ARM loan requirements in 2026

An adjustable-rate mortgage (ARM) is a home loan whose interest rate changes periodically after an introductory period in which it remains fixed. These changes can occur every six months or annually, depending on the loan terms. In contrast, a fixed-rate mortgage has an interest rate that stays the same over the entire term of the loan.

Here’s what you need to know about ARM loan requirements if you’re considering this type of mortgage in 2026.

ARM loan requirements for 2026

Qualifying for an adjustable-rate mortgage can be more difficult than qualifying for a fixed-rate one, because you’ll need enough income to make higher monthly payments if interest rates climb. But in other respects, ARMs have similar requirements to other types of mortgages: You’ll need to provide information about your employment and income through paperwork such as pay stubs, tax returns, W-2s and other income documentation (for example, proof of child support).

ARM loan limits

In 2026, you can get a conforming ARM for up to $832,750, or as much as $1,249,125 if you live in a more expensive housing market. If you need a larger mortgage, some lenders offer jumbo or nonconforming loans with adjustable rates. These loans also generally require a higher credit score and down payment.

ARM credit score qualifications

You’ll need a credit score of at least 620 to qualify for a conventional ARM. FHA ARMs have a lower threshold: 580, or 500 if you’re prepared to make a 10% down payment. VA ARMs don’t have a blanket credit score requirement, but many VA lenders look for at least 620.

ARM debt-to-income (DTI) ratio qualifications

Generally, the DTI ratio for conventional ARM mortgage loans can’t exceed 45%, though some lenders may approve borrowers with more debt who also have substantial cash reserves. Most FHA loans go to borrowers with DTI ratios of 43% or less, while the VA prefers borrowers with a ratio of 41% or less. In all cases, the lower the better when it comes to DTI ratios.

Remember that borrowers qualify for ARMs based on their ability to cover a higher monthly payment, not the initial, lower payment.

ARM down payment requirements

Like fixed-rate loans, you don’t need to put 20% down on an ARM — but lenders do typically mandate higher down payments for them. While you can find fixed-rate loans that ask only 3% down, many lenders require at least a 5% down payment on conventional ARMs. An FHA ARM requires at least 3.5%. There’s no down-payment requirement for most VA ARMs.

Should you get an adjustable-rate mortgage?

Who is an adjustable-rate mortgage best for? An ARM can be worth considering if:

• You’ll qualify for a lower initial interest rate than you would with a fixed-rate loan: ARMs tend to offer lower introductory rates than those for a comparable 30-year, fixed-rate loan, but the amount of savings can vary.
• You’ll save money longer-term: It’s important to calculate how much you could save during the initial period of an ARM. For those taking out a jumbo loan, for example, an ARM can be the smart choice, since even a slightly lower interest rate can translate to a significant savings. This may offset the cost if you plan to refinance to a fixed-rate loan later.
• You don’t intend to live in your home for very long: An ARM often makes the most sense if you only plan on living in the home you’re buying for around five to 10 years — meaning, you intend to sell before the loan’s interest rate resets.

An ARM is essentially a bet that interest rates will decrease — and that your monthly payment will stay the same or shrink when your rate adjusts. But keep in mind that it’s impossible to know how rates will behave when your introductory period ends, and a decrease is not guaranteed. If you aren’t confident you could afford the highest possible payment on your ARM, consider a fixed-rate mortgage instead.

FAQ

• How does an ARM work?

  Adjustable-rate mortgages offer a lower, fixed interest rate for an introductory period, typically between five and 10 years. After that period is over, the rate changes once or twice per year for the remainder of the loan. The variable rate depends on a specific market index that the lender uses as a benchmark, moving up and down with that index, but lenders are limited in how much they can adjust the rate each time and over the loan’s lifetime.

• What are the benefits of an ARM loan?

  The largest benefit of an ARM is that it typically offers a lower, fixed interest rate during its introductory period, which is usually between five and 10 years. If you think you’ll move before that period ends, you can take advantage of the lower intro rate. If you don’t move and keep the ARM, you’ll be able to benefit from interest rate declines — unlike a fixed-rate mortgage-holder.

   

• What are the disadvantages of an ARM loan?

  Many ARMs require a higher down payment than their fixed-rate counterparts, and they can have stricter qualifications. But more significantly, the rate associated with your loan may increase, which would cause your monthly mortgage payments to go up. While there is a cap on the rate increases associated with your mortgage, higher payments can still cut into your budget.