How To Qualify For FHA Loan in Ferndale California (Humboldt County)

How To Qualify For FHA Loan in Ferndale California (Humboldt County)

Looking for an FHA Loan in Ferndale 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 rating 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 pay. Something also worth noting is that the FHA loan limits affect your FHA mortgage insurance – its just part of the FHA loan requirements.

The FHA program was created in response to the rise of foreclosures and defaults that happened in 1930s; to provide mortgage lenders with adequate insurance; and to help spark the housing market by making home loans much more accessible and affordable for consumers with less than stellar credit or a low down payment due to FHA mortgage limits in Ferndale, 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 home loans 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 Ferndale

Typically an FHA loan in Ferndale is one of the easiest types of mortgage loans to get approved 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 mortgage loan.

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

Another advantage of an FHA loan is that it’s an assumable mortgage which means if you want to sell your house, 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 Humboldt 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 vigorous with respect to gifts for down-payment. Very few mortgage loan programs will make it possible for 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 process.

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 period. The 3/1 and 5/1 FHA Hybrid products make it possible for 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 adjustment. This insures that the payment adjustment will be very little even on a worst case rate change.

About Ferndale California

Before American settlement, Ferndale was a glade of giant ferns reaching more than six feet (1.8 m), surrounded by alder, willow, Sitka spruce, Douglas fir, coast redwood, swampy land, and windswept prairies. The area was populated by the southern Wiyot people, and centered along the Eel River, where they caught lamprey eels, salmon and sturgeon in iris leaf fish nets, collected shellfish along the river and at its mouth, while cultivating only a California species of tobacco. The town was established in 1852 from settlement by Willard Allard, Seth Louis Shaw, and his brother, Stephen W. Shaw.

In August 1852, Allard and the Shaw brothers borrowed a canoe from the Wiyots in the Table Bluff area and rowed it across the Eel and up Francis Creek to arrive with their supplies to the approximate vicinity of Main and Shaw streets. In September 1852, they cleared a five-acre area of ferns and began building a cabin near the base of the Wildcat Road even though Allard was sick with the ague. By January 1853, 12 men were living in the Shaws’ cabin including Seth Kinman, who provided the group with meat, and Joe Russ (1825–1886), whose later holdings included the Fern Cottage Historic District. About this time, Stephen Shaw painted the portrait of Wiyot elder Kiwelattah (or Ki-we-lah-tah) and kept a detailed journal of two years of trying to grow plants in cold coastal fog.

Seth Shaw settled in the area now marked by Main and Lewis streets where he began construction of the now-historic Shaw House on his property in 1854. The Shaw House served as the area’s first polling place in 1854, post office in 1860 and courthouse in 1863. The voting registers for Humboldt County and Ferndale are on file for viewing in the Andrew Genzoli Collection at Humboldt State University, starting in 1888. Seth Shaw was justice of the peace and postmaster, and his home served for many gatherings although it was not finished until 1866. After having been away from the area for two years, Stephen Shaw sold his holdings in 1856 to Welsh-born Francis Francis (1818–1877) who later established the city’s water system through pipes laid initially in 1875.

Other small towns were established around Ferndale, including Centerville, Port Kenyon, Waddington, Grizzly Bluff, and Arlynda Corners. Produce from Ferndale was shipped out via Centerville and transferred to ships at anchor offshore prior to the opening of docks at Port Kenyon in 1876. In 1865 the first shipment of coal oil from the Union Mattole Oil Company was shipped through Ferndale to San Francisco.

While the earliest settlers were English speaking from Great Britain, New England, Canada, or Ireland, waves of immigrants arrived in Ferndale from Denmark, Switzerland, Germany, Italy, Portugal, and China.

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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 mortgage or to buy the property. 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 Humboldt 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.


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

Types of FHA Mortgage Loans

In addition to its popular FHA loan, the FHA also guarantees other loan programs used by personal lenders. Here’s a look at each of them.

  • FHA 203( k) loans – These FHA loans assist homebuyers purchase a house– and refurbish it– all with a single mortgage. Homeowners can likewise utilize the program to refinance their current home mortgage and include the expense of remodeling projects into the new loan. FHA 203( k) loans been available in 2 types:
    • The limited 203( k) has a much easier application process, and the repairs or improvements need to total $35,000 or less.
    • The basic 203( k) requires extra documents and applies to enhancements costing more than $5,000, but the overall value of the home need to still fall within the FHA home mortgage limit for the area.
  • House Equity Conversion Mortgage, or HECM – A HECM is a popular kind of reverse home loan and is also insured by the FHA. A HECM allows older homeowners (aged 62 and up) with substantial equity or those who own their houses outright to withdraw a portion of their home’s equity. The quantity that will be available for withdrawal varies by borrower and depends on the age of the youngest borrower or qualified non-borrowing partner, current rates of interest and the lower of the home’s assessed value or the HECM FHA mortgage limit or prices.
  • FHA Energy Efficient Mortgage (EEM) program – Energy efficient home mortgages backed by the FHA enable property buyers to purchase houses that are already energy effective, such as EnergyStar-certified buildings. Or they can be used to purchase and renovate older homes with energy-efficient, or “green,” updates and roll the costs of the upgrades into the loan without a larger deposit.
  • FHA Section 245( a) loan – Also known as the Graduated Payment Mortgage, this program is tailored at customers whose incomes will increase with time. You begin with smaller month-to-month payments that slowly increase. 5 particular strategies are readily available: three strategies that permit 5 years of increasing payments at 2.5 percent, 5 percent and 7.5 percent each year. 2 other strategies set payment boosts over 10 years at 2 percent and 3 percent yearly.

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FHA Loan Limits for 2022

For 2019, the flooring limit for FHA loans in the majority of the country 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 described as “ceilings” and “floorings” that FHA will insure. FHA updates restrict amounts each year in reaction to altering house costs.

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

FHA Loan Relief

Loan servicers can use some flexibility on FHA loan requirements to those who have suffered a serious monetary challenge or are struggling to make their payments.

That relief might be in the form of a short-term duration of forbearance, a loan adjustment that would reduce the rates of interest, extend the repayment duration, or defer 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 Ferndale CA?

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

Note: you never know until you submit an app. Even if you think you won’t qualify after reading this page, talk with an FHA approved lender in Ferndale 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 applicants. 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 qualifications 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 attests good credit history and a solid track record of timely payments will likely be eligible for the home loan.

How to Find FHA Lenders

Borrowers get their mortgage from FHA-approved lenders in Ferndale rather than the FHA itself, which just guarantees the loans. FHA-approved lending institutions can have various rates and costs, even for the very same loan.

FHA loans are available through many sources– from the biggest banks and cooperative credit union to community banks and independent home loan lending institutions. Expenses, services and underwriting requirements differ among lending institutions or mortgage brokers, so it’s essential to search.

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


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