For Veterans, active duty service members, and eligible military spouses, VA home loans are one of the most powerful home financing programs available today. Many military families are surprised to learn they may be able to buy a home with zero down payment, no monthly mortgage insurance, and competitive interest rates.
When a natural disaster destroys or severely damages your home, the financial uncertainty that follows can feel overwhelming. Many homeowners assume they’ll need a down payment or perfect circumstances to move forward again. That’s not always true.
The FHA 203(h) Mortgage Loan for Disaster Victims was created to help homeowners recover after a Presidentially-Declared Major Disaster Area (PDMDA) event. In the right situation, this program can offer 100% financing with no down payment required.
As an FHA Loan Expert, Loan Officer John Thomas helps disaster-impacted homeowners understand whether this program applies to their situation and how to take action before critical deadlines expire. Find out more today about FHA 203h Program, Call 302-703-0727 or APPLY ONLINE
The FHA 203(h) Disaster Victims Mortgage is a special FHA-insured loan for homeowners whose primary residence was destroyed or severely damaged in a Presidentially-Declared Major Disaster Area. Eligible borrowers can qualify for 100% financing (no down payment) to purchase or rebuild a new primary residence. In most cases, the FHA case number must be assigned within one year of the disaster declaration, unless an extension applies.
The FHA 203(h) program is a special mortgage insurance option backed by the Federal Housing Administration. It is designed for homeowners whose primary residence was destroyed or rendered uninhabitable due to a federally declared disaster.
Unlike standard FHA loans, the 203(h) program can remove one of the biggest barriers to recovery: the down payment. This loan may allow eligible borrowers to purchase or rebuild a new primary residence with no money down, provided they meet the program requirements.
Program name: FHA 203(h) Mortgage Insurance for Disaster Victims
Best for: Homeowners displaced by a federally declared disaster
Primary benefit: 100% financing (no down payment) for eligible borrowers
Property type: Single-family primary residence (owner-occupied)
Key deadline: FHA case number usually assigned within 1 year of the disaster declaration
Next step: Confirm disaster area status, occupancy, damage severity, and timeline
The FHA 203(h) program offers advantages that may not be available through traditional mortgage options:
You may be a fit for FHA 203(h) if:
To qualify for an FHA 203(h) loan, several conditions must be met. Your previous home must have been located in a Presidentially-Declared Major Disaster Area, it must have been your primary residence, and it must have been destroyed or damaged to the point that it is no longer livable. You do not have to have owned a home, you are still eligible even if you were renting a home in the disaster area.
You must also intend to occupy the new property as your primary residence. This program is not available for second homes or investment properties.
Because FHA 203(h) is designed specifically for disaster recovery, underwriting can be more flexible than standard mortgage programs in order to accommodate displacement and disrupted documentation.
One of the most important details of the FHA 203(h) loan is timing. In most cases, the FHA case number must be assigned within one year of the official disaster declaration date.
In certain situations, FEMA may authorize an extended eligibility period, but those extensions are not automatic. Missing the case number deadline can eliminate eligibility even if you otherwise qualify.
Many homeowners assume the FHA 203(h) loan works like a typical FHA purchase loan. It does not.
Standard FHA loans require a down payment and are underwritten using normal purchase guidelines. FHA 203(h) is designed around disaster recovery, which can mean 100% financing and more flexibility when life circumstances have been disrupted.
This distinction matters, because applying under the wrong FHA program can create unnecessary delays or lead to incorrect conclusions about eligibility.
In many cases, yes, as long as you meet FHA 203(h) requirements and the new home will be your primary residence.
Not always. 100% financing refers to no down payment. Closing costs and prepaid items may still apply, but options may exist depending on your scenario.
You may lose eligibility unless an official extension applies. This is why confirming the deadline early is critical.
If you believe you may qualify for FHA 203(h), the fastest way to protect your options is to confirm eligibility and timing immediately. The most important early step is making sure your FHA case number is handled correctly and within the required timeframe.
APPLY NOW for FHA 203h – Talk to Loan Officer John Thomas
Dover Delaware First Start Down Payment Assistance Program is a down payment and closing cost assistance program provided by the City of Dover to encourage home ownership within the city limits of Dover, Delaware with up to $20,000 in forgivable grant funds to eligible home buyers. The program is designed to assist low income families and moderate income families purchase an eligible property in the City of Dover. Call 302-703-0727 to get more information or to Apply. You can also APPLY ONLINE.
In order to be eligible to qualify for the City of Dover Delaware Down Payment Assistance Program you must NOT have owned a principal residence in the last 3 years. There is one exception for single parents who have not owned a home for at least one year except as part of a joint ownership. You must also meet the following qualifications:
What Veterans and Active-Duty Service Members Need to Qualify
To qualify for a VA loan in Delaware, veterans and active-duty service members must meet VA service requirements, lender credit and income standards, debt-to-income guidelines, VA residual income guidelines and purchase a primary residence that meets VA minimum property requirements. Veterans with full VA entitlement can finance 100% of the purchase price with no loan limit, while partial entitlement may require a down payment based on remaining entitlement.
Important Information for Veterans and Active-Duty Military
Delaware VA loan limits in 2026 only apply to veterans with partial entitlement. With full VA entitlement, there is no loan limit in Delaware and eligible borrowers can finance 100% of the purchase price. Veterans using partial entitlement are subject to a statewide limit of $832,570 across all three Delaware counties, with a required 25% down payment on any amount above their remaining entitlement.
The Conventional One Time Close Construction Loan is a home mortgage that allows borrowers to purchase a lot, build a home and obtain a permanent mortgage all combined into one first mortgage loan with one closing. It is a great option for borrowers wishing to build their own home with a private builder. If you are interested in a conventional OTC construction loan, then give the John Thomas Team a call at 302-703-0727 or APPLY ONLINE
The Conventional OTC Construction Loan has all of the following features which make it a great option for building your own new construction home:
VA loan limits for 2026 will only apply to veterans with partial entitlement. Veterans and active-duty service members who have full VA entitlement (100%) will have no loan limits. They can borrow up to 100% of the home’s purchase price even if it exceeds $1,500,000. If the vet has partial VA entitlement, the FHFA’s 2026 conforming loan limits come into play, and borrowing above your remaining entitlement loan limit will require a 25% down payment on the difference. Need to get pre-approved for a VA Home Loan to purchase or refinance, then call Loan Office John Thomas at 302-703-0727 or APPLY ONLINE.
Manufactured home buyers: looking for conventional financing options that cost significantly less than site-built homes? You can often find a manufactured home at half the cost of a traditional house in many markets. I’m John Thomas, a loan officer with Primary Residential Mortgage, and I help buyers understand conventional loan options for single-wide, double-wide, and multi-wide manufactured homes.
Manufactured homes require stricter guidelines than site-built properties. Most conventional loans for manufactured homes require a minimum credit score of 620 and a down payment of 5% in most cases. You’ll also need mortgage insurance for down payments under 20%, and rates typically run higher compared to traditional home loans.
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