FHA loans are government-backed mortgage loans with more lenient buyer requirements than conventional loans, providing a viable option for first-time homebuyers or those with lower credit scores. These loans can make homeownership more attainable, although they do require borrowers to pay mortgage insurance premiums (MIPs), regardless of down payment amount.
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Key takeaways
Because they’re insured by the federal government, FHA loans help lenders provide mortgages to low-credit score borrowers or others who wouldn’t qualify for conventional loans.
In 2026, the maximum loan amount the FHA will insure for single-family homes in most U.S. counties is $541,287.
All FHA home buyers are required to pay mortgage insurance premiums (MIPs), regardless of the amount of their down payment.
What is an FHA loan?
An FHA loan is a mortgage that is insured by the Federal Housing Administration (FHA) and offered by private FHA mortgage lenders. FHA loans often have less strict requirements than conventional loans, making them popular with first-time homebuyers and younger buyers.
How do they work?
FHA loans work like most other mortgages, only they’re backed by the federal government. This doesn’t mean that the government provides the funds directly to borrowers, however. FHA loans are widely available from private lenders, who can offer these loans to borrowers with lower credit scores and more debt, knowing that the government will protect part of their investment in the case of default.
In terms of options, FHA loans are similar to conventional loans. You can choose either a fixed or adjustable interest rate and a loan term for a set number of years: 15 or 30.
You’ll still pay closing costs for an FHA loan, such as appraisal and origination fees. The FHA allows home sellers, a home builder or a mortgage lender to cover up to 6% of these costs.
FHA loan insurance
In addition to the typical closing costs, FHA borrowers must pay upfront and annual mortgage insurance premiums (MIPs). Similar to private mortgage insurance for conventional loans, MIPs protect the lender if you were to stop repaying your loan. These MIPs show up as both a fee at closing and an additional charge on your monthly mortgage payment. How much you’ll pay annually depends on the size of your down payment and length of your loan term.
FHA loan rates will vary from one lender to another, but generally they are competitive with, and often slightly lower than, rates for conventional loans. According to Bankrate data, the national average 30-year FHA mortgage APR was 6.51% as of May 21, 2026. Meanwhile, the national average APR for a 30-year conventional loan was 6.63%.
FHA loan requirements
Here’s an overview of the requirements for an FHA loan:
Credit score: Your credit score will determine your down payment requirements. With a score of at least 580, you’ll need to make a minimum 3.5% down payment. If your score falls between 500 and 579, you’ll need at least a 10% down payment. Individual lenders may require higher scores. A score that’s lower than 500 could disqualify you for an FHA loan.
Down payment: You’ll need to put at least 3.5% or 10% down, depending on your credit score. You may be eligible for down payment assistance to help cover the cost.
Debt-to-income (DTI) ratio: No more than 31% of your income should go toward mortgage payments, and no more than 43% should go to debt payments overall — though some lenders will allow higher ratios if, for example, you can make a large down payment. Having a higher DTI ratio could disqualify you for an FHA mortgage.
Occupancy rules: FHA loans are meant for primary residences, meaning you must live in the home the majority of the time. It can have up to four units, as long as you live in one as your primary residence.
Mortgage insurance premiums: MIP involves an upfront premium of 1.75% of the loan principal, typically paid at closing, plus annual premiums. These may be between 0.15% and 0.75% of your loan amount — depending on your down payment, loan amount and loan term — and are usually paid monthly.
Inspection and property requirements: To get an FHA loan, a HUD-approved appraiser must assess the property’s market value and verify that it meets HUD’s basic standards. These include being structurally sound and having adequate ventilation and working heating, plumbing and electrical systems, among other requirements.
Loan limits: In 2026, you can borrow between $541,287 and $1,249,125 for single-family homes.
The 203(b) loan is the FHA’s main home loan program for buying a home or refinancing. The borrower is eligible for approximately 96.5% financing.
Rehabilitation mortgage or 203(k) loan
An FHA rehabilitation mortgage 203(k) loan covers the home’s purchase price and repairs. This type of FHA construction loan comes in Standard and Limited options, which cover different types of renovations and have different loan limits. These loans are best for someone buying a fixer-upper.
Disaster victim mortgage or 203(h) loan
If you’ve lost your home due to a presidentially designated disaster and need to rebuild or buy a new home, you could qualify for an FHA 203(h) loan with no down payment.
Home equity conversion mortgage (HECM)
An HECM is a reverse mortgage insured by the FHA that allows those over the age of 62 to tap the equity in their home as tax-free income. There are downsides to reverse mortgages, but they can be a helpful financial tool for those looking to supplement retirement income.
Energy–efficient mortgage (EEM)
An Energy–efficient mortgage (EEM) is designed for the purchase of an energy-efficient home, or to upgrade a home to make it more energy-efficient. These upgrades might include insulation, solar panels or energy-efficient appliances.
Graduated payment mortgage or 245(a) loan
A graduated payment mortgage or 245(a) loan is an uncommon type of mortgage that comes with payments that start small and increase over time. They’re most often used by those who expect to make more money in the future.
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If your credit score is at least 620, you’re almost always better off with a conventional loan. That way, you won’t have to pay mortgage insurance for the entire loan term — you can cancel PMI when you accumulate 20 percent equity in your home. However, if you fall into any of these categories, an FHA loan may be a good choice:
You’re a first-time homebuyer: It can take years to build your credit and save up for a down payment. But because FHA loans have more lenient credit and down payment requirements, you might not have to wait as long to purchase your first home.
You have a lower credit score: If your credit score is on the lower side, an FHA loan can be a great option. It can help you get into a home more quickly, and with a lower down payment.
You can’t afford a large down payment: While you can put down as little as 3% with a conventional loan, you’ll generally need a higher credit score to do so. However, with an FHA loan, you still only need to put down 3.5% — even with a credit score as low as 580.
When you’re ready to apply for an FHA loan, start by confirming your eligibility for the program. If you meet the credit score and DTI requirements, use our affordability calculator to estimate your budget based on your income, expenses and down payment savings. The next step is to explore lenders, narrow down your list of options and apply for a mortgage.
How do FHA loans compare to other loan types?
Compared to conventional loans, FHA loans offer a more generous credit score threshold but also have a more extensive mortgage insurance requirement. Compared to VA loans and USDA loans, FHA loans are open to anyone who qualifies. VA loans are only for active-duty military, veterans and surviving spouses, while USDA loans are only for low- to moderate-income homebuyers in certain rural areas.
What would disqualify you from an FHA loan?
Possible FHA loan disqualifiers include:
Having a credit score below the minimum threshold (580 with a minimum 3.5% down payment) or 500-579 with a minimum 10% down payment)
Having a higher debt-to-income ratio than around 31% for mortgage payments or 43% for overall debt payments
Having delinquent student loans
Already having an FHA mortgage that’s not paid off
What are the problems with FHA loans for sellers?
Sellers may be hesitant to sell to a buyer with an FHA loan because FHA loans typically require a lengthier, more thorough appraisal process than that of conventional loans. The FHA process’ appraisal determines the property’s market value and also makes sure it meets safety standards. This may encourage sellers to accept an offer from a buyer with a conventional loan.
What are disadvantages of an FHA loan?
FHA downsides include:
You’ll be required to pay mortgage insurance premiums.
The appraisal process is often lengthier than that of conventional mortgage loans.
Sellers may decide to accept another offer that has a conventional loan thanks to the quicker and less stringent appraisal process.
