Finding a mortgage loan can be daunting for first-time homebuyers. This is especially true if you’re a student still trying to pay off your college loan.
That’s why in some cases, students no longer push their luck trying to get a mortgage loan. After all, there are minimal options to get one, and most of them have draconic requirements and interest payments.
However, one option remains famous for first-time homebuyers. This is the FHA loan. The Federal Housing Administration-insured loan makes buying a home so much easier.
With lower entry barriers such as lower credit requirements and down payments, it’s easy to see why an FHA loan is an excellent option for first-time homebuyers.
But is it a good idea to get a mortgage while still paying for your student loans? Here are some things that you need to know to aid you in making a decision.
Introduction to FHA Loans: A Student’s Best Friend
Basics: An FHA loan is a home mortgage insured by FHA and issued by third-party lenders and banks. This type of loan is great for homebuyers who want lower down payments and interest payments than traditional loans on the market.
Because of this, FHA loans are the go-to home mortgage plans for lower to medium-income families, particularly first-time homebuyers.
Commonly, you’ll have to pay as much as 3.5% of the home’s value as a down payment. This loan type also accepts applications with credit scores that go as low as 580. However, even if your credit score falls below that level, FHA loans still allow you to apply if you can provide a 10% down payment for your home.
Your down payment for FHA loans can come from your savings, an assistance grant, and even financial assistance from a family member.
Previously, students with college debt and even graduates still paying off their student loans had difficulty applying for an FHA loan. In particular, lenders will have to calculate your Debt-to-Income Ratio.
To do this, they used to multiply your existing student debt by 1% and include that in your total monthly debt payments.
(That meant that if you had a $100,000 outstanding loan, then the amount to be factored in for your monthly debt payments from a student loan would be $1,000.)
Afterward, your lenders compared your level of debt to your level of income. Generally, if your debt levels exceed 43%, then you are ineligible for an FHA mortgage.
The 0.5% Change and Why It’s Great for Students
In a game-changing move in June 2021, the FHA rolled out new student loan guidelines that fundamentally altered the landscape for potential borrowers. Under the new stipulations, outstanding student loan balances – regardless of payment status – would be determined by one of two criteria:
- The student loan payment recorded on the borrower’s credit report or the documented payment (provided the monthly payment exceeds $0).
- 0.5% of the current outstanding student loan balance (if the monthly payment reflects $0 on the borrower’s credit report).
This new strategy could prove very advantageous if you’re contemplating an FHA loan, and wish for a more precise depiction of your student loan payments within the lender’s consideration process.
FHA Studen Loans: What Are the Requirements?
Like most loan programs, an FHA mortgage also sets up some requirements that you need to comply with.
- Debt-to-Income Ratio. The first one is, of course, your DTI, which we already talked about earlier. It would help if you ensured that your DTI was below 43%. We recommend that you maintain your DTI levels to 36% to ensure that you qualify for the loan, even if a new debit will arise in the future.
- Credit Score. Maintaining a good credit score is also essential to qualify for an FHA loan. However, please keep a credit score of 580 or above if you want to be eligible for other loan grants. Remember that you can only get an FHA loan if your credit score doesn’t fall below 500. So, make sure that you have a good standing with all your creditors.
- Down Payment. As we discussed earlier, FHA loans require a 3.5% down payment for approval for applicants that have a credit rating of 580 and higher. On the other hand, you should pay 10% of the mortgage if your credit score falls between 500 and 579.
- Proof of Employment or Steady Flow of Income. Of course, the lender should ensure that you can pay for your mortgage. This doesn’t stop when you pay your down payment, though. It would be best if you had a steady flow of income since you’ll be spending your mortgage for the years to come.
Furthermore, FHA loans will also require you to pay for Mortgage Insurance Premium (MIP), which is typical for all FHA loan types.
These guidelines are generally met by everyone, except the DTI, which hounds most individuals with high student loans.
Student Loan Repayment Status (2024)
Student loan repayment status is vital when applying for an FHA mortgage. Per FHA guidelines, student loans are factored into your debt-to-income ratio (DTI), regardless of repayment status!
Your typical monthly payment is included if you’re repaying; if you’re in deferment, forbearance or income-driven repayment—a $0 payment might apply—even under COVID forbearance.
With a $0 payment, FHA rules use 0.5% of the loan balance to calculate your DTI. This may raise your DTI more than what you’re actually paying affecting your mortgage eligibility.
ℹ️ Note that defaulted student loans disqualify you from FHA loans.
Debt to income Student Loan Calculator
DTI Calculator for FHA Loans
Reducing Your Debt-to-Income Ratio
Since your DTI is the most glaring issue when getting an FHA loan, how exactly can you cut it back?
There are two ways to decrease your DTI:
- First, you can increase your income levels by finding other sources of income. This can come from acquiring more jobs or investing in more income-generating activities. The higher your monthly income, the lower your debt ratio will become.
- Second, you can choose to pay off your debts instead. While this may mean that you’ll have lesser discretionary income at your disposal, at least you can pay off your debts as soon as possible. As a consequence, your DTI levels will improve.
While both methods can take an effort to achieve, they’re essential, especially for people with high debt levels.
After all, your lenders don’t think much of your debt and income dollar value. Instead, they look closely at how much of your debt takes up your income, no matter its amount. Therefore, you should keep track of your debt and income levels and ensure that the ratio doesn’t exceed 43%.
Differences Between Federal and Private Student Loans, and Other Loan Types
Right off the bat, let’s be clear: loans can often feel like swimming in a sea of alphabet soup. You’ve got FHA, Stafford, Perkins, PLUS… the list seems endless. But don’t sweat it.
We’ve got you covered. Let’s start breaking it down. See, when you boil it down, there are essentially two categories of student loans you should be aware of: federal and private.
Where federal loans are kind of like your reliable old car – dependable, great gas mileage, and always get you where you’re supposed to go, private loans are more like that shiny, super-fast sports car on the lot. It’s tempting, sure, but may come with some hidden costs. Here’s a quick break-down:
- Federal Student Loans: These gems are funded by Uncle Sam. They come with a fixed interest rate, usually lower than private loans, and offer flexible repayment options. Did I mention they possibly qualify for loan forgiveness? Yeah, you heard me, loan forgiveness. Talk about a lifesaver.
- Private Student Loans: These loans aren’t from Uncle Sam, but rather banks, credit unions or other private lenders. Tempting as they may be, they generally have higher interest rates. The repayment terms? Not as sweet as federal loans’. Think of it as the fine print in that sports car’s contract.
But what about the others, you ask? Let’s not forget about FHA loans, the friend who’s always got your back. An FHA mortgage, different from both federal and private student loans, is a type of government-secured loan that helps lower-income individuals and families buy homes. Here’s the scoop:
- FHA Loans: Think of these as the Robin Hood of the loan world–taking from the wealthy (banks), and giving to those on the lower end of the monetary scale. These loans come from private lenders, but they’re backed by the Federal Housing Administration (FHA). With lower down payments and less-strict credit requirements than most conventional loans, FHA loans provide a realistic path toward home ownership for folks who might not qualify for a standard mortgage.
With lower down payments and less-strict credit requirements than most conventional loans, FHA loans provide a realistic path toward home ownership for folks who might not qualify for a standard mortgage.
FHA Student Loans – Video Guidelines
Practical Considerations and FAQs for FHA Loans with Student Debt
Whether you’re a student burdened with overwhelming student loan debts or a low-income earner trying to carve out a piece of the American dream by owning a house, it’s possible thanks to Federal Housing Authority (FHA) loans. But navigating through the labyrinth of FHA requirements can be intimidating.
Therefore, we’ve compiled essential FAQs to guide you, dispelling your hesitations and arming you with important insights.
“Should I Pay Off Student Loans Before Applying for an FHA Loan?”
In a perfect world, you’d hit the pause button on life, clear off your student loans, then jump headfirst into homeownership. Sadly, reality doesn’t afford that convenience.
But the good news is FHA loans are forgiving for those juggling student debt, thanks to flexible guidelines that factor in your entire financial picture, rather than zeroing in solely on your student loans. FHA loan providers prioritize your Debt-to-Income (DTI) ratio, which you can work to optimize, over the total volume of your student debt.
Until June 2021, the FHA used to estimate risk based on 1% of total unpaid student loan, regardless of actual monthly repayments.
“Is it Possible to have my Student Loan Debt Considered in an FHA Loan?”
“Yes, it is. FHA lenders require student loan documentation. However, they calculate the effect differently based on whether your loan is in deferment, forbearance or repayment and the length of the loan term.”
“Could My Credit Score Impact My Eligibility for an FHA Loan?”
Yes, darling, it does. Your credit score is a vital element considered in FHA loan approval. Typically, a minimum score of 580 is often a key requirement. But don’t fret if yours is a bit south of that number.
Exceptions are made sometimes, especially if you’ve got a pretty convincing explanation for why your score lingers in the periphery. Keep your hat in the ring and talk to a lender – they might just surprise you and play ball!
“What if I Can’t Provide A Significant Down Payment?”
If scraping together a hefty down payment, even in your wildest dreams, resembles climbing Mount Everest wearing ice skates, then hey, FHA loans are your safety rope. Unlike conventional loans that demand up to 20% down, an FHA loan could see you cough up as little as 3.5% upfront. Pretty neat, huh?
Cautions and Pear-fectly Sage(ly) Advice when Considering FHA Loans
Now that we got that covered, let’s look at some essential things to remember before you dive headfirst into the FHA loan scene. I promise to keep this as simple as your favorite comfort food!
Understand the FHA Loan Limits
Picture this: You’ve found your dream home, it’s got that quaint charm, the perfect lawn for summer barbecues, and that homey feel. Except, it’s priced higher than the FHA loan limit in your county. Shocker, right?! FHA loans have limits on how much you can borrow – and it varies per county. So before you start planning where to hang the ‘Welcome’ sign, verify the FHA loan limit in your vicinity.
Be Prepared for Mortgage Insurance
Brace yourself, buddy! With an FHA loan, you’ll need to pay for mortgage insurance. This is a formality that protects the lender if you flake out on your loan. You’d be paying for two types of insurance: an upfront mortgage insurance premium (gulped down at closing) and an annual premium (dissected into your monthly payments). But hey, don’t let that scare ya – it’s a small price to pay for your dream home!
Conclusion – Should You Get an FHA Loan?
In essence… getting an FHA loan might just be the ‘secret sauce’ you need to kickstart your journey in the housing market. Just because student loans are filling up that rear-view mirror or you’re working with a modest income, don’t let that get you down!
However, an FHA loan isn’t a silver bullet. It’s really important that you put on your detective hat and carefully consider elements such as your credit score, standing debt, and critically, your ability to juggle a mortgage alongside student loan repayment. If these elements are all playing in tune with the FHA loan’s guidelines, you’ll be cruising down the freeway to homeownership.
But always remember to apply the brakes! Your present financial situation presents a picture as unique as your granny’s apple pie recipe, so every fiscal decision should be tailored to your very own economic circumstances.