Short answer
Usually not. Under Fannie Mae's rules, rent from a boarder or roommate living in your home generally isn't counted as qualifying income. There are exceptions: Fannie Mae's HomeReady loan allows boarder income in some cases, a borrower with a disability can count rent from a live-in personal assistant, and FHA can count boarder rent you've received for the past 12 months. Rent from a separate unit, such as the other side of a duplex, is a different matter and often can count.
Why doesn't roommate rent count?
A roommate can move out at any time, so lenders don't treat new roommate rent as stable income on most loans. You can still take in a roommate after you buy, and the rent can help your budget. It just usually won't raise the amount you qualify for.
What are the exceptions?
- HomeReady: Fannie Mae's HomeReady program for qualifying buyers has its own exception for boarder income, with documentation rules.
- A live-in personal assistant: a borrower with a disability who receives rent from a live-in personal assistant can count that rent, up to a limit, with a 12-month history.
Both need records showing the person lives with you and has paid regularly, such as bank statements or canceled checks.
Can FHA count rent from a boarder?
Yes, if it's already happening. HUD's Handbook 4000.1 lets FHA count rent from boarders who live in your home when you have a 12-month history of boarder income and are receiving it now, whether you rent or own the home today. The lender needs records of the rent for at least nine of the last 12 months (tax returns, bank statements, canceled checks or deposit slips), proof the boarder shares your address, and a written boarding agreement. The income is averaged over 12 months, or the current rent if lower, and can't be more than 30 percent of the income used to qualify. Someone renting an ADU isn't a boarder.
What rental income can count?
Rent from a separate unit is treated differently. If you buy a 2 to 4 unit home and live in one unit, rent from the other units can often count, using leases or an appraiser's rent estimate; see buying a multi-family in NH. Some programs also count rent from an accessory dwelling unit; see ADUs and in-law apartments.
What about buying with the person instead?
If the person who'd be your roommate wants to own part of the home, they can be a co-borrower, and their income counts in full. That also makes them responsible for the loan. See co-borrowers and cosigners and how to hold title with a co-buyer.
Sources
- HUD Single Family Housing Policy Handbook 4000.1, Update 18 (August 2026), Boarders of the Subject Property (TOTAL)
- Fannie Mae Selling Guide B3-3.4-04, Boarder Income
- Fannie Mae Selling Guide B5-6-02, HomeReady Mortgage Underwriting Methods and Requirements
Checked November 2, 2026. Rules and dates change, so confirm current details before you rely on them.
General information only, not tax or legal advice. Program availability, eligibility and terms vary by lender and are subject to change and to underwriting approval. Not a commitment to lend.