FHA · Disaster Recovery
FHA 203(h): Rebuilding After a Disaster
If a declared disaster destroyed the home you were living in, FHA's 203(h) program can finance a replacement — with no down payment. It works whether you owned or rented. Most people have never heard of it, and the window to use it is one year.
No down payment
FHA normally requires at least 3.5% down. Under 203(h) that requirement is waived — the program allows financing up to 100% of the purchase price. Mortgage insurance and closing costs still apply.
Renters qualify too
You did not have to own the home you lost. If you were renting in the disaster area and that residence was destroyed, 203(h) can finance a home of your own.
Section 203(h) of the National Housing Act is FHA's mortgage insurance program for disaster victims. It exists for one situation: you were living in an area the President declared a major disaster, the place you lived is gone or unlivable, and you need somewhere to start over. It is not a hardship program or a grant — it is a regular FHA mortgage with the down payment requirement removed and some added flexibility on credit.
The part that catches people
You have one year from the disaster declaration
Your application has to be submitted within twelve months of the President's declaration. Most people who miss out on 203(h) do not get turned down — they simply never hear about the program until the window has closed. If you think you might qualify, it costs nothing to find out.
Disaster areas with an open 203(h) window right now
These are the states we are licensed in that currently have a Presidentially Declared Major Disaster with Individual Assistance — the designation that makes 203(h) available. If you were living in one of these areas when the disaster hit, the clock is already running.
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Mississippi
Apply by Feb 6, 2027 · Jun 30, 2027 · Aug 3, 2027
DR-4899 winter storm · DR-4922 spring storms · DR-4930 Tropical Storm Arthur
46 designated areas — the Delta, north Mississippi, the southwest and the Gulf Coast
Counties and deadlines in Mississippi -
Wisconsin
Apply by Jun 30, 2027
DR-4923 — April 2026 storms, tornadoes and flooding
20 counties, including Milwaukee, Waukesha, Racine, Kenosha, Brown and Winnebago
Counties and deadlines in Wisconsin -
Louisiana
Apply by Jun 30, 2027
DR-4927 — Tropical Storm Arthur
Avoyelles, Lafourche, Pointe Coupee, St. Landry, St. Tammany and Terrebonne parishes
Counties and deadlines in Louisiana -
Tennessee
Apply by Feb 6, 2027
DR-4898 — January 2026 severe winter storm
29 counties, including Davidson, Shelby, Rutherford, Williamson, Montgomery and Wilson
Counties and deadlines in Tennessee -
Washington
Apply by Apr 7, 2027
DR-4906 — December 2025 storms, flooding, landslides and mudslides
10 counties and 16 tribal areas, including King, Pierce, Snohomish, Whatcom and Skagit
Counties and deadlines in Washington
Do not see your area? Emergency declarations (EM) are far more common than major disaster declarations (DR) and do not create 203(h) eligibility, which is why a widely reported disaster sometimes does not appear here. Ask us and we will check your address against FEMA's official list.
Who qualifies
Eligibility is narrower than "you live in a disaster area" — the residence you were living in has to have been destroyed or damaged badly enough that it must be rebuilt or replaced. In general:
- Your previous residence was in an area the President declared a major disaster (a PDMDA).
- That residence was destroyed, or damaged badly enough that it has to be rebuilt or replaced.
- You owned it — or you rented it. Renters qualify for this program.
- The new home will be your primary residence (a single-family home or FHA-approved condo).
- You apply within one year of the disaster declaration.
Not sure whether your area was declared? FEMA publishes the official list of declarations at fema.gov/disaster/declarations. If you are not certain, ask us — we will check it against your address.
Three ways to use it
Buy elsewhere, rebuild where you are, or buy and repair — 203(h) supports all three.
Buy a home somewhere else
The replacement home does not have to be in the disaster area. If you need to move out of the area entirely, that is allowed.
Rebuild on the land you own
Pair 203(h) with our FHA one-time close construction-to-permanent loan: one closing covers the build and converts to your permanent mortgage, with no payments while construction is underway.
Buy and repair in one loan
Combined with FHA 203(k) rehabilitation financing, you can purchase a damaged home and roll the repair costs into the same mortgage.
Why this pairs well with what we do
Rebuilding is a construction loan, and construction lending is the corner of the market most lenders avoid. It is what our team does every week. That means when 203(h) needs to be combined with a construction-to-permanent loan to actually get your home rebuilt, we can structure it — rather than handing you a program name and wishing you luck.
Related: FHA One-Time Close construction · Renovation loans (203k) · FHA loans
FHA 203(h) questions
Do renters qualify for an FHA 203(h) loan?
Yes. This is the part most people do not know. You do not have to have owned your home. If you were renting a residence in a Presidentially Declared Major Disaster Area and it was destroyed — or damaged badly enough that it has to be rebuilt or replaced — you may be eligible for 203(h) financing to buy a home of your own.
Is there really no down payment?
Correct. FHA normally requires a minimum 3.5% investment from the borrower; under 203(h) that requirement is waived, so the program allows financing up to 100% of the purchase price. FHA mortgage insurance (an upfront premium plus an annual premium) still applies, and closing costs still exist — but the down payment itself is not required.
How long do I have to apply?
Your application must be submitted within one year of the date the President declared the disaster. This is a firm deadline and it is the single most common reason people miss out on the program — many disaster victims do not learn 203(h) exists until the window has already closed.
Does my new home have to be in the disaster area?
No. The property you buy or build does not have to be located where your previous residence was. If the right move for your family is to relocate to another town — or another state where we are licensed — 203(h) still works.
What is the difference between 203(h) and 203(k)?
They answer different questions. 203(h) is about who qualifies and how much you have to put down — it is the disaster-victim program with no down payment. 203(k) is about what you can finance — it lets you roll renovation and repair costs into the mortgage. They are not competitors; they are frequently used together.
Can I use 203(h) to build a new home instead of buying one?
Yes. We pair 203(h) with our FHA one-time close construction-to-permanent loan, so the same loan covers construction and then becomes your permanent mortgage — one closing, and no mortgage payments while the home is being built. Construction lending is our specialty, which is why we can structure this when many lenders cannot.
What if the disaster damaged my credit?
FHA recognizes that a disaster can disrupt someone’s finances through no fault of their own, and 203(h) allows lenders latitude in evaluating derogatory credit that resulted from the disaster. Tell us what happened — do not assume you are disqualified before we have looked at your situation.
What documentation will I need?
You will need to establish that your previous residence was in the declared disaster area and that it was destroyed or damaged to the extent that replacement is necessary. That is typically evidenced with things like an insurance claim, FEMA documentation, or property records. We will tell you exactly what applies to your situation before you gather anything.
Ready to get started?
Let's talk through your options. No pressure, no obligation — just straight answers from a team that does this every day.
