How To Qualify For FHA Loan in Commerce California (Los Angeles County)

How To Qualify For FHA Loan in Commerce California (Los Angeles County)

Looking for an FHA Loan in Commerce California?

FHA loans have been a flexible home loan program that’s been around since the 1930’s and is insured by the Federal Housing Administration (FHA). They are popular especially among first time home buyers because they allow down payments of 3.5% for credit scores of 580+.

How Does an FHA Loan Work?

Borrowers can qualify for an FHA loan with a down payment as little as 3.5% for a credit score of 580 or higher. The borrower’s credit score can be between 500 – 579 if a 10% down payment is made. It’s important to remember though, that the lower the credit score, the higher the interest borrowers will receive. Something also worth noting is that the FHA loan limits affect your FHA mortgage insurance – its just part of the FHA loan qualifications.

The FHA program was created in response to the increase of foreclosures and defaults that happened in 1930s; to provide mortgage lenders with adequate insurance; and to help spark the housing market by making mortgages more accessible and attainable for people with less than perfect credit or a low down payment due to FHA mortgage limits in Commerce, California. Essentially, the federal government insures loans for FHA-approved lenders in order to reduce their risk of loss if a borrower defaults on their mortgage payments.

Because of that insurance, mortgage lenders can, and do, offer FHA mortgages at really attractive mortgage loan interest rates and with less stringent and more flexible qualification requirements. The FHA is an agency within the U.S. Department of Housing and Urban Development.


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Benefits of FHA Loans: Low Down Payments and Less Strict Credit Score Requirements

FHA Loan in Commerce

Typically an FHA loan in Commerce is one of the easiest types of mortgage loans to qualify for because it requires a low down payment and you can have less-than-perfect credit. For FHA loans, down payment of 3.5 percent is required for maximum financing. Borrowers with credit scores as low as 500 can qualify for an FHA loan.

Borrowers who cannot afford a 20 percent down payment, have a lower credit score, or can’t get approved for private mortgage insurance should look into whether an FHA loan is the popular option for their personal circumstances.

Another advantage of an FHA mortgage is that it’s an assumable loan which means if you want to sell your home, the buyer can “assume” the loan you have. People who have low or bad credit, have undergone a bankruptcy or have been foreclosed upon may be able to still qualify for an FHA loan.

FHA Allows a 3.5% Down-Payment

For today’s home buyers, there are only a few mortgage options which allow for down-payments of five percent or less for residents of Los Angeles County. The FHA is one of them.

With an FHA mortgage, you can make a down-payment as small as 3.5%. This benefits home buyers who don’t have a lot of money saved up for down-payment; and, home buyers who would rather save money for moving costs, emergency funds, or other needs.

FHA Allows 100% Gift Funds

The FHA is aggressive with respect to gifts for down-payment. Very few loan programs will permit your entire down-payment for a home to come from a gift. The FHA will.

Via the FHA, your entire 3.5% down-payment can be a gift from parents or another relative, an employer, an approved charitable group, or a government home-buyer program. If you’re using a down-payment gift, though, you’ll need to follow the procedure.

The FHA Hybrid provides for an initial fixed interest rate for a period of three or five years, and then readjusts annually after the initial fixed time frame. The 3/1 and 5/1 FHA Hybrid products allow up to a 1% annual interest rate adjustment after the initial fixed interest rate period, and a 5% interest rate cap over the life of the loan. The new payment after an adjustment will be calculated on the current principal balance at the time of the modification. This insures that the payment adjustment will be very little even on a worst case rate change.

About Commerce California

In the 19th century, the area was part of Antonio Maria Lugo’s Rancho San Antonio. Its conversion to an industrial area began in 1887, when the Atchison, Topeka and Santa Fe Railway built its main line through the area. The ranch remained intact until Arcadia Bandini de Stearns Baker, reputedly once the wealthiest woman in Los Angeles, sold some of it around the turn of the 20th century. The Atchison, Topeka and Santa Fe Railway and Los Angeles and Salt Lake Railroad (later the Union Pacific) both were built through what would become the community, as was the Pacific Electric Railway’s Whittier Line. By the 1920s, factories had arrived. In the late 1940s, industrial leaders banded together with residents in the communities of Bandini, Rosewood, and Laguna to encourage commerce. They changed the name to match that goal.

The city was incorporated in 1960 to prevent neighboring cities such as Vernon and Los Angeles from annexing industrial land for tax revenue and elected its first city mayor, Maurice Quigley. In the 1970s and 1980s, Commerce successfully negotiated the turbulent period of deindustrialization that hammered nearby cities such as South Gate and Norwalk, maintaining much of its manufacturing and goods-distribution base and successfully converting former industrial land to lucrative commercial uses. The most notable example of this phenomenon is the Citadel Outlets mall, which occupies the site of a former tire factory. The owner of the Citadel, Steve Craig, hosts an annual Clean Up Commerce Day and enlists other businesses to work with the city and volunteers in beautifying a specific area of the city. With a major rail yard within its borders, Commerce has also benefited greatly from the huge expansion in international trade traffic through the ports of Los Angeles and Long Beach, albeit at the expense of severe air pollution caused by truck congestion on the Long Beach Freeway.

Chrysler had an assembly plant in Commerce from 1930 through July 1971 located at 5800 S. Eastern Avenue and Slauson Avenue, called Los Angeles (Maywood) Assembly. It was closed at the end of the 1971 model year, as Chrysler decided to triple-stack its transport trains for the 1972 model year; its Los Angeles facility couldn’t accommodate this change.

Commerce is also the site of Williams Ranch, on which is the swimming hole that the Sleepy Lagoon Murder of José Díaz took place in 1942. The Sleepy Lagoon swimming hole was located near Slauson and Eastern Ave.

According to the United States Census Bureau, the city has a total area of 6.5 square miles (17 km), over 99% of it land.

Other Cities You May Be Interested In

Who Are FHA Loans For?

FHA loans are offered to low-income individuals who have credit scores as low as 500. Individuals with a credit score between 500-579 can obtain an FHA loan with a down payment of 10%; individuals with a credit score higher than 580 can get an FHA loan with as little as 3.5% down. The Federal Housing Administration does not lend the borrower the money to take on a home loan or to buy the house. Rather, the borrower pays a monthly or annual mortgage insurance premium to the FHA to insure the loan which the lending institution issues to him or her. In case of default, the lender’s financial risk is minimized since the FHA would step in to cover the payments.

Having no credit history is not a problem with an FHA loan for Los Angeles County. Instead of your credit report, the lender may look at other payment-history records, such as utility and rent payments.

Even people who have gone through bankruptcy and foreclosure may still qualify for an FHA loan. However, the lower the credit score and the lower the down payment, the higher the interest rate.


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Types of FHA Mortgage Loans

In addition to its popular FHA loan, the FHA likewise insures other loan programs offered by private lending institutions. Here’s a look at each of them.

  • FHA 203( k) loans – These FHA loans assist homebuyers buy a home– and refurbish it– all with a single mortgage. Property owners can likewise use the program to re-finance their current home mortgage and include the expense of remodeling projects into the brand-new loan. FHA 203( k) loans been available in 2 types:
    • The limited 203( k) has a simpler application procedure, and the repair work or improvements should amount to $35,000 or less.
    • The basic 203( k) needs additional paperwork and applies to improvements costing more than $5,000, however the total value of the property need to still fall within the FHA mortgage limit for the location.
  • House Equity Conversion Mortgage, or HECM – A HECM is a popular type of reverse home loan and is also guaranteed by the FHA. A HECM enables older homeowners (aged 62 and up) with considerable equity or those who own their homes outright to withdraw a part of their home’s equity. The quantity that will be readily available for withdrawal varies by customer and depends on the age of the youngest borrower or eligible non-borrowing partner, current interest rates and the lower of the home’s evaluated value or the HECM FHA home loan limitation or sales price.
  • FHA Energy Efficient Mortgage (EEM) program – Energy efficient home loans backed by the FHA permit property buyers to purchase homes that are currently energy effective, such as EnergyStar-certified structures. Or they can be used to purchase and redesign older homes with energy-efficient, or “green,” updates and roll the costs of the upgrades into the loan without a bigger down payment.
  • FHA Section 245( a) loan – Also called the Graduated Payment Mortgage, this program is geared at customers whose incomes will increase over time. You start out with smaller month-to-month payments that slowly increase. 5 particular strategies are readily available: three plans that enable five years of increasing payments at 2.5 percent, 5 percent and 7.5 percent yearly. 2 other plans set payment increases over 10 years at 2 percent and 3 percent annually.

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FHA Loan Limits for 2023

For 2019, the flooring limitation for FHA loans in most of the nation is $314,827, up from $294,515 in 2018. For high-cost locations, the ceiling is $726,525, up from $679,650 a year back. These limits are referred to as “ceilings” and “floors” that FHA will guarantee. FHA updates restrict amounts each year in action to changing house rates.

FHA is required by law to change its quantities based on the loan limitations set by the Federal Housing Finance Agency, or FHFA, for traditional mortgages guaranteed or owned by Fannie Mae and Freddie Mac. Ceiling and floor limits differ according to the cost of living in a specific area, and can be various from one county to the next. Locations with a greater expense of living will have higher limits, and vice versa. Unique exceptions are produced housing in Alaska, Hawaii, Guam and the Virgin Islands, where home building and construction is more pricey.

FHA Loan Relief

Loan servicers can provide some versatility on FHA loan requirements to those who have actually suffered a serious monetary hardship or are having a hard time to make their payments.

That relief might be in the form of a short-term duration of forbearance, a loan adjustment that would decrease the rates of interest, extend the payback period, or delay part of the loan balance at no interest.

The FHA Hybrid Adjustable Rate

FHA administers a number of programs, based on Section 203(b), that have special features. One of these programs, Section 251, insures adjustable rate mortgages (ARMs) which, particularly during periods when interest rates are low, enable borrowers to obtain mortgage financing that is more affordable by virtue of its lower initial interest rate. This interest rate is adjusted annually, based on market indices approved by FHA, and thus may increase or decrease over the term of the loan. In 2006 FHA received approval to allow hybrid ARMs, in which the interest is fixed for the first 3 or 5 years, and is then adjusted annually according to market conditions and indices.

How do you Qualify for an FHA Loan in Commerce CA?

The FHA makes it relatively easy to qualify for a loan. Again, the government guarantees the loan, so mortgage companies are more willing to approve mortgage loans. However, mortgage lenders can (and do) set standards that can be stricter than FHA requirements. If you’re having trouble with one FHA approved lender near Commerce CA, you might have better luck with shopping around for a better option.

Note: you never know until you put in an application. Even if you think you won’t qualify after reading this page, talk with an FHA approved lender in Commerce to find out for sure.

Income limits: there are none. You’ll need enough to show that you can repay the mortgage but these loans are geared towards lower income borrowers. If you’re lucky enough to have a high income, you aren’t disqualified like you might be with certain first-time home buyer programs.

FHA Closing Costs

While FHA defines which closing costs are allowable as charges to the borrower, the specific costs and amounts that are deemed reasonable and customary are determined by each local FHA office.

FHA Debt Ratios

In order to prevent home-buyers from getting into a home they cannot afford, FHA guidelines have been set in place requiring borrowers and/or their spouse to qualify according to set debt to income ratios.

FHA Credit Issues

An FHA loan applicant’s past credit performance that demonstrates good credit history and a solid track record of timely payments will likely be eligible for the home loan.

How to Find FHA Lenders

Debtors get their home mortgage from FHA-approved lenders in Commerce instead of the FHA itself, which just insures the loans. FHA-approved loan providers can have various rates and costs, even for the exact same loan.

FHA loans are readily available through lots of sources– from the greatest banks and credit unions to neighborhood banks and independent home mortgage lenders. Expenses, services and underwriting standards vary among lending institutions or home loan brokers, so it’s important to look around.

Discover more about how to discover low FHA home mortgage lending institution.


(Or call 213-474-7389 to ask a local lender anything!)