Question 1

What credit score do I need for FHA in Temple City?

Accepted Answer

You need 580 for 3.5% down or 500-579 for 10% down. Most lenders set internal minimums at 580 to keep pricing competitive.

Question 2

Can I use FHA with a co-borrower who won't live in the home?

Accepted Answer

Yes, non-occupant co-borrowers are allowed but expect stricter debt ratio limits. Their income helps you qualify but they increase perceived risk.

Question 3

How much is FHA mortgage insurance in Los Angeles County?

Accepted Answer

Upfront MI is 1.75% of the loan amount, plus annual MI of 0.55-0.85% depending on loan term and down payment. Both costs apply for the loan life on 3.5% down.

Question 4

Does FHA work on Temple City condos?

Accepted Answer

Only if the complex is FHA-approved. Check the HUD approval list before making an offer to avoid wasting time on ineligible properties.

Question 5

Can sellers pay my closing costs with FHA?

Accepted Answer

Sellers can contribute up to 6% of the purchase price toward your closing costs. This matters when cash is tight after your down payment.

Question 6

How long does FHA approval take in Temple City?

Accepted Answer

Plan for 30-45 days from application to closing. Appraisal repairs on older homes can add 1-2 weeks if corrections are required.

FHA Loans in Temple City: 3.5% Down Payment & Flexible Credit for LA County Buyers