FHA Energy Efficient Mortgage (EEM)
The FHA Energy Efficient Mortgage (EEM) is one of FHA's specialized options. Here is the plain-English rundown for 2026.
How it works
The FHA EEM lets you finance cost-effective energy improvements into your loan above the normal limit, without re-qualifying, when an energy assessment shows the upgrades pay for themselves.
Key things to know
- Minimum 3.5% down with a 580+ credit score (10% down for 500-579).
- Loan amounts are capped by your county FHA limit — $541,287 floor up to $1,249,125 in high-cost areas.
- FHA mortgage insurance applies; budget the 1.75% upfront premium plus annual MIP.
- The home must be your primary residence and meet FHA's minimum property standards.
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Frequently Asked Questions
- What is the FHA Energy Efficient Mortgage (EEM)?
- The FHA EEM lets you finance cost-effective energy improvements into your loan above the normal limit, without re-qualifying, when an energy assessment shows the upgrades pay for themselves.
- What credit score and down payment are required?
- Like other FHA loans, 580+ qualifies for 3.5% down; 500-579 requires 10% down.