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Energy Efficient Mortgage: Financing Energy Upgrades Into Your Loan
How the FHA and VA Energy Efficient Mortgage programs let you roll the cost of qualifying energy improvements into your home loan.
An Energy Efficient Mortgage, or EEM, is a loan option available through FHA and VA programs that allows a borrower to finance the cost of qualifying energy-efficiency improvements into their mortgage, based on projected energy savings identified through a home energy assessment. It works on a purchase or a refinance, with the financeable amount tied to the assessment and program rules.
- ✓Available through FHA and VA loan programs, each with its own specific rules.
- ✓Requires a home energy assessment to identify qualifying improvements and projected savings.
- ✓Can be used for a purchase or a refinance transaction.
- ✓The amount financed for improvements is generally tied to the energy assessment findings.
- ✓Distinct from the HomeStyle Renovation or FHA 203(k) programs, which cover broader renovation scopes.
What this means for you: you may be able to finance improvements like insulation, efficient windows, or HVAC upgrades into your loan instead of paying for them separately.
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Simply Approved Mortgages Team
Licensed Loan Officers · NMLS# 2620881
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Scenario summary
- Purchase price entered
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- $391,400
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- $14,300
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Sample layout with example figures — your own numbers replace these. Simply Approved Mortgages LLC · NMLS #2620881 · Equal Housing Opportunity.
What an Energy Efficient Mortgage is
An Energy Efficient Mortgage, commonly called an EEM, is a financing option offered through both FHA and VA loan programs that allows a borrower to finance qualifying energy-efficiency improvements as part of their home loan. Rather than treating energy upgrades as an out-of-pocket expense, the cost can be added to the loan amount, generally supported by a home energy assessment that documents expected energy savings.
The role of the home energy assessment
A qualified energy assessor or rater typically evaluates the home to identify cost-effective energy improvements and estimate the resulting energy savings. This assessment is central to the EEM process because it helps establish which improvements are eligible and supports the case that the improvements will reduce ongoing utility costs, which lenders may factor into their underwriting analysis.
How the FHA EEM program works
Under FHA guidelines, the Energy Efficient Mortgage allows the cost of qualifying improvements to be added to an FHA-insured loan, based on the findings of the required energy assessment, subject to FHA’s specific program limits and documentation requirements. It can be used with an FHA purchase loan or certain FHA refinance transactions, and it follows FHA’s standard mortgage insurance and underwriting framework alongside the EEM-specific rules.
How the VA EEM program works
The VA also offers an Energy Efficient Mortgage option for eligible veterans, service members, and surviving spouses using VA loan benefits. Similar to the FHA version, it allows financing of qualifying energy improvements based on an assessment, subject to VA-specific limits and documentation, and can generally be combined with a VA purchase or refinance loan.
Types of improvements typically eligible
Eligible improvements generally focus on measures that reduce energy consumption, such as insulation upgrades, efficient windows and doors, HVAC system improvements, and other measures identified as cost-effective by the energy assessment. Eligibility for specific improvements, including renewable energy systems like solar panels, depends on the specific program guidelines in effect and the assessment’s recommendations.
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How an EEM differs from HomeStyle Renovation or FHA 203(k)
HomeStyle Renovation and FHA 203(k) are designed for broader renovation scopes, including structural repairs, additions, and cosmetic updates, generally without requiring an energy assessment. An EEM is narrower in focus, centered specifically on energy-efficiency improvements supported by a documented energy assessment, and is tied to FHA or VA loan programs rather than being a standalone conventional product.
Financing limits and underwriting considerations
The amount that can be added to your loan for energy improvements under an EEM is generally tied to the energy assessment’s findings and each program’s specific caps, rather than an open-ended renovation budget. Because rules and limits can change and vary by program, it is important to review current FHA or VA guidance for the specific figures that apply to your loan.
Combining an EEM with a purchase or refinance
Borrowers can generally use an EEM alongside a home purchase, adding energy improvements to the loan used to buy the property, or as part of a refinance, adding improvements to an existing home’s new loan. In either case, the energy assessment and required documentation are generally completed as part of the loan process, before closing.
How a Simply Approved Mortgages Loan Officer helps
A Simply Approved Mortgages Loan Officer can help determine whether an FHA or VA Energy Efficient Mortgage fits your situation, explain how the required energy assessment fits into your loan timeline, and coordinate the documentation needed to add qualifying improvements to your loan amount.
Any figures, savings estimates, or program limits discussed are general and illustrative, not a quote, lock, offer, or commitment to lend; current FHA and VA program rules should be confirmed at the time of application, and actual loan terms will be disclosed on your Loan Estimate.
How energy efficient financing is added to a mortgage
An energy efficient mortgage finances cost-effective energy improvements as part of the loan, based on savings documented by an energy assessment, not on the borrower’s promise to make upgrades.
| What it is | How it actually works | Published by |
|---|---|---|
| FHA EEM program | FHA insures financing of energy efficient improvements up to a dollar amount tied to the home’s value and the cost-effectiveness of the improvements identified in a home energy assessment. | U.S. Department of Housing and Urban Development, Handbook 4000.1 |
| VA EEM program | VA allows financing of energy efficient improvements as part of a VA-guaranteed loan, with the amount financeable without additional documentation capped lower than amounts requiring a documented assessment and cost breakdown. | U.S. Department of Veterans Affairs, Lender’s Handbook M26-7 |
| Conventional energy improvement financing | Conventional programs may allow financing of energy-related improvements through renovation loan products, generally subject to the same as-completed valuation and draw-based disbursement rules as other renovation financing. | Fannie Mae Selling Guide |
| Home energy assessment requirement | A qualified energy assessment or rating identifies which improvements are cost-effective, meaning their estimated energy savings justify their cost within a defined payback period. | U.S. Department of Housing and Urban Development, Handbook 4000.1 |
| Cost-effectiveness test | Programs generally require that the value of the projected energy savings, over a set period, meet or exceed the cost of the improvement before it can be included. | U.S. Department of Housing and Urban Development, Handbook 4000.1 |
| Improvement categories | Eligible improvements typically include insulation, air sealing, efficient HVAC and water heating equipment, and window or door replacement, among items identified as cost-effective by the assessment. | U.S. Department of Housing and Urban Development, Handbook 4000.1 |
| Appraisal treatment | Some programs allow the appraiser to give value credit for high-performance features supported by the energy assessment documentation. | Fannie Mae Selling Guide |
| No separate mortgage insurance change from the EEM feature | Adding an EEM feature does not itself change the mortgage insurance requirement of the underlying loan program; FHA and conventional mortgage insurance rules for the base loan still apply. | U.S. Department of Housing and Urban Development, Handbook 4000.1 |
Program parameters above are published by the agencies and enterprises named in the right-hand column and can change. They describe program rules, not an offer; eligibility, terms, conditions, and availability vary by borrower, property, lender, loan program, and state, and all loans are subject to lender underwriting and approval.
Check where pricing sits before you decide
Review current rate context, then start a request so your own credit, income, and property details drive the numbers. Illustrative only — not a quote or commitment to lend.
Why the energy assessment, not the borrower’s wish list, drives the loan
Programs that finance energy improvements are not financing whatever upgrades a borrower would like to make. They are financing improvements identified by a qualified home energy assessment as cost-effective — meaning the documented, estimated future energy savings justify the improvement’s cost within a defined period. This is why a homeowner cannot simply request financing for new windows because they want them; the assessment has to show that the windows, insulation package, or HVAC replacement in question actually pays for itself in savings within the program’s test period. The assessment is the underwriting document for this feature the way an appraisal is the underwriting document for value.
How this differs across FHA, VA, and conventional financing
FHA’s EEM program layers energy improvement financing on top of an FHA-insured purchase or refinance, sized to the home’s value and the assessment’s findings. VA’s program is similar but distinguishes between smaller amounts that can be added with minimal additional documentation and larger amounts that require a fuller assessment and cost breakdown. Conventional financing generally routes energy improvements through a broader renovation loan product rather than a dedicated energy program, which means the borrower is working within that renovation program’s as-completed valuation and draw process rather than a standalone energy feature. None of the three programs allow a borrower to simply add improvement costs to the loan without the underlying assessment and cost-effectiveness documentation.
Where this program actually pays for itself versus where it does not
An energy efficient mortgage is most useful on an older home with clearly deficient insulation, an aging HVAC system, or single-pane windows, where the assessment can document real, sizable projected savings. It is less useful on a home already built or renovated to a reasonably efficient standard, where the incremental improvements available do not clear the cost-effectiveness threshold, or on cosmetic upgrades that do not affect energy consumption at all. Borrowers considering this feature should ask for the assessment early, since a property that does not generate a favorable cost-effectiveness finding will not support meaningful additional financing under this feature regardless of how it is structured.
Documentation an EEM file requires beyond a standard mortgage
The energy assessment and improvement cost documentation carry most of the weight in this feature.
| Type of income or evidence | How it is documented | Why it works for this product |
|---|---|---|
| Home energy assessment or rating | Report from a qualified energy rater or assessor identifying cost-effective improvements and projected savings. | Establishes which improvements the program can finance and in what amount. |
| Contractor cost estimates | Itemized bids for the improvements identified in the assessment. | Confirms the actual cost against the cost-effectiveness threshold the program applies. |
| Standard income and asset documentation | Same as the underlying FHA, VA, or conventional loan program. | The EEM feature adjusts the loan amount and scope; it does not change base qualification standards. |
Documentation requirements vary by lender, program, and file. The list above describes what underwriting commonly accepts, not a determination about your income or your approval.
Energy efficient mortgage versus other ways to finance the same upgrades
Cost-effective energy improvements can be financed several ways; this feature is specifically about rolling them into the mortgage.
| Option | Usually the better choice when | What you give up |
|---|---|---|
| Energy efficient mortgage feature | The assessment documents clear cost-effective savings and you want the cost rolled into your rate and term. | Requires the assessment and cost-effectiveness documentation up front, adding a step to the process. |
| General renovation loan | You are financing energy upgrades alongside other, non-energy renovation work. | Uses the broader renovation program’s as-completed valuation and draw process rather than a dedicated energy feature. |
| Cash or a separate personal loan | The improvement cost is modest and you would rather not add documentation to the mortgage transaction. | Separate financing terms, and no ability to fold the cost into your first mortgage. |
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A worked example: the cost-effectiveness test
Illustrative only. Not a quote, lock, offer, or commitment to lend; figures are round numbers used to show the method, and binding figures appear on your Loan Estimate.
A home energy assessment identifies attic insulation and an HVAC upgrade with an estimated combined installed cost of $9,000 and estimated energy savings projected to exceed that cost within the program’s test period. Because the assessment documents the improvements as cost-effective, that amount is a candidate for inclusion in the loan. A requested $6,000 cosmetic kitchen update identified in the same file does not affect energy consumption and would not be eligible under this feature, regardless of how the borrower prioritizes it.
Illustrative only. Figures are examples used to show the arithmetic and are not a quote, lock, offer, or commitment to lend; binding figures appear on your Loan Estimate.
How this applies in Florida and Colorado
Florida. In Florida, energy assessments frequently identify HVAC efficiency and attic insulation as the largest opportunities given the state’s cooling-dominated climate, and improvements that also qualify for a wind-mitigation or insurance credit can compound the value of financing them through this feature.
Colorado. In Colorado, energy assessments in older Front Range homes and mountain properties commonly identify insulation, air sealing, and heating system upgrades as the leading cost-effective improvements, given the state’s heating-degree-day climate across most of the year.
Simply Approved Mortgages LLC arranges residential mortgage loans in Florida and Colorado, so the two applications above are the ones we can act on for a consumer file. Business-purpose loan products may be arranged in additional states only where permitted by applicable law and pursuant to applicable licensing requirements or exemptions.
How to add an energy efficient mortgage feature to your loan
The assessment has to happen before the improvement costs can be sized into the loan.
- Order a qualified home energy assessment. A rater or assessor identifies potential improvements and their projected savings.
- Review which improvements test as cost-effective. Confirm which items clear the program’s savings-to-cost threshold.
- Get contractor cost estimates. Itemized bids for the improvements identified as cost-effective.
- Confirm the maximum financeable amount with your Loan Officer. FHA, VA, and conventional programs each size this differently.
- Complete standard loan underwriting. Income, credit, and asset documentation proceed alongside the EEM-specific review.
- Close and fund the improvement costs. Depending on the program, funds may be escrowed and released as work is completed.
- Complete the improvements within the program’s timeline. Confirm completion requirements with your Loan Officer or program administrator.
Mistakes that cost people money on this
- Requesting financing for improvements the borrower prefers rather than what the assessment documents as cost-effective.
- Skipping the energy assessment and assuming any efficiency upgrade automatically qualifies.
- Not comparing this feature against a general renovation loan when the project includes non-energy work.
- Assuming the EEM feature changes mortgage insurance requirements on the base loan.
- Failing to get contractor bids before assuming a specific dollar amount will be financeable.
Is this the right move for your situation?
The honest answer depends on the file. These are the patterns we see on both sides.
Usually a good fit when
- Your home’s energy assessment documents clear, cost-effective improvement opportunities.
- You want to finance efficiency upgrades as part of your mortgage rather than separately.
Usually not the right move when
- The home is already reasonably efficient and the assessment finds little cost-effective opportunity.
- The improvements you want are cosmetic rather than energy-related.
None of this is a determination about your file. A Simply Approved Mortgages Loan Officer can run your actual numbers and show you what your disclosures would say.
What you can do with this loan
Finance insulation, window, or HVAC upgrades into an FHA or VA loan.
Reduce long-term utility costs while financing improvements into your mortgage.
Add qualifying energy improvements as part of a home purchase.
Add qualifying energy improvements when refinancing an existing home.
Use an energy assessment to identify the most cost-effective upgrades for your home.
Pros & cons — honest tradeoffs
Pros — Pros & cons
- +Rolls energy improvement costs into your mortgage rather than a separate loan.
- +Available through both FHA and VA programs for eligible borrowers.
- +Supported by a documented energy assessment identifying cost-effective upgrades.
- +Can be used with a purchase or a refinance transaction.
- +May help reduce ongoing utility costs over time.
Cons / watch-outs — Pros & cons
- −Requires a home energy assessment as part of the process.
- −Financing limits are tied to program rules and assessment findings, not open-ended.
- −Narrower improvement scope than HomeStyle Renovation or FHA 203(k).
- −Only available through FHA or VA loan programs, not conventional financing.
- −Program rules and limits can change, requiring current confirmation before applying.
Compare loan officer compensation on your mortgage quote
Loan officer compensation is part of the cost of a mortgage. On eligible residential loans, Simply Approved Mortgages generally uses 1.5% lender-paid compensation. Enter the compensation shown on another lender's Loan Estimate to see the difference in dollars.
Compensation difference on this illustration: $3,750.
How lower compensation can help you
When less compensation is built into pricing, there can be room for a lower interest rate, which may lower your monthly payment.
Depending on the rate you choose, pricing can sometimes include a lender credit toward third-party closing costs, so you may bring less cash to closing.
A lower rate means a lower monthly payment, which can lower your debt-to-income ratio and may help you qualify for more home on the same income.
As a mortgage broker we compare pricing from wholesale lenders instead of offering a single bank’s retail pricing.
Tip: On page 2 of your Loan Estimate, look at Section A, "Origination Charges." If the lender pays the loan officer, that compensation usually does not appear there as its own line; it is built into the interest rate. That is why comparing the rate and any lender credits side by side matters.
Already have a Loan Estimate from another bank or broker? Share it with a Simply Approved Mortgages Loan Officer, who will compare the rate, fees and credits side by side with options we can arrange. No cost to request a review.
Illustration only — not a quote, lock, offer, or commitment to lend; binding figures appear on your Loan Estimate. Lender-paid compensation is paid by the lender, not directly by you, and is part of the loan's pricing, so the loan is not free of costs. A lower compensation figure does not by itself guarantee a lower rate or lower closing costs; individual results vary by credit, loan type, property and market conditions. Residential lending in FL and CO only. Simply Approved Mortgages LLC · NMLS #2620881 · Equal Housing Opportunity.
Purchase market update
What buyers should know this month
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2026 buying power
Conforming baseline: $832,750
FHA floor / ceiling: $541,287 – $1,249,125
FHA and VA programs
Energy Efficient Mortgages are offered through both FHA and VA loan programs, each with its own rules.
Energy assessment required
A home energy assessment identifies qualifying improvements and projected savings.
Narrower than general renovation loans
Focused specifically on energy-efficiency upgrades, unlike HomeStyle or 203(k).
Cost and payment tools
Run your payment, affordability, closing cost and refinance numbers
Monthly payment, affordability, closing costs, refinance break-even and early payoff, all on one screen. This page is not written for one state, so property tax, insurance and transfer or recording charges start at neutral placeholder assumptions rather than published averages — Transfer, documentary-stamp and recording charges are set by your state and county — enter your own figure, or open the state page for a sourced seed. Insurance and tax assumptions vary widely by state, county and property, so replace these starting values with quotes for your address. Every figure is an illustrative estimate, not a quote, lock, offer, approval, or commitment to lend.
Your inputs
Estimated result
- Down payment
- $20,000
- Loan amount
- $380,000
- Principal & interest
- $2,402
- Property tax
- $333/mo
- Homeowners insurance
- $167/mo
- Estimated total monthly
- $2,902/mo
Reference sources: Tax Foundation — property taxes paid as a percentage of owner-occupied housing value, NAIC — Homeowners Insurance Report, CFPB — Understanding your Loan Estimate.
Assumptions, methodology, and limitations
Principal and interest use the standard amortization formula on the loan amount you enter. This page does not target a single state, so the property tax and insurance fields start at neutral placeholder assumptions rather than published averages — replace them with figures for your own address, or open the matching state page for sourced seeds. Closing costs apply your state's transfer / documentary-stamp practice (0.00% of price used as the buyer-side seed) plus typical title, recording, appraisal, credit and prepaid escrow lines. Refinance break-even divides your entered costs by the monthly payment difference. Early payoff runs a month-by-month amortization with your extra principal.
These tools do not include mortgage insurance, funding or guarantee fees, HOA special assessments, flood or windstorm premiums, seller credits, lender credits, discount points, or county and municipal charges specific to your parcel. Statewide averages will not match any individual property. Figures are estimates only.
Illustrative only. Binding figures appear on your Loan Estimate, and terms vary by borrower, property, lender, program, and state.
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Send your scenario to a Simply Approved Mortgages Loan Officer and get a written summary back, or compare where rates sit today. Educational only — not a quote, lock, offer, approval, or commitment to lend.
Energy Efficient Mortgage FAQs
Answers to the most common energy efficient mortgage questions, written by licensed loan officers.
Ask SAM anything about mortgages
SAM is the Simply Approved Mortgages AI assistant. It answers general questions using the reviewed guides published on this site and links you to the primary government source. It is educational only — it does not quote a rate, payment, APR, approval or commitment to lend. A Simply Approved Mortgages Loan Officer reviews every scenario before any terms are confirmed.
Hi, I'm SAM — an AI assistant for Simply Approved Mortgages. I can explain loan programs, closing costs, DTI, down payments and which calculator or guide to use. I'm not a licensed loan officer, and nothing here is a quote, approval or commitment to lend.
Ask Sam AI provides general educational information only. It is an automated assistant, may be incomplete or out of date, and does not provide legal, tax or financial advice. Nothing it produces is a rate quote, APR, pre-approval, offer or commitment to lend. Never share a Social Security number, ITIN, date of birth, account number or password in chat. Simply Approved Mortgages LLC (NMLS #2620881) arranges residential mortgage loans in Florida and Colorado. Eligibility, terms, conditions and availability vary by borrower, property, lender, loan program and state, and all loans are subject to lender underwriting and approval. Equal Housing Opportunity.
Sources & Citations
- U.S. Department of Housing and Urban Development — FHA Energy Efficient Mortgage program
- U.S. Department of Veterans Affairs — VA energy efficient mortgages
- U.S. Environmental Protection Agency — ENERGY STAR home improvement resources
- Fannie Mae — Fannie Mae Selling Guide
Sources: government and agency publications listed above. Simply Approved Mortgages LLC is not affiliated with, endorsed by, or sponsored by HUD, FHA, VA, USDA, or any government agency. Program rules change; the published source text governs.
Trusted government resources
These independent government resources can help you research mortgage programs, rates, and your rights before you apply.
Simply Approved Mortgages is not affiliated with HUD, the CFPB, the FTC, the VA, or any other government agency. Links are provided for your independent verification.
How this page connects
Where this fits in the construction and renovation library
This page sits inside our Construction and renovation coverage.
What most readers open next
- The construction financing guideBecause how draws, contingency, and conversion work.
- One-time-close constructionBecause a single closing instead of two.
- Land and lot financingBecause the step before construction when the lot is not owned.
Explore the full guide
Keep reading — the rest of the buying playbook
Each of these is a deep-dive on one piece of the purchase mortgage process. Bookmark whichever you need next.
Guide
FHA 203(k) Renovation Loan
Compare a broader FHA renovation financing option.
Read the guide →Guide
HomeStyle Renovation Loan
See a conventional alternative for broader renovation scopes.
Read the guide →Guide
VA Loans
Learn more about VA loan benefits, including the VA EEM option.
Read the guide →Guide
FHA Loans
See standard FHA guidelines the EEM program builds on.
Read the guide →Guide
Home Appraisal Process
Understand how an appraisal fits alongside an energy assessment.
Read the guide →Guide
HomeStyle Renovation Loan
Where non-energy renovation work is typically financed alongside efficiency upgrades.
Read the guide →Guide
FHA 203(k) Renovation Loan
FHA’s broader renovation program.
Read the guide →Internal library
Related mortgage guides across our library
Follow the next relevant guide for your scenario.
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