To apply for an FHA loan in Florida, you apply with an FHA-approved lender or mortgage broker, not with the government. The Federal Housing Administration, which is part of HUD, insures the loan, but your lender takes the application, reviews your documents, orders the appraisal and funds the mortgage. This guide walks through each step in order, lists the documents most Florida borrowers need, and explains where applications commonly stall.
Mortgages Done Right Inc. helps Florida buyers apply for FHA loans and compare them with conventional, VA and other programs from more than 25 wholesale lenders. For the full eligibility rules, see our guide to FHA loan requirements in Florida.
Start Your FHA Application With a Florida Broker
Greg Hayden can review your income, credit and down payment, explain which documents your lender will need, and compare FHA with conventional and other options from more than 25 wholesale lenders.
The FHA Application Process at a Glance
- Check your basic eligibility (credit score, down payment, occupancy and residency).
- Choose an FHA-approved lender or broker and compare quotes.
- Submit your application and receive your Loan Estimate.
- Provide your documents for income, assets and credit.
- Your lender orders the FHA case number and appraisal once you have a property under contract.
- Underwriting reviews your full file and may request more information.
- Closing: you review your Closing Disclosure and sign.
Step 1: Check Your Basic Eligibility Before You Apply
A few minutes of checking up front can save weeks later. These are the rules most borrowers should confirm first:
- Credit score: HUD says a borrower is not eligible for FHA-insured financing if the minimum decision credit score is below 500. With a score from 500 to 579, the loan is limited to 90% of the home value, which means at least 10% down. With a score of 580 or higher, you are eligible for maximum financing.
- Down payment: FHA requires a minimum investment of at least 3.5% of the home’s adjusted value. Many lenders also apply their own credit overlays, so the score a lender wants can be higher than HUD’s minimum.
- Occupancy: The home must be your principal residence. At least one borrower must move in within 60 days of signing the mortgage and intend to stay for at least one year.
- Residency: U.S. citizenship is not required for FHA-insured financing. Lawful permanent residents may be eligible on the same terms as citizens, and each borrower must have a Social Security number.
- Loan limits: Your loan cannot exceed your county’s FHA limit. For 2026, the one-unit limit is $667,000 in Palm Beach, Broward and Miami-Dade counties. See the 2026 FHA loan limits by Florida county.
HUD has also announced changes to how credit scores are reported for FHA loans. For case numbers assigned on or after January 1, 2027, lenders may use additional scoring models, such as VantageScore 4.0 and FICO 10T, under HUD Mortgagee Letter 2026-11. The 500 and 580 thresholds stay the same.
Step 2: Choose an FHA-Approved Lender or Broker
HUD’s consumer guidance is to ask an FHA lender about FHA loan products, and HUD also points borrowers who need advice to a HUD-approved housing counselor. You can find one through HUD’s housing counselor search.
A mortgage broker can shop your FHA application across several lenders instead of one bank’s menu. That matters because lenders can differ on rate, fees and the credit score they will accept. Compare the Loan Estimates you receive line by line, including the interest rate, lender fees, mortgage insurance and cash to close. Our guide to FHA vs. conventional loans in Florida can help you decide whether FHA is the right fit.
Step 3: Submit Your Application and Get Your Loan Estimate
You can complete a pre-approval application before you find a home. Your lender will take your name, income, assets, employment and the details needed to pull your credit. Under federal rules, the lender must give you a Loan Estimate within three business days of receiving your application, according to the Consumer Financial Protection Bureau. The Loan Estimate shows your estimated rate, monthly payment and closing costs, so you can compare lenders on equal terms.
A pre-approval is useful when you are making offers, but it is not a final approval. The FHA case number and appraisal come later, once you have a specific property. Read our guide on how long mortgage preapproval takes in Florida.
Step 4: Gather the Documents Your Lender Will Ask For
Most delays in an FHA application come from missing or incomplete paperwork, so it helps to gather documents before you apply. Your lender will give you the exact list for your situation, but most Florida borrowers should expect the following:
| What the lender reviews | What you should expect to provide |
|---|---|
| Identity and Social Security number | Government photo ID and your Social Security number. HUD requires a Social Security number for each borrower. Permanent residents also provide proof of lawful permanent residence. |
| Income and employment | Recent pay stubs covering at least 30 consecutive days (28 days if you are paid weekly or every two weeks), W-2 forms for the past two years, and a verification of your employment. Self-employed borrowers should expect the lender to ask for tax returns and business documents instead. |
| Assets and down payment | Recent bank statements showing the source of your down payment and closing costs. Large or unusual deposits may need a written explanation. |
| Gift funds, if any | A signed gift letter and proof that the money moved from the donor to you. Cash on hand is not an acceptable source of donor gift funds. |
| Credit | The lender pulls your credit report. If you have little or no credit history, the lender may build a non-traditional credit history instead, such as rent and utility payments. |
| The property | The signed purchase contract, and later the appraisal, homeowners insurance and, for condos, the association documents the lender requests. |
HUD’s underwriting rules generally require the lender to verify your most recent two years of employment and income, and your income should be reasonably likely to continue for at least the first three years of the mortgage. If you have a gap in employment or recently changed jobs, tell your lender early so it can be explained in writing. For a longer checklist, see our Florida mortgage pre-approval document checklist.
Step 5: The FHA Case Number and Appraisal
Once you have a signed purchase contract, your lender requests an FHA case number. HUD only allows the lender to obtain one when it has an active loan application for the borrower and a specific property, so you cannot get a case number on your own. The lender enters your name, Social Security number, date of birth and the property address.
The lender then orders an FHA appraisal. The appraiser must be in good standing on HUD’s FHA Appraiser Roster for Florida. The appraisal confirms the value of the home and whether it meets FHA property standards. An initial FHA appraisal is valid for 180 days from its effective date, according to HUD guidance.
If the appraisal calls for repairs, you, the seller or the lender may need to resolve them before closing. Condo buyers have an extra step because the condominium project itself must meet FHA requirements. See our overview of FHA condo requirements in South Florida.
Step 6: Underwriting and Conditions
An underwriter reviews your income, assets, credit, appraisal and title work. Many files are first run through HUD’s automated underwriting system, and some require manual underwriting, such as borrowers with no credit score. The underwriter may issue conditions, which are requests for extra documents or explanations. Responding quickly is the single best thing you can do to keep your closing date on track.
Your homeowners insurance is part of this stage. In Florida, premiums and coverage requirements can affect your monthly payment and your approval, so request quotes early. Our guide to Florida homeowners insurance and mortgage approval explains what lenders look for. If the home is in a federally designated special flood hazard area, FHA has separate flood insurance requirements as well.
Step 7: Closing
You must receive your Closing Disclosure at least three business days before closing, per the CFPB. Compare it with your Loan Estimate, confirm the cash to close and ask about anything that changed. At closing you sign the loan documents, and the lender funds the mortgage. Your purchase contract sets the closing date, so share the contract with your lender as soon as it is signed. For a breakdown of fees, see closing costs for buyers in Florida.
What You Pay: FHA Mortgage Insurance and Closing Costs
Every FHA loan carries mortgage insurance. HUD’s published schedule for loans with case numbers endorsed on or after March 20, 2023, includes the following premiums:
| FHA mortgage insurance | What HUD publishes |
|---|---|
| Upfront premium | 1.75% of the base loan amount, collected at closing |
| Annual premium (loan term over 15 years, base loan up to $726,200) | 0.50% when the loan is 95% of the home value or less, and 0.55% when it is over 95%. Billed monthly. |
| Annual premium (loan term over 15 years, base loan above $726,200) | 0.70% when the loan is 95% of the home value or less, and 0.75% when it is over 95% |
The schedule has other tiers for shorter loan terms and larger loan amounts, so the exact premium on your loan depends on the term, the loan-to-value ratio and the loan amount. See HUD’s full FHA mortgage insurance premium schedule.
Sellers and other interested parties may contribute up to 6% of the sales price toward your closing costs, prepaid items and discount points, but those contributions cannot be used for your minimum required investment. Ask your lender how any seller credit in your contract will be treated.
Common Reasons FHA Applications Get Delayed
- Missing documents. Pay stubs, W-2s and bank statements that are incomplete or out of date are the most common holdup.
- Undocumented gift funds. A gift needs a signed letter and a paper trail showing the transfer, and cash on hand cannot be the donor’s source.
- Unexplained deposits or credit changes. New debt or large deposits during underwriting can trigger more questions. Avoid opening new credit until after closing.
- Job changes or employment gaps. Lenders look at your two-year employment history, so a change should be discussed with your lender before you make it.
- Appraisal repairs. If the home does not meet FHA standards, repairs may be required before closing.
- Insurance and condo issues. A late homeowners insurance quote or a condo project that does not meet FHA requirements can hold up a closing.
Frequently Asked Questions About Applying for an FHA Loan in Florida
Can I apply for an FHA loan directly with HUD?
No. FHA insures loans, but you apply through an FHA-approved lender or a mortgage broker who works with FHA-approved lenders.
What credit score do I need to apply for an FHA loan?
HUD sets a floor of 500, with a 90% maximum loan-to-value ratio for scores from 500 to 579 and maximum financing at 580 or higher. Individual lenders may set higher minimums, so the score you need can depend on the lender.
Do I have to be a U.S. citizen to get an FHA loan?
No. HUD states that U.S. citizenship is not required. Lawful permanent residents may be eligible on the same terms as citizens, and every borrower must have a Social Security number. A Social Security card alone is not sufficient to prove immigration or work status.
Can I use gift money for my FHA down payment?
Yes, within HUD’s rules. Acceptable donors include family members, an employer or labor union, a close friend with a clearly defined and documented interest in the borrower, a charitable organization, or a government homeownership program. Your lender will require a gift letter and documentation of the transfer.
Can I apply for an FHA loan before I find a house?
You can get pre-approved before you find a home, which helps when you make offers. The FHA case number and appraisal cannot be ordered until you have a specific property under contract.
What if I have no credit score?
Lack of traditional credit cannot be the only reason for denying an FHA application. The lender may use a non-traditional credit report or build a credit history from other payment records, and the loan is manually underwritten.
Ready to Start Your FHA Loan Application?
Speak directly with Greg Hayden about your credit, income, down payment and the Florida home you want to buy. A quick review up front can prevent delays later.
Program rules were checked against HUD and Consumer Financial Protection Bureau guidance in October 2026 and can change. FHA program requirements, credit standards, mortgage insurance, property eligibility and availability vary by lender and scenario. This article is for general education and is not a rate quote, loan approval, or commitment to lend. Mortgages Done Right Inc. NMLS #1532755. Greg Hayden NMLS #332209.
