All FHA insured mortgages are assumable. However, FHA has placed certain restrictions on the assumability of FHA-insured mortgages originated since 1986. Depending on the date of loan origination, a creditworthiness review of the assumptor by the lender may be required.
You may be denied an FHA loan assumption if:
You do not meet the lender's credit, debt, or income qualifications. The seller has defaulted on their mortgage payments. The property does not meet the FHA property standard requirements.
Most importantly, an alienation clause prevents a homebuyer from assuming the current mortgage on the property. Without this clause, the new owner could assume the existing mortgage and repay it at that interest rate rather than obtaining a new loan at prevailing rates.
Not assumable means that the buyer cannot assume the existing mortgage from the seller. Conventional mortgages are non-assumable. Some mortgages have non-assumable clauses, preventing buyers from assuming mortgages from the seller.
As mentioned, lenders must approve an assumable mortgage. If done without approval, sellers run the risk of having to pay the full remaining balance upfront. Sellers also risk buyers missing payments, which can negatively impact the credit score of both the buyer and seller.
The person assuming the loan may need to complete an application and meet credit, income, and financial requirements to be approved. The person assuming the loan typically needs to provide a final Divorce Decree, as well. The other person is typically released from liability to pay the loan.
How do assumable mortgages work? When you assume a mortgage, the current borrower signs the balance of their loan over to you, and you become responsible for the remaining payments. That means the mortgage will have the same terms the previous homeowner had, including the same interest rate and monthly payments.
It's rare to find a conventional mortgage without a due-on-sale clause because it's in the lender's best interest. However FHA, VA, and USDA loans typically don't have this clause.
In 2023, 3,825 FHA loans were assumed, compared with 2,221 in 2022. In just the first five months of 2024, an additional 3,477 FHA assumable loans were recorded, putting borrowers on track to more than double last year's total. VA loan assumptions recorded an even steeper spike, from 308 in 2022 to 2,244 in 2023.
Home Loan Assumptions
According to the FHA Single-Family Lender's Handbook, an FHA loan assumption is the “transfer of an existing mortgage obligation from an existing Borrower to the assuming Borrower.”
The seller's lender will put you through an approval process that requires documentation and information typical of a mortgage application. Closing costs on assumed government-backed loans are cheaper than the 2% to 6% you'd normally pay to close a loan.
Full Loan Cost May Not Be Covered
When you assume a loan, the mortgage may not cover the cost of the home. This means you may need additional financing or a down payment, along with the payment you make to the seller.
FHA Assumable Mortgage Requirements
To be approved for an FHA mortgage assumption, the buyer must meet the following requirements: Your credit score must be at least 580 to make a 3.5% down payment or between 500 and 579 to make a 10% down payment. Your debt-to-income (DTI) ratio must be 43% or less.
FHA loans: FHA loans are assumable, but the lender will review the buyer's eligibility and might not approve the assumption if the buyer doesn't qualify for the FHA loan. VA loans: VA loans are assumable, but the lender will need to review the buyer's eligibility and approve the transfer.
An alienation clause also prevents new buyers from assuming the previous owner's interest rate, which would likely be lower than current mortgage rates. If you have any questions or concerns about the alienation clause in your specific loan, contact your lender and get answers before proceeding with any transactions.
Can Home Sellers Refuse Offers Backed By An FHA Loan? Unfortunately, yes, they can. In a competitive seller's market, a home's seller might have their pick of many offers. They may even be able to choose an all-cash offer and avoid dealing with the mortgage process altogether.
There are exceptions to the due-on-sale clause, including the transfer of the mortgaged property into an asset protection trust. This means if you transfer ownership from your name and into a trust, your lender will not be able to demand payment of the entire note.
The mortgage balance, interest rate, and repayment schedule all carry over to the buyer. However, only Federal Housing Administration (FHA) loans, U.S. Department of Agriculture (USDA) loans, and U.S. Department of Veterans Affairs (VA) loans can qualify. Conventional mortgages cannot be assumed.
The Drawbacks of Mortgage Assumption
In a simple assumption, the seller remains liable for the outstanding mortgage debt. If the buyer defaults on payments, both parties' credit scores are affected. This shared risk can strain the relationship between buyer and seller and lead to financial repercussions for both.
You can take over someone else's mortgage using an assumable mortgage. Assumable mortgages are a great way to get into a home if you're looking to buy or sell, or even just do some property flipping. To finance with an assumable mortgage, you need to contact the current homeowner and make them aware of your intentions.
An assumable FHA mortgage works in the same way, but a buyer will need to meet certain criteria before taking over an existing FHA mortgage. Among these criteria, a buyer will need a credit score of at least 580 and a debt-to-income ratio of 43% or less.
How long does it take to complete an assumption? Government guidelines say home loan assumptions should be completed within 45 days of a complete submission, but these are just guidelines. Your assumption can take anywhere between 45/60 days on the fast end and 120+ days on the slow end.
The exact amount of the assumption fee can vary depending on the lender and the specific mortgage being assumed, but it typically falls in the range of 0.5% to 1% of the loan amount. For example, if a mortgage being assumed has an outstanding balance of $300,000, the assumption fee could range from $1,500 to $3,000.