Mortgage assumption guides
How assumptions actually work, in plain English. Every rule and fee here links to the official source — VA circulars, HUD Handbook 4000.1, USDA regulations, federal statute or the CFPB. Pair them with the real timelines on the leaderboard.
Last reviewed November 10, 2026
- Guide 1What is an assumable mortgage?What “assuming” a loan means, which loan types allow it, and why most conventional loans don't.
- Guide 2The assumption process, step by stepFrom the first call to the servicer through underwriting, closing and release of liability — plus real timelines.
- Guide 3VA loan assumptionsEntitlement substitution vs. a non-veteran buyer, release of liability, the 0.5% funding fee, fee caps and the 45-day rule.
- Guide 4FHA loan assumptionsManual creditworthiness review, the owner-occupancy (investor) restriction, the $1,800 fee cap and HUD-92210.1.
- Guide 5Covering the equity gapWhy most assumptions need cash for the seller's equity, the common ways to cover it, and what the rules say.
- Guide 6Common holdups and how to speed things upThe holdups people actually report, ranked from our data, and practical ways to keep a file moving.
- Guide 7Can a non-veteran assume a VA loan?Yes — any qualified buyer can. What it costs the buyer and what it means for the veteran seller's entitlement.
- Guide 8What happens to your VA entitlement after an assumption?Entitlement stays with the loan unless a veteran substitutes — the requirements, the risks and the forms.
- Guide 9How long does a VA loan assumption take?VA's official 45/35/10/30-day deadlines next to real VA timelines from our reports.
- Guide 10Assumable mortgage pros and consRate, capped fees and no new appraisal vs. the equity gap, longer timelines, entitlement and liability.
- Guide 11Mortgage assumption FAQShort, sourced answers to the questions people ask most.
Not legal or financial advice. This guide explains official program rules in plain English. Rules change and every loan is different — confirm details with your servicer, lender or a licensed professional before you act. Assumption Clock is not affiliated with any servicer or government agency.