Is It Hard To Get A Loan To Renovate A Fixer
The best way to find your dream home is to give a fixer-upper your own personal makeover. But how can you get the funds to buy a house and fix it? Discover the best way to finance your fixer-upper purchase.
Getting a mortgage for a home is already complicated enough. Trying to convince a bank to give you a loan for a home that needs a lot of work can get even trickier. A fixer-upper can be a great investment if you know what youre doing. Heres how to finance your fixer-upper purchase and your construction costs to transform it into your dream home.
Dont Have Complete Control
You may not have complete control over the improvement projects you want to perform. Some desired projects may not be eligible under all loan programs, such as adding a garage or separate structure. And certain loan programs will require that the work be performed to certain standards in order to be approved.
Focus On Location When Looking For A Property
Location, location, location. Its the oft-repeated mantra in real estate, and for good reason. You can always fix up a home, but you cant change its location. An ideal fixer-upper is in a desirable neighborhood that you love. The same goes for future buyers if and when you sell.
You might be able to score a great deal on an older, dilapidated home, but if you dislike your surroundings or property values are struggling in the area, you might be left with buyers remorse.
Seek the help of an experienced to help you understand the neighborhood, Reynolds says. Putting the work into a shabbier home in a sought-after neighborhood, he adds, means you get to live in an area you might otherwise not have been able to afford.
One of the best ways to find fixer-uppers is to drive around your target neighborhoods and make note of any properties that look like they might be in need of some TLC. If you spot a home in rough shape, consider whether the owner has simply neglected the place or that the overall area is in decline.
Aside from this hands-on approach, you can also look online for listings that have been on the market for a while, or research local property auctions.
Reynolds also suggests considering whether the renovations you plan on making will make sense for the area.
Pay attention to the after-renovation value so you can estimate whether or not these improvements will give you a return on your investment, Reynolds says.
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How To Finance A Fixer
Last updated May 13, 2021| By Lee Huffman
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With the real estate market so competitive, some buyers are turning to distressed homes that are more affordable but need some TLC. When you buy a fixer-upper, you can build equity quickly by rehabbing the property to make it more comparable to the homes around it. This makes fixer-uppers an attractive prospect for many aspiring home buyers.
Unfortunately, financing with a conventional mortgage may not be available on these kinds of home purchases. But there are some loan products and loan programs out there that can help as long as you know about them.
In this article, we’ll share how to finance a fixer-upper and provide tips on what to watch out for with these special loans.
What Is A Usda Renovation Loan
USDA renovation loans are 100% financing loans backed by the U.S. Department of Agriculture. They enable eligible, qualified borrowers to purchase a fixer-upper and fix it up with no money down.
That is one of the best hacks out there for todays hyper-competitive housing market. Rather than being one of many buyers making offers on new or newly-renovated homes, look for the fixer-uppers no one else wants to buy. Youll likely have less competition, and chances are youll get a lower purchase price, too.
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Get The Right Type Of Home Inspection
Laine, Hawk and Reynolds all agree that when youre ready to put in an offer, its a wise move to bring along a contractor or engineer. Thats because these professionals can point out potential flaws or other critical issues that could present problems later on.
You want to have someone look at things like the overall structure of the home, crawlspaces, insulation and especially the foundation, Hawk says. If the property doesnt have a good foundation, it may not be the right one for you because it can end up being a money pit.
Its also important to not let cosmetic flaws deter you from a home you love. Things like broken windows, paint, fixtures and trim, to name a few, can be easily fixed.
Instead, focus on the major components of a home so you can anticipate how much you might need to budget and how long it might take to make repairs, such as:
- Electrical, plumbing and sewer systems
- Air conditioning and heating systems
- Extensive work needed on bathrooms and kitchen
- Structural soundness
- Environmental issues
Before closing on a fixer-upper, consider a specialized home inspection for a detailed report on the house. Heres what to consider getting done, in addition to a standard home inspection:
- Pest inspection
- If a home has sustained damage from pests like termites, ants or beetles, it can cause major headaches for you down the line.
Your Draw Period And Renovations Begin
Now that youre the homeowner, renovations can begin! The first step is to start distributing draws to your contractor.
What is a draw? Its simply a withdrawal from the renovation fund which goes to pay the contractor as they start certain milestones in the plan.
Levitt says that USDA renovation homeowners working with Fairway typically hear from a draw administrator within 48 hours of closing. The draw administrator oversees your renovation fund and coordinates payments to your contractor.
The draw team works closely with your contractor throughout the renovation process to ensure they are being paid and that the work is progressing.
When you are deciding on a lender for your USDA renovation loan, ask whether they service the loan in-house or sell it to a third party. Many lenders sell loans to third-party services after they close, including renovation loans.
Levitt noted that Fairway services renovation loans in-house while the work is being done so that you are working with the same team throughout the process. If your renovation loan is sold to a servicer immediately after closing, the new company will not have context for the work youre having done or the renovation plans up to this point.
When your lender keeps the loan in-house, the draw team and the contractor should already be in contact. The draw team will also be familiar with the full scope of the project, which can prevent confusion, stress, and delays.
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Usda Renovation Loan Property Requirements
You can use a USDA renovation loan to buy and renovate a detached, single-family fixer-upper. Although you can use USDA purchase loans to buy a condo or manufactured home, USDA renovation loans may not be used for these property types.
Additionally, USDA home loans may not be used to buy multifamily properties .
The home must be your primary residence. You cannot use a USDA loan of any kind to buy an investment property.
Finally, you cannot use the loan to add income-producing features. For instance, you cant renovate a structure on the property to turn it into an AirBnB or establish a commercial farm on the grounds.
A home must also meet two other criteria for a USDA renovation loan:
- Construction on the home must be complete. You cannot use a USDA renovation loan to buy a house that was partially built and then abandoned by the original builder. All construction must have been finished in order for it to qualify
- The home must be at least a year old. Your lender will need to see a certificate of occupancy that was issued at least 12 months prior to when you will purchase the home. That doesnt mean someone must have lived in it for at least a year. Its OK if the home was never occupied, as long as it was built at least a year ago.
If Youve Found A Diamond In The Rough A Little Sweat Equity Could Go A Long Way
In todays market, upgraded homes can be out of reach for some buyers, and a little elbow grease yields a lot of equity. If your resolutions include homeownership, saving money and a little DIY, here are five benefits of buying a fixer-upper.
Lower price tag
Fixer-uppers are a golden ticket for budget-conscious home seekers, as properties that need a little TLC are usually priced accordingly. Plus, a slightly lower price range may yield more opportunities to break into that target neighborhood. Before purchasing, gather quotes from a few different contractors to understand what renovations costs could total.
When purchasing a fixer-upper, consider renovation loans like the Fannie Mae HomeStyle? loan or the FHA 203 renovation mortgage. Both programs allow you to borrow based on the improved value of the home, so youll roll more in your loan and pay less out-of-pocket for renovations. Programs vary in qualifying FICO scores, debt-to-income ratios and down payment amounts. Do some research and speak with a professional mortgage broker to determine which loan may be right for your renovation needs and to learn about the required renovation verification process.
Fixer-upper or new build, contact a local loan originator, by selecting the dropdown above, who can help make your dream of homeownership a reality.
*Certain loan types have a mandatory timeline for completion.
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Other Ways To Finance A Fixer
One alternative if youre relying on sweat equity is to use a personal loan to fund your rehab project and then refinance that using a home equity loan or home equity line of credit , both of which are second mortgages.
This strategy has pros and cons.
The main pro is that home equity products tend to have much lower interest rates than personal loans. The main con is that home equity loans tend to have high closing costs, although a few banks may offer them with no closing costs at all.
If you can get enough cash this way, it tends to be the simplest way to finance, says Jon Meyer, The Mortgage Reports loan expert and licensed MLO. But you need to ensure you can get enough for the projects.
Should I Get A 203 Loan
As the premier program for borrowers who are looking to buy and upgrade a property simultaneously, a 203 loan can give you leverage as well as financing. If youre trying to get away from the problems that normally accompany a fixer-upper, then a 203 loan is one of your best options. Make sure that you do business with a reputable 203 lender for best results, and be sure to pick a real estate agent with experience in properties that need to be renovated.
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Living In The Meantime
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Gibraltar Mortgage Services, LLC, dba The Gibraltar Group Mortgage, NMLS #1249915. For licensing information, go to: www.nmlsconsumeraccess.org.
Headquarters: 5120 Woodway Drive, Suite 5016, Houston TX 77056.
This is not an offer for the extension of credit or a commitment to lend. Program restrictions apply. Gibraltar Mortgage Services’ policy is to treat all applicants and borrowers in a fair and consistent manner and without regard to race, color, religion, national origin, age , sex, marital status, disability familial status, receipt of public assistance, or exercise of rights under the Consumer Credit Protection Act, or any other prohibited basis identified under state law.
Cons Of Buying A Fixerupper
The biggest drawbacks to buying a fixerupper are the risks. One is the possibility of your budget running away with you. But the main one is that you could buy a place with hidden defects.
Suppose you miss sinkage under the foundations or the fact the roof needs replacing or areas of hidden termite damage. You could find yourself with an unsellable property with repair costs that could run to tens of thousands of dollars more than you budgeted.
With an older home, you cant eliminate those risks altogether. But you can minimize them by having a professional home inspector, a reputable contractor and, if necessary, a licensed pest controller take a good hard look before you commit.
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How To Get A Mortgage For A Fixer Upper
Buying a fixer upper property can be very challenging because standard mortgage programs do not enable you to get a loan based on the after renovation value of a property. This limits what size mortgage you can qualify for which in turn may restrict the amount of money you can put into renovating the property. For example, if you want to buy a fixer upper for $100,000 and spend another $100,000 improving the property, standard loan programs only lend against the $100,000 purchase price instead of the $200,000 after renovation property value. That means you must invest over $100,000 of your personal funds to renovate the property.
You may not have sufficient funds in savings to both pay for the property down payment and the cost of renovations. You may be able to obtain a short-term construction loan to finance property renovations but then you need to apply for a permanent mortgage to pay-off the construction loan after the renovations are completed. Applying for multiple loan can be costly, time-consuming and exposes you to the risk that mortgage rates increase over the course of the construction process.
Fast Equity Or Profit
Whether you buy a fixer-upper to live in, to keep as a rental , or to flip, you can force equity quickly through renovation.
And if you do choose to flip the property immediately, the profit can help you expand your real estate portfolio. Use the profit as a down payment toward your next rental property purchase, which will then start generating monthly real estate cash flow for you.
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Work On The Home Doesnt Start Until After Closing
Once you close on the mortgage, the loan enters the draw period. This is when your lender will start disbursing payments to your contractor, who can then begin the work.
Conventional, FHA, and USDA all have a six-month construction period beginning when the loan closes. For a VA loan, renovations must be complete within 90 days.
Identify What You Can Renovate Yourself
Theres no denying that DIY renovations will save you a ton of cash as contractors can be pricey, especially if you use them for every project. If youre handy , figure out which projects you can renovate yourself.
While you may not be able to tackle the electrical and plumbing on your own, you may be able to paint and apply a backsplash without a contractors help.
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Estimate Your Costs High
Couples appear on renovation shows and say they have a $300,000 budget, but then they need to knock down a wall and fix some foundational issues, and suddenly they have an extra $15,000.
Thats not a reality most people live in. Thats why its important to figure out your budget beforehand and stick to it!
Once you find the house you want thats in your price range, This Old House has a simple equation to figure out how much you should offer.
Add up what it would cost to renovate the property. Be generous on this estimate. Take into consideration all the materials and labor it will take to make this house your home. Subtract that from what the value will be after renovation.
They also advise adding an extra 5% 10% for any problems that might arise or things you decide to add during the renovation. If theres one thing the reno shows have taught us, its to expect the unexpected.
What To Consider When You Buy A Fixerupper Home
Fixerupper homes might seem especially attractive in this housing market, where prices on many homes have risen at an astronomical pace.
And, for the right person, buying a fixerupper as a starter home can be a great option. But its not for everyone. There are some real pitfalls to be aware of.
Here are the main pros and cons of buying a fixerupper home.
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Usda Limited Renovation Loan
The USDA Limited renovation loan can be used to cover non-structural repairs such as:
- Painting the house
- Repair other structures on the property, such as accessible dwelling units
- Repair a swimming pool already on the property
Note that you cannot use a USDA standard renovation loan to add a new swimming pool to the property, nor can you use it for luxury upgrades such as outdoor kitchens.
You can borrow more than $35,000 with the USDA Standard, up to your preapproved loan amount.
So, lets say youre preapproved for $250,000 and you find a home for $200,000. You can use the remaining $50,000, minus contingency and fees, toward renovations.
If you use a USDA Standard renovation loan, the USDA requires that an inspector approved by the U.S. Department of Housing and Urban Development or another licensed inspector chosen by your lender will need to assess the home and the planned renovations.
USDA homebuyers do not typically need cash reserves to qualify for the loan. But if you are buying a house that is currently not habitable due to the needed repairs, you must have six months of cash reserves. The cash reserve amount includes the principal, interest, taxes, and insurance for each month.
If you do not need to use the cash reserves for the renovations, that money will be applied to your loan principal. If you use some but not all of the reserves, the remaining balance will be applied depending on the loan program.