Credit Score Minimums for FHA, Conventional, VA and CalHFA Loans (2026)

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"I have a 620. Everyone says FHA takes 580. Why does every lender say my score is too low?" It is a fair question. Nobody is hiding a rule. There are several layers of rules, and a score has to clear all of them.

This guide shows the layers. We can't say whether you will be approved before we see your documents. We can explain the map so your first call is calmer.

Why 620 can be "too low" for FHA

Think of four layers.

1. The program rule. This is the agency's own minimum, such as HUD's for FHA.

2. The lender's rule. Each lender can set its own standards on top of the program's minimum, so answers differ from lender to lender. One lender may use the program's floor. Another may ask for more. We cannot speak for any other lender's rules.

3. The assistance program's rule. If you want down payment or closing cost help from a state program, it has its own chart, called a matrix. CalHFA's lines up a minimum score with a debt-to-income limit. Debt-to-income (DTI) is your monthly debts divided by your gross monthly income. See Debt-to-income ratio: what it is and how it is used.

4. The rest of your file. Underwriters look at income, debts, savings and the home too. See What does a mortgage underwriter look for?.

A 620 clears layer 1 for FHA. It sits below CalHFA's lowest published score, which is 640, and GSFA says scores as low as 640 may qualify for its Platinum program. For a buyer who wants down payment help, that is a big part of why "too low" comes up.

Minimum scores by loan type

This table is a map, not an offer. Rules change, and a lender may ask for more. Check the source on the day you decide.

"Through DU" means an automated system reviews the loan. "Manual" means a person reviews it against written rules.

Each loan type, in a few lines

FHA

An FHA loan is insured by the Federal Housing Administration. When there is more than one borrower, HUD uses the lowest borrower score as the score the lender uses. For one borrower with three scores, that is the middle one. With two scores, it is the lower one. Manual underwriting at 500 to 579, or with no score, caps the ratios at 31% for housing and 43% for total debt.

HUD's Mortgagee Letter 2026-11 (October 8, 2026) adds FICO 10T and VantageScore 4.0, effective for case numbers assigned on or after January 1, 2027. It says the existing minimum thresholds remain unchanged.

Conventional

A conventional loan is not backed by a government agency. Fannie Mae's Selling Guide (B3-5.1-01) says: "A minimum credit score is not required for DU loan casefiles." For manually underwritten loans, the same section lists minimums of 620 for fixed-rate loans and 640 for adjustable-rate loans, with more detail in the Eligibility Matrix. A lender can still set its own standards.

VA

VA loans are guaranteed by the U.S. Department of Veterans Affairs. VA's page (last updated January 7, 2026) lists, among the requirements, that "You meet our—and your lender's—standards for credit, income, and any other requirements." It lists no score, so each lender sets its own.

CalHFA and GSFA

CalHFA is the California Housing Finance Agency. Its matrices (updated 01/01/2026) are in the table, and MyHome Assistance follows the first mortgage it is paired with. GSFA, the Golden State Finance Authority, is a separate program. It says scores as low as 640 may qualify for Platinum. "May qualify" is not "will qualify." See GSFA Platinum: how it works and what to compare. Programs have eligibility rules, and funds are limited and subject to availability.

A worked example, in words

This example is made up. The person and the details are not real.

Suppose a buyer, "Sam" (a made-up name), has a 620. Sam read that FHA allows 580 and expected a yes. A lender says no. Sam wants help from a state program, and CalHFA's published matrices start at 640 for FHA, VA and USDA loans (680 for conventional).

Sam can ask which row of which chart he is being measured against, rather than just hearing "no." Sam can ask whether an FHA loan without a state program is an option. Sam can ask each lender what its own standards are. And Sam can use the next few months to check his reports, pay down card balances and come back when his file is ready.

The goal is to know which rule you are up against, then decide. Even "not yet" is a useful answer.

What you can do this month

These steps help you stay accurate and steady. We do not promise they will change your score, and we do not offer credit repair.

1. Check your credit reports for errors. You can check your credit reports free at AnnualCreditReport.com. If you find a mistake, dispute it with the credit bureau.
2. Pay down card balances. Lower balances usually mean lower minimum payments, which helps your DTI. Ask us before you close any account, because that can affect your score.
3. Do not open new credit before closing. A new card, car loan or store financing adds a debt and an inquiry, and lenders look again before closing.
4. Ask a lender which program your score fits. Ask for the minimum score and DTI limit for each loan type, and which standards are the lender's own.
5. Keep paying everything on time.

The bottom line

A 620 is not a dead end, and it is not a promise either. HUD's FHA floor is 580. Fannie Mae's Selling Guide says a minimum score is not required for DU casefiles. VA lists no score. But lenders set their own standards, and CalHFA's published matrices start at 640 for FHA, VA and USDA loans (680 for conventional). The way to know where you fit is to look at your whole file.

Check your reports, pay down balances, hold off on new credit, and ask which program fits. We will give you straight answers, including "not yet."

Questions buyers ask