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Updated: November 19, 2024
This article provides information about The Homes for Every Local Protector, Educator, and Responder Act, a proposed bill that has not yet been passed into law. Please note that details are subject to change as the legislative process continues.
The HELPER Act 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.” As of December 18, 2024, the bipartisan bill has not yet become law.
Congress introduced the HELPER Act on May 13, 2021, as an amendment to the National Housing Act, which created the U.S. mortgage insurance system. The House and Senate renewed the bill with amendments on May 10, 2023.
As of December 18, 2024, the HELPER Act has not yet passed.
The HELPER Act is one of several first-time buyer programs under consideration in Congress, including the $15,000 first-time buyer tax credit bill, called the DASH Act.
The White House supports homeownership and down payment assistance for first-time buyers.
In April 2023, President Biden launched his presidential campaign, pledging to address “unfinished business,” including creating new, affordable housing opportunities for all Americans who want them.
Some of these plans are already in action:
The HELPER Act is an affordable housing bill with bipartisan support. Congress is expected to pass it into law. The bill is self-funding, meaning it does not cost taxpayers money.
Check your eligibility and begin your application now.
The HELPER Act is a mortgage program that offers 100% financing to first responders and educators, with no requirement for monthly mortgage insurance.
Eligible home buyers must meet the following criteria:
HELPER Act mortgages are automatically considered by FHA-approved lenders at the time of application.
Most mortgage lenders that offer FHA loans can also offer HELPER Act mortgages.
The HELPER Act mortgage is a modified FHA loan with three key changes:
This makes homes more affordable by eliminating down payments and mortgage insurance.
Under the HELPER Act, buyers can keep savings for emergencies or other expenses instead of using them for a down payment.
Without monthly mortgage insurance payments, it’s also easier for buyers with lower or moderate incomes to qualify for a loan.
Other benefits of HELPER Act FHA mortgages include:
FHA loans are also assumable mortgages, which can make future resale easier.
The HELPER Act sets out six standards for eligibility:
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.
Eligible applicants must be full-time employees in one of these categories:
Notable exclusions include part-time and substitute teachers, social workers, and nurses.
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.
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.
Applicants must be in good standing at their job and not under investigation for any actions that could result in termination.
Applicants can only use the HELPER Act mortgage once, whether as the primary borrower, co-borrower, or non-occupant co-borrower.
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.
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.
The HELPER Act mortgage is a modified FHA loan, so applicants should use the standard FHA application process.
Before applying, ensure you meet the FHA’s basic requirements, such as:
Next, make sure you meet the additional HELPER Act requirements:
Then, locate an FHA-approved mortgage lender.
According to the Consumer Financial Protection Bureau (CFPB), over 850 mortgage companies offer FHA loans nationwide.
Verify your income and employment history as part of your HELPER Act application, and ensure you meet FHA standards through a soft credit check.
Note: The HELPER Act is not yet law. For now, buyers can apply for the no-money-down 100% Conventional Mortgage for first-time buyers.
The Conventional 100 is a straightforward mortgage available in most states.
HELPER Act | USDA Mortgage | VA Mortgage | Conventional 100 | Doctor Loan | Forgivable Mortgages | |
0% Down Payment | ✔️ | ✔️ | ✔️ | ✔️ | ✔️ | |
First-Time Buyers Only | ✔️ | ✔️ | ||||
Upfront Mortgage Insurance | ✔️ | ✔️ | ✔️ | ✔️ | ||
Monthly Mortgage Insurance | ✔️ | ✔️ | ✔️ | |||
Income Restrictions | ✔️ | ✔️ | ✔️ | ✔️ | ||
Address Restrictions | ✔️ | ✔️ | ✔️ | ✔️ | ||
Employment Restrictions | ✔️ | ✔️ | ✔️ | |||
Multi-Unit Eligible | ✔️ | ✔️ | ✔️ | ✔️ |
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.
Different 100% mortgage programs may offer better terms for some home buyers.
Here are 4 HELPER Act mortgage alternatives and how they compare.
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 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.
VA mortgages are 100% mortgages for 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 lower interest rates than other low- and no-down payment loans.
Like HELPER Act mortgages, VA loans are exempt from monthly mortgage insurance.
The Conventional 100 mortgage is a no-money-down mortgage for first-time buyers available through Homebuyer.com.
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.
Doctor Loans are 100% mortgages for 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, waive 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.
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.
The HELPER Act is expected to be enacted in late-2024.
The bill’s timeline through Congress is as follows:
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.
Relative to other first-time home buyer bills, enacting The HELPER Act is straightforward.
The bill boosts home affordability for millions of first-time buyers.
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:
Congress debated over a dozen home affordability programs in its last session, including the Homes for Every Local Protector, Educator, and Responder Act. Now, the bill is revived.
We expect continued bipartisan support for The HELPER Act and an eventual passage into law.
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.
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.
Key differences exist between the 2021 HELPER Act and the current HELPER Act bills. In the new version of the bill:
The HELPER Act is an active bill with versions in the 2023-2024 House of Representatives and 2023-2024 Senate. Both versions have bipartisan co-sponsors and support. The bill still must be voted into law.
No, the HELPER Act is not yet available. We expect the bill to pass into law in mid-2024. Homebuyer publishes a special newsletter with updates. Register below for updates.
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.
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.
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.
No, The HELPER Act doesn’t enforce income limitations.
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.
Rep. John H. Rutherford [R-FL-5] is the primary sponsor of The HELPER Act in the House of Representatives. Sen. Marco Rubio [R-FL] is the primary sponsor in the Senate.
As of December 18, 2024, there are 146 co-sponsors in the House of Representatives for The HELPER Act.
Representative | Affiliation | Sponsor Date |
Rep. Watson Coleman, Bonnie | [D-NJ-12]* | May 10, 2023 |
Rep. Valadao, David G. | [R-CA-22] | May 11, 2023 |
Rep. Gonzalez, Vicente | [D-TX-34] | May 11, 2023 |
Rep. Veasey, Marc A. | [D-TX-33] | May 11, 2023 |
Rep. Smith, Christopher H. | [R-NJ-4] | May 11, 2023 |
Rep. Fitzpatrick, Brian K. | [R-PA-1] | May 11, 2023 |
Rep. Pascrell, Bill, Jr. | [D-NJ-9] | May 11, 2023 |
Rep. Ruppersberger, C. A. Dutch | [D-MD-2] | May 11, 2023 |
Rep. Evans, Dwight | [D-PA-3] | May 11, 2023 |
Rep. Phillips, Dean | [D-MN-3] | May 15, 2023 |
Rep. Kilmer, Derek | [D-WA-6] | May 15, 2023 |
Rep. Gimenez, Carlos A. | [R-FL-28] | May 15, 2023 |
Rep. Kelly, Mike | [R-PA-16] | May 15, 2023 |
Rep. Budzinski, Nikki | [D-IL-13] | May 15, 2023 |
Rep. Deluzio, Christopher R. | [D-PA-17] | May 15, 2023 |
Rep. Titus, Dina | [D-NV-1] | May 15, 2023 |
Rep. Houlahan, Chrissy | [D-PA-6] | May 15, 2023 |
Rep. Jackson, Jeff | [D-NC-14] | May 17, 2023 |
Rep. Crockett, Jasmine | [D-TX-30] | May 17, 2023 |
Rep. Pappas, Chris | [D-NH-1] | May 17, 2023 |
Rep. Landsman, Greg | [D-OH-1] | May 17, 2023 |
Rep. Perez, Marie Gluesenkamp | [D-WA-3] | May 17, 2023 |
Rep. Kim, Andy | [D-NJ-3] | May 17, 2023 |
Rep. Carson, Andre | [D-IN-7] | May 17, 2023 |
Rep. Hoyle, Val T. | [D-OR-4] | May 17, 2023 |
Rep. Lee, Susie | [D-NV-3] | May 17, 2023 |
Rep. Sherrill, Mikie | [D-NJ-11] | May 17, 2023 |
Rep. Wexton, Jennifer | [D-VA-10] | May 17, 2023 |
Rep. Turner, Michael R. | [R-OH-10] | May 18, 2023 |
Rep. Reschenthaler, Guy | [R-PA-14] | May 18, 2023 |
Rep. Salazar, Maria Elvira | [R-FL-27] | May 22, 2023 |
Rep. Lawler, Michael | [R-NY-17] | May 22, 2023 |
Rep. Ellzey, Jake | [R-TX-6] | May 22, 2023 |
Rep. Levin, Mike | [D-CA-49] | May 22, 2023 |
Rep. Crow, Jason | [D-CO-6] | May 22, 2023 |
Rep. Vasquez, Gabe | [D-NM-2] | May 22, 2023 |
Rep. Hayes, Jahana | [D-CT-5] | May 23, 2023 |
Rep. Lee, Barbara | [D-CA-12] | May 23, 2023 |
Rep. Gottheimer, Josh | [D-NJ-5] | May 23, 2023 |
Rep. Payne, Donald M., Jr. | [D-NJ-10] | May 23, 2023 |
Rep. Ivey, Glenn | [D-MD-4] | May 23, 2023 |
Rep. Harder, Josh | [D-CA-9] | May 24, 2023 |
Rep. Trone, David J. | [D-MD-6] | May 24, 2023 |
Rep. Kaptur, Marcy | [D-OH-9] | June 06, 2023 |
Rep. Pettersen, Brittany | [D-CO-7] | June 06, 2023 |
Rep. Kildee, Daniel T. | [D-MI-8] | June 06, 2023 |
Rep. Correa, J. Luis | [D-CA-46] | June 12, 2023 |
Rep. Simpson, Michael K. | [R-ID-2] | June 15, 2023 |
Rep. Nickel, Wiley | [D-NC-13] | June 20, 2023 |
Rep. Waltz, Michael | [R-FL-6] | June 20, 2023 |
Rep. Meuser, Daniel | [R-PA-9] | June 20, 2023 |
Rep. Thompson, Glenn | [R-PA-15] | June 30, 2023 |
Rep. Kean, Thomas H. | [R-NJ-7] | July 12, 2023 |
Rep. Costa, Jim | [D-CA-21] | July 12, 2023 |
Rep. Keating, William R. | [D-MA-9] | July 17, 2023 |
Rep. Wild, Susan | [D-PA-7] | July 17, 2023 |
Rep. Amodei, Mark E. | [R-NV-2] | July 20, 2023 |
Rep. Manning, Kathy E. | [D-NC-6] | July 20, 2023 |
Rep. Foushee, Valerie P. | [D-NC-4] | July 20, 2023 |
Rep. Strickland, Marilyn | [D-WA-10] | July 20, 2023 |
Rep. Crawford, Eric A. “Rick” | [R-AR-1] | July 25, 2023 |
Rep. Bishop, Sanford D., Jr. | [D-GA-2] | July 25, 2023 |
Rep. Craig, Angie | [D-MN-2] | July 25, 2023 |
Rep. Nehls, Troy E. | [R-TX-22] | July 27, 2023 |
Rep. Chavez-DeRemer, Lori | [R-OR-5] | July 27, 2023 |
Rep. Sánchez, Linda T. | [D-CA-38] | July 27, 2023 |
Rep. Cammack, Kat | [R-FL-3] | July 27, 2023 |
Rep. Mace, Nancy | [R-SC-1] | August 01, 2023 |
Rep. Dunn, Neal P. | [R-FL-2] | August 08, 2023 |
Rep. Tokuda, Jill N. | [D-HI-2] | August 08, 2023 |
Rep. Johnson, Henry C. “Hank,” Jr. | [D-GA-4] | August 08, 2023 |
Rep. Soto, Darren | [D-FL-9] | August 15, 2023 |
Rep. Carbajal, Salud O. | [D-CA-24] | August 15, 2023 |
Rep. Garbarino, Andrew R. | [R-NY-2] | August 29, 2023 |
Rep. Carter, Troy | [D-LA-2] | August 29, 2023 |
Rep. Kuster, Ann M. | [D-NH-2] | August 29, 2023 |
Rep. Hinson, Ashley | [R-IA-2] | September 08, 2023 |
Rep. Menendez, Robert | [D-NJ-8] | September 08, 2023 |
Rep. Ross, Deborah K. | [D-NC-2] | September 08, 2023 |
Rep. Pallone, Frank, Jr. | [D-NJ-6] | September 12, 2023 |
Rep. Dean, Madeleine | [D-PA-4] | September 12, 2023 |
Rep. Norcross, Donald | [D-NJ-1] | September 14, 2023 |
Rep. Van Drew, Jefferson | [R-NJ-2] | September 14, 2023 |
Rep. Larson, John B. | [D-CT-1] | September 14, 2023 |
Rep. Morelle, Joseph D. | [D-NY-25] | September 27, 2023 |
Rep. Tonko, Paul | [D-NY-20] | October 02, 2023 |
Rep. Lieu, Ted | [D-CA-36] | October 02, 2023 |
Rep. Cartwright, Matt | [D-PA-8] | October 13, 2023 |
Rep. Posey, Bill | [R-FL-8] | October 13, 2023 |
Rep. Nunn, Zachary | [R-IA-3] | October 13, 2023 |
Rep. Gallego, Ruben | [D-AZ-3] | October 19, 2023 |
Rep. Spanberger, Abigail Davis | [D-VA-7] | October 25, 2023 |
Rep. James, John | [R-MI-10] | November 02, 2023 |
Rep. Neguse, Joe | [D-CO-2] | November 07, 2023 |
Rep. De La Cruz, Monica | [R-TX-15] | November 07, 2023 |
Rep. Davis, Donald G. | [D-NC-1] | November 08, 2023 |
Rep. Franklin, C. Scott | [R-FL-18] | November 08, 2023 |
Rep. Lynch, Stephen F. | [D-MA-8] | November 13, 2023 |
Rep. Caraveo, Yadira | [D-CO-8] | November 21, 2023 |
Rep. Mills, Cory | [R-FL-7] | November 29, 2023 |
Rep. Scholten, Hillary J. | [D-MI-3] | November 29, 2023 |
Rep. Williams, Nikema | [D-GA-5] | December 05, 2023 |
Rep. Higgins, Clay | [R-LA-3] | December 07, 2023 |
Rep. Slotkin, Elissa | [D-MI-7] | December 07, 2023 |
Rep. Kiley, Kevin | [R-CA-3] | December 07, 2023 |
Rep. Horsford, Steven | [D-NV-4] | December 19, 2023 |
Rep. Trahan, Lori | [D-MA-3] | December 19, 2023 |
Rep. Mrvan, Frank J. | [D-IN-1] | January 31, 2024 |
Rep. Rogers, Mike D. | [R-AL-3] | February 23, 2024 |
Rep. Clarke, Yvette D. | [D-NY-9] | February 29, 2024 |
Rep. Bilirakis, Gus M. | [R-FL-12] | February 29, 2024 |
Rep. D’Esposito, Anthony | [R-NY-4] | February 29, 2024 |
Rep. Westerman, Bruce | [R-AR-4] | March 6, 2024 |
Rep. Jackson, Jonathan L. | [D-IL-1] | March 6, 2024 |
Rep. Amo, Gabe | [D-RI-1] | March 11, 2024 |
Rep. Malliotakis, Nicole | [R-NY-11] | March 11, 2024 |
Rep. Ciscomani, Juan | [R-AZ-6] | March 11, 2024 |
Rep. Salinas, Andrea | [D-OR-6] | March 12, 2024 |
Rep. Sykes, Emilia Strong | [D-OH-13] | March 12, 2024 |
Rep. Tenney, Claudia | [R-NY-24] | March 12, 2024 |
Rep. Adams, Alma S. | [D-NC-12] | March 19, 2024 |
Rep. Brown, Shontel M. | [D-OH-11] | March 19, 2024 |
Rep. DeSaulnier, Mark | [D-CA-10] | March 26, 2024 |
Rep. Lee, Summer L. | [D-PA-12] | March 26, 2024 |
Rep. Sorensen, Eric | [D-IL-17] | March 29, 2024 |
Del. Norton, Eleanor Holmes | [D-DC-At Large] | March 29, 2024 |
Rep. Armstrong, Kelly | [R-ND-At Large] | April 11, 2024 |
Rep. Peltola, Mary Sattler | [D-AK-At Large] | April 12, 2024 |
Rep. Brownley, Julia | [D-CA-26] | April 29, 2024 |
Rep. Gonzales, Tony/td> | [R-TX-23] | May 7, 2024 |
Rep. Lee, Laurel M./td> | [R-FL-15] | May 8, 2024 |
Rep. Bonamici, Suzanne | [D-OR-1] | May 14, 2024 |
Rep. Moulton, Seth | [D-MA-6] | May 14, 2024 |
Rep. Larsen, Rick | [D-WA-2] | May 15, 2024 |
Rep. Zinke, Ryan K. | [R-MT-1] | May 16, 2024 |
Rep. Goldman, Daniel S. | [D-NY-10] | May 16, 2024 |
Rep. Kelly, Robin L. | [D-IL-2] | May 22, 2024 |
Rep. Guthrie, Brett | [R-KY-2] | July 9, 2024 |
Rep. Cherfilus-McCormick, Sheila | [D-FL-20] | July 9, 2024 |
Rep. Carl, Jerry L. | [R-AL-1] | July 9, 2024 |
Rep. Mullin, Kevin | [D-CA-15] | July 23, 2024 |
Rep. Chu, Judy | [D-CA-28] | September 23, 2024 |
Rep. Fong, Vince | [R-CA-20] | October 8, 2024 |
Rep. DeGette, Diana | [D-CO-1] | November 1, 2024 |
The HELPER Act has 29 co-sponsors in the Senate.
Representative | Affiliation | Sponsor Date |
Sen. Ossoff, Jon | [D-GA]* | May 10, 2023 |
Sen. Brown, Sherrod | [D-OH]* | May 10, 2023 |
Sen. Warnock, Raphael G. | [D-GA]* | May 10, 2023 |
Sen. Menendez, Robert | [D-NJ]* | May 10, 2023 |
Sen. Cortez Masto, Catherine | [D-NV]* | May 10, 2023 |
Sen. Blumenthal, Richard | [D-CT]* | May 10, 2023 |
Sen. Scott, Rick | [R-FL] | May 18, 2023 |
Sen. Baldwin, Tammy | [D-WI] | June 06, 2023 |
Sen. Casey, Robert P., Jr. | [D-PA] | June 22, 2023 |
Sen. Heinrich, Martin | [D-NM] | September 06, 2023 |
Sen. Cardin, Benjamin L. | [D-MD] | September 11, 2023 |
Sen. Risch, James E. | [R-ID] | September 13, 2023 |
Sen. Boozman, John | [R-AR] | September 27, 2023 |
Sen. Booker, Cory A. | [D-NJ] | November 30, 2023 |
Sen. Rosen, Jacky | [D-NV] | December 14, 2023 |
Sen. Cassidy, Bill | [R-LA] | January 30, 2024 |
Sen. King, Angus S., Jr. | [I-ME] | March 5, 2024 |
Sen. Kelly, Mark | [D-AZ] | March 5, 2024 |
Sen. Lujan, Ben Ray | [D-AZ] | April 10, 2024 |
Sen. Shaheen, Jeanne | [D-NH] | April 16, 2024 |
Sen. Hassan, Margaret Wood | [D-NH] | April 17, 2024 |
Sen. Murkowski, Lisa | [R-AK] | May 15, 2024 |
Sen. Fetterman, John | [D-PA] | May 15, 2024 |
Sen. Hirono, Mazie K. | [D-HI] | September 11, 2024 |
Sen. Hickenlooper, John W. | [D-CO] | September 11, 2024 |
Sen. Peters, Gary C. | [D-MI] | September 25, 2024 |
Sen. Gillibrand, Kirsten E. | [D-NY] | September 25, 2024 |
Sen. Sullivan, Dan | [R-AK] | November 13, 2024 |
This article, "The HELPER Act Mortgage: Explained," authored by Dan Green, is based on extensive professional mortgage experience and includes references to trusted sources such as industry-leading financial institutions and expert research from the following websites:
This article was last updated on November 19, 2024.
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