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.
Swimming pools & hot tubs
Generally excluded from FHA 203(k) renovation escrow.
Luxury landscaping
Basic grading tied to drainage may qualify; extensive hardscaping usually does not.
Recreational structures
Outdoor kitchens, sport courts, and similar amenities are typically restricted.
Personal property
Furniture and freestanding appliances that are not permanently installed are excluded.
| Improvement type | FHA 203(k) | HomeStyle |
|---|---|---|
| Roof / HVAC / systems | Typically eligible | Typically eligible |
| Kitchen / bath remodel | Typically eligible | Typically eligible |
| Room additions | Standard 203(k) only | Often eligible |
| Higher-end finishes | More restricted | More flexible |
| Pools / recreational | Excluded | Usually excluded |
Which path allows structural work and larger scopes.
Property types that can carry an FHA 203(k).
Credit, LTV, and underwriting basics.
Cross-program comparison of eligible renovation work.
Roof-specific renovation loan guidance.
Yes. Roof repair or full replacement is one of the most common 203(k) improvements — especially when inspection flags aging shingles or active leaks that would block a standard FHA approval.
Yes. Full kitchen and bath remodels — cabinets, countertops, fixtures, and tile — typically qualify when documented in contractor bids. Structural layout changes usually need Standard 203(k).
Yes. Furnace, air conditioning, and full HVAC system replacement are eligible when tied to habitability and supported by the scope of work and appraisal.
Yes, with Standard 203(k) only — additions that increase square footage need plans, permits, a HUD consultant, and an after-improved appraisal that supports the cost. Limited 203(k) cannot cover additions or structural layout changes.
Yes. On Limited 203(k), all eligible repairs plus fees, contingency, and financed costs count toward the $75,000 total rehab budget. Standard 203(k) has a $5,000 minimum rehab with no maximum beyond FHA loan limits.
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.