Leveraging 203(k) Updates to Boost Your Lending Volume–Planet Home Lending’s Jim Bopp
Jim Bopp is Vice President of National Renovation Lending with Planet Home Lending
With the FHA’s upcoming changes to the 203(k) Rehabilitation Mortgage Insurance Program going live on November 4, now is the perfect time to reconsider how this program can drive correspondent lending volume.
The updates, which were supported by the Mortgage Bankers Association, don’t just tweak the program—they open significant opportunities for correspondent lenders to better serve clients and capture more of the growing renovation market.
Why 203(k) Matters in Today’s Market
The inventory of move-in-ready homes is tight, and that’s not likely to change even as interest rates head lower. The 203(k) program has always been a valuable tool for expanding affordable housing options by financing the purchase and renovation of homes that aren’t quite ready for prime time. However, the program hasn’t been living up to its full potential, partly due to rising home improvement costs and a shortage of HUD consultants.
That’s all about to change.
What’s Changing and Why It Matters
One of the most impactful changes is the increase in the repair escrow limit for the Limited 203(k) program, which is jumping to $75,000 up from $35,000. This is a significant development, especially in higher-cost areas like California and the Northeast, where renovation needs often exceeded the previous cap. The higher limit makes the 203(k) program more competitive with conventional renovation loans, giving lenders a stronger product to offer borrowers who may not qualify for conventional mortgage programs.
The secondary benefit is that the Limited program does not require a 203(k) consultant, although the option to use one and finance their fee into the loan is now allowed. This change is especially important for lenders in markets where consultants are scarce. Once upon a time, there were around 2,500 203(k) consultants, but now there are fewer than 900 nationwide, leaving large areas of the country without coverage. The ability to finance up to $75,000 in renovations without needing a consultant allows you to tap into markets that were previously underserved or inaccessible.
Additionally, the project timelines have been expanded, which is another critical update. The Limited 203(k) now allows up to nine months for project completion, up from six months, and the Standard 203(k) offers up to 12 months, also an increase from the previous six months. Plus, you can finance up to 12 months of mortgage payments into the loan—a significant advantage for borrowers who need time to complete substantial renovations before moving in.
Addressing the Climate Resilience Challenge
As natural disasters become more frequent, hazard insurance is becoming more expensive and harder to find. Renovation loans that finance climate resilience upgrades can help reduce these costs or even ensure continued coverage. By helping homeowners fortify their properties against extreme weather, the 203(k) program delivers not just financial support but also peace of mind, making it easier for homeowners to secure the insurance they need.
How to Make the Most of 203(k) Updates
Here are a few strategies that can help correspondent lenders maximize the potential of the updated 203(k) program:
First, Spread the Word: Don’t wait until November 4 to start discussing these changes. Inform your loan officers, real estate partners, and potential clients about the higher limits and the ability to finance up to $75,000 in renovations without needing a consultant. Engaging with local home improvement contractors who offer other financing options can open new sources of business, as 203(k) can be an attractive alternative for their customers.
Next, Expand to Underserved Markets: The ability to finance renovation projects without a consultant opens new opportunities in previously out-of-reach markets. Focus your efforts on these areas and help unlock housing inventory that might have been overlooked. Increasing renovation volume in underserved markets may also help your organization meet Community Reinvestment Act (CRA) and CRA-like regulations.
Third, Equip Your Team: Proper training is essential. Make sure your loan officers understand the program changes and know how to communicate them effectively to borrowers. The more knowledgeable they are, the better they’ll be at guiding borrowers through the process, which is now more streamlined and beneficial than ever.
Fourth, Collaborate with Real Estate Professionals: Real estate agents are key to identifying properties that are ripe for renovation. By working closely with them, you can help match buyers with homes that might need a little work but have a lot of potential. Consider hosting seminars or workshops to educate agents on how the updated 203(k) program can benefit their clients. Additionally, look for aging listings in the local MLS to identify real estate professionals who would benefit from understanding how 203(k) can be used to purchase and renovate a dated home.
What 203(k) Can Do for Lenders
Offering 203(k) loans can lead to increased lending volume, but beyond that, it’s a way to make a real difference in your clients’ lives. You’re helping them turn fixer-uppers into dream homes, which is a big deal in today’s market.
Moreover, embracing these changes positions you as a leader in renovation lending. The updates to the 203(k) program are more than just tweaks—they’re opportunities for lenders to stand out in a competitive market.
With the changes to the 203(k) program coming fast, there’s a lot of potential to tap into. By getting ahead of these updates, you can boost your lending volume and better serve your clients, whether it’s by reaching new markets or offering more competitive products.
At Planet Home Lending, we’re excited about what these changes mean for the industry. We look forward to helping lenders and borrowers make the most of this expanded opportunity and helping more homebuyers and homeowners turn their renovation dreams into reality.
The views and opinions expressed in this article are those of the author and do not necessarily reflect or represent the views, policy, or position of Planet Home Lending, LLC.
(Views expressed in this article do not necessarily reflect policies of the Mortgage Bankers Association, nor do they connote an MBA endorsement of a specific company, product or service. MBA NewsLink welcomes submissions from member firms. Inquiries can be sent to Editor Michael Tucker or Editorial Manager Anneliese Mahoney.)
