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Autor: Nathan Jennison

Founder & Managing Broker, The Mortgage Architects · NMLS #2122717

Dave Savage Interviews Nathan Jennison: Building a Mortgage Experience People Talk About

Escrito por Nathan Jennison en . Publicado en Vídeo.

Nathan Jennison recently joined Dave Savage to talk about what it looks like to grow in today’s mortgage market without becoming salesy, robotic, or transactional. In the conversation, Nathan shared how he went from 19 years as a Trader Joe’s general manager to building a standout mortgage business rooted in service, education, and trust.

What makes Nathan’s story especially compelling is that he reached $44 million in production in his third year as a loan officer while also helping lead a growing brokerage and team. But the bigger story is not just volume. It is the philosophy behind it. Nathan’s approach is built on the belief that mortgages are not just about rates or closing fast. They are about helping people make confident, well-informed decisions during one of the biggest financial moments of their lives.

That mindset is exactly why this interview resonated with so many people. Nathan’s focus on clarity, direct communication, and customer-first guidance reflects the standard we work toward every day at The Mortgage Architects. For more perspective on the interview, you can also read Dave Savage’s LinkedIn article about Nathan’s third-year growth.

Key Takeaways From the Interview

  • Nathan believes mortgage is a service business, not a sales business. His goal is to do what is best for the client, even when that is not the fastest path to a transaction.
  • Customer experience is the differentiator. Rates matter, but the way people are treated, educated, and guided is what creates trust and referrals.
  • Education reduces stress and improves decisions. Nathan uses personalized videos, side-by-side mortgage scenarios, and transparent conversations so clients can clearly see their options.
  • Technology should support the relationship, not replace it. He uses tools that make the experience better while keeping communication personal and authentic.
  • Strong communication wins with both clients and agents. Nathan’s process creates confidence, keeps people informed, and builds lasting referral relationships.
  • Consistency compounds over time. A thoughtful process may take more effort upfront, but it saves time, answers repeat questions, and creates long-term momentum.

“It’s not a sales industry. It’s a service industry.”

“I work for my customers’ best interest even when it’s not in my short-term best interest.”

Nathan’s Client Approach: Direct, Educational, and Built Around Trust

One of the strongest themes in the interview was Nathan’s commitment to honest, direct communication. He makes it clear from the beginning that he is not interested in sugarcoating the process or using high-pressure sales language. Instead, he wants clients to have real information, real options, and real guidance so they can make the best decision for their situation.

That approach shows up throughout the mortgage process. Nathan walks clients through discovery conversations, explains the tradeoffs between loan options, and creates personalized video breakdowns so they can revisit the information on their own time. For some borrowers, that means less confusion. For others, it means having the ability to rewatch the explanation several times before making a decision. Either way, the goal is the same: clarity over pressure.

Just as importantly, Nathan’s philosophy extends beyond borrowers. It shapes how he works with real estate agents, referral partners, and his team. He is focused on values alignment, honest feedback, and building relationships with professionals who care deeply about the client experience. That is one reason his business continues to grow through referrals and reputation.

Why This Matters for Homebuyers

For buyers, especially those navigating a competitive market or purchasing for the first time, the mortgage process can feel rushed and overwhelming. Nathan’s perspective is a reminder that the right loan strategy is not one-size-fits-all. A strong mortgage plan should be built around your goals, your timeline, your comfort level, and the financial outcome that makes the most sense for you.

That is also why education matters so much. Whether you are comparing loan structures, trying to understand how much home you can afford, or deciding when to start the process, having the right guide can make a major difference. If you are still in the research phase, you may find these resources helpful:

Work With Nathan Jennison

If you are looking for a mortgage experience that is clear, thoughtful, and built around your best interest, learn more about Nathan Jennison, read our reviews from real clients, or contact Nathan to schedule a consultation and start your application.

At The Mortgage Architects, the goal is not just to help you get a loan. It is to help you make a smart move with confidence.

House model and keys on a table during a home purchase meeting, with buyers and lender shaking hands in the background.

Why Use a Mortgage Broker?

Escrito por Nathan Jennison en . Publicado en Artículo.

When buying or refinancing a home, one of the biggest questions is whether to work with a mortgage broker or go directly to a lender. Here are the most common FAQs to help you decide.

What does a mortgage broker do?

A mortgage broker acts as your personal guide through the loan process. Instead of being tied to one bank, brokers shop multiple lenders to find the best rates and programs for your situation.

How is a mortgage broker different from a lender?

A lender provides loans directly and only offers its own products. A broker works with many lenders, giving you more options and the ability to compare rates and terms in one place.

What are the benefits of using a broker?

Access to more loan programs and competitive rates.
Time savings since brokers handle the shopping and paperwork.
Potential cost savings — research shows borrowers may save around $9,000 over five years by using a broker.

Are there any drawbacks?

Some brokers may charge fees, and not every lender works with brokers. Still, many borrowers find the wider access to loan options outweighs these limitations.

How do I choose the right broker?

Look for licensed professionals with strong reviews, transparent communication, and experience in your state. A trusted broker should explain all options clearly and align with your financial goals.

✅ Bottom Line

Working with a mortgage broker often means more choices, better rates, and less hassle. Just as important, choosing a lender you trust helps ensure your preapproval and loan strategy are built on accurate information.

Explore your best loan options—  Contact Mortgage Architects today to get started.

Man celebrating with raised fist next to a briefcase full of cash, illustrating a cash-out refinance loan concept.

Cash Offer Loan Program: How to Compete Like a Cash Buyer Without Being Rich

Escrito por Nathan Jennison en . Publicado en Vídeo.

What if you could make a cash offer without having hundreds of thousands of dollars sitting in your bank account? Enter the Cash Offer Loan Program.

This unique program gives everyday buyers the competitive edge of a cash offer, making it easier to win bidding wars, negotiate better deals, and close faster—even with as little as 5% down.

Let’s break down how it works, who it’s for, and why it could be the smartest move in today’s housing market.

Why Are Cash Offers So Powerful in Real Estate?

According to Nathan Jennison:

“Cash offers bring a much greater level of certainty to the table. Sellers know loans can fall apart—but cash is guaranteed to close.”

And the data backs that up. A University of California San Diego study found that cash buyers pay around 12% less on average than those using traditional financing. That’s a huge savings on a $500,000 home—up to $60,000!

Why do sellers prefer cash?

  • Speed: Cash deals can close in as little as 10 days.
  • Certainty: No waiting on lender approvals or appraisals.
  • Leverage: Sellers will often accept lower offers just to avoid the uncertainty of financing.

Who Is This Program For?

This isn’t just for the wealthy. In fact, it’s designed specifically for buyers who don’t have hundreds of thousands in liquid cash but still want to compete like they do.

Here are a few ideal candidates:

1. First-Time Homebuyers

Trying to buy your first home in a hot market can feel like you’re constantly losing out to investors or wealthier buyers.

“We can now level the playing field for first-time buyers. You don’t need perfect credit or a massive down payment,” says Jennison.

  • Minimum credit score: 640
  • Down payment as low as 5%
  • Close in as little as 10 days

2. Move-Up Buyers

Already own a home, but trying to secure your next one before selling? The Cash Offer Loan lets you buy first—without needing to rush the sale of your current home.

3. Buyers in Competitive Markets

In cities where homes get multiple offers within days, making a traditional offer often just isn’t enough.

“You’re spending around $10,000 on the program, but saving up to $30,000 or more by getting your offer accepted and negotiating a better deal,” Jennison explains.

How the Cash Offer Loan Works

Here’s a simplified look at the process:

Step 1: Get Pre-Approved

You’ll be pre-approved not just for your mortgage but also for the short-term cash loan that lets you make an all-cash offer.

Step 2: Make Your Cash Offer

Use the cash loan to make a strong, non-contingent offer—just like an investor.

Step 3: Win the House

Your cash offer gives you a much higher chance of acceptance, especially in competitive bidding situations.

Step 4: Close in 10 Days

Once the seller accepts, you can close in as little as 10 days.

Step 5: Refinance

After closing, Mortgage Architects quickly works to refinance you out of the short-term loan into a traditional mortgage.

“We’re working to refinance you as quickly as possible—sometimes in just 21 days,” says Jennison.

What Does It Cost?

Yes, this program has fees—but the potential savings far outweigh the costs. Here’s an example based on a $500,000 home:

Program Costs:

  • 5% down payment: $25,000
  • 10% interest (short-term loan): $2,730 for 21 days
  • Origination fee:
    • 1.5% if putting 5% down ($7,125)
    • 1% if putting 10% down ($4,750)

Total Direct Costs: ~$9,855 (max scenario)

Now compare that to the potential savings of 6–12% on the purchase price:

  • 6% savings on $500,000 = $30,000
  • Even after fees, you come out $20,000 ahead

“It’s a 3:1 return on your investment. That’s really strong,” says Jennison.

Why This Program Matters Right Now

With low inventory and high buyer demand, sellers are calling the shots. That means speed, certainty, and leverage are more important than ever.

The Cash Offer Loan Program lets regular buyers:

  • Compete with investors and wealthy cash buyers
  • Win bidding wars more often
  • Negotiate better purchase prices
  • Avoid costly contingencies

And best of all? You don’t need perfect credit or massive savings to do it.

“This is one more way Mortgage Architects helps you win—by giving you the tools, strategy, and support to make smarter, faster, and stronger offers,” says Jennison.

Is the Cash Offer Loan Right for You?

If you’ve been struggling to get your offer accepted, losing to cash buyers, or want to avoid overpaying in a bidding war—this program might be exactly what you need.

✅ Great for first-time buyers
✅ Ideal for competitive markets
✅ Smart for move-up buyers
✅ Works with 640+ credit
✅ Only 5% down required

Next Steps: Let’s Get You Pre-Approved

Ready to stand out in the market and finally win the home of your dreams?

Reach out to Nathan Jennison and the team at Mortgage Architects to get pre-approved for the Cash Offer Loan Program. You’ll gain a competitive edge and unlock the power of cash—without needing to be a millionaire.

👉 Contact us today and let’s get started. Your dream home might be one winning offer away.

Mortgage broker pointing toward a for-sale sign in a buy before you sell home financing graphic.

How an Equity Bridge Loan Helps You Buy Before You Sell

Escrito por Nathan Jennison en . Publicado en Vídeo.

Without an equity bridge loan, buying a new home while still owning your current one can feel like trying to leap across a canyon without a bridge. You need access to your home equity for a down payment—but you can’t access it until you sell.

If that’s your situation, you’re not alone. Many families are stuck in this tricky transition. That’s where the Instant Equity Bridge Loan becomes a lifeline.

This smart solution helps you unlock your equity early, so you can make a non-contingent offer on your next home—and move forward with confidence.

A Real-Life Scenario: The Martins’ Home Buying Dilemma

Let’s imagine the Martins—a growing family of five. Their current home served them well when the kids were little, but now it’s tight. Sharing bedrooms and limited storage is taking a toll on everyone.

They find a perfect new home: more space, a better school district, and a backyard made for summer BBQs. But like many families, their equity is tied up in their current home, and they don’t have the funds available for a down payment—yet.

Every offer they submit must be contingent on selling their home first, and in a competitive market, that puts them at a serious disadvantage.

That’s when they discover the Equity Bridge Loan.

Why Contingent Offers Are Risky

In today’s fast-paced real estate environment, sellers aren’t keen on waiting.

Sellers are much more likely to take a non-contingent offer, even if it’s for a lower price,” says Nathan Jennison of The Mortgage Architects. “That’s why we created a program to help buyers unlock the equity in their existing home before they sell.”

The Martins used the Equity Bridge Loan to tap into their home equity before listing their house, making them non-contingent buyers with strong offers.

What is an Equity Bridge Loan?

An equity bridge loan lets you borrow against the equity in your current home before you sell it. This gives you the cash you need for the down payment and closing costs on a new home—without waiting for your old home to sell.

Key Features:

  • No monthly payments required
  • Access equity from a listed or unlisted property
  • Use alongside other programs like the Guaranteed Backup Contract
  • Strengthen your purchase offers and speed up your timeline

How the Process Works

Here’s how you can make your move seamless with an equity bridge loan:

  1. Get Pre-Approved
    First, you’ll get pre-approved for your new mortgage and the equity bridge loan with The Mortgage Architects.
  2. Shop Without Contingencies
    You’re now ready to make non-contingent offers that stand out in a seller’s market.
  3. Close on the Bridge Loan
    About 4 days before your new home purchase, the bridge loan is funded—giving you the cash needed to close.
  4. Move In First, Sell After
    You move into your new home, then list your previous home for sale without the pressure of a rushed timeline.
  5. Pay Off the Bridge Loan at Sale
    When your current home sells, the proceeds pay off the bridge loan—done and done.

How Much Does It Cost?

Let’s walk through a typical example for a $200,000 equity bridge loan:

Cost Breakdown:

  • Lender Fee:
    • 2% (if in first position) = $4,000
    • 2.5% (if in second position) = $5,000
  • Interest:
    • 10% annual rate
    • About $1,642 for 30 days
  • Origination Fee:
    • Waived if The Mortgage Architects handles your purchase mortgage
    • Otherwise, 1% ($2,000 on $200,000)

Estimated Total:

$5,642 – $8,642, depending on loan position and timing.

While this isn’t a free service, it’s often a small price to pay to avoid losing your dream home or carrying double housing costs from moving into temporary lodging.

Equity Bridge Loan Frequently Asked Questions

What types of homes qualify?

Your current home can be:

  • Listed
  • Unlisted
  • Under contract
    This program is flexible.

Are there monthly payments?

No monthly payments are required. Interest accrues and is paid off when your current home sells.

How long can I keep the loan?

This is meant to be a short-term loan—typically used for 30–90 days.

Can I use this with other offers?

Yes! Pair it with:

  • Guaranteed Backup Contract
  • Cash Offer Loan Program These combinations help you negotiate from the strongest possible position.

Why This Matters: The Martins’ Win

With their bridge loan in place, the Martins made a strong offer on the perfect home—and won. They moved in stress-free, then listed their previous home once they were comfortably settled.

Thanks to the Instant Equity Bridge Loan:

✅ They didn’t have to move twice
✅ They avoided contingent offers
✅ They accessed their equity when they needed it most

Final Thoughts from Nathan Jennison

“This is another way The Mortgage Architects help you move forward. We help you negotiate from a stronger position and transition homes in a way that’s convenient and cost-effective.”

If you’re caught in the in-between of buying and selling, the Equity Bridge Loan might be the smartest step you take.

Graphic explaining non-contingent home offers with a guaranteed backup contract and housing illustration.

Guaranteed Backup Contracts: How a Non-Contingent Offer Can Help You Buy Before You Sell

Escrito por Nathan Jennison en . Publicado en Vídeo.

Making a non-contingent offer in today’s competitive housing market can be the difference between winning your dream home—or losing out to a more prepared buyer.

If you’re a homeowner who wants to buy a new home before selling your current one, but aren’t sure how to manage the financial overlap, there’s a strategic solution that allows you to move forward without making your offer contingent on a home sale.

It’s called a Non-Contingent Guaranteed Backup Contract, and it’s giving buyers more control, flexibility, and buying power.

A Hypothetical Scenario: How the Thompson Family Could Benefit

Imagine a family—let’s call them the Thompsons—who’ve outgrown their starter home. With two kids and a dog, they’re ready to upgrade to a larger home with a yard and better school district.

The catch? They can’t qualify for a new mortgage while still carrying their current one. Listing their home before buying feels risky, and they don’t want to miss out on a great new property.

This is where a non-contingent offer using the Guaranteed Backup Contract comes in. It allows the Thompsons to move forward with confidence, knowing they have a fallback plan if their home doesn’t sell in time.

“This program is designed to give families like the Thompsons the peace of mind and flexibility they need. You can move forward without being contingent on selling first, and that makes all the difference in today’s fast-moving market.” – Nathan Jennison, Mortgage Architects

What Is a Non-Contingent Guaranteed Backup Contract?

It may sound complex, but it’s surprisingly straightforward.

How It Works:

  • It’s a simple purchase contract placed on your current (departing) residence.
  • This guaranteed back up contract lets you make a non-contingent offer and remove the sale contingency, helping you secure the new home with more confidence.
  • It improves your debt-to-income ratio by letting you exclude your current mortgage payment when qualifying for the new loan.
  • You get up to 120 days post-purchase to sell your existing home.
  • A lender guarantees to buy your home if it doesn’t sell, protecting your transaction and helping prevent the risk of carrying two homes at once.

Why It Works: Backed by Fannie Mae Guidelines

This program isn’t just clever financing—it aligns with Fannie Mae and Freddie Mac guidelines. Here’s why that matters:

  • With a signed, executed contract on your current home under a bona fide, guaranteed backup contract, lenders can exclude that mortgage from your debt-to-income ratio.
  • This can make qualification and approval for a new mortgage easier by keeping your current mortgage payment from weighing down DTI.
  • The Guaranteed Backup Contract is structured to meet agency standards, which is an important underwriting consideration and can support faster pre approval.

Cost Breakdown: Affordable Peace of Mind

You might expect a program like this to come with a hefty price tag. But the cost is surprisingly reasonable, and one of the key benefits is being able to make stronger offers with less overlap risk.

  • Flat Fee: $2,500 – $3,500 administrative fee that you pay as the program option fee; option fees for GBCs typically include a flat administrative fee or a percentage of the home’s final sale price
  • Minimum Down Payment: 5% (for a conventional loan)
  • Other Fees: Standard loan closing costs still apply

For just $2,500 – $3,500, you unlock the ability to make a strong, non-contingent offer and reduce the financial stress of juggling two properties.

Who Should Consider a Non-Contingent Offer?

This strategy is ideal for homeowners in several common scenarios:

You Should Consider It If:

  • Your home is listed or under contract, but the buyer backs out last minute.
  • You’ve found your dream house but haven’t sold your current one.
  • You want to make a stronger, more competitive offer in a competitive market, with fewer contingencies and proof of funds to help sellers see a strong offer.
  • In a seller’s market, sellers often favor the highest offer with the fewest contingencies, which can help you win and close faster.
  • Your debt-to-income ratio is too high with both mortgages included.

What’s the Catch? Worst Case Scenario Explained

Every program has its fine print, and this one is no exception.

  • The lender’s offer will be around 78% of your home’s estimated market value, based on an automated valuation model.
  • If the home doesn’t sell within 120 days, you can request an extension—but the absolute deadline is 180 days, and if it still doesn’t sell by then, the backup provider buys it at a pre-determined guaranteed price.
  • If the lender buys the home:
  • They’ll use your original listing agent to resell it.
  • 100% of the net profit (after costs) goes back to you if the provider purchases the home and later resells it for a profit.

You can also cancel the GBC if circumstances change or a better path opens up, subject to the program terms.

This protects you from major losses, ensures the lender has no interest in profiting from your property, and helps you move forward without having to wait indefinitely for your current home to sell.

“This lender isn’t in the business of buying homes—they’re offering a guarantee to protect you. In most cases, they never have to buy the property at all.” –

Program Limitations to Keep in Mind

Before moving forward, it’s important to know:

  • This program is available for conventional loans. It works with many jumbo programs (not all).
  • It does not work with FHA, VA, or USDA loans.

However, for buyers using conventional (and some jumbo) financing, it’s a game-changer.

Combine It with Other Mortgage Solutions

This isn’t a standalone tool—you can layer it with other programs for maximum benefit:

Some buyers also compare this strategy with a bridge loan when they need short-term flexibility between homes, and in the broader market you may also see guaranteed backup contracts associated with programs like Home Sale Assured.

This gives you the flexibility to create a financing strategy that fits your exact situation.

Final Thoughts: Empower Your Next Move with a Non-Contingent Strategy

non-contingent offer strategy, including guaranteed backup contracts, gives you leverage in a hot market, reduces stress, and provides peace of mind that your current home will sell—or be backed by a lender if it doesn’t. It can also help you move forward on a deal without a sale contingency slowing you down.

If you’re ready to buy your next home and want to avoid the typical pitfalls of buying before you sell, reaching out to Nathan Jennison and his five star team at The Mortgage Architects is the first step to explore your options with a loan officer and your real estate agent so you can decide whether this strategy fits your move and continue your home search with more confidence.

“At the end of the day, it’s about giving you options. You don’t have to feel stuck. This program helps you move forward confidently—whether you’re upsizing, downsizing, or just making your next move.” – Nathan Jennison

What is a Guaranteed Backup Contract?

A Guaranteed Backup Contract is a non-contingent purchase agreement on your current home that guarantees its sale, allowing you to exclude your existing mortgage payment from your debt-to-income ratio when qualifying for a new loan.

How does a Guaranteed Backup Contract help with mortgage approval?

By providing a bona fide, non-contingent cash offer on your departing residence, lenders can exclude your current mortgage payment from debt-to-income calculations, making it easier to qualify for a new mortgage.

Can I make a competitive offer using a Guaranteed Backup Contract?

Yes, this contract allows you to make a non-contingent offer, which is often more attractive to sellers in competitive markets because it removes the sale contingency.

What happens if my home doesn’t sell within the contract period?

If your home doesn’t sell within the agreed timeframe (usually up to 120 or 180 days), the lender or backup provider will purchase your home at a pre-determined guaranteed price, protecting you from owning two homes simultaneously.

Are there any fees associated with a Guaranteed Backup Contract?

Typically, there is a flat administrative fee or a percentage of the home’s final sale price as an option fee, plus standard loan closing costs.

Who should consider using a Guaranteed Backup Contract?

Homeowners who want to buy a new home before selling their current one, have a high debt-to-income ratio, or want to make stronger, non-contingent offers in a competitive real estate market.

Does this program work with all types of loans?

No, it is generally available for conventional loans and many jumbo loans, but they may not be compatible with FHA, VA, or USDA loans.

How long do I have to sell my current home after purchasing a new one?

You typically have up to 120 days, with possible extensions up to 180 days, to sell your existing home after closing on the new property.

Graphic explaining FHA loan changes for non-permanent residents with checklist and alert icon.

FHA Loan Changes for Non-Permanent Residents

Escrito por Nathan Jennison en . Publicado en Vídeo.

If you’re a non-permanent resident dreaming of owning a home, or if you’re considering refinancing your current FHA loan, big changes are coming your way. As of May 25th, the Federal Housing Administration (FHA) will stop insuring loans for non-permanent residents. This shift, aligned with prior Trump-era immigration policies, could drastically alter your home financing options—unless you act now.

In this article, we’ll break down what’s happening, why it’s changing, and most importantly—what you can do to stay on track with your homeownership goals.

What’s Changing With FHA Loans?

Starting May 25th, non-permanent residents will no longer be eligible for FHA loans. While you can still close on an FHA loan after that date, your loan must be under contract and have an FHA case number assigned before May 25th to qualify under the current guidelines.

This is not a permanent ban on all loans for non-permanent residents—but it does significantly reduce accessible options, especially for those who rely on FHA’s flexible credit and income requirements.

Why Is the FHA Making This Change?

The FHA insures home loans through the U.S. government. Because of this backing, it’s seen as a federal benefit. With concerns around the risk of loan default tied to deportation, the FHA is tightening its eligibility guidelines.

This change reflects a more restrictive approach to immigration-related benefits and is seen as a risk management move by the federal government.

Who Will Be Most Affected?

Approximately 10 million non-permanent residents in the U.S. may feel the impact of this change. FHA loans are often the go-to option for:

  • Buyers with credit scores below 700
  • Borrowers with higher debt-to-income ratios
  • First-time homebuyers using down payment assistance programs (DPAs)

With FHA loans off the table, many buyers will need to shift to conventional loan options, which often have stricter qualification criteria.

What Are the Alternatives to FHA Loans?

Good news: FHA loans aren’t the only game in town.

✅ Conventional Loans

Fannie Mae and Freddie Mac have not (yet) followed the FHA’s lead on non-permanent resident eligibility. This means:

  • First-time homebuyers may qualify with as little as 3% down—if they have a credit score of 700+
  • There are conventional DPA programs still available, like Colorado’s CHFA

✅ Non-Agency Lenders

Some non-agency lenders (private institutions) are not making any changes. These lenders may still offer financing for non-permanent residents, but expect:

  • Higher down payments (typically 10–15% minimum)
  • Possibly higher interest rates

These lenders can be a solid option if you don’t meet conventional guidelines but need to move quickly.

What Should You Do Next?

🏡 If You’re Buying a Home:

  • Get pre-approved ASAP if you’re a non-permanent resident planning to use an FHA loan.
  • You must be under contract and have a case number issued before May 25th to qualify.
  • Act now to lock in lower down payment options and access to FHA’s more lenient requirements.

🔄 If You’re Refinancing:

  • Already have an FHA loan but credit below 700?
  • Now may be the time to refinance, before you’re no longer eligible.
  • Reach out to your loan officer to discuss whether this is the right move.

Credit Score Is Key to Lower Down Payments

If you’re a non-permanent resident and your credit score is close to 700, now is the time to focus on boosting it.

  • With a score in the 700s, you can access 3% down options through conventional loans.
  • Improving your credit could mean thousands saved in upfront costs.

Don’t Panic—Plan Instead

This policy change is significant, but it doesn’t have to derail your homeownership journey. What matters most is planning ahead and knowing your options.

Key Takeaways:

  • FHA loans will not be available to non-permanent residents after May 25th
  • You must be under contract with an assigned case number by that date to qualify
  • Alternatives include conventional loans and private lenders
  • Boost your credit score to access better options
  • Refinance now if you already have an FHA loan and won’t qualify for other options soon

Final Thoughts

“There’s a lot of fear out there. This isn’t the end of the road,” says Nathan Jennison, Managing Broker and Owner of Mortgage Architects. “It’s about making intelligent, informed plans so you can still achieve your homeownership goals.”

Whether you’re buying or refinancing, time is of the essence. Connect with your real estate agent and mortgage professional today to map out your strategy.

Frequently Asked Questions: FHA Loan Changes for Non-Permanent Residents

What exactly is changing with FHA loans?

As of May 25, 2025, non-permanent residents will no longer be eligible for FHA-insured loans. This includes new home purchases and refinances. To qualify under current guidelines, borrowers must have an FHA case number assigned before May 25th.

Can I still close on my FHA loan after May 25th?

Yes—as long as your loan is under contract and your FHA case number has been assigned prior to May 25th, you can still proceed with closing after that date.

Why is this policy change happening?

The FHA is aligning with federal immigration policies, aiming to reduce risk associated with loan defaults due to potential deportations. Since FHA loans are backed by the U.S. government, they are viewed as a form of public benefit.

Are conventional loans still available for non-permanent residents?

Yes—for now. Fannie Mae and Freddie Mac have not announced similar restrictions, so conventional loans remain an option, especially for borrowers with credit scores of 700 or higher.

What other loan options do I have if I’m a non-permanent resident?

Beyond FHA and conventional loans, private or non-agency lenders still offer mortgage products. These typically require:
10–15% down payment
Higher credit scores
Possibly higher interest rates

I already have an FHA loan—should I refinance now?

If you are a non-permanent resident with an FHA loan and don’t anticipate your credit score reaching 700+, it may be wise to refinance now before the policy change takes effect.

What if I need down payment assistance?

Most down payment assistance (DPA) programs are tied to FHA loans, but some states (like Colorado’s CHFA) offer conventional-based DPAs that remain available.

How do I boost my credit to qualify for a conventional loan?
To reach the 700+ credit score range:

Pay down high credit card balances
Make on-time payments
Avoid opening new credit lines
Work with a credit advisor if needed

I’m not sure which loan type I qualify for—what should I do?

Start by getting pre-approved. A mortgage professional can assess your unique situation and help you identify the best loan type for your goals.

Who should I contact to get started before May 25th?

Contact Nathan Jennison and the team at Mortgage Architects as soon as possible. Timing is critical to preserve your FHA eligibility.