FHA 203k Limited

The FHA 203k Limited (formerly the Streamline) is the most popular renovation loan in America. It covers non-structural improvements up to $75,000 — a cap HUD raised from $35,000 in late 2024, dramatically expanding what the program can do.

No HUD consultant is required, there's no minimum repair amount, and the process closely mirrors a standard FHA loan. Kitchens, bathrooms, roofing, HVAC, flooring, painting, windows, appliances, and accessibility improvements are all eligible.

Because it's simpler, the Limited 203k typically closes faster than the Standard — making it the go-to for buyers whose fixer-upper needs cosmetic and systems work rather than structural surgery.

Best for

• Kitchen and bathroom remodels
• Roof, HVAC, plumbing, and electrical updates
• Flooring, paint, windows, and appliances
• Buyers who want the fastest path to closing

Program terms, limits, and eligibility are set by the insuring or guaranteeing agency and vary by lender and county. A licensed renovation lender can confirm exactly what your scenario qualifies for.