HUD Guidelines on Student Loans vs Other Mortgage Programs

This blog will discuss and cover HUD guidelines on student loans vs other mortgage programs.  HUD, the Department of Housing and Urban Development, is the parent of FHA. The Federal Housing Administration, FHA, has changed the HUD guidelines on student loans. HUD, the parent of FHA, is excluding deferred student loan payments that have been deferred for more than 12 months from the calculations of debt-to-income ratios. In the following paragraphs, we will cover HUD guidelines on student loans vs other mortgage loan programs.

Updated HUD Guidelines on Student Loans

HUD’s new FHA 4000.1 Handbook now states lenders cannot discount and exclude deferred student loan payments that have been deferred for more than a year from borrowers’ debt-to-income ratios. This dramatic change in HUD guidelines on student loans took effect on September 14, 2015.

Impact on Student Loans in Buying Power of Homes

HUD will now reduce a home buyer’s buying power by limiting the amount they can qualify for an FHA loan. The bottom line is that deferred student loan payments will no longer be treated differently from monthly debt payments. They will be counted towards the borrowers’ debt-to-income ratio calculations. It does not matter whether the student loans have been deferred for one to four years.

Deferred Student Loans Need To Count on Debt-to-Income Ratio Calculations

The Federal Housing Administration now requires lenders to count the anticipated projected student loan payment into borrowers’ debt-to-income ratios without any exception to this new rule. This article will discuss and cover HUD guidelines on student loans versus other mortgage programs.

How HUD Guidelines on Student Loans Impact Debt-to-Income Ratio

HUD Guidelines on Student Loans will drastically reduce the amount of money a home buyer can qualify for an FHA Loan. Buyers most affected by the new HUD Guidelines on Student Loans will be the following types of home buyers:

• college graduates
• graduates of graduate and professional schools
• first-time home buyers who recently graduated from technical schools and colleges
• young folks with growing families, also known as millennials

HUD Guidelines on Student Loans on Large Deferred Student Loan Balances

DTI will affect those with high deferred student loan balances. Lenders will take 1.0% of the outstanding student loan balance as a monthly debt payment for borrowers who do not know their projected monthly payment after the deferment period.

For example, borrowers with a $100,000 student loan balance:

• does not know the projected monthly payment after the deferment period is over
• lenders will take 1.0% of the $100,000 or $1,000 as a hypothetical monthly debt payment
• Mortgage underwriters will take the 1% and calculate it towards the calculation of the borrower’s debt-to-income ratios as a hypothetical debt
• Or, the borrower can contact the student loan provider and get a fully amortized hypothetical monthly payment over an extended term
• The fully amortized monthly payment over an extended term needs to be in writing by the student loan provider
• This figure, which is normally 0.50% of the balance, can be used versus the 1.0% of the outstanding student loan balance

Income-based repayment (IBR) is now allowed on FHA loans. IBR Payments are also allowed on conventional loans, even though the IBR payment is zero dollars. Borrowers with high student loans should consider qualifying for a conventional rather than an FHA loan.

HUD Guidelines on Student Loans in Community Property States

Homebuyers who purchase a home in community property states like Wisconsin, New Mexico, Nevada, Washington, Louisiana, Texas, Idaho, Arizona, Alaska, and California with a non-borrowing spouse with deferred student loans may no longer qualify for an FHA loan. This is because the debt of the non-borrowing spouse is included in the calculation of the debt-to-income ratios. For non-borrowing spouses who have not just undergraduate degrees but also either professional degrees, such as a master’s degree or law degree, or a medical degree, the student loan balance can be extremely high.

HUD Guidelines on Student Loans for Borrowers with High Student Loan Balances

Doctors, teachers, and lawyers can have student loan balances of over $200,000 or more. 0.50% of that balance can exceed $1,000 per month, which can be more than the monthly proposed mortgage payment. The only mortgage loan program that excludes deferred student loans from debt-to-income ratio calculations is VA loans. USDA loans have the same student loan guidelines as FHA loans.

Option on Student Loans With FHA

An option can be used with FHA with some lenders, BUT NOT all lenders. Some lenders will accept a fully monthly amortized payment over an extended term (normally 25 years) from the student loan provider. Gustan Cho Associates will take this monthly hypothetical payment over an extended term, which turns out to be under 0.50%.

Here is how it can be done:

• Contact the student loan provider and tell the representative that you are applying for a mortgage
• The lender is requesting a monthly fully amortized payment over an extended term
• The longest extended term is normally 25 years
• Tell the student loan provider that the lender is requesting that the monthly payment be made in writing
• It will take 3 to 5 business days to get this statement in writing

Sometimes, student loan providers will not use the verbiage “amortized.” If this is the case, could you tell them that a monthly figure is sufficient, but the verbiage that once it is paid for 300 months, the student loan balance will be paid off in full is acceptable? Most student loan providers will know what lenders expect from them. Borrowers who have a hard time, please contact us at Gustan Cho Associates, and either one of our loan officers or I can do a three-way conference call with the student loan provider.

VA Guidelines on Student Loans

VA has different mortgage guidelines for student loans. The U.S. Department of Veterans Affairs requires lenders to take 5% of the outstanding student loan balance and divide that figure by 12 months. That figure is the hypothetical monthly student loan balance when calculating the borrower’s debt-to-income ratios. VA allows deferred student loans that have been deferred for longer than 12 months. VA does not allow non-occupant co-borrowers. Only married spouses of home buyers can become co-borrowers.

Conforming Guidelines on Student Loans

HUD, Fannie Mae, and Freddie Mac accept income-based repayments, commonly called IBR. Before, only conventional loans accepted income-based repayments (IBR). John Strange, a senior mortgage loan originator at Gustan Cho Associates, says the following about HUD guidelines on student loans:

Borrowers with large outstanding student loan balances who are on an IBR payment plan should opt for conforming loans instead of FHA loans.

However, since HUD now allows IBR plans, borrowers can opt for FHA loans instead of conventional loans. Borrowers can have over $500,000 in outstanding student loans. But if their IBR Payments are $50 per month and reflect on all three credit reports, we can use the $50 IBR Payment instead of 0.50% of the outstanding student loan balance. However, borrowers need to qualify for conventional mortgage guidelines.

HUD Guideline Regarding Student Loans as Compared to Other Mortgage Programs

We explore and explain how HUD handles student loans compared to FHA, VA, USDA, and Conventional mortgages. We provide guidelines, options, and tips for approval.

Introduction: Student Loans and Mortgage Approval for the Year 2025

One of the most significant barriers to homeownership is student loan debt. Many borrowers have a misconception that student loan debt will automatically preclude them from qualifying for a mortgage. The flexibility with which mortgage programs treat student loan debt separates HUD guidelines on student loans from other mortgage programs.

This understanding could mean the difference between being approved for a loan, purchasing a home, and being left to hope.

At Gustan Cho Associates, we pride ourselves on being able to assist borrowers who have high student loan balances, low credit scores, and who face other difficult financial circumstances. Unlike other lenders, we have no overlays on government and conventional loan programs.

Lender Overlays vs Agency Guidelines

We fully comply with agency guidelines and overlays set by other lenders. This information will cover how student loans differ under HUD (FHA) instead of how they are treated under VA, USDA, and Conventional mortgages. Also, you will learn the requirements, the options available, and how to qualify for them.

• For student loans, HUD (FHA) guidelines require lenders to use 0.5% of the outstanding student loan balance for DTI unless a fully amortized payment is documented and verified.
• VA loans have the most flexible policies regarding student loans, and the borrower’s being in deferment or repayment is a plus.
• USDA loans have a more conservative policy.
• If no payment is reported, they often use 1% of the student loan balance.
• Conventional loans (Fannie Mae/Freddie Mac) policies) allow for payments documented under income-based repayment (IBR) plans and zero-dollar payments.
• Gustan Cho Associates helps borrowers get approved even when lenders turn them down.

Understanding HUD Guidelines on Student Loans

FHA Student Loan Rules (Updated in 2025)

FHA, or HUD-approved FHA lenders, are the only ones allowed to administer student loan payment calculation for the documents mentioned in the previous bullet.

Here is how they will go about it.

• Fully amortized payments on credit reports.
• If your credit report displays a monthly payment that amounts to a fully amortized payment (not income-driven), lenders will use that payment.
• IBR – FHA will then use the payment if the borrower pays more than zero.
• No Payment on Credit Report:  When lenders cannot find a payment on record, they must capture 0.5% of the remaining loan balance for debt calculation and income ratio.

As a result, a person with $100,000 in student loans would theoretically have a $500 monthly payment attributed to them – even if they are being charged much less under their IBR plan.

Other Mortgage Programs with their own Student Loan Guidelines

VA Student Loan Guidelines

VA loans are the most generous when it comes to student loans because:

• Student loans in repayment or deferment for 12 months or less are excluded from DTI.
• VA IBR loans and other IBR loans that apply for any payment are approved, even if they are very small.
• Generally, Student Loan debt that comes with VA loans is a blessing for veterans.

USDA Student Loan Guidelines

Instead, the USDA guidelines are stricter than those of the FHA and the VA because:

• Any payment that is documented in a loan must be paid.
• If no payment is reported, lenders must use 0.5% of the loan balance or a documented payment from the payment servicer to determine the loan balance from the payment servicer, whichever is greater.
• Making a payment of zero dollars as part of an income-based repayment program for student loan holders is equally illogical as paying a zero-dollar IBR payment.

Student Loan Guidelines for Conventional (Fannie Mae and Freddie Mae) Loans for Students.

• Conventional loans still allow borrowers to be in repayment programs and have flexibility.
• Lenders must accept a borrower’s IBR payment regardless of whether it is zero dollars.
• Suppose a borrower has no payments documented as having been made.
• In that case, Lenders will have to charge a borrower 0.50% of the borrower’s balance or a fully amortized amount.
• Lenders also must have evidence to substantiate lower payments.
• Freddie Mac will permit a borrower to use whatever payment is furnished in the borrower’s credit report, regardless of how minimal it is.
• This makes conventional loans more favorable to borrowers in an income-driven repayment plan.

The Best Program for People with Student Loans

• Best for Veteran borrowers: VA loans have flexible terms, little to no interest, and no down payment.
• Conventional loans are best for people on IBR repayment plans.
• They are the only loans that accept an IBR payment of zero dollars.
• Best for borrowers who have a paymentable balance above their moderate balance.
• FHA loans have paymentable balances above a borrower’s moderate paymentable balance.
• USDA loans are the best option for buyers in remote and rural areas.
• These loans have stringent requirements but allow for a minimal down payment.  

According to HUD, Gustan Cho Associates does not overlap with the loaning guidelines. If they say a borrower will be paying 0.5%, that is how much the borrower pays. They do not charge more.

• If Fannie Mae has a $0 IBR payment, we accept it.
• If VA disregards deferred student loans, we adhere to it.
• Our firm focuses on challenging complex student loan accounts.
• We pioneered ways to help thousands of borrowers with large loan balances become homeowners when other banks refused to help them.

Why Trust Gustan Cho Associates?

• Experience: Mortgage lending for 35-plus years and operates in 48 states.
• Expertise: We specialize in FHA, VA, USDA, Conventional, Jumbo, and non-QM loans.
• Authority: We have thousands of published articles, guides, and videos on mortgage lending.
• Trust: As long as we adhere to agency guidelines without overlays, we can close loans that other lenders cannot.

Common Questions  

Does having student loans impact my mortgage application?

• Yes, every type of loan will consider student loans in your DTI, but it varies based on the loan type.  

Does FHA Accept $0 IBR Payments?

• HUD guidelines assert that a borrower can pay at least 0.5% of the loan balance if no payment is reported.

Can I Buy a Home with Student Loans in Deferment?

• Yes, but each program handles it differently.
• VA loans disregard deferments of over 12 months.
• FHA and USDA have a calculation.

Which Mortgage Program is Best if I Have High Student Loans?

• If eligible, VA.
• Otherwise, Conventional since both IBR and $0 payments are allowed.

Do Lenders Treat Private and Federal Student Loans Differently?

• No.
• The same guidelines are applied irrespective of whether the student loan is private or federal.

What Happens if My Student Loans Are in Forbearance?

• They are treated the same as a deferment.
• FHA and USDA count 0.5%, VA exempts if 12 12-month-plus deferment, and Conventional does a calculation.

Can I Get a USDA Loan With Student Loans in Deferment?

• However, USDA will use 0.5% of the balance, provided you do not submit a fully amortized payment.

Do Conventional Loans Accept Income-Driven Repayment (IDR) Plans?

• Yes, Conventional loans generally have the most flexibility under IDR or IBR.

Can Student Loans Prevent Me From Qualifying For a Mortgage?

• Yes, if your calculated DTI is too high.
• However, loan structuring can lead to approval, as with lenders like Gustan Cho Associates.

How to Eliminate Student Loan Debt Even With A Mortgage

• Review and analyze all the documents and conventional VA programs.
• Listen to and settle the repayment plan with the concerned lender, and consider the streams more student-friendly.
• Student loan debts are not an automatic disqualifier when purchasing a home.
• Different mortgage programs approach student loans differently, and the right selection could mean the difference between approval and denial.
• At Gustan Cho Associates, we know policies’ intricacies and close loans daily for borrowers who feel homeownership is never an option.  

Are you ready to purchase a home with student loans? Then look no further. Gustan Cho Associates is ready to help. Contact us at 800-900-8569 or click “Apply Now” to get started.

Starting The Mortgage Process With High Student Loans With a Lender With No Overlays

Gustan Cho Associates has no overlays on government and conforming loans. Borrowers with high student loan balances can now opt for conventional or FHA loans.  Christy Hembree, a senior mortgage loan originator at Gustan Cho Associates, says the following about HUD guidelines on student loans:

Before HUD changed its guidelines on student loans, many borrowers with large student loans could not qualify for an FHA loan due to high debt-to-income ratios.

The only option borrowers with high student loans had was to have a strong non-occupant co-borrower or qualify for a conventional loan. However, HUD guidelines on student loans have changed, and FHA and conventional loans accept income-based repayments. For more information about the content of this article and/or questions on other mortgage-related topics, please get in touch with us at Gustan Cho Associates at 800-900-8569 or text us for a faster response. Or email us at gcho@gustancho.com. The team at Gustan Cho Associates is available 7 days a week, evenings, weekends, and holidays.