HomeStyle typically funds repairs, system replacements, structural work, and remodels that add lasting value — from roofs and HVAC to kitchens, baths, flooring, and energy upgrades — with broader scope than many FHA 203(k) files allow.
Eligible work must appear in your approved scope of work and support the after-improved appraisal.
Every line item in your scope must tie to value, habitability, or code compliance. Cosmetic-only upgrades with no habitability benefit may be questioned if they dominate the budget.
HomeStyle allows a broad scope including swimming pools, but purely recreational or non-permanent items still face limits.
Standalone recreational structures
Sport courts, putting greens, and similar amenities may be restricted when they do not add standard appraised value.
Standalone luxury landscaping
Basic grading tied to drainage may qualify; extensive decorative hardscaping often does not.
Personal property
Furniture, appliances not permanently installed, and freestanding items are excluded.
| Improvement type | HomeStyle | FHA 203(k) |
|---|---|---|
| Roof / HVAC / systems | Typically eligible | Typically eligible |
| Kitchen / bath remodel | Typically eligible | Typically eligible |
| Room additions | Often eligible | Standard 203(k) only |
| Higher-end finishes | More flexible | More restricted |
| Pools / recreational | Allowed (pools, spas) | Excluded |
When higher-end finishes and upgrades can roll into the loan.
Property types that can carry a HomeStyle renovation.
Credit, LTV, and underwriting basics.
Cross-program comparison of eligible renovation work.
Full program overview and guides directory.
Roof-specific renovation loan guidance.
Yes. Roof repair or full replacement is one of the most common HomeStyle improvements — especially when inspection flags aging shingles or active leaks that would block a standard conventional approval.
Yes. Full kitchen and bath remodels — cabinets, countertops, fixtures, tile, and layout changes — typically qualify when they add lasting value and are documented in contractor bids.
Yes. Furnace, air conditioning, and full HVAC system replacement are eligible when tied to habitability and supported by the scope of work and appraisal.
Often yes. Additions that increase square footage may qualify when plans, permits, and contractor bids support the after-improved value — subject to LTV and lender review.
Send your renovation scope and contractor bids — Ryan & Steve will confirm what rolls into the loan before you offer.
HomeStyle is a registered trademark of Fannie Mae. All loans are subject to credit and property approval. Program guidelines, LTV limits, 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 Fannie Mae, HUD, or any government agency. Information is for educational purposes only and is not a commitment to lend.