Structured property review
After engagement, focused on required repairs and your renovation goals.
The document your renovation loan
can't close without.
Honest scope, real numbers, lender-ready.
- FHA-Approved 203(k) Consultant #P2038
- Construction & electrical background
- 20+ years in the DMV market
A renovation loan lives or dies on its paperwork.
The consultant's job is to turn a property's condition and your renovation goals into a document set your lender can underwrite.
Health and safety first. Realistic scope. Honest numbers.
One consultant, personally accountable for every property review and every Work Write-Up, within 50 miles of Washington, D.C.
Tap a pin: what George documents across the DMV
5FindAHUDConsultant's 5 servicesSERVICES
The detailed scope of work your lender requires, in the format underwriters expect. And the support that keeps your renovation loan file clean from review to final draw.
Property
reviewA structured on-site review of the property's condition after engagement, focused on required repairs and your renovation goals. The visit happens only after a project is qualified, accepted, and lawful access is confirmed.
Work Write-Up &
Cost EstimateThe detailed scope of work and line-item cost breakdown your lender requires, in the format underwriters expect. It's the document a Standard 203(k) can't close without.
Supporting
documentationPhotographs, specifications, and the exhibits that keep underwriting moving instead of stalling.
Bid
reconciliationContractor bids compared against the Work Write-Up so discrepancies surface before closing, not after. Costs reflect the actual DMV market, so bids reconcile instead of blowing the scope apart.
Draw
consultingInspection and paperwork support during construction, when separately engaged: draw inspections, change orders, and reinspections that keep the loan file clean.
Inside the document
WORK
WRITE-UP
The Work Write-Up is the backbone of a Standard 203(k) loan. It identifies each work item and its specifications: what must be repaired to meet requirements, and what you've chosen to improve. The Cost Estimate breaks each item into reasonable local labor and material costs. Together they tell the lender what the money is for, tell contractors what to bid on, and protect you from scope surprises mid-project.
Work Write-Up
Each work item and its specifications, with itemized detail.
Labor & material cost detail
Reasonable local costs, line by line.
Photographs & supporting docs
Photographs and supporting documentation for the file.
Lender-ready exhibits
Organized in the format underwriters expect.
Bid reconciliation
Contractor bids compared against the Work Write-Up, discrepancies documented.
Draw inspections
Progress verified before funds are released during construction.
Change orders
Scope changes documented so the loan file stays clean.
Reinspections
Follow-up verification when required.
HUD-permitted fee schedule
FEES
Work Write-Up and Cost Estimate fees follow the HUD-permitted consultant fee schedule (Mortgagee Letter 2024-13). Published, not hidden. Draw inspections, change orders, re-inspections and permitted mileage follow the current HUD fee schedule and are quoted in the consulting agreement.
Exact fees for your project are confirmed in writing before any engagement begins.
REPAIRS $50,000 OR LESS$1,000up to
$50,001 – $85,000$1,200up to
$85,001 – $140,000$1,400up to
OVER $140,000$2,0001% of repair cost, capped
SOURCE: HUD MORTGAGEE LETTER 2024-13 · WORK WRITE-UP & COST ESTIMATE
Which one needs a consultant?
STANDARDvs.
LIMITED
Standard 203(k) (sometimes called the full 203(k)) and Limited 203(k) are two versions of the same FHA renovation program, with different rules, different paperwork, and different consultant requirements. Getting this wrong wastes weeks. Your lender decides, but here's the honest breakdown.
Standard 203(k)
CONSULTANT REQUIRED- TYPICAL SCOPE
- Major remodeling, structural repairs, or work otherwise outside Limited eligibility
- STRUCTURAL WORK
- Allowed
- CONSULTANT
- Required. An FHA-approved consultant prepares the Work Write-Up
- DOCUMENTATION
- Work Write-Up, Cost Estimate, and consultant exhibits
- BEST FOR
- Serious rehabs: structural, additions, whole-house, health-and-safety scopes
Limited 203(k)
CONSULTANT OPTIONAL- TYPICAL SCOPE
- Minor remodeling and nonstructural repairs within the applicable rehabilitation limit
- STRUCTURAL WORK
- Not allowed
- CONSULTANT
- Not required by FHA, but may be used
- DOCUMENTATION
- Contractor bids and lender-required documents
- BEST FOR
- Cosmetic and mechanical updates without structural change
$30,000Project with foundation workSTANDARD
$30,000Kitchen refreshMAY BE LIMITED
Scope drives the program, not the dollar figure.
If your project touches structure, additions, or health-and-safety systems, plan on Standard and plan on a consultant.
Whatever you read here, your lender decides. FHA offers Limited and Standard 203(k) options. Limited 203(k) is generally for minor remodeling and nonstructural work within the applicable rehabilitation limit and does not require a consultant under FHA rules, although a consultant may be used. Standard 203(k) requires an FHA-approved consultant. The lender makes the final program and document determination. Prospects must verify with their lender whether a consultant Work Write-Up is required before entering the full engagement.
From intake to Work Write-Up
PROCESS
A qualification process, not a booking page. That's deliberate. It protects your time, keeps unqualified projects from wasting weeks, and means that when George takes your project, it gets his full attention.
- 01INTAKE
Submit your project intake.
Tell us about the property, your renovation goals, and where you are with your lender. Submitting creates no appointment, no estimate, and no engagement. It starts a review.
≈ 5 MINUTES - 02REVIEW
We review the property and goals.
Our team screens for completeness and fit, and George personally reviews viable projects.
REPLY IN 2 BUSINESS DAYS - 03QUALIFICATION
Qualified projects get a conversation.
Clarifying scope, lender status, and what the engagement looks like. Access to George is earned through screening, not purchased through a booking link.
- 04AGREEMENT
Accepted projects receive a private agreement.
George explains the initial engagement privately, in writing, with exact fees, before you commit to anything.
- 05ACCESS
Access is confirmed, then the site review is scheduled.
Lawful authorization, entry instructions, and any hazards are confirmed first. No confirmed access, no visit. No exceptions.
- 06SITE NOTES
Site notes are delivered.
Structured site notes after the completed visit. Qualified projects may then proceed to the full Work Write-Up engagement.
WITHIN 5 BUSINESS DAYS - 07WORK WRITE-UP
Work Write-Up and beyond.
The full Work Write-Up, revisions, bid reconciliation, and draw services proceed under the consulting agreement.
What this process does not promise.
This process does not promise financing, loan approval, an appraisal outcome, that you will win the property you're pursuing, or that any lender will accept any document. The lender controls program requirements and acceptance. What we control, and stand behind, is the quality and timeliness of the consulting work itself.
The consultant behind the paperwork
ABOUT US
When you engage FindAHUDConsultant.com, you're not entering a marketplace and hoping for a decent match. You're hiring George Hockaday-Bey, FHA-Approved 203(k) Consultant #P2038, serving Washington, D.C., Maryland, and Northern Virginia from Clinton, Maryland.
Construction & renovation experienceFIELD
He's managed real scopes on real DMV properties, so specifications reflect how work actually gets done.
01Electrical expertiseSYSTEMS
Systems knowledge that catches what generic write-ups miss.
02Real estate experienceTRANSACTION
He understands the transaction pressure around your renovation loan, not just the repair list.
03Lender-facing documentationUNDERWRITING
Exhibits organized the way underwriters expect, which is what keeps files moving.
04Don't take this website's word for itHUD ROSTER
Every FHA-approved consultant is listed on HUD's public roster. Verify consultant #P2038 on the HUD 203(k) Consultant Search.
VERIFY ↗Health and safety first. Realistic scope. Honest numbers.
- Required repairs get identified plainly. No padding, no minimizing.
- Costs reflect the actual DMV market, so contractor bids reconcile against the Write-Up instead of blowing it apart.
- Documentation is built to be used: by your lender, your contractor, and you.
Note: George's consultant work is performed under G-11 Enterprises Inc. as an independent consulting assignment. The 203(k) consultant role is independent of any construction service, and no construction services are performed on projects where George serves as consultant of record.
Clear boundaries protect your deal
WHAT IT
ISN'T
A consultant Work Write-Up has one job. Here's what it is not, so nobody on your deal is surprised.
READ THE FAQ- NOTinspectionA home inspection. Get one separately; it serves a different purpose.
- NOTvaluationAn appraisal. Your lender orders that.
- NOTlendingFinancing approval. The lender decides your loan.
- NOTbiddingA contractor bid. Contractors bid against the Work Write-Up.
- NOTclosingA guarantee of closing. No consultant can promise that.
HomeStyle, VA renovation, conventional, or private project?
- HomeStyle
- VA renovation
- Conventional rehab
- Private work
George also serves as an independent renovation consultant for non-FHA projects, under a separate agreement and separate pricing. Lender rules control what's required; the same intake starts the conversation.
REFER A PROJECT! For loan officers & agents
LENDERS & AGENTS LENDERS & AGENTS
Loan officers and agents lose renovation deals to two things: consultants who go dark, and write-ups underwriters kick back. George Hockaday-Bey fixes both. Refer a project in under a minute; we handle the client from there and keep you informed.
- CONTENTS.01Lender-ready documents.Work Write-Ups and Cost Estimates in the format underwriting expects.
- CONTENTS.02Responsive by design.First contact within one business day for every referral; every intake reviewed within 2 business days.
- CONTENTS.03Site notes in 5 business daysafter a completed visit. Your file doesn't sit.
- CONTENTS.04Real construction background.Realistic scopes and costs that reconcile with actual DMV bids.
- CONTENTS.05One consultant, personally accountable.No marketplace roulette. Verify #P2038 on the HUD roster.
What happens after you refer.
- 1You submit the referral.Takes about 60 seconds.
- 2We contact your clientand run the standard qualification review.
- 3You stay informed.Status updates at review decision, acceptance, and Work Write-Up delivery, if you opt in.
REFERRAL FORM
Local, and on purpose
SERVICE AREA
50MILES OF
WASHINGTON, D.C.
Properties generally within 50 miles of Washington, D.C., subject to review and acceptance. A consultant who knows DMV construction costs, DMV permitting, and DMV contractors produces a Work Write-Up your lender can actually rely on.
- Washington, D.C.
- Maryland
- Northern Virginia
That's why it's simple.
STRAIGHT ANSWERS
The questions everyone asks, answered plainly.
QDo I need a 203(k) consultant?
If your lender puts you in a Standard 203(k), yes. FHA requires an approved consultant. If you're in a Limited 203(k), FHA doesn't require one, though some borrowers use a consultant anyway. Your lender makes the final determination. Confirm with them.
QDo I need a lender before I submit my project?
No. A strong project can be reviewed before you've selected a lender. But understand the trade: until your lender confirms program requirements, you're proceeding at your own risk. We'll flag this in the process, and you should verify before entering the full engagement.
QDo I need a budget figured out?
No. Describe what you want to accomplish in plain language. "The kitchen is original 1962 and the roof leaks" is more useful than a guessed number.
QDo you provide free estimates or walk-throughs?
No. Estimates, inspections, and site visits are professional deliverables, and they happen inside a paid engagement after a project is reviewed and accepted. That discipline is why accepted projects get documents lenders take seriously.
QCan I just pay you to come look at the property?
No. Site reviews are offered only after a project is qualified and accepted. This isn't gatekeeping for its own sake. An unqualified visit produces a document your lender can't use, and that helps no one.
QWhat if the property isn't under contract yet?
You can still submit it. You assume the acquisition risk (someone else may buy it), and lawful access for any site visit must be arranged through the owner or listing side.
QIs this a home inspection?
No. A home inspection and a consultant property review serve different purposes, and you should get a home inspection separately. The consultant review focuses on the repairs and documentation your renovation loan requires.
QHow long do site notes take?
Target delivery is 5 business days after the completed visit, barring missing information or unusual conditions.
QCan you help with HomeStyle, VA renovation, or conventional rehab projects?
Possibly. George serves as an independent renovation consultant for non-FHA projects under separate terms. Same intake: note your program and we'll route it for review.
QI have a question about my specific property.
That's exactly what the intake is for. Property-specific questions get property-specific review, not generic answers on an FAQ page.
inquiry
CONTACT
Have a property and a renovation goal?
That's all you need to start.
- ✓No budget required
- ✓No lender required
- ✓No construction vocabulary required
Tell us about the property and what you want to accomplish, and your project will be reviewed within 2 business days. The intake below takes about five minutes if you have the property address. "Not sure" is a real answer throughout.
- BEFORE YOU START · 1This is a review, not a booking.Submitting creates no appointment, no estimate, and no consulting engagement. It puts your project in front of our team.
- BEFORE YOU START · 2You'll hear back within 2 business days.We may request more information before George decides whether the project enters the consulting process.
- LENDER STATUSIf your lender has already told you whether a consultant Work Write-Up is required, the form asks. If you don't know yet, submit anyway and note "not confirmed."