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Last updated: Oct 2026. By Alvaro Moreira, NMLS #148581. Moreira Team | MortgageRight. MortgageRight NMLS #2239; Atlanta Branch NMLS #1285851.
Open a HUD listing in Georgia and you will see two letters next to the price: IN, IE or UI. They look small, but they tell you how you can finance the home, so they shape your whole plan. Here is what they mean in plain English.
The short answer
The label describes the home’s condition and which FHA loan can finance it:
- IN (insurable): HUD says the property is eligible for an FHA-insured loan in its current condition.
- IE (insurable with repair escrow): the property needs repairs estimated at no more than $10,000. It is eligible for an FHA-insured loan as long as your lender sets up a repair escrow at closing.
- UI (uninsured): the property needs repairs estimated at more than $10,000. It is not eligible for a standard FHA-insured loan unless a Section 203(k) loan can be arranged.
These definitions come from the HUD Home Store FAQ at hudhomestore.gov.
How each label plays out for a Georgia buyer
IN homes
An IN home meets FHA’s minimum property standards as it stands. You can use a standard FHA loan, and if the listing shows HUD’s $100 Down incentive, your down payment may be as little as $100. This is the simplest path, and it is why these homes tend to draw the most interest.
IE homes
An IE home needs some work, but not a lot. Your lender holds money in a repair escrow at closing, and the repairs are completed after you move in. The handbook lists this as a Section 203(b) loan with a repair escrow, and the $100 Down incentive can apply to it as well on eligible homes.
UI homes
A UI home needs larger repairs. The usual FHA route is closed, but a Section 203(k) loan can finance both the purchase and the renovation in a single mortgage. Check the listing to see whether HUD identifies the property as eligible for 203(k). Note that HUD’s handbook says investor purchases of HUD homes are not eligible for 203(k) financing. You can read about it on our renovation loans page.
Does the $100 Down incentive work with all three?
According to HUD’s FHA handbook, $100 Down purchases can be processed as a Section 203(b) loan, a 203(b) loan with a repair escrow, or a Section 203(k) loan. Whether $100 Down is offered on a particular property is determined by HUD’s sales contract, so it is always worth asking before you bid. Our Georgia HUD Home $100 Down program page walks through the details.
An illustration, not a quote or an offer of credit: on a $250,000 home, a 3.5% FHA down payment would be $8,750. With the $100 Down incentive, it would be $100. Closing costs, inspections and repairs are separate.
Tips for evaluating a HUD home in Georgia
- Always inspect. HUD sells homes as-is. A licensed inspector can tell you whether the label matches what you see. In Georgia, pay particular attention to the roof, HVAC, foundation and signs of moisture.
- Get repair bids early. If you are leaning toward an IE or UI home, a contractor’s estimate helps you plan.
- Ask your lender before you bid. Confirm how the home can be financed and what you will need in cash.
- Work with a HUD-registered broker. HUD requires bids to go through one. See our step-by-step guide on how to buy a HUD home in Georgia.
Frequently asked questions
Can I buy a UI home with an FHA loan? Only with a Section 203(k) loan, and only if the home qualifies. Ask us to review the listing.
Who decides whether a home is IN, IE or UI? HUD does, based on its own review of the property’s condition and repair estimates.
What if the repairs cost more than the estimate? The estimate is HUD’s, not a guarantee. A home inspection and a contractor’s bid give you a better picture before you commit.
Can I use down payment assistance with a HUD home? It depends on the assistance program and the transaction. We recommend reviewing the full financing picture before combining programs. See our down payment assistance guide.
Talk it through with a Georgia loan officer
Found a HUD home you like? Send us the listing and we will talk through how it can be financed.
Equal Housing Lender
All loans are subject to credit approval. Rates, terms, and program availability are subject to change without notice. This information is for educational purposes only and does not constitute a commitment to lend. Additional restrictions may apply.