The HELPER Act is a bi-partisan bill that is a first-time home buyer program for teachers, firefighters, and law enforcement officers. It exempts first-time home buyers from down payment and mortgage insurance requirements.

HELPER stands for "Homes for Every Local Protector, Educator, and Responder.

The HELPER Act was first introduced in the 117th Congress (2021-2022) and then again in the 118th Congress (2023-2024). It did not pass into law during either congressional session, which is common. According to FactCheck.org, only 4% of bills introduced by lawmakers become law.

As of 7/17/2025, the HELPER Act has not been introduced in the current congress, the 119th Congress.

What is The HELPER Act?

The HELPER Act is a mortgage program that offers 100% financing to first responders and educators, with no requirement for monthly mortgage insurance.

The bill's last version stated that home buyers must meet the following criteria to be HELPER Act-eligible:

• Must work full-time as a K-12 educator, firefighter, or law enforcement officer, or full-time as a paramedic or EMT for federal, state, Tribal, or local government
• Must have worked in a qualifying job for at least four of the last five years
• Must be in "good standing" with their employer and plan to continue employment for at least another 12 months
• Must be purchasing a 1-unit primary residence (vacation homes and rentals are ineligible)
• Must be using the HELPER Act mortgage for the first time
• Must meet basic eligibility requirements of an FHA loan
• Must be a first-time home buyer (defined as not owning a home for the prior three years)

HELPER Act mortgages are automatically considered by FHA-approved lenders at the time of application.

Most mortgage lenders that offer FHA loans are expected to also offer HELPER Act mortgages.

How Does The HELPER Act Mortgage Work?

The HELPER Act mortgage is an FHA loan that's modified with three key changes:

1. No down payment requirement
2. No monthly mortgage insurance
3. No upfront mortgage insurance premium

The HELPER Act makes homes more affordable by eliminating down payment requirements and monthly mortgage insurance payments.

Without monthly mortgage insurance payments, it's easier for buyers with lower or moderate incomes to qualify for a loan.

Other benefits of HELPER Act FHA mortgages include:

• Choice of fixed-rate or adjustable-rate mortgage (ARM) options
• Pre-approval with credit scores of 500 or higher, based on lender standards
• More flexible income requirements than other loans

FHA loans – and. therefore, HELPER Act mortgages – are also assumable mortgages, which can make future resale easier in the right circumstances.

Who Is Eligible For The HELPER Act?

According to data from the Bureau of Labor Statistics, Bureau of Justice Statistics, and National Center for Education Statistics, more than five million Americans work in HELPER Act professions:

• 3.7 million full-time pre-K through Grade 12 educators
• 700,000 full-time law enforcement officers
• 370,000 full-time firefighters
• 260,000 full-time emergency medical technicians and paramedics

For workers in these roles, the HELPER Act sets out six standards for eligibility:

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.

2. Must be a full-time protector, educator, or responder

Eligible applicants must be full-time employees in one of these categories:

• Teachers at a state-accredited public or private school, pre-K through grade 12 (administrators and support staff are not eligible)
• Full-time firefighters or paramedics for a federal, state, Tribal, or local government
• Emergency medical technicians (EMTs) employed full-time by a fire department or EMS unit
• Law enforcement officers employed full-time by a federal, state, or local government

Notable exclusions include part-time and substitute teachers, social workers, and nurses.

3. Must have four years of qualifying employment

Eligible applicants must have worked full-time in a qualifying position for four out 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.

4. Must plan to continue employment for at least one year

Applicants must certify they plan to remain in their job for at least 12 months after closing. Buyers who reasonably believe they will continue employment meet this requirement.

5. Must be in good standing with employer

Applicants must be in good standing at their job and not under investigation for any actions that could result in termination.

6. Must be using the HELPER Act for the first time

Applicants can only use the HELPER Act mortgage once, whether as the primary borrower, co-borrower, or non-occupant co-borrower.

7. Must be purchasing a 1-unit home

Eligible homes include single-family houses, condos, and manufactured homes permanently affixed to a lot. Multi-unit homes (e.g., 2-4 units) are ineligible.

8. Must be eligible for an FHA mortgage

The HELPER Act mortgage is backed by the FHA, so buyers must meet the minimum FHA standards, including income verification, credit score, and loan limits. Note that mortgage lenders may enforce additional eligibility standards beyond what the FHA requires. This is known as an investor overlay.

Did The HELPER Act Pass Yet?

As of 7/17/2025, the HELPER Act has not been introduced as a bill in the 119th Congress (2024-2025).

The HELPER Act is one of several first-time buyer programs that may be under consideration in the current Congress, including two $15,000 first-time buyer tax credit bills – the First-Time Homebuyer Tax Credit Act and the DASH Act – and down payment assistance programs such as the $25,000 Downpayment Toward Equity program.

In prior congressional sessions, the HELPER Act was an affordable housing bill with strong bipartisan support. The bill is self-funding, meaning it does not cost taxpayers money.

How To Apply For A HELPER Act Mortgage

The HELPER Act mortgage is a modified FHA loan, so applicants should follow the standard FHA application process.

First. before applying, ensure you meet the FHA's basic requirements, such as:

1. Credit score of 500 or higher
2. Debt-to-income ratio of 43% or lower
3. Steady employment history
4. Income and asset verification

Next, make sure you meet the additional HELPER Act requirements:

1. Full-time work as a teacher, firefighter, or law enforcement officer
2. Four years of qualifying employment
3. Good standing with your employer
4. First-time home buyer status

Then, locate an FHA-approved mortgage lender that can approve your mortgage application.

According to the Consumer Financial Protection Bureau (CFPB), more than 850 mortgage companies provide FHA loans to home buyers.

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-downpayment mortgage option can review the programs below for first-time buyers.

HELPER Act 100% Mortgage Alternatives

The HELPER Act mortgage is an extension of the FHA 203(b) Mortgage Insurance Program, making it a modified FHA loan. Home buyers who use the HELPER Act mortgage must meet FHA mortgage guidelines and use FHA mortgage rates.

Other no-downpayment mortgage programs may offer better terms for some home buyers.

Here are 5 HELPER Act mortgage alternatives and how they compare.

1. USDA Mortgage

USDA mortgages are 100% mortgages for non-urban homes, including suburban and rural neighborhoods. The U.S. Department of Agriculture backs USDA loans, which allow 100% financing and feature low fees, reduced mortgage insurance premiums, and mortgage rates that typically fall below national averages.

USDA mortgages are available to all buyers in all professions - teachers, law enforcement, first responders, and others.

Over ninety percent of U.S. land is eligible for a USDA mortgage. Use this interactive USDA Eligibility Map to find your home.

2. VA Mortgage

VA mortgages are 100% mortgages for eligible active duty military, veterans, National Guard, Reserves, and select spouses.

The Department of Veterans Affairs backs VA loans and guarantees them against loss. This guaranty allows lenders to offer VA mortgages at interest rates than may be lower than other low- and no-down payment loans.

Like HELPER Act mortgages, VA loans are exempt from monthly mortgage insurance.

3. The Conventional 100 Mortgage

The Conventional 100 mortgage is a no-money-down mortgage for first-time buyers available through the Homebuyer.com website.

The Conventional 100 mortgage is for single-family homes and is based on conventional mortgage guidelines. Loan sizes may not exceed local conforming mortgage loan limits, home buyers must complete an online homeownership education course before closing, and eligibility is limited to U.S. citizens and permanent resident aliens.

The Conventional 100 applies a minimum credit score requirement and limits on household income. Mortgage rates are typically below market averages.

4. Doctor Loans

Doctor Loans are 100% mortgages for eligible doctors, dentists, active medical residents and fellows, and other medical professionals, including veterinarians and optometrists. Sometimes called Physician Loans, they're no-money-down mortgages available at retail banks and some mortgage brokerages.

Doctor loan guidelines vary between lenders, but generally, doctor loans don't require a down payment, don't require private mortgage insurance, and take a lenient approach to medical school debt.

Doctor loan mortgage rates are typically higher than comparable FHA or conventional loans.

5. 100% Forgivable Mortgages

100% forgivable mortgages are mortgages where the buyer borrows the down payment as a second mortgage, which is typically forgiven after five years.

Like HELPER Act mortgages, forgivable mortgages are based on the FHA mortgage program, so buyers must meet credit score, debt-to-income ratio, and citizenship requirements.

To apply for a forgivable mortgage, ask your mortgage lender about availability.

When Will The HELPER Act Pass?

The HELPER Act has not been introduced in the 119th Congress (2024-2025), and there is no timetable for its passage.

Here is a history of the HELPER Act bill through Congress since its initial introduction:

• Introduced in the House as bipartisan H.R. 3172, May 13, 2021
• Added 11 co-sponsors from both parties
• Introduced in the Senate as bipartisan S. 2981, October 7, 2021
• Added 62 additional bipartisan co-sponsors in the House of Representatives, 2022
• Added 16 additional bipartisan co-sponsors in the Senate, 2022
• Re-introduced as H.R. 3170, May 10, 2023 - now with 122 bipartisan co-sponsors
• Re-introduced as S. 1514, May 10, 2023 - with 15 bipartisan co-sponsors

Because The HELPER Act expands the National Housing Act of 1934 to include a new mortgage insurance program for teachers and first responders, passing it doesn't require coordination among federal and state agencies, like the $25,000 Downpayment Toward Equity Act.

Its structure makes the HELPER Act relatively straightforward.

Common Questions About The HELPER Act

Is this webpage updated with accurate HELPER Act information?

Yes, this page is updated and verified against the most recent bill version regularly. The date of the last update is listed at the top of this article.

Is The HELPER Act for first-time home buyers only?

Yes, the HELPER Act is for people who meet the definition of a first-time home buyer. This is a change from the original HELPER Act of 2021, which included all home buyers.

What was different between the HELPER Act of 2023 and the original HELPER Act of 2021?

Key changes from the 2021 HELPER Act tothe 2023HELPER Act bills included:

1. Added first-time home buyer requirement
2. Eliminated upfront mortgage insurance premium
3. Streamlined eligibility requirements

What is the status of the HELPER Act?

The HELPER Act did not receive a vote in the last Congress. It has not beenintroduced as a bill in the current Congress. The HELPER Act is not law.

Is The HELPER Act available yet?

No, the HELPER Act is not yet available.

I have four years of employment as a first responder but with different employers. Am I still eligible for a HELPER Act mortgage?

The HELPER Act requires home buyers to work as teachers or first responders for four consecutive years. Buyers are not required to work for the same employer for all four years or in the same role.

I was a full-time firefighter for two years and became a teacher for the next two years. Am I eligible to use The HELPER Act?

Yes, the HELPER Act states that eligible buyers must work full-time as teachers or first responders for four consecutive years. It doesn't say the buyers must keep the same job function.

What will happen if I leave my job within 12 months of using a HELPER Act mortgage?

If you leave your job within 12 months of using a HELPER Act home loan, the program administrator may ask you to sign an affidavit that your job change was unexpected.

Does The HELPER Act have an income limit?

No, The HELPER Act doesn't enforce income limitations.

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.

Who is the HELPER Act's primary sponsor in Congress?

In the last Congress, Rep. John H. Rutherford [R-FL-5] was the primary sponsor of The HELPER Act in the House of Representatives. Sen. Marco Rubio [R-FL] wasthe primary sponsor in the Senate.

Who were the HELPER Act co-sponsors in Congress?

When the last Congress ended, there were 146 co-sponsors in the House of Representatives for The HELPER Act.

The HELPER Act had 29 co-sponsors in the Senate.