H.R. 2094: HELPER Act of 2025
Sponsor
John Rutherford
Republican · FL-5
Bill Progress
Latest Action · Mar 14, 2025
Referred to the House Committee on Financial Services.
Why it matters
With home prices still high and entry costs shutting many buyers out, this bill would create a new path to homeownership for first responders and teachers who have steady public-service jobs but limited savings.
The HELPER Act of 2025 would add a new Federal Housing Administration mortgage insurance option aimed at first-time homebuyers working in public-service jobs. The bill defines eligible borrowers as full-time law enforcement officers, firefighters, paramedics, EMTs, and full-time teachers at state-accredited public or private schools serving pre-K through 12. To qualify, borrowers would generally need at least four years of service in the previous five years, be in good standing, complete housing counseling, and intend to stay in the profession for at least one more year after closing.
What does H.R. 2094 do?
Creates a special FHA loan program
The bill sets up a new FHA mortgage insurance option for certain first-time homebuyers who work as first responders or teachers.
Allows zero-down home purchases
Eligible borrowers could get an FHA-insured mortgage for up to 100% of a home's appraised value, meaning no down payment would be required for the property.
Covers single-family and some manufactured homes
The loan could be used to buy or repair a one-family home, a condo unit, or certain manufactured homes that are permanently attached to land and treated as real property.
Replaces monthly FHA insurance with an up-front charge
Borrowers in this program would not pay monthly mortgage insurance, but they would pay an up-front insurance premium that HUD could set above 3% and adjust over time.
Limits eligibility to first-time buyers with service history
Borrowers must be first-time homebuyers, complete housing counseling, generally have worked at least four of the last five years in an eligible job, and be in good standing.
Lets HUD set risk and underwriting rules
The bill gives the Housing Secretary authority to create standards meant to keep the loans from putting too much strain on FHA's insurance fund.
Who benefits from H.R. 2094?
First-time police officers and correction-related law enforcement personnel
They could buy a home without saving for a down payment, which is often the hardest part of getting into the housing market.
Firefighters, paramedics, and EMTs
These workers could get easier access to home loans and avoid monthly mortgage insurance charges that raise monthly housing costs.
Full-time teachers in qualifying schools
Teachers, who often face income constraints relative to home prices, could gain a more realistic path to first-time homeownership.
Communities trying to recruit and keep public servants
Local areas could use easier homeownership as a tool to attract and retain teachers and emergency workers.
Who is affected by H.R. 2094?
FHA and the Mutual Mortgage Insurance Fund
FHA would take on a new category of insured loans and would need to manage the financial risk if borrowers default.
Mortgage lenders approved by FHA
Lenders would gain a new loan product to offer but would also need to verify job status, service history, counseling, and other eligibility rules.
First-time homebuyers outside the eligible professions
They would not qualify for this special zero-down option, which could raise fairness questions among other workers facing similar housing costs.
Home sellers in markets with many public-service workers
Sellers could see a somewhat larger pool of qualified buyers if more first responders and teachers can enter the market.
H.R. 2094 Common Questions
Can first responders buy a house with no down payment under the HELPER Act?
Yes. HUD could insure a mortgage for up to 100% of the home's appraised value, allowing a 0% down payment under the HELPER Act of 2025 (Sec. 2(z)(2)–(3)).
How much is the FHA insurance premium under the HELPER Act?
Borrowers would pay an up-front premium that HUD may set above 3% of the original insured loan amount, and HUD can adjust it over time under the HELPER Act of 2025 (Sec. 2(z)(3)).
Does the HELPER Act get rid of monthly FHA mortgage insurance?
Yes. The bill bars monthly mortgage insurance premiums for this program and uses only an up-front premium under the HELPER Act of 2025 (Sec. 2(z)(3)).
Which jobs qualify for the HELPER Act home loan?
Eligible borrowers are full-time law enforcement officers, firefighters, paramedics, EMTs, and pre-K–12 teachers at state-accredited public or private schools under H.R. 2094 Sec. 2(z)(1).
Can teachers qualify for the HELPER Act mortgage program?
Yes. Full-time pre-K through 12 teachers at state-accredited public or private schools are included as eligible first responders under the HELPER Act of 2025 (Sec. 2(z)(1)).
What are the work history requirements for the HELPER Act loan?
A borrower must generally be currently employed and have worked in an eligible job for at least 4 of the 5 years before applying, unless released for an occupation-connected disability under H.R. 2094 Sec. 2(z)(4).
Can you use the HELPER Act loan if you are not a first-time homebuyer?
No. The program is limited to first-time homebuyers under the HELPER Act of 2025 (Sec. 2(z)(4)).
Does the HELPER Act allow manufactured homes or condos?
Yes. The loan can cover a 1-family home including a condo unit, plus a manufactured home if it is permanently affixed to land the borrower owns and titled as real property under H.R. 2094 Sec. 2(z)(2).
Do HELPER Act borrowers have to take housing counseling?
Yes. Eligible borrowers must complete a housing counseling program approved by HUD under the HELPER Act of 2025 (Sec. 2(z)(4)).
When does the HELPER Act mortgage program expire?
HUD's authority to make new commitments ends 5 years after the Secretary first makes the insurance available under the HELPER Act of 2025 (Sec. 2(z)(6)).
Based on H.R. 2094 bill text
HR2094 Legislative Journey
House: Committee Action
Mar 14, 2025
Referred to the House Committee on Financial Services.
About the Sponsor
John Rutherford
Republican, Florida's 5th congressional district · 9 years in Congress
Committees: Ethics, Appropriations
View full profile →
Cosponsors (117)
This bill has 117 cosponsors: 72 Democrats, 45 Republicans, reflecting bipartisan support. Cosponsors represent 30 states: Arizona, California, Colorado, and 27 more.
Bonnie Watson Coleman
Democrat · NJ
Andrew Garbarino
Republican · NY
Josh Gottheimer
Democrat · NJ
Jim Costa
Democrat · CA
David Valadao
Republican · CA
Dwight Evans
Democrat · PA
William Keating
Democrat · MA
Daniel Meuser
Republican · PA
Salud Carbajal
Democrat · CA
Brittany Pettersen
Democrat · CO
Mike Kelly
Republican · PA
Vince Fong
Republican · CA
Cosponsor Coverage Map
Committee Sponsors
Financial Services Committee
12 of 54 committee members cosponsored
22 Republicans across this committee haven't cosponsored yet. Mobilize their constituents
What laws does H.R. 2094 change?
1 changes
Sections Amended
Section 203 of National Housing Act (12 U.S.C. 1709)
adding at the end the following: ``(z) FHA Mortgage Insurance Program for Mortgages for First Responders
H.R. 2094 Quick Facts
- Committee
- Financial Services
- Chamber
- House
- Policy
- Finance and Financial Sector
- Introduced
- Mar 14, 2025
Referred to the House Committee on Financial Services.
Mar 14, 2025
Official Sources
Official bill text, cosponsors, and legislative history for the HELPER Act of 2025
The federal statute this bill amends — Section 203 of the National Housing Act, the foundation of FHA mortgage insurance
HUD's page on the insurance fund that would back these zero-down loans and absorb any default risk
The existing HUD homeownership program for first responders and teachers — the HELPER Act would create a separate, broader path alongside it
Find HUD-approved housing counseling agencies — the bill requires borrowers to complete counseling before qualifying
The Cranston-Gonzalez National Affordable Housing Act definition of first-time homebuyer that the HELPER Act incorporates
The committee where this bill has been referred — jurisdiction over FHA, housing policy, and mortgage regulation
The latest actuarial report on FHA's insurance fund health — relevant to whether FHA can absorb a new zero-down loan program
Who is lobbying on H.R. 2094?
8 organizations lobbying on this bill
NATIONAL FRATERNAL ORDER OF POLICE | 8 |
CREDIT UNION NATIONAL ASSOCIATION, INC. DBA AMERICA'S CREDIT UNIONS | 4 |
NATIONAL TROOPERS COALITION | 4 |
PEACE OFFICERS RESEARCH ASSOCIATION OF CALIFORNIA | 4 |
AMERICAN AMBULANCE ASSOCIATION | 4 |
LOUISIANA SHERIFFS' ASSOCIATION | 3 |
SERGEANTS BENEVOLENT ASSOCIATION OF NEW YORK CITY | 2 |
FEDERAL LAW ENFORCEMENT OFFICERS ASSOCIATION | 1 |
Showing 1-8 of 8 organizations
H.R. 2094 Bill Text
“To amend the National Housing Act to establish a mortgage insurance program for first responders, and for other purposes.”
Source: U.S. Government Publishing Office
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