Orange County FHA, VA & First Time Buyer Loan Information

My goal is to provide valuable information for home buyers, both First Time Buyers and Move Up Buyers. This information will be about loan programs such as FHA ,VA, Conventional Fannie Mae and Freddie Mac, Reverse Mortgages, and even Portfolio Jumbo programs. I will also touch on tax advantages of homeownership, Rent vs. Own analysis, and any other aspect of loans and home ownership that will be of interest to Orange County home buyers and homeowners.

FHA Streamline Refinance | The Easiest Home Loan in Orange County

The FHA Streamline Refinance is by far the easiest loan program available for Orange County, CA home owners. Of course, the catch is, in order to take advantage of this program you must already have an FHA loan. This is strictly an FHA to FHA refinance program.


What Makes the FHA Streamline Refinance so Easy?


  • No Appraisal required (not kidding about this)
  • No income documentation required, meaning there are no "debt to income" calculations run on this program.
  • Very little paperwork (obvious just by the fact that there is no income documentation)
  • Little or no closing costs. Most lenders will waive their typical lender fees and issue a credit to the FHA borrower to cover escrow, title, recording and other closing costs.
While the Streamline program is very easy, there are a few requirements that must be met. Below are a few of the conditions that must be met.
  • The Orange County FHA home loan payment, including principle, interest, taxes, and insurance, must drop by a minimum of 5%. For example, if an FHA home owner in Placentia has a total PITI payment of $2,000 per month, then the new payment must be $1,900 or less.
  • The FHA home loan borrower must currently have a job. This will be verified. Debt to income ratios are not calculated, but the Orange County FHA loan company must make sure the FHA borrower at least has a job.
  • Assets used to close need to be verified. Closing costs cannot be added to the new loan, unless an appraisal is being used to verify the property value. It is typically more beneficial for the FHA borrower to not finance closing costs into their loan over the next 30 years. Take a slightly higher rate and have the lender credit the closing costs. While 30 days interest can be financed into the loan (some lenders like to call this "skipping a payment", but the more appropriate description is to "finance a payment"), some money will still be needed to close to cover the new impound account for taxes and insurance. Even this is a "wash" since the old, or current, impound account will be refunded back to the borrower a few weeks after the close.
  • The FHA borrower cannot be late on their mortgage.
  • The FHA loan being refinanced must already have 6 payments made. In reality, 6 Mortgage Insurance payments must be received by FHA. Typically, the 6th Mortgage Insurance payment will not be received until about 30 days after the 6th payment is made.
The purpose of this program is to allow FHA borrowers to take advantage of low rates without needing to jump through the hoops they had to when they first bought their home. FHA makes sure borrowers are not taken advantage of by requiring the 5% payment drop, along with not allowing closing to be added to the loan if no appraisal is being used. With mortgage rates are current all time low's, there has not been a better time to do a Streamline Refinance in years. To meet the 5% requirement, an FHA borrower's current rate probably needs to be 5.5% or higher.
***Updated on April 30, 2012***
On March 6, 2012 FHA announced an improvement to the FHA Streamline program, allowing FHA borrowers whose loans closed and were FHA endorsed prior to June 1, 2009 to keep their current monthly mortgage insurance factor. This will create big savings for those who have not already taken advantage of this FHA refinance program.

Authored by Tim Storm, an Orange County, CA Home Loan Officer - Please contact my office at Home Point Financial for more information about an Orange County home loan.  949-829-1846.

Contact us for your Orange County FHA Home Mortgage:

Call our office today and see how we can help you and your family.

949-829-1846 | tstorm (at)




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Comment balloon 1 commentTim Storm • June 27 2010 09:14PM
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