Our Primary Service
HUD/FHA 203(k) Consulting Services
From feasibility study to final completion, MIS handles every step of your renovation loan consulting. 30+ years of expertise, proprietary accuracy, multi-state coverage.
What Is a 203(k) Renovation Loan?
A 203(k) loan allows borrowers to finance both the purchase (or refinance) of a property and the cost of renovations in a single mortgage. It is one of the most powerful tools in residential lending, but it requires a HUD-approved consultant to manage the renovation scope, verify contractor work, and ensure compliance at every stage.
That is where MIS comes in. Michael Al (HUD Consultant ID P1984) has managed hundreds of renovation projects across Michigan, Indiana, and Ohio. Every project is backed by our proprietary inspection platform for faster turnaround and greater accuracy.
11 Renovation Loan Types: We Handle Them All
Most consultants only work with FHA 203(k). MIS supports 11 renovation loan products, making us the single consultant lenders need for any renovation deal.
FHA 203(k) Standard
FHA 203(k) Limited
Conventional Renovation
VA Renovation Loan
USDA Rural Renovation
Fannie Mae HomeStyle
Freddie Mac CHOICEReno
FHA 203(h) Disaster
HUD REO Sales
Non-QM Renovation
Portfolio Renovation
Our Process, Step by Step
Every MIS project follows a proven, structured process. No surprises, no delays.
Feasibility Study
Property review, scope assessment, and preliminary cost analysis. We determine if the project is viable before anyone commits.
Work Write-Up
Detailed, HUD-compliant scope of work across 35 standardized categories. Platform-assisted for accuracy. Includes cost estimates and specifications.
Contractor Bid Review
We review and compare contractor bids against the write-up, verify pricing, and help select the right contractor for the job.
Draw Inspections
On-site inspections at each draw stage. We verify work completion and quality, then file reports with the lender for fund release.
Final Completion
Final inspection, completion letter, lien waivers, and all closing documentation delivered. Project complete.
Transparent Pricing
No hidden fees. No surprises. Here is what our consulting services cost.
Work Write-Up
$700 – $1,400
Complete HUD-compliant scope of work with cost estimates. Price depends on project complexity and scope. Includes contractor bid review, 35-category write-up, and all required HUD documentation.
Draw Inspection
$375 + Mileage
Per-visit on-site inspection to verify work completion at each draw stage. Includes detailed inspection report filed directly with the lender for fund release approval.
HUD Forms & Documentation We Generate
MIS produces all required HUD documentation for every project, accurately, on time, and compliant with current HUD 4000.1 guidelines.
- HUD 9746-A – Draw Request
- HUD 92577 – Change Order
- HUD 92700-A – Borrower’s Acknowledgment
- HUD 92300 – Mortgagee’s Assurance
- Completion Letters – Final & Contingency Release
- Lien Waivers – Contractor Release Documentation
- Feasibility Analysis – Pre-project viability report
- Work Write-Up Report – Full 35-category scope
- Bid Comparison – Contractor bid analysis
- Inspection Reports – Each draw stage documented
Platform Accuracy
MIS uses a proprietary inspection platform, something no other 203(k) consultant in the tri-state area offers. Here is what that means for your projects:
- Photo Analysis – Inspection photos are reviewed to identify conditions, damage patterns, and code concerns that manual review might miss
- Field Note Processing – Handwritten field notes are digitized instantly using OCR technology, eliminating transcription errors
- Faster Turnaround – Platform-assisted report generation means your write-ups and inspection reports arrive faster without sacrificing accuracy
- Consistency – Every report follows the same rigorous format. No variation between projects, no missing details.
The technology supports the expertise: 30+ years of construction knowledge combined with modern tools. The result is the most accurate, fastest, and most thoroughly documented consulting service available.
Frequently Asked Questions
What does a 203(k) consultant actually do?
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.
How long does a work write-up take?
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.
Do you only handle FHA 203(k) loans?
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.
What states do you serve?
We serve Michigan, Indiana, and Ohio. Our primary office is in Southeast Michigan (Southfield area), and we travel throughout all three states for inspections.
How much does a 203(k) consultation cost?
Work write-ups range from $700 to $1,400 depending on project scope and complexity. Draw inspections are $375 plus mileage per visit. These fees are typically financed into the loan, so the borrower does not pay out of pocket.
Can the consultant fee be financed into the loan?
Yes. For most 203(k) and renovation loan products, the consultant fee is an allowable closing cost that can be financed into the mortgage. The borrower typically does not pay the consultant directly.
What is the difference between a Standard and Limited 203(k)?
A Standard 203(k) is for major renovations over $75,000 with no cap, requires a HUD consultant, and allows structural work. A Limited 203(k) (formerly “Streamline”) is for renovations under $75,000, does not require a consultant (but can benefit from one), and does not allow structural changes.
Do you use drones during inspections?
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.
How do draw inspections work?
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.
What makes MIS different from other 203(k) consultants?
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, and OH with support for 11 loan types, not just FHA.
How do I get started?
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.
Ready to Start Your Next Renovation Project?
Call today or schedule a free call. MIS makes every 203(k) deal smooth, accurate, and on time.
Call 248-469-8460