0% down + up to $70K to renovate — your primary home
Buy the house you'll live in and renovate it with one loan — up to $70,000 of cosmetic and system work, with down payment assistance covering what you'd normally bring. One closing, one payment, and the work starts right after you get the keys. A homebuyer program, not a fix & flip.
Closes in as little as 14 daysThis is a homebuyer program for the house you will live in. It is not a fix & flip loan — investors, see the investor programs.
Program details
How it works
Find a home that needs updating. We write your renovation budget into the loan, and the appraisal is based on the home's value after the work is done — so you qualify on the finished house, not the fixer. Down payment assistance covers the standard down payment, which is how you get to 0% out of pocket.
Ideal for: Buyers priced out of move-in-ready homes who are willing to see past the carpet.
What's covered — up to $70,000
Cosmetic and non-structural work: flooring, interior and exterior paint, kitchen and bathroom remodels, cabinets and countertops, appliances, roof replacement, HVAC, water heater, plumbing and electrical repairs, windows and doors, fencing, minor decks, accessibility updates, and energy-efficiency items. Lead-paint and safety repairs flagged by the appraiser are covered too.
Ideal for: Homes that photograph badly and inspect fine.
What's not covered
Structural changes, foundation work, room additions, moving load-bearing walls, pools, hot tubs, outdoor kitchens, landscaping-only projects, and anything that keeps you from living in the home for more than a couple of weeks. If your project needs those, ask us — there's a bigger version of this loan for structural work.
Ideal for: Knowing the line before you write an offer.
Who qualifies
Primary residence only — a 1–4 unit home you'll live in. Credit scores from 580, flexible debt-to-income, gift funds and co-borrowers welcome. No first-time-buyer requirement. The home must be at least a year old. Self-employed, ITIN and bank-statement borrowers: ask, some can pair with this.
Ideal for: Anyone a big bank has told no.
The contractor and the timeline
Work is done by a licensed, insured contractor — you pick them, we approve them, and we have a list if you need one. A written bid before closing. Work starts within 30 days of closing and wraps up within 9 months. Funds are released in draws as work is completed, with a contingency reserve built in for surprises. No consultant or inspector fees on this version.
Ideal for: Buyers who want it handled, not a DIY weekend.
The numbers on a real deal
$280,000 house that needs $45,000 of work. Loan is written on $325,000. Appraisal comes in on the finished home. Down payment assistance covers the 3.5%. You bring closing costs — often covered by seller credit or a second assistance layer. Payment is one mortgage on $325,000, not a mortgage plus a credit card for the kitchen.
Ideal for: Seeing it in dollars.
Common questions
Is this a fix & flip loan?
No. This is for the home you'll live in. A fix & flip is a business-purpose investor loan with different terms, speed and rules. If you're flipping, see the investor programs.
How is it 0% down?
The loan itself has a standard low down payment. We pair it with down payment assistance that covers it, so your out-of-pocket for the down payment is zero. Closing costs are separate and can often be covered by seller credit.
Can I do the work myself?
Generally no. A licensed, insured contractor does the work and gets paid in draws. That protects you — the money is tied to finished, inspected work.
How long do I have to finish?
Work starts within 30 days of closing and must be complete within 9 months. Most cosmetic projects take 6–10 weeks.
Can I live in the house during the work?
Yes — that's the point of this version. The work is cosmetic, so the home stays livable. If a project would displace you for weeks, it belongs in the structural version instead.
What if the renovation costs more than planned?
A contingency reserve is built into the loan for surprises. Anything beyond that is on you, so we review the contractor's bid carefully before closing.
Can I use it on a condo or a duplex?
Yes — 1 to 4 units, as long as you live in one. Condos work when the project is interior and the association allows it.
