What Is The HELPER Act of 2025
The HELPER Act of 2025 is a bipartisan, first-time home buyer bill for teachers, firefighters, law enforcement officers, EMTs, and paramedics. It exempts first-time buyers from down payment and mortgage insurance requirements.
| Bill Number | Chamber | Sponsor(s) | Date Introduced |
|---|---|---|---|
| H.R. 2094 | House | Rep. Bonnie Watson Coleman (D-NJ-12) | March 14, 2025 |
| Rep. Andrew R. Garbarino (R-NY-2) | March 14, 2025 | ||
| Rep. Josh Gottheimer (D-NJ-5) | March 14, 2025 | ||
| S. 978 | Senate | Sen. Jon Ossoff (D-GA) | March 12, 2025 |
| Sen. Bill Cassidy (R-LA) | March 12, 2025 | ||
| Sen. Raphael G. Warnock (D-GA) | March 12, 2025 |
HELPER stands for "Homes for Every Local Protector, Educator, and Responder".
The HELPER Act of 2025 is the latest version of a bill first introduced in 2021. Earlier versions did not pass into law, which is common. According to FactCheck.org, only about 4% of bills become law.
This article reviews the 2025 version of The HELPER Act in detail.
Note: legislation often changes as it moves through Congress, so this page will update as new details emerge. For real-time updates about this and other homebuyer programs, subscribe to our newsletter.
Bill Overview
Homes for Every Local Protector, Educator, and Responder Act of 2025
A bill to create a specialized FHA mortgage program offering no down payment and no monthly mortgage insurance to eligible first responders and educators.
Bill Overview
Homes for Every Local Protector, Educator, and Responder Act of 2025
A bill to create a specialized FHA mortgage program offering no down payment and no monthly mortgage insurance to eligible first responders and educators.
Official Title as Introduced
To amend the National Housing Act to establish a mortgage insurance program for first responders and educators, and for other purposes.
House of Representatives
Senate
Who Qualifies For The HELPER Act
The HELPER Act is a modified FHA mortgage for first-time home buyers who are first responders and educators. The program waives down payment and monthly mortgage insurance requirement for eligible buyers.
More than 5.4 million Americans currently work in HELPER Act professions:
- 3.97 million pre-K through Grade 12 educators (NCES)
- 827,000 law enforcement officers (BLS)
- 345,000 firefighters (BLS)
- 283,000 emergency medical technicians and paramedics (BLS)
For job-eligible applicants, there are ten program criteria to meet.
1. Must be a first-time home buyer
The HELPER Act defines a first-time home buyer as someone who has not owned a primary residence in the prior three years. Certain exceptions apply for displaced homemakers and single parents. For more information, see 42 U.S.C. 12704.
Examples of First-Time Home Buyer Eligibility
| Scenario | Qualifies? | Why |
|---|---|---|
| Never owned a home | Yes | First-time buyer |
| Owned a home over three years ago | Yes | No homeownership in last three years |
| Sold a home two years ago | No | Owned a home within three years |
| One spouse owned a home in last three years | No | Both must qualify |
| Single parent, last owned with ex over three years ago | Yes | Exception for single parents |
| Displaced homemaker, no home in three years | Yes | Exception for displaced homemakers |
| Owns a vacation home, not a primary | No | Still owns residential property |
2. Must be employed full-time in an eligible profession
Eligible professions include:
- Teachers at state-accredited public or private schools, pre-K through grade 12
- Full-time firefighters employed by federal, state, Tribal, or local government
- Full-time law enforcement officers employed by federal, state, or local government
- Emergency medical technicians (EMTs) or paramedics employed full-time by a fire department or EMS unit
Part-time staff, substitute teachers, administrators, and social workers are not eligible.
HELPER Act Eligibility for Specific Job Titles
| Job Title | Eligible? | Notes |
|---|---|---|
| Lead Teacher | Yes | Must be full-time at a state-accredited school |
| Battalion Fire Chief | Yes | Must be full-time with a government agency |
| Police Sergeant | Yes | Must be full-time with a government agency |
| School Librarian | Yes | Must be full-time at a state-accredited school |
| School Counselor | No | Not included as eligible under the bill |
| Arson Investigator | Yes | Eligible if employed full-time by fire dept |
| SWAT Team Member | Yes | Eligible if full-time law enforcement |
| 911 Dispatcher | No | Dispatchers are not eligible |
3. Must have four years of qualifying employment
Buyers must have worked in an eligible job for at least four of the last five years. The HELPER Act allows for job changes as long as the new job is within the same category of eligible employment.
Exceptions may apply for job-related disabilities.
HELPER Act Eligibility Based On Employment Scenarios
| Scenario | Eligible? | Notes |
|---|---|---|
| Taught full-time at two schools | Yes | Different employers are fine |
| Three years teaching, one as firefighter | Yes | Combine full-time eligible jobs |
| Switched from police to private security | No | Private security is not eligible |
| Substitute teacher for five years | No | Substitute teaching is not full-time |
| EMT to paramedic last year | Yes | Both count if full-time and continuous |
| Left job for 18 months to work retail | No | Gaps over one year may disqualify |
4. Must plan to continue employment
Buyers must plan to stay in their eligible job full-time for at least 12 months after closing. Expect lenders to verify your employment and its continuance with supporting document including a contract or letter from your employer.
5. Must be in good standing
Home buyers must be in good standing at their job. You may be under investigation for actions that could result in termination or disciplinary action. Lenders may ask for verification from your employer to confirm your employment status and good standing before approving your HELPER Act mortgage.
6. Must be using the HELPER Act for the first time
Eligible buyers may only use the HELPER Act mortgage once, whether as the primary borrower, co-borrower, or non-occupant co-borrower. It cannot be used a second time.
7. Must purchase an eligible home
Buyers must be purchasing a 1-unit property, which includes single-family houses, condos, and manufactured homes permanently affixed to a lot. Multi-unit homes and property types not supported by the FHA are ineligible for the HELPER Act.
Reference: Eligible Property Types for the HELPER Act
| Property Type | Eligible? | Notes |
|---|---|---|
| Single-family home | Yes | 1-unit, owner-occupied |
| Manufactured home | Yes | Must be permanently attached |
| Mobile home | No | Not eligible unless permanently affixed |
| Condominium | Yes | Must be FHA-approved |
| Co-op | No | Not eligible |
8. Must occupy the home as a primary residence
Buyers must occupy the home they're buying and move in within 60 days of closing. The HELPER Act does not allow buyers to use the program for vacation homes, investment properties, or short-term rentals.
9. Must be FHA mortgage-eligible
Because the HELPER Act is administered through the FHA, buyers must satisfy standard FHA requirements, including income verification, credit score, and FHA loan limits. Lenders may also impose additional requirements, known as investor overlays.
10. Must complete housing counseling
Applicants must complete a HUD-approved housing counseling course before closing. Fannie Mae’s HomeView and Freddie Mac’s CreditSmart Homebuyer U are free, approved courses that meet this requirement.
How Does The HELPER Act Mortgage Work?
The HELPER Act mortgage is a type of FHA mortgage with three key differences:
- There is no down payment required
- There is no monthly mortgage insurance premium
- The upfront mortgage insurance premium may be 3 percent or higher
Beyond that, it's a standard FHA mortgage, so buyers can apply for a HELPER Act mortgage with any mortgage lender that's FHA-approved. In 2024, 1,221 mortgage companies funded at least one FHA mortgage. Learn how to compare lenders and negotiate the best terms with our Flip the Script guide.
Note: The HELPER Act has not yet been introduced as a bill in the current Congress, and many bills change on their way to becoming law. For now, buyers who want a low- or no-down payment mortgage option can review the programs below for first-time buyers. Other HELPER Act features include:
- Fixed-rate and adjustable-rate mortgage options
- Pre-approval available with credit scores as low as 500, subject to lender overlays
- More flexible income requirements than other loans
Like other FHA loans, HELPER Act mortgages are assumable mortgages, meaning a future buyer can take over the loan, which may be attractive if interest rates are higher later.
Alternatives for 100% Financing
The HELPER Act mortgage is an extension of the FHA 203(b) Mortgage Insurance Program, so first-time buyers using a HELPER Act mortgage are subject to the FHA's mortgage guidelines and daily interest rates.
Buyers may find other no-down payment mortgage programs are better suited for their needs.
HELPER Act Alternatives for 100% Financing
USDA Mortgage
USDA mortgages offer 100% financing for homes in non-urban areas, including many suburban and rural neighborhoods. The U.S. Department of Agriculture backs these loans. USDA mortgages come with low fees, reduced mortgage insurance, and mortgage rates that may be lower than the national average.
USDA mortgages are open to buyers in any profession, including teachers, law enforcement, and first responders. Over ninety percent of U.S. land is eligible. You may check your area using the USDA Eligibility Map.
VA Mortgage
VA mortgages are 100% loans for eligible active duty military, veterans, National Guard, Reserves, and some spouses. The Department of Veterans Affairs backs and guarantees these loans, which helps lenders offer VA mortgages at interest rates that may be lower than other low- or no-down payment options.
VA loans, like HELPER Act mortgages, do not require monthly mortgage insurance.
Doctor Loans
Doctor Loans are 100% mortgages for eligible doctors, dentists, medical residents and fellows, and other medical professionals such as veterinarians and optometrists. These loans, sometimes called Physician Loans, are available at many banks and some mortgage brokers.
Guidelines for doctor loans vary by lender, but most do not require a down payment or private mortgage insurance, and may be more flexible about medical school debt. Doctor loan rates are often higher than FHA or conventional loans.
Comparing The HELPER Act With No Down Payment Mortgages
| Feature | HELPER Act | USDA Mortgage | VA Mortgage | Doctor Loan |
|---|---|---|---|---|
| 0% Down Payment | ✔ | ✔ | ✔ | ✔ |
| First-Time Buyers Only | ✔ | |||
| Upfront Mortgage Insurance | ✔ | ✔ | ✔ | |
| Monthly Mortgage Insurance | ✔ | |||
| Income Restrictions | ✔ | |||
| Address Restrictions | ✔ | |||
| Employment Restrictions | ✔ | ✔ | ✔ | |
| Multi-Unit Eligible | ✔ | ✔ |
How Soon Could The HELPER Act Pass?
As of December 4, 2025, the HELPER Act has not been signed into law. Its passage is not guaranteed.
Most bills do not become law without strong advocacy. That’s where groups like PassTheHELPERAct.org are leading the charge.
PassTheHELPERAct.org provides updates, organizes support, and connects people with resources to help push the housing bill forward. Their advocacy efforts include letter-writing campaigns, social media outreach, and direct engagement with members of Congress. The group also provides educational resources about the bill's benefits and positive effects on home affordability.
If you’d like to help, contact your U.S. Representative and Senators directly. Use the Congress member lookup tool to find your elected officials and let them know why The HELPER Act matters to you and your community.
Want to Help Pass The HELPER Act?
Frequently Asked Questions
What is the HELPER Act?
The HELPER Act is a bipartisan bill to create a new FHA-backed mortgage program for teachers, firefighters, law enforcement officers, EMTs, and paramedics. It removes the down payment requirement and eliminates monthly mortgage insurance costs.
Who qualifies for a HELPER Act mortgage?
Full-time K-12 teachers, full-time law enforcement officers, full-time firefighters, and full-time EMTs or paramedics employed by federal, state, Tribal, or local government are eligible. Part-time teachers, administrators, and support staff are excluded.
Do I have to be a first-time home buyer to use the HELPER Act?
Yes. The bill requires buyers to meet the federal definition of a first-time home buyer — someone who has not owned a primary residence in the past three years. Certain exceptions apply for single parents and displaced homemakers.
Does the HELPER Act require mortgage insurance?
The HELPER Act removes monthly mortgage insurance only. Upfront mortgage insurance premiums are paid at closing.
Is housing counseling required under the HELPER Act?
Yes. Eligible buyers must complete a HUD-approved housing counseling course before closing. This is to ensure buyers understand the responsibilities of homeownership.
Can I buy any type of home with the HELPER Act?
No. Eligible properties must be primary residences with one unit, such as single-family homes, condos, or manufactured homes permanently affixed to a lot. Vacation homes, second homes, and investment properties are excluded.
Can I use the HELPER Act more than once?
No. Each buyer may only use the HELPER Act mortgage once, whether as a primary borrower, co-borrower, or non-occupant co-borrower.
How long do I have to work before I qualify?
Applicants must have worked full-time in an eligible profession for at least four of the last five years, with the expectation to continue for at least 12 more months after closing.
Does the HELPER Act have income limits?
No, the HELPER Act does not restrict eligibility based on household income.
What is the status of the HELPER Act?
The HELPER Act has been introduced in Congress but has not yet passed into law. It is not currently available to home buyers.
Is The HELPER Act available yet?
No, the HELPER Act is not yet available. It must first pass Congress and be signed into law, then HUD must issue regulations before lenders can offer the program.
Can I use The HELPER Act to buy a short-term rental property?
No, the HELPER Act is for primary residences only. Home buyers may not use their homes to generate revenue from short- or long-term rentals.
