through the process and request additional documents to clear your loan for closing.
Learn more about how to apply for a home loan.
8. Pay for a home appraisalThe home appraisal in a renovation loan is especially important, as renovation lenders determine your maximum loan amount based on either your home’s price plus the repair costs or the appraised value, whichever is lower.
9. Close on the loanAlthough you’ll have only one closing for a renovation loan, you won’t receive the funds for your home repairs all at once. The construction money is typically paid based on a schedule that matches the expected completion of each stage of your renovations.
10. Manage constructionIn most cases, the contractor works with your lender to keep them up to date on the progress of the renovations. They may send an inspector out to confirm that the work has been completed according to the plans that were approved with your loan paperwork.
11. Move in!Once the lender verifies that the work is finished and meets local building codes and laws, the remaining funds are paid to the contractors and you can move into your home.
Ready to get the best offers for your home loan? Get Rates from Top LendersPros and cons of buying a fixer-upper
Benefits of buying a fixer-upper home
You may have less competition. Since many buyers prefer move-in ready homes, there’s generally less competition for fixer-upper houses.
You can customize your renovation. As you plan your project, you can choose the upgrades and improvements that are important to you.
You can finance repairs with one loan. You can roll the cost of buying a home and renovating it into a single fixer-upper loan. You won’t need to apply for a home equity loan or another type of loan to pay for your renovation.
You may build equity more quickly. Fixer-upper homes are usually priced below move-in ready homes. After you fix it up, you may find yourself with extra equity if your improvements boost the home’s value.
Drawbacks of buying a fixer-upper home
Your costs could go up after closing. Renovation projects often come in over budget. As such, you may end up paying more out of pocket than you planned because of rising labor and material costs or difficulties with a particular part of the project.
You may need cash reserves. Buying a fixer-upper may require you to keep a certain amount of cash on hand to cover unexpected expenses — generally up to 20% of the repair costs. This is also known as a contingency reserve.
You might not be able to move in right away. If you’re completing an extensive renovation, you might not be able to live in the home while work is underway. It’s crucial to factor hotel or rental costs into your budget.
You’ll have to deal with contractors and inspectors. Most renovation loan programs require you to work with a licensed contractor, and some require a government inspector. This may add to the complexity of getting your project done in a timely manner.
Is buying a fixer-upper a good investment?
Taking on a major renovation project isn’t for the faint of heart. Ask yourself these questions to help determine whether a fixer-upper mortgage is right for you:
→ Do I know what I want? Renovations involve a lot of choices. Think about whether you’re ready to work on a design for your new home or if you’d rather pick one that’s move-in ready.
→ Do I qualify for the loan? Check your credit report — which you can request for free on AnnualCreditReport.com — and make sure your credit score is within the minimum threshold for the loan program you’re considering. If it’s not, try boosting it by paying off revolving card balances and paying all of your credit accounts on time.
→ Will I have somewhere to live during construction? If you’re making major renovations, you may need a place to stay while your fixer-upper is under construction. This adds to your costs and makes the process of moving into your new home more challenging.
→ Do I have wiggle room in my budget? Construction projects don’t always go according to plan. Make sure there’s a little flexibility in your financial picture to cover cost overruns, should they occur.
→ What other financing options do I have? Renovation loans can be a convenient choice for fixer-uppers, but they’re not the only option. Consider alternatives, including home equity lines of credit (HELOCs), contractor financing or simply saving enough money to complete your project with cash.