When buying a home, especially as a first-time buyer, navigating loan requirements can be confusing. One of the most common questions asked during the mortgage process is: does FHA require appliances to be installed in the home for financing to be approved?
The Federal Housing Administration (FHA) insures loans for borrowers who might not qualify for conventional financing. Their goal is to provide access to affordable housing, but they also have strict property standards. Appliances—though often considered personal property—can become part of the equation when the appraiser evaluates the home for habitability.
So, what does the FHA actually require when it comes to stoves, refrigerators, dishwashers, and other household appliances? This article breaks it down clearly so buyers and sellers alike can understand what’s necessary to meet FHA guidelines and move confidently through the home purchase process.
Understanding FHA Appraisal Standards
To qualify for an FHA loan, a home must undergo an appraisal by an FHA-approved appraiser. This is not the same as a traditional home inspection. While inspections are optional and performed for the buyer’s peace of mind, an FHA appraisal is required and determines whether the property meets the Department of Housing and Urban Development (HUD) safety, soundness, and security standards.
Appraisers look for health and safety issues, proper structural integrity, adequate heating and plumbing systems, and functioning utilities. If something appears unsafe or non-functional, it could delay or even derail FHA financing.
This is where appliances may come into question. The presence—or absence—of major appliances may factor into whether the home is considered livable.
Are Appliances Required for an FHA Loan?
Technically speaking, FHA guidelines do not require all appliances to be present in the home. However, if an appliance is built-in or is included in the real estate contract, then that appliance must be operational at the time of appraisal.
For example, if a built-in dishwasher is part of the kitchen layout, it must be working. The same applies to built-in ovens or ranges. On the other hand, removable appliances such as freestanding refrigerators or laundry units are not strictly required, unless their absence affects the home’s overall livability.
If the stove or range is missing or non-functional, that can become a red flag during an FHA appraisal, since it directly impacts the buyer’s ability to prepare food—a basic livability concern.
To avoid delays, sellers typically include standard kitchen appliances when marketing a property as FHA-financing eligible. This provides assurance to both the buyer and the lender that the home will pass appraisal. For appliance functionality or pre-sale inspections, see My Appliance Guy services.’
Built-In vs Freestanding Appliances
The difference between built-in and freestanding appliances is central to FHA requirements. Built-in appliances are considered fixtures. These include:
- Ovens integrated into cabinetry
- Dishwashers attached to countertops and plumbing
- Cooktops wired or piped into kitchen counters
These appliances must be in good working order, as they are part of the home’s functional systems. If an appraiser notes that a built-in dishwasher or oven is missing or broken, the FHA loan could be suspended until repairs or replacements are made.
In contrast, freestanding appliances like refrigerators, washers, dryers, and countertop microwaves are often considered personal property. Unless they’re listed in the purchase contract as included, their presence is not mandatory under FHA rules. Still, some lenders may ask for them to be operational if they’re advertised as part of the sale.
What Happens If Appliances Are Missing?
If required appliances are missing or non-functional during the appraisal, the appraiser will issue what’s called a “repair requirement” or condition. In order for the loan to be approved, the issue must be resolved and the property must be re-inspected before closing.
This can lead to closing delays and additional costs for sellers or buyers, depending on who agrees to handle the fixes. To avoid problems, sellers should ensure all built-in appliances are installed and operational before the appraisal appointment.
For buyers purchasing homes where appliances may be aged or failing, negotiating a service credit or scheduling an inspection with a local technician like My Appliance Guy can help ensure peace of mind.
Appraisal Workarounds and Exceptions
In rare cases, an FHA appraiser may allow for repairs after closing under an FHA 203(k) rehabilitation loan. This type of financing allows buyers to purchase a home that requires repairs or upgrades—including appliance installation—and roll those costs into the loan.
However, this comes with additional paperwork and delays and is not the default route for most standard FHA home purchases. Unless the buyer specifically applied for a 203(k), the home must be move-in ready, including any required appliances, before funding is released.
In short: for most FHA loans, the home must be fully functional at the time of appraisal. That includes working built-in appliances.
The Seller’s Responsibility
If you’re selling a home to an FHA buyer, you should prepare the property in advance of the appraisal to ensure it meets all health and safety standards. This includes checking the functionality of all built-in appliances.
Some sellers try to remove appliances to avoid the hassle, but this strategy can backfire. If the stove is gone or the dishwasher is disconnected, the appraiser may note this as a problem. Instead, it’s usually better to keep these items in place and operational.
The Buyer’s Perspective
As a buyer using FHA financing, it’s helpful to understand that not all homes on the market will meet the required standards—especially if they’re bank-owned, foreclosed, or being sold “as is.”
If the listing doesn’t mention included appliances, or you notice gaps in the kitchen setup, ask for clarification early in the process. Request that the appliances be operational before the appraisal to avoid issues later.
In cases where you plan to bring your own appliances, you’ll still need to confirm that their absence doesn’t violate FHA guidelines. An empty spot where a built-in range should be may trigger a conditional appraisal.
Conclusion
So, does FHA require appliances in order to approve a home loan? Not all of them—but any built-in appliances included in the home must be present and operational at the time of appraisal. Freestanding appliances are not mandatory, unless they’re part of the purchase contract or essential to the home’s functionality.
For sellers, it’s smart to have a technician confirm all appliances are in working order. For buyers, knowing what to expect from the FHA process can help prevent last-minute surprises.
If you’re buying or selling a home and need help verifying or repairing your kitchen or laundry appliances, schedule a service call with My Appliance Guy. We’re here to help Northeast Ohio homeowners keep every appliance ready—for sale, for inspection, and for daily life.
