With an FHA home loan, the money to buy your house doesn't come from the Federal Housing Administration (FHA). The mortgage comes from a bank or other financial institution. The FHA's role is to insure the loan, which lowers the risk for your mortgage lender so that it can extend a loan to you with a down payment as low as 3.5 percent, as opposed to the minimum 5 percent down payment typically required in conventional loans.

The FHA, which is part of the U.S. Department of Housing and Urban Development, reviews and approves the lenders who offer FHA loans. FHA-approved lenders must follow FHA guidelines, which include a promise to verify that borrowers meet FHA standards.

Find an FHA Lender Near You

Click on your state to see a list of FHA-approved lenders.

Source: FHA

How the FHA Approves Lenders

Do your homework before choosing an FHA-approved lender. Just because a bank or financial institution is approved doesn't mean its loan officers are knowledgeable in processing FHA loans. The FHA sets a low bar for FHA-approved lender status, perhaps as a way to increase the pool of available lenders, so you will find wide variations in expertise among FHA lenders.

The requirements for FHA-approved lenders and their loan officers are minimal. The FHA requires:

  • Licensing in the state where the lender conducts business.
  • A lender with positive net worth.
  • Credit reports for the lender and its loan officers.
  • Three years' of experience in loan origination.
  • Operation by two or more employees.
  • Incorporation papers, a bond and a completed application.

As you can see, these requirements do not relate specifically to FHA mortgages. The FHA neither tests loan officers on their mortgage expertise nor requires loan officers to have experience in closing a minimum number of loans.

Questions to Ask a Potential FHA Lender

Because the status of an FHA-approved lender is not a guarantee the loan officer assigned to you is an expert on FHA loans, you should always ask potential loan officers about their background. Purchasing a home is an investment you will have for a long time, for decades perhaps, so do as much shopping for the best FHA-approved lender as you would for other major purchases, like choosing a college or buying a car.

Here are some tips to help you find a loan officer who will deliver the best service and expertise.

Find FHA Lenders

Identify three to five FHA-approved lenders in your area.

Interview Loan
Officers circle

Interview each candidate. Ask them questions that will reveal their level of experience with FHA loans.

10 Questions for
FHA Loan Officers circle
  1. How long has your mortgage company been processing FHA loans?
  2. What percentage of your company's loans consists of FHA loans?
  3. How long have you been a loan officer?
  4. How many loans have you closed?
  5. How many FHA loans have you closed?
  6. What is your success rate in obtaining final approval for FHA loan applicants?
  7. How long do you estimate it will take to process my FHA loan application?
  8. What's the biggest hurdle in obtaining FHA loan approval?
  9. What do you advise FHA loan applicants do to move the approval process along?
  10. What are the most common mistakes you've found that FHA loan applicants make that are cause for loan denial?
Ask for an
Estimate circle

Request a Good Faith Estimate (GFE) of loan costs (including rates, title insurance, closing costs and fees) from each lender.

Gauge the Loan
Officer's Attitude circle

Through this process, you will probably discover that some FHA mortgage loan officers have more experience than others, and some will have a more helpful attitude. Decide which candidate understands first-hand the ins and outs of the FHA process and has the most supportive attitude to guide you through the process.

Fees and Interest
Rate circle

Compare the annual interest rate and loan settlement fees for each loan. Each lender's quote will be different. Some will quote lower interest rates and higher settlement fees, while others will quote higher rates and lower fees.

Weigh the costs and interest rate of the loan with the experience of the lender and its loan officers. Find the right combination and choose the lender you trust and that offers the best terms. If you feel most comfortable with a lender who doesn't offer the best deal, try negotiating a better rate.

8 Ways an FHA Loan Can Go Wrong

When you apply for a job, you show up for the interview on time, answer questions earnestly and take steps to make a good impression. Even after you land the job, you remain on your best behavior during your probationary period.

When it comes to your finances, the same attitude and effort are true for the successful outcome of your FHA loan process. Preparation is key before you initiate an FHA loan application: Clean-up any lingering bills, disputes with creditors or other financial matters that may reflect poorly on you and require in-depth explanation.

A thorough effort addressing the loose ends in your personal finances increases the chances your lender will issue a pre-approval. However, just like the probationary period of a new job, your pre-approval does not guarantee your FHA mortgage will ultimately go through. FHA guidelines require your lender to determine whether your current income level will drop below the required minimum for the first three years of your loan term. Your FHA-approved lender will typically conduct at least one more updated analysis of your credit report before providing final approval.

Because a pre-approval is not a guarantee you'll receive an FHA loan, try to avoid these circumstances that could sabotage final approval:


New Debt

Your FHA-approved lender uses your debt-to-income ratio to determine your worthiness for the loan, so taking on new debt when you're about to assume a mortgage damages your likelihood of securing the loan. This "rapid acceleration of debt," as banks call it, is a red flag. Instead, focus on minimizing any new debts — for example, resist the urge to buy furniture on credit — and solidifying your commitment to making regular monthly mortgage payments.

Generally, your lender wants to see your total debt — including your mortgage, car loans, utilities, credit cards and other monthly payments — fall below 43 percent of your income. If your debt rises above 50 percent, many lenders will most likely deny your loan application.


Missed Credit Card Payments or Other Payments

Keep in mind that your FHA lender assesses your behavior, not just your checkbook. If you miss payments on household utilities, credit card payments or other loans, the lender may draw the conclusion that you will repeat that pattern of behavior with your mortgage payments. Even one missed payment in the past 12 months is sufficient to prompt a denial from some lenders.


Change in Employment

A job loss, even a change in jobs, can irreparably damage your approval for an FHA loan. Although the FHA does not require that you have worked your current job for a minimum time period, it does require lenders to verify employment for the previous two years and explain any gaps of one month or longer.

If you lose your job during the loan approval process, your loan officer will examine your employment record, training and qualifications to determine the likelihood of continued employment. Allowances are generally made for employment in industries with seasonal patterns, such as construction or agriculture, provided that you can supply solid references from your employer.

What if you change jobs? In the lender's eyes, a new job within the same line of work and steady career advances in income or benefits are indicative of your income stability, which in this case would take precedence over job stability.

Be prepared to document your changes and losses in employment to your lender's satisfaction. Even if you are quick to provide information your lender requests, you should expect the documentation period to delay your approval.

Although FHA guidelines do not require you to have a job at the time of the application, your bank may nevertheless require it. If you lose or change your job, you may wind up looking for a new lender. However, a stellar total scorecard — such as high assets and a perfect or near-perfect credit score — may certainly outweigh the negatives in your employment history.


Unaccountable Deposits in Your Financial Accounts

Your financial accounts — including checking and savings accounts — undergo scrutiny. Your lender will request an explanation of any unusual deposits and supporting documentation to corroborate your explanation. For instance, if an account deposit is work related, such as a bonus or commission, your lender will request verification from your employer. Or, if you are self-employed and an uncharacteristically large deposit appears in your savings account, you will need to provide documentation of the services rendered, your invoices and bank statements.

If you cannot satisfactorily explain any questionable financial activity in your accounts, your FHA lender may deny your loan. If you have a good explanation and can document it, expect the documentation period will push out the date of your final loan approval.


Tax Lien or Court-Ordered Judgment

To be eligible for an FHA mortgage, you must first pay off any tax liens and court-ordered judgments. The only exception to the FHA's rule is in the case of a borrower who has a written agreement to make payments and a record of consistent payments. In addition, in the case of a tax lien you must document that the lien is subordinate to the mortgage. Despite the FHA's rule, many banks will impose stricter requirements and turn down an applicant with tax or court-ordered judgment issues.


Previous Foreclosure

If in the previous three years you've had your principal residence or other property go into foreclosure or received a deed-in-lieu of foreclosure, you are not eligible for an FHA mortgage. The only exceptions to this FHA rule are serious illness and death. The FHA and your lender do not accept plunging real estate values, job transfers and other life issues as valid exceptions.



FHA guidelines require at least two years of a good credit history after a Chapter 7 bankruptcy, and one year for a Chapter 13 bankruptcy. The court must also give you permission to take on the new mortgage.

Most lenders are not so easy on bankruptcies. Many will deny a loan to a borrower who has a bankruptcy on record, meaning within the previous seven years.


Ignoring Lender Requests for Documents

Documentation is the lifeblood of the lending process. Your FHA-approved lender prefers documentation in a timely manner, so providing requested documents sooner rather than later is critical. Ignoring requests for documentation sets off alarms in the loan system. Your loan will be delayed until you provide the requested documents and a reasonable explanation for your tardiness. Even worse, your delay may ultimately close the door to loan approval if your lender simply stops doing business with you.

Lenders do not like surprises. Keep your finances in order and your documentation timely throughout the period until final approval of your FHA loan.

FHA Loans Questions and Answers

Are FHA loans more expensive than non-FHA loans?

Not always. Your FHA loan officer can make that analysis for you by looking at the two main components of your FHA mortgage payment: the interest rate and mortgage insurance premium.

Although FHA rates are usually lower than interest rates for comparable conventional mortgage sources, like Fannie Mae and Freddie Mac, FHA mortgage insurance, the insurance premium you pay to insure your lender against your default, is the biggest long-term cost of your FHA loan. Your mortgage insurance premium (MIP) goes to the FHA and allows the FHA to back loans without cost to taxpayers.

You pay your MIP in two parts. The first is Upfront MIP, which is paid at closing as an addition to your loan balance with no direct payment due at closing. Upfront MIP ranges from 0.35 to 1.75 percent of your total loan balance. The MIP amount you pay is based on location, or the costs for housing in your property's county.

The second part is your Annual MIP, which is paid in installments as part of your monthly mortgage payment. Annual MIP ranges from 0.35 to 1.35 percent annually, although it can reach 1.55 percent in high-cost areas, such as New York, Potomac, Maryland, and Orange County, California.

Because the MIP varies greatly depending on the location of your property, a generalized cost comparison between FHA loans and non-FHA loans is impractical. Your FHA loan officer can more accurately calculate the options for your specific property and give you a more reliable cost comparison.

How do I qualify for an FHA loan?

Your FHA lender will help you build a case using documentation that supports your ability to make long-term mortgage payments. Showing that you have adequate income to make regular payments on your current debt payments is an overriding goal of the approval process.

You can build your case by gathering documentation to show:

  • Steady employment of at least two years with the same employer.
  • Consistent or increasing income over the past two years.
  • Your mortgage payment will be 30 percent or less of your total monthly gross income.
  • Your combined mortgage and other regular monthly payments (e.g., utilities and credit card payments) will be 40 percent or less of your total monthly gross income.
  • A credit report with no more than two late payments in the past two years

A foreclosure or bankruptcy in your financial history reduces your chances of approval, but it won't automatically disqualify you. You can still qualify despite a foreclosure if you demonstrate three or more years of good credit. If you've filed for bankruptcy, depending on your bankruptcy status, you may still qualify if you demonstrate one to two years of good credit. However, keep in mind that some lenders' requirements are tighter than FHA guidelines, so you may need to put in more effort to find a sympathetic lender.

Learn more about FHA loan qualifications and FHA loan limits .

May I refinance an FHA loan?

Yes. The FHA understands that loan rates change over time and homeowners need the ability to refinance and take advantage of lower interest rates.

The FHA has a special mortgage product called an FHA Streamline Refinance. As the name suggests, the refinance process for this loan product is streamlined. The most significant streamlined feature is the FHA's waiver of the home appraisal. Instead, it uses your home's original purchase price, rather than the current market value, as the appraisal value. Additional streamlined features of the product include no requirement for verification of employment, income or credit score.

Otherwise, the FHA Streamline is similar to other refinance loan programs, with options for a fixed and variable rate, 15-year or 30-year term and no FHA prepayment penalty.

Learn more about FHA Loan Refinances.

Are FHA loans assumable?

Yes. FHA loans are assumable but the precise requirements of the approval process depend on the age of the loan. For loans that originated before Dec. 1, 1986, a "Simple" assumption process applies, in which the purchasing party must satisfy the bank or financial lender with creditworthiness documentation. The FHA is not involved in this process. However, for loan assumptions after the 1986 cutoff date, the buyer of the property — the one assuming the FHA loan — will need to obtain FHA approval and submit for qualification in much the same way as you would for any FHA loan.

Does the government offer no-down payment FHA loans?

No. FHA mortgages require a minimum 3.5 percent down payment. Your 3.5 percent down payment can be gifted by a family member, employer, charitable organization or government homebuyer program.

Do FHA loans take longer to close than non-FHA loans?

Probably, but not by much. Although any mortgage requires a substantial amount of paperwork, an FHA mortgage loan typically requires more than conventional loans. If your loan officer is experienced and adept at filing and processing your documents, the process should move smoothly along and not demand much more time than a conventional loan.

Your actions and preparation directly influence the FHA loan approval process. You can encourage smooth sailing in the process by educating yourself about FHA loans. Eliminate causes for delays or even a denial with these actions:

  • Clean up your financial affairs before you apply for the loan, including paying off any tax lien or court-ordered judgment and settling outstanding disputes with creditors.
  • Gather all necessary documentation from your financial accounts, employer(s), tax records and credit history.
  • Be prepared to submit documents promptly and in the format requested.
  • Avoid hiccups such as missed payments on bills, large purchases using credit and unexplained windfalls in your accounts. Any changes in your financial life requiring explanation will delay your loan approval.