HUD/FHA 203(k) Consulting Services

Yes on a Standard 203(k). HUD requires a HUD-approved consultant on every Standard 203(k), and the work write-up and draw inspections have to come from that consultant. On a Limited 203(k) a consultant is not required, but most lenders want one anyway, because the scope and the draw paperwork still have to be right. I’m on the HUD consultant roster, ID P1984, and I work in Michigan, Indiana, Ohio, Pennsylvania, and Florida.

Work write-ups start at $1,000 and increase with the size of the project, following the HUD 203(k) consultant fee schedule, up to $1,400. For projects with repair costs above $140,000, pricing is quoted directly. Call me for a fee specific to your project. Draw inspections are $375 plus mileage per visit, and mileage applies to the write-up as well. You pay the write-up upfront, directly to me. You can choose to finance the fee instead. If you do, you’re reimbursed at closing, and that reimbursement goes to you, not to me.

Use HUD’s 203(k) Consultant Roster. It’s the authoritative list and you can search it by state. That’s the only way to confirm someone is actually HUD-approved, and it’s worth checking, because plenty of people advertise 203(k) help without being on it. Your loan officer can pull the roster for you, or you can search it yourself on HUD’s site. Look at the consultant’s ID and the states they’re approved in. Mine is P1984, and I work in Michigan, Indiana, Ohio, Pennsylvania, and Florida out of an office in Southfield, Michigan. If you’d rather skip the search, schedule a free call and I’ll tell you straight whether your project is a fit.

No. HUD doesn’t require a consultant on a Limited 203(k). Most borrowers use one anyway. A Limited, which used to be called a Streamline, caps total rehab at $75,000, allows no structural work, and gives you 9 months to finish. A Standard covers structural work, has a $5,000 minimum in eligible improvements, no upper cap on repair costs, and gives you 12 months. The reason to bring me in on a Limited is that the scope, the contractor bids, and the draw paperwork still have to hold up. And if structural work turns up mid-project, the file has to convert to a Standard. Catching that before you close is the difference between a delay and a dead deal.

Yes, and they’re two different jobs. A home inspection tells you the condition of the house so you can decide whether to buy it. My job as your 203(k) consultant is to write the scope of work, price it to HUD standards, review contractor bids, and inspect each draw so the lender releases funds. I’m not telling you whether the house is a good buy. I’m documenting what has to be fixed and what it costs. Order the home inspection during your inspection period. It also makes my write-up better, because I know what’s behind the walls before I price it.

Either one can select. The borrower or the loan officer. Lenders often have consultants they’ve worked with before and will suggest one, which is normal and usually saves everyone time. But the choice isn’t locked. If you want a specific consultant, say so to your loan officer. As long as that consultant is on the HUD roster and approved for your state, the lender can generally use them. Some lenders keep their own short list, so ask early rather than late. What matters is whether the consultant knows your loan product and can hit your timeline. Keeping your loan officer in the loop is part of the job too.

A HUD-approved consultant manages the entire renovation scope for a 203(k) loan. We assess the property, write the detailed scope of work, review contractor bids, perform draw inspections during construction, and deliver all required HUD documentation. We are the bridge between the lender, borrower, and contractor.

Most write-ups are completed within 5-7 business days after the initial property inspection, depending on project complexity. Our proprietary platform helps us deliver faster than industry average without sacrificing accuracy.

No. MIS handles 11 different renovation loan types including FHA 203(k) Standard and Limited, Conventional, VA, USDA Rural, Fannie Mae HomeStyle, Freddie Mac CHOICEReno, and more. We are the one consultant lenders need for any renovation product.

We serve Michigan, Indiana, Ohio, Pennsylvania, and Florida. Our primary office is in Southeast Michigan (Southfield area), and we travel throughout our service area for inspections.

The work write-up is paid upfront, directly to the consultant. From there it is the borrower’s choice: the consultant fee is an allowable closing cost on 203(k) and most renovation loan products, so the borrower can roll it into the loan and be reimbursed at closing. That reimbursement goes to the borrower, not to the consultant.

Yes. Michael is an FAA Part 107 certified drone pilot. We use high-resolution aerial imaging and thermal scanning during inspections when appropriate, especially for roofs, facades, and large properties. No other 203(k) consultant in our service area offers this capability.

At each draw stage (typically 4-5 draws per project), we visit the property to verify that the work claimed by the contractor has been completed to specification. We document everything with photos and a detailed report, then submit to the lender so renovation funds can be released.

Four things: (1) 30+ years of hands-on construction experience, not just inspecting, but understanding how things are built. (2) Proprietary platform for faster, more accurate reports. (3) FAA-certified drone capability for aerial inspections no competitor offers. (4) Multi-state coverage across MI, IN, OH, PA, and FL with support for 11 loan types, not just FHA.

Call us at 248-469-8460 or use the contact form on this site. Tell us about your project. If you are a lender with a new deal, a borrower starting a renovation, or an agent with a buyer, we will take it from there.