Buying a home that needs work and rolling the repairs into the mortgage can be a smart move — if you have the right contractor. We scope the work clearly, keep job sites clean, and produce lender-ready documentation your loan officer and HUD consultant can actually use.
- Line-item proposals that match 203(k) packet expectations
- Direct coordination with your HUD consultant
- Draw requests supported with photos and invoices
- Permits, inspections and scheduling handled
What Is an FHA 203(k) Loan?
A 203(k) combines the purchase (or refinance) of a property with the renovation budget in one FHA-insured mortgage. You close once, the project starts, and the bank releases funds in draws as milestones are inspected and approved. A Limited 203(k) covers smaller, non-structural upgrades; a Standard 203(k) covers larger or structural work and involves a HUD consultant. Your lender confirms which version fits.
How the Process Works With Us
We begin with a walkthrough or a review of your inspection report and build a scope covering required repairs plus the upgrades you want. You receive a detailed, line-item proposal — quantities, notes and costs by trade — so underwriting can move forward. Once your loan closes we handle permits, order materials, set a start date, and coordinate directly with your HUD consultant for inspections and draw requests.
What You Can Finance With a 203(k)
Most buyers use 203(k) funds on essential systems and the rooms that add the most value.
- New kitchens and bathrooms
- Flooring, drywall, insulation, interior paint and trim
- HVAC and water heater replacement
- Electrical panel, wiring and lighting updates
- Plumbing fixtures and piping
- Roofing, gutters, siding and windows
- Accessibility upgrades and required code corrections
- Energy-efficiency improvements
A Note on Eligibility
Luxury items are generally not eligible under a 203(k). Your lender and HUD consultant have the final say on scope, and we build our proposal to fit inside their requirements rather than fighting them mid-project.
Frequently asked questions
Are you an approved 203(k) contractor?
We are a licensed Maryland contractor (MHIC #05-158629) qualified to complete 203(k) projects, and we regularly work with lenders and HUD consultants across the state on the documentation these loans require.
How soon can you provide a lender-ready bid?
Typically within a few business days of the walkthrough, depending on scope size. We build the proposal in the line-item format underwriting expects.
When does work start?
After your loan closes. We use the time before closing to pull together permits, selections and material orders so the project can start quickly.
