Renovation loans in Delaware County: what to know
Delaware County has some of the best value in the Philadelphia suburbs for renovation buyers. Inner-ring towns like Upper Darby, Lansdowne, and Drexel Hill are full of solid 1920s twins and rowhomes selling below their finished value, and Havertown and Media offer older singles that need updating.
The houses and the projects
Stone and brick twins and rows from the 1910s to the 1940s, center-hall colonials and Tudor-style singles, and post-war capes further out. Common issues are original slate or older shingle roofs, steam and hot-water heat systems at the end of their life, galvanized plumbing, and small kitchens.
Projects we most often finance in Delaware County:
- Boiler and radiator system replacement or conversion
- Roof and chimney repair
- Kitchen expansions and bath additions
- Basement waterproofing
Which renovation loan fits a Delaware County purchase
Twins and semi-detached homes give you a yard and a little more light, but they share a wall and often an old roof line with the house next door. Renovation budgets here usually cover roofing, windows, mechanicals, and an updated kitchen.
- Cosmetic plus mechanicals under $75,000: the FHA 203k Limited.
- Additions, structural repairs, or a larger budget: the FHA 203k Standard or HomeStyle.
- Veterans: the VA Renovation Loan can finance the purchase and the work with no down payment.
2026 loan limits for Delaware County
Delaware County is in Delaware County. For 2026, the FHA limit for a single-family home is $630,200 and the conforming limit that caps HomeStyle and CHOICERenovation is $832,750. On a renovation loan, the limit applies to the whole loan: purchase, renovation, contingency, and any financed fees.
| Property | FHA 203k limit | Conforming limit (HomeStyle / CHOICERenovation) |
|---|---|---|
| 1-unit | $630,200 | $832,750 |
| 2-unit | $806,750 | $1,066,250 |
| 3-unit | $975,200 | $1,288,800 |
| 4-unit | $1,211,950 | $1,601,750 |
2026 limits for Philadelphia, Bucks, Chester, Delaware, and Montgomery counties (Philadelphia MSA). FHA limits from HUD; conforming limits from FHFA. Limits apply to the total loan amount, including renovation costs. Limits change every January.
How the process works in Delaware County
- Free consultation and pre-qualification. We look at income, credit, and savings, then tell you which renovation program fits and what price-plus-renovation budget you can shop in. You get a pre-qualification letter that tells Philadelphia sellers you can close.
- Find the house and price the work. Your agent writes the offer. Your contractor walks the house and prices the job. On a Standard 203k, a HUD-approved consultant writes the scope of work so the numbers hold up in underwriting.
- As-completed appraisal and approval. The appraiser values the home as if the renovation were already finished. Underwriting approves the purchase and the project together, so you know before closing that the full budget is funded.
- Close once, then renovate. You sign one loan at one closing. Renovation money goes into an escrow account and pays your contractor in draws as work is inspected. Your payment is fixed from day one.
Neighborhoods and towns we serve in Delaware County
Delaware County renovation loan FAQ
Can I buy a fixer-upper in Delaware County with an FHA 203k loan?
Yes. A 203k finances the purchase price and the cost of repairs in one loan, based on what the home will be worth after the work is done. The home must be your primary residence. For a twin in Delaware County, the most common projects are roofs, windows, mechanicals, and kitchen and bath updates.
How much can I borrow to buy and renovate in Delaware County?
For 2026, the FHA single-family limit here is $630,200 and the conforming limit for HomeStyle and CHOICERenovation is $832,750. Within those limits, the loan is based on the purchase price plus the renovation budget, measured against the as-completed appraised value. We run the numbers on the specific house during your consultation.
Do I need a licensed contractor for a renovation loan in Delaware County?
Yes. For most home improvement work on one- and two-family homes in Philadelphia, contractors must hold a Pennsylvania Home Improvement Contractor registration from the Attorney General's office and meet the City's insurance and tax requirements to pull permits. Electrical and plumbing work requires licensed trades. We review the contractor's license, insurance, and bid as part of the loan approval.
How long does a renovation loan take to close in Delaware County?
Most purchases close in 45 to 60 days, a bit longer than a standard loan because the contractor bid, the scope of work, and the as-completed appraisal all have to line up. In Philadelphia, building permits come from the Department of Licenses and Inspections (L&I). Suburban work is permitted by each township or borough.