What FHA 203(k) can finance: roofs, HVAC, kitchens, baths, structural (Standard), energy upgrades — and what is usually excluded.
FHA 203(k) Eligible Improvements | The 2 Mortgage Guys
What FHA 203(k) can finance: roofs, HVAC, kitchens, baths, structural (Standard), energy upgrades — and what is usually excluded.
What Home Improvements Can Be Financed With an FHA 203(k) Loan?
Limited 203(k) Streamline — Eligible Improvements
Standard 203(k) — Additional Scope
What Underwriters Look For
Usually Not Allowed
FHA 203(k) vs. HomeStyle Improvement Scope
Keep Exploring
Frequently Asked Questions
Match Your Wish List to FHA 203(k) Rules
FHA 203(k) funds repairs and upgrades that make the home safe, sound, and livable. On Limited 203(k) Streamline, eligible work includes kitchens, baths, flooring, paint, non-structural roofing, HVAC, windows, doors, siding, cabinets, appliances, accessibility, mold/lead remediation, and repairs to existing pools — structural work and additions require Standard 203(k).
These non-structural items commonly qualify on Limited 203(k) when the total rehab budget stays at or under $75,000. Structural work, foundation repairs, and room additions require Standard 203(k).
Eligible work must appear in your approved scope of work and support the after-improved appraisal.
Every line item must tie to habitability, safety, or lasting value under HUD rules. Luxury and recreational items are tightly restricted compared with HomeStyle.
FHA is stricter than HomeStyle on luxury and recreational improvements. See the full exclusions guide for pools, landscaping, and other items that typically stay off the loan.
Send your renovation scope and contractor bids — Ryan & Steve will confirm what rolls into the loan before you offer.
All loans are subject to credit and property approval. FHA program guidelines, eligible improvement lists, MIP rules, and pricing are subject to change without notice and may not be available in all areas. This website is not affiliated with or endorsed by HUD, FHA, or any government agency. Information is for educational purposes only and is not a commitment to lend.
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