Mobile mortgages and home loans, including historic and older homes

Do I need approval to change the outside of a historic Mobile home?

Yes, in a local historic district. Mobile's Architectural Review Board reviews outside work in the city's seven locally designated historic districts. The city says owners there must get all exterior work approved before they start. That includes any building on the property and extras like fences and driveways. Staff can issue a Certificate of Appropriateness (written approval) for minor repairs. Bigger changes go to the review board.

Neighborhoods such as Oakleigh Garden District, Old Dauphin Way and De Tonti Square are also on the National Register of Historic Places.

Why it matters for your loan: if you plan to replace windows, add on or change the outside, approval time belongs in your plan. It matters even more if the repairs are part of a renovation loan with a schedule.

Can I get a loan on an older home that needs work?

Often, yes. Older homes often need work, and the appraisal and inspection will show it. Here's what I watch for:

• Repairs and renovation loans. FHA's 203(k) program and conventional renovation loans can pay for the purchase and eligible repairs together, subject to program guidelines.
• Lead-based paint. For homes built before 1978, federal rules require sellers to disclose known lead-based paint hazards.
• Roof and systems. Insurers look closely at roof age and condition, so get a quote before your inspection period ends.

How do I file for homestead in Mobile County?

Mobile County's process is different from Baldwin's. The Mobile County Revenue Commission says you must own the home and live in it as your main home on the first day of the tax year you're applying for. You can apply in person at 3925 Michael Blvd., by mail, or ask to send it by email. Bring a photo ID for each owner who lives there, plus the homestead affidavit. The affidavit must be notarized if you sign it outside the office.

The standard exemption takes up to $4,000 off assessed value for state taxes and up to $2,000 for county taxes. You don't have to renew it every year. But it doesn't transfer, so each new owner must apply. Depending on when you apply, it may start in the next billing cycle, which can affect your first escrow review.

What about insurance and flood risk in Mobile?

Alabama's required insurance discounts for qualifying construction such as FORTIFIED (a stronger, storm-resistant way to build) apply in Mobile County as well as Baldwin. Owners who live in an existing single-family home may qualify for a Strengthen Alabama Homes grant of up to $10,000, if funds are available. Flood risk varies across the city, so check the address on FEMA's flood map.

What this means for your mortgage

Loans that often fit: FHA, conventional, VA, refinance and DSCR for rentals. Use the rent vs. buy calculator or payment calculator, and read my Alabama Gulf Coast guide for Alabama's closing taxes.

Mobile mortgage questions

Programs that come up here

• FHA Loans
• Conventional Loans
• VA Loans
• Refinancing & Cash-Out
• DSCR Loans

Nearby communities

• DaphneDaphne climbs from Mobile Bay's shoreline to bluffs around 120 feet, so flood zones and insurance can change street to street.
• Spanish FortSpanish Fort spans high ground over Mobile Bay and the low Causeway, and many buyers here weigh new builds against resale.
• FairhopeAbout a quarter of Fairhope sits on Single Tax land, so many homes here are leaseholds, and lenders review those differently.
• FoleyFoley sits inland from the beach, but low roads flooded during Hurricane Sally, so check flood zones and drainage by address.