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FHA refinance loans and the FHA streamline refinance allow borrowers to reduce the interest rate on their current mortgages. Refinancing your home loan involves the same process and work as you put into your first mortgage.

FHA Rates Near 50 Year Low!

Now is the time to drop the interest rate on your 30-year mortgage or refinance into a 15-year home loan.

FHA Rates for June 24, 2021
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FHA.com is a privately owned website, is not a government agency, and does not make loans.

FHA Refinance Loans Near 50 Year Lows!

Learn About Your FHA Refi Options

Mortgage rates have recently dropped to a level not seen in almost half a century. This may be the best time you'll see to refinance your home loan. If you're currently in a 30-year mortgage, consider the advantages of moving into a 15-year loan. If you have a existing mortgage at 4% or higher, it probably makes sense to refinance.



Homeowners enjoy the benefits of investing in their property year after year. For some, there comes a time when that investment can come in handy. Refinancing with an FHA loan can prove to be an effective way to put that equity to work. Keep in mind that FHA refinancing is only available to homeowners who are currently using their home as their principal residence now.

FHA Cash-Out Refinance

FHA Cash-Out Refinance

This refinancing option is especially beneficial to homeowners whose property has increased in market value since the home was purchased. A Cash-Out Refinance allows homeowners to refinance their existing mortgage by taking out another mortgage for more than they currently owe. To be eligible for an FHA cash-out refinance, borrowers will need at least 20 percent equity in the property based on a new appraisal.

A Cash-Out Refinance can be a smart option for many homeowners. Whether it’s for home improvement, college tuition, debt consolidation (to pay off other high interest rate loans), student loan debt, or home remodeling, you can access money that you have in an illiquid asset.

  • Credit Score Guidelines
    Applicants must have a minimum credit score of 580 to qualify for an FHA cash-out refinance.
  • Debt-to-Income Ratio Guidelines
    The FHA has guidelines regarding an applicant's debt-to-income ratio in order to keep people from entering into mortgage agreements that they cannot afford.
  • Maximum Loan-to-Value Guidelines
    FHA Cash-Out Refinance loans have a maximum loan-to-value of 80 percent of the home's current value.
  • Payment History Requirements
    Documentation is required to prove that the borrower has made all the monthly payments for the previous 12 months.



FHA Streamline Refinance

FHA Streamline Refinance

This refinancing option is considered streamlined because it allows you to reduce the interest rate on your current home loan quickly and oftentimes without an appraisal. FHA Streamline Refinance also cuts down on the amount of paperwork that must be completed by your lender saving you valuable time and money.

  • Your Current Mortgage Must Already Be FHA-Insured
    While refinancing from a conventional loan to one backed by the FHA is possible, the Streamline option is only available to borrowers with an existing FHA loan.
  • The Mortgage Must Be Current
    This means that you have not missed any payments. You must have made at least 6 monthly payments and have had your existing mortgage for a minimum of 210 days before you can apply for the Streamline Refinance option.
  • There Must Be a Net Tangible Benefit
    The FHA actually requires that there be some advantage for the borrower if they go ahead with a Streamline Refinance.



FHA Simple Refinance

FHA Simple Refinance

The FHA Simple Refinance allows homeowners to go from their current FHA Loan into a new one, whether it's a fixed-rate loan or an ARM. This refinance is the most straightforward, and there is no option for cash-out. Lenders will require a credit qualification, income, and assets to ensure the borrower meets the loan requirements.

Homeowners should think about several factors while considering the benefits of refinancing their mortgages. Below are some of the most common goals borrowers have when moving forward with their refinance options.

  • Lower Monthly Payments
    Refinancing your home gives you the opportunity to get a lower interest rate on your mortgage, which means smaller monthly payments.
  • Switch to a Fixed Rate Loan
    Even by switching from an ARM to fixed rate mortgage, you could avoid higher monthly payments and will have a set amount to pay every month.
  • Earn Cash on Your Home Equity
    It allows you to borrow cash against your home equity in the case of large upcoming expenses. By liquidating this equity you can get cash-in-hand.



FHA Rehab Mortgages

FHA Rehab Mortgages

Many buyers decide to purchase a home that is significantly older, and not in the best condition. The FHA 203(k) Rehabilitation Loan enables borrowers to finance the purchase or refinance of a home, along with its renovation or "rehabilitation" of the property. HUD allows Section 203(k) financing to be used for:

  • Structural alterations and reconstruction
  • Modernization and improvements to the home's function
  • Elimination of health and safety hazards
  • Changes that improve appearance and eliminate obsolescence
  • Reconditioning or replacing plumbing; installing a well and/or septic system
  • Adding or replacing roofing, gutters, and downspouts
  • Adding or replacing floors and/or floor treatments
  • Major landscape work and site improvements
  • Enhancing accessibility for a disabled person
  • Making energy conservation improvements



FHA Reverse Mortgages

FHA Rehab Mortgages

An FHA reverse mortgage is designed for homeowners age 62 and older. It allows the borrower to convert equity in the home into income or a line of credit. The FHA reverse mortgage loan is also known as a Home Equity Conversion Mortgage (HECM), and is paid back when the homeowner no longer occupies the property.

There are requirements for an FHA-insured reverse mortgage or HECM;

  • The loan is based on the age of the youngest borrower if there are co-signers.
  • Homeowners are required to get consumer counseling and education before a HECM loan is approved.
  • Borrowers must own and live on the property as the primary residence.



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FHA Loan Articles and Mortgage News

FHA Mortgages vs. Fannie Mae Home Ready Mortgages

June 18, 2021 - When exploring home loan options, some borrowers want a loan that has the lowest upfront costs possible. This makes sense if money is tight, or when a borrower has goals for their money and a down payment would hurt those plans.

FHA Refinance Loans Compared: Cash-Out Vs. Interest Rate Reduction

June 10, 2021 - There are several FHA loan options available when it is time to refinance a home loan. Two of those are FHA cash-out refinancing and FHA Interest Rate Reduction Refinance loans. How do these two refinance options compare and which should you choose?

Documents You Need for Your Home Loan or Refinance Loan

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FHA Announces Updates to Home Loan Rules

May 6, 2021 - Many Americans have needed foreclosure avoidance measures due to economic hardship brought on by the global pandemic. The FHA and HUD have announced many steps to help homeowners with FHA mortgages keep their home.

Refinance Choices Available With FHA Loan Programs

April 14, 2021 - Which refi is the best for your needs? That’s the first question to ask about refinancing. You can select Cash-Out refinancing, FHA Streamline refi loans are for people who need a lower mortgage rate or lower payment, or FHA 203(k) Rehabilitation refinance loans .

FHA Construction Loans Compared With FHA 203(k) Rehab Loans

April 13, 2021 - How are One-Time Close construction loans and FHA 203(k) Rehab loans similar? They both require the use of approved builders to do the work, and they both require a minimum down payment. But, the FHA One-Time Close mortgage does not come as a refinance loan option.

Should I Use Cash-Out Refinancing to Pay Off My Credit Cards?

April 7, 2021 - The FHA Cash-Out refinance loan is a way home owners can tap into the equity built up in their homes and take it out in cash once the original loan and the closing costs of the new loan have been dealt with. There are many uses for the money you get in a cash-out refinance transaction.

The FHA Refinance Loan Maximum Mortgage Calculation

April 5, 2021 - There are many myths people have about FHA home loans. One is the nature of the required FHA mortgage down payment or maximum financing available.  The borrower is required to make a minimum down payment on all new purchase FHA mortgage loans (3.5%).

FHA Loan Approval and Your Debt Ratio

April 1, 2021 - Some home loan applicants apply for an FHA mortgage thinking that their credit scores are the main factor in home loan approval. Others might know that both FICO scores and your record of on-time payments are crucial for loan approval.

Dos and Don'ts of the FHA Home Loan

March 30, 2021 - FHA home loans are for any financially qualified borrower. They are not limited to those in financial need and they are not restricted to first-time home buyers.  However, there are some things you should DEFINITELY do ahead of your home loan and things you should NOT do.