FHA-insured residential mortgage
FHA Loans
Government-insured financing designed to expand access to homeownership through a low minimum investment and flexible credit evaluation, subject to HUD and lender requirements.
Start an FHA application →Program overview
Flexible financing for an owner-occupied home.
FHA loans are made by approved lenders and insured by the Federal Housing Administration. The standard program can finance the purchase or eligible refinance of a principal residence that meets FHA property and occupancy requirements.
FHA insurance protects the lender—not the borrower—from losses after default. Borrowers remain responsible for the debt, mortgage insurance, property charges and all loan obligations.
Program characteristics
Minimum investment
As low as 3.5%
HUD permits maximum financing with at least a 3.5% minimum required investment when applicable credit requirements are met. Gift funds and approved assistance may be eligible with documentation.
Credit framework
HUD minimums plus overlays
HUD policy generally permits maximum financing at a minimum decision credit score of 580 or above; scores from 500–579 are generally limited to 90% LTV. Lenders may require higher scores.
Occupancy
Principal residence
At least one borrower generally must occupy the property as a principal residence within the required timeframe. FHA is not an investment-property program.
Property types
Eligible one-to-four units
Single-family homes, qualifying 2–4 unit properties, approved condominiums and eligible manufactured housing may qualify, subject to appraisal and program rules.
Mortgage insurance
Upfront and annual MIP
FHA generally requires an upfront mortgage insurance premium and annual MIP. For current loans, annual MIP duration depends on original LTV and term.
Loan purposes
Purchase and refinance
Options may include purchase, streamline refinance, rate-and-term refinance, cash-out refinance and rehabilitation programs, each with separate requirements.
2026 limits and insurance
| One-unit low-cost floor | $541,287 for calendar year 2026. |
|---|---|
| One-unit high-cost ceiling | $1,249,125 for calendar year 2026. Alaska, Hawaii, Guam and the U.S. Virgin Islands may have special limits. |
| County-specific amount | The actual FHA limit depends on property county and number of units. Always verify with HUD’s official FHA mortgage-limit lookup. |
| Annual MIP duration | For FHA case numbers subject to current post-2013 rules, original LTV above 90% generally results in annual MIP for the loan term (or 30 years, if shorter); original LTV at or below 90% generally results in 11 years. |
| Lender overlays | Approved lenders may apply requirements that are more restrictive than HUD minimum eligibility. |
Application-to-closing process
Program review
Review occupancy, property, credit, income, funds and county loan limits.
Documentation
Provide income, employment, assets, housing history and other required evidence.
FHA appraisal
An FHA roster appraiser evaluates value and minimum property requirements.
Underwriting and closing
Satisfy conditions, review final disclosures and complete settlement.
Official resources
Review current HUD guidance.
FHA application
Request an FHA program review.
Complete the initial request. Do not send Social Security numbers, bank-account numbers or sensitive documents through this form.