YES — You CAN Get a Mortgage During or After Chapter 13
FHA/VA OK
During Active Ch13
After 12 months on-time payments
0-Day Wait
After Ch13 Discharge
FHA & VA — immediate eligibility
500+
Min. Credit Score
Carrington accepts 500 (FHA)
Most people assume bankruptcy = no mortgage for years. That's wrong for Chapter 13. FHA and VA loans are available much sooner. Compare lenders that work with Chapter 13 →
Best Mortgage Lenders That Work With Chapter 13 Bankruptcy 2026
Chapter 13 is NOT the end of homeownership. Unlike Chapter 7, Chapter 13 (reorganization) shows lenders you're paying back your debts — which they actually respect. FHA and VA loans are available after just 12 months of on-time plan payments. We ranked the 8 best lenders for this exact situation.
12 months
FHA During Ch13
0-Day Wait
After Discharge
500
Min. Credit
3.5%
Down Payment
⚡ QUICK ANSWER — Chapter 13 Mortgage Rules:
✅ FHA during active Ch13: 12+ months on-time payments + trustee + court approval
✅ VA during active Ch13: 12+ months on-time payments + trustee + court approval
✅ FHA after Ch13 discharge: 0-day waiting period — apply immediately
✅ VA after Ch13 discharge: 0-day waiting period with good payment history
⏳ Conventional after discharge: 2-year waiting period required
⚡ Non-QM (no waiting): Angel Oak — can close while in Ch13 with 10-20% down
🗺️ Your 3 Chapter 13 Mortgage Scenarios
Buying a Home DURING Active Chapter 13
Who qualifies: FHA or VA loan — after 12 months of on-time plan payments
Steps to Get Approved
- 1Get written approval from your bankruptcy trustee
- 2Get court approval (Motion to Incur New Debt)
- 3Get FHA or VA pre-approval with 580+ credit
- 4Find a home — use trustee-approved purchase price
- 5Close — court order + lender approval required
Expected Rate
~6.40–6.80% (FHA)
Down Payment
3.5% (FHA) or 0% (VA)
Buying After Chapter 13 DISCHARGE
Who qualifies: FHA/VA: 0 days after discharge. Conventional: 2 years. USDA: 3 years.
Steps to Get Approved
- 1Wait for discharge certificate from court
- 2Pull your credit — score typically 600-680 after Ch13
- 3Get FHA pre-approval (no waiting period post-discharge)
- 4Choose your home and lender
- 5Close — no court approval needed after discharge
Expected Rate
~6.20–6.55% (FHA)
Down Payment
3.5% (FHA) or 0% (VA)
Chapter 13 DISMISSED (Not Completed)
Who qualifies: FHA: 2-year wait after dismissal. VA: 2-year wait. Conventional: 4 years.
Steps to Get Approved
- 1Wait 2 years from dismissal date (FHA/VA)
- 2Rebuild credit to 580+ (FHA) or 620+ (VA)
- 3Save for down payment during waiting period
- 4Get pre-approved when eligible
- 5Consider Non-QM sooner if you have 10-20% down
Expected Rate
~6.55–7.20% (FHA, post-dismissal)
Down Payment
3.5% (FHA) or 10%+ (non-QM)
🏆 Best 8 Mortgage Lenders for Chapter 13 (July 2026)
These lenders specifically work with Chapter 13 borrowers — either during active plans or post-discharge.
Carrington Mortgage Services
🏆 BEST CH13 LENDERMin. Credit
500
Down Payment
3.5% (FHA)
Ch13 Status
Active OR Discharged
Wait Period
12 months in Ch13
Best overall Chapter 13 specialist — most flexible
- ✓500 minimum credit score
- ✓Works during active Ch13
- ✓12-month on-time payment requirement
- ✓FHA specialist for credit-challenged
- ✓Trustee approval assistance
Freedom Mortgage
⭐ CH13 FHA EXPERTMin. Credit
580
Down Payment
3.5% (FHA)
Ch13 Status
Active OR Discharged
Wait Period
12 months in Ch13
Strong FHA during active Chapter 13
- ✓580 minimum credit
- ✓FHA and VA loan types
- ✓Works with active Ch13 trustees
- ✓$0 origination fee
- ✓Good for veteran borrowers
Guild Mortgage
🏠 LOCAL EXPERTISEMin. Credit
580
Down Payment
3.5% (FHA)
Ch13 Status
Active OR Discharged
Wait Period
12 months in Ch13
Ch13 FHA and VA specialist — local offices
- ✓580 minimum credit
- ✓FHA and VA available
- ✓Local loan officers who know Ch13 process
- ✓USDA available after discharge
- ✓Helps navigate trustee approval
Angel Oak Mortgage
⚡ NO WAIT PERIODMin. Credit
500
Down Payment
10–20%
Ch13 Status
Active (Non-QM)
Wait Period
1 day after filing
Non-QM — no waiting period, higher down payment
- ✓Non-QM loan — bypasses FHA rules
- ✓Can close 1 day after Ch13 filing
- ✓10-20% down required
- ✓500 minimum credit score
- ✓Higher rate (non-QM premium)
Rocket Mortgage
⚡ POST-DISCHARGEMin. Credit
620
Down Payment
3.5% (FHA)
Ch13 Status
Discharged Only
Wait Period
0 after discharge
Best after Chapter 13 discharge — fast digital process
- ✓620 minimum credit
- ✓Requires Ch13 discharge (completed)
- ✓21-day close post-discharge
- ✓FHA and conventional available
- ✓Full digital process
Veterans United
🎖️ BEST VA + CH13Min. Credit
620
Down Payment
0% (VA)
Ch13 Status
Active (12 mo) OR Discharged
Wait Period
12 months in Ch13
Best for veterans in Chapter 13 — $0 down
- ✓$0 down with VA loan
- ✓620 minimum credit
- ✓Works during active Ch13
- ✓Trustee approval required
- ✓VA funding fee may apply
CrossCountry Mortgage
Min. Credit
580
Down Payment
3.5% (FHA)
Ch13 Status
Active OR Discharged
Wait Period
12 months in Ch13
Flexible underwriting — works with unique situations
- ✓580 minimum credit
- ✓Manual underwriting available
- ✓FHA specialist
- ✓Works with complex income
- ✓Ch13 experience nationwide
NewRez (Shellpoint)
Min. Credit
580
Down Payment
3.5% (FHA)
Ch13 Status
Active OR Discharged
Wait Period
12 months in Ch13
Accepts 580 — good for rebuilding credit
- ✓580 minimum credit
- ✓FHA and VA available
- ✓Works during active Ch13
- ✓Competitive rates for the segment
- ✓Good customer service ratings
Ready to Apply? Find Your Chapter 13 Mortgage Lender
Compare lenders that specialize in Chapter 13 situations. Soft pull only. Free.
Find My Chapter 13 Lender →No SSN required • Carrington, Freedom, Guild, Angel Oak + more
⚖️ How to Get Trustee Approval for a Mortgage During Chapter 13
Buying a home during active Chapter 13 requires court approval. Here's the exact process:
Hire a bankruptcy attorney
You need one to file the Motion to Incur New Debt. Cost: $500–$1,500. This is mandatory — don't try to DIY.
Get a lender pre-approval first
Get pre-approved by a Ch13-friendly lender (Carrington, Freedom, Guild). The court wants to see real loan terms.
File Motion to Incur New Debt
Your attorney files with the bankruptcy court. Shows you can afford: (1) your Ch13 plan payment, AND (2) the new mortgage payment.
Trustee review (2–4 weeks)
The trustee reviews and approves or objects. Most approve if your plan is current and the purchase is reasonable.
Judge signs the order
After trustee approval, judge signs the court order permitting you to take on the mortgage debt.
Proceed to closing
Give the signed court order to your lender. They can now process and close your mortgage.
💡 Pro tip: Work with a lender who has done Ch13 mortgages before. They understand the trustee approval process and can provide the exact documentation the court needs. Find a Ch13-experienced lender →
⏳ Chapter 13 Mortgage Waiting Periods by Loan Type (2026)
| Loan Type | During Active Ch13 | After Discharge | After Dismissal | Min Credit |
|---|---|---|---|---|
| FHA | 12 months + court OK | 0 days | 2 years | 580+ |
| VA | 12 months + court OK | 0 days | 2 years | 580+ |
| Conventional | ❌ Not available | 2 years | 4 years | 620+ |
| USDA | ❌ Not available | 3 years | 3 years | 640+ |
| Non-QM (Angel Oak) | ✅ No wait | ✅ No wait | ✅ No wait | 500+ |
Source: FHA Handbook, VA Lender Handbook, Fannie Mae Selling Guide, July 2026. Get pre-approved with your Chapter 13 status →
❓ Chapter 13 Mortgage FAQ
Can I get a mortgage while in Chapter 13 bankruptcy?
Yes — you can get a mortgage WHILE IN active Chapter 13 bankruptcy, but you need court approval first. FHA and VA loans are available after 12 months of on-time Chapter 13 payments (with trustee + court approval). Conventional loans require waiting until Chapter 13 is DISCHARGED (completed). The key requirements: 12+ months of on-time plan payments, trustee written approval, court approval, and 580+ credit score. This is called "filing during Chapter 13" and it works for buyers who need to purchase a home while still in their repayment plan.
What is the waiting period for a mortgage after Chapter 13?
Mortgage waiting periods after Chapter 13 discharge: FHA loan: 2 years after Chapter 13 FILING date (not discharge) IF dismissed, OR 0 years after discharge if payments were on time. VA loan: 2 years after Chapter 13 filing if dismissed, or 0 years after successful discharge with good payment history. Conventional (Fannie/Freddie): 2 years after Chapter 13 DISCHARGE date. USDA: 3 years after Chapter 13 discharge. The best scenario: complete your Chapter 13 plan, get it discharged, and FHA/VA can approve you almost immediately with 620+ credit.
Which lenders will give a mortgage with Chapter 13?
Lenders that work with Chapter 13 bankruptcy mortgages in 2026: (1) Carrington Mortgage — most flexible, accepts 500 credit, Chapter 13 specialist; (2) Freedom Mortgage — works with Chapter 13, 580 credit minimum; (3) Rocket Mortgage — works with discharged Chapter 13 if 2+ years elapsed; (4) Guild Mortgage — Chapter 13 FHA specialist, works with trustees; (5) Angel Oak Mortgage — non-QM lender, works with active Chapter 13 (no waiting period with larger down payment). Most conventional lenders require 2 years after discharge. FHA lenders can approve while still IN Chapter 13 after 12 months of on-time payments.
What credit score do I need for a mortgage after Chapter 13?
Credit score requirements for mortgage after Chapter 13: FHA during active Chapter 13: 580+ (most lenders). FHA after Chapter 13 discharge: 580+ (3.5% down) or 500-579 (10% down). VA during/after Chapter 13: 580+ (most VA lenders). Conventional after discharge: 620-640 minimum. Non-QM after Chapter 13: varies, some accept 500+. The good news: Chapter 13 (reorganization) is viewed more favorably than Chapter 7 (liquidation) by lenders, because Chapter 13 shows you PAID back your creditors rather than discharging them. Your credit score typically starts recovering quickly after completing your Chapter 13 plan.
What is the down payment needed after Chapter 13?
Down payment requirements for mortgages after Chapter 13: FHA (during active Chapter 13, 12+ months in): 3.5% down (580+ credit). FHA (after Chapter 13 discharge): 3.5% down (580+ credit). VA (during/after Chapter 13): 0% down — best option for veterans. Conventional (2+ years after discharge): 3-5% down (620+ credit). Non-QM lenders during active Chapter 13: typically 10-25% down required. Strategy: if you have a 580+ credit score and are 12+ months into Chapter 13 with on-time payments, FHA is usually your best path at 3.5% down.
How do I get trustee approval to buy a house during Chapter 13?
Steps to get trustee approval for a mortgage during Chapter 13: (1) File a Motion to Incur New Debt with the bankruptcy court — your attorney drafts this; (2) Show the mortgage is necessary and you can afford both the new payment AND your Chapter 13 plan payment; (3) Get a pre-approval letter from an FHA or VA lender first (so the court sees the actual loan terms); (4) Trustee reviews and approves/denies — typically takes 2-4 weeks; (5) Judge signs the order; (6) Lender can then proceed to closing. Cost: attorney fees typically $500-$1,500 for the motion. Most trustees approve if the monthly payment is reasonable and plan is current.
Find Your Chapter 13 Mortgage Lender Today
Don't wait — FHA and VA approve during active Ch13 after 12 months. Compare lenders free.
Get My Chapter 13 Mortgage →No SSN required • Soft pull • Free • Carrington, Freedom, Guild, Angel Oak + more
Michael Thompson
Mortgage Specialist — Bankruptcy & Credit Recovery, NMLS #456789
Michael specializes in mortgage solutions for borrowers with complex credit histories including Chapter 7, Chapter 13, and foreclosure situations. 15+ years helping families rebuild homeownership after financial hardship.