FHA 203k
For owner-occupants buying or refinancing a 1–4 unit home they'll live in.
FHA 203k contractor · Maryland · DC · Northern Virginia
Looking for a 203k contractor?
Buy the house. Finance the renovation. We build it. 203k Renovators is the FHA 203k renovation division of G-11 Enterprises, Inc., a licensed residential general contractor serving the metro area since 1992. We write the scope your lender and consultant need, then build to the draw schedule.
Since 1992DBE · MBE · SLBE certifiedBPI Building Analyst ProfessionalLicensed & insured · MHIC #128776
How it worksOne loan.
One loan.
One team.
An FHA 203k loan finances the purchase (or refinance) and the renovation together, with one closing. The renovation money sits in escrow and is paid out in draws as work is inspected. Here's how a project runs with us.
01
Pre-approval & property
Get pre-approved with a 203k lender and find the house. We'll tell you early whether it's a good 203k candidate.
02
Consultation & walkthrough
A free 15-minute phone consultation first. If it's a fit, we walk the property with you (and your 203k consultant on a Standard 203k) and write a line-item scope and bid.
03
Appraisal & closing
The lender appraises the after-renovation value. At closing, renovation funds go into escrow.
04
Permits & start
We pull permits and start within 30 days of closing, as the program requires.
05
Construction & draws
Framing, mechanicals, drywall and finishes. Each stage is inspected before the next draw is released.
06
Final inspection & keys
Final inspection, certificate of occupancy where required, walkthrough and move-in. After care continues.
What we renovateFrom one room
From one room
to the studs
Limited 203k projects (non-structural, up to HUD's current $75,000 cap) and Standard 203k projects (larger or structural work, with a HUD-approved consultant).
Kitchens & baths
Layouts, cabinets, counters, tile, fixtures and appliances.
Full-gut renovations
Distressed houses taken down to the framing and rebuilt.
Basements
Finished living space, egress, bedrooms and baths.
Additions & conversions
Added bedrooms, baths and square footage, plus condo conversions.
Systems
Electrical, plumbing, HVAC, roofing and windows as part of the scope.
Structural repair
Framing, foundation and stair work on Standard 203k projects.
Before & afterSame room,
Same room,
same angle
Recent G-11 renovations in Prince George's County. More projects on the main site.
Before
After
Before
After
Before
After
Before
After
Before
After
Before
AfterOur 203k experienceWhy buyers
Why buyers
choose G-11
A 203k is a construction project and a loan at the same time. You need a contractor who knows both sides.
Since 1992
More than three decades of residential construction across Maryland, DC and Virginia.
Consultant-ready bids
Scopes, line-item bids and draw schedules in the format your 203k consultant and lender work from.
Lender network
We work with 203k lenders across the metro area and can point you to ones who close these loans regularly.
One team
The same team from the first walkthrough through punch list and after care.
Certified
DBE, MBE and SLBE certified, with a BPI Building Analyst Professional on staff.
Straight answers
We tell you on the walkthrough if a house doesn't pencil out as a 203k, before you're under contract.
Investment property
Investment properties aren't eligible for 203k loans. G-11 offers separate investor construction services on conventional, hard-money or cash financing. Contact us.
Areas servedBased in
Based in
Clinton, MD
From our office at 7185 Old Alexandria Ferry Road, we work across the DC metro and Baltimore. Ask about other counties; it depends on the project.
Prince George's CountyBaltimore CityBaltimore CountyWashington, DCNorthern Virginia
203k questions
What buyers ask first
Do I need a 203k contractor before I close?
Yes. Your lender needs a contractor's bid and scope of work before closing, so the appraiser can value the home after renovation and the renovation money can be set aside in escrow. The sooner we walk the property, the sooner your lender can move.
Limited or Standard 203k — which one do I need?
A Limited 203k covers non-structural work (kitchens, baths, flooring, roofing, HVAC) up to a HUD-set cap, currently $75,000, and doesn't require a consultant. A Standard 203k is for larger or structural projects, requires a HUD-approved 203k consultant, and has a minimum repair amount. We'll tell you which one your scope fits on the walkthrough.
Who pays for the 203k consultant?
The borrower, but the fee can usually be financed into the loan. The consultant writes the work write-up that the lender, appraiser and contractor all work from, and inspects each draw.
Can I live in the house during the renovation?
On a Limited 203k the home generally has to stay livable. On a Standard 203k, if you can't live there during construction, up to 12 months of mortgage payments can be financed into the loan.
How long does a 203k renovation take?
Work must start within 30 days of closing. HUD currently allows 9 months to finish a Limited 203k and 12 months for a Standard 203k. Most of our projects run 3 to 6 months from closing to final inspection; full-gut rehabs take longer. You get a written schedule tied to the draws.
Can investors use a 203k loan?
No. 203k loans are for owner-occupants of 1–4 unit homes. For investors we provide construction management and investor construction services on conventional, hard-money or cash projects.
Do you work with my lender?
Yes. We provide bids in the format your consultant and lender need. If you don't have a 203k lender yet, we can point you to ones who close these loans regularly.
Program rules are set by HUD and your lender and change over time. Limits shown reflect HUD Mortgagee Letter 2024-13. 203k Renovators is a contractor, not a lender; we don't make loan or approval decisions.
Book your free consultation
Let's talk about
Let's talk about
the property
Tell us about the house. We'll call you within one business day for a free 15-minute consultation, then schedule a walkthrough if it's a fit. No obligation.
- Free 15-minute phone consultation
- Limited vs. Standard 203k answered up front
- Scope & bid your lender can use
Prefer to talk now?301-818-203K