Tom Houston - Mortgage Originator

Tom Houston - Mortgage Originator I also enjoy sharing information about the communities that I serve and local events & entertainment. Above all I want this page to be fun and entertaining.

Tom Houston-Licensed since 1997
NMLS #225040 FL Lic
Simons & Leoni Home Loans - NMLS #8768
Florida Office of Financial Regulation MLD1529
Equal Housing Lender Tom Houston:
NMLS #225040 FL Lic

Simons & Leoni Home Loans LLC:
Licensed by the Florida Office of Financial Regulation - MLD #1529 NMLS #8768

Most content on this page will be related to Real Estate and Financing as wel

l as informative and interesting articles that pertain to your financial well being. I am passionate about culture and traveling so expect some articles on this subject as well. I have a great sense of humor and I love to laugh and make those around me laugh. Feel free to message me with any subjects that you would like to hear about. Please LIKE and SHARE my page with your family & friends.

FHA INSIGHTS • 09 One of the most overlooked FHA appraisal issues?The roof.FHA appraisers are not roofing contractors, b...
06/11/2026

FHA INSIGHTS • 09

One of the most overlooked FHA appraisal issues?

The roof.

FHA appraisers are not roofing contractors, but they are expected to identify obvious concerns related to the roof’s condition and remaining life.

In general, FHA wants the roof to have at least about 2 years of remaining useful life at the time of closing.

That means:
• missing shingles
• visible leaks
• major wear
• sagging areas
• roofing near the end of its life

…can all create problems during the appraisal process.

Sometimes it results in repairs.
Sometimes replacement discussions begin.
Sometimes the deal gets delayed entirely.

This is why experienced Realtors and lenders try to identify roof concerns before the appraisal is ordered, not after.

After 29+ years in mortgage lending, I help buyers, sellers, and Realtors navigate FHA financing with fewer surprises and smoother closings.

Questions about FHA appraisals or financing guidelines?
Call or text me anytime.

Tom Houston
📞 813-601-0964
NMLS 225040 ∙ FL Lic LO9924

Terms and conditions apply. Not all applicants will qualify. Subject to credit approval, underwriting, income, assets, and acceptable appraisal/property conditions. FHA property standards and appraisal requirements are subject to HUD guidelines and lender overlays. Loan programs, guidelines, fees, and timelines are subject to change without notice. Equal Housing Lender. NMLS #8768.

FHA INSIGHTS • 08One FHA rule surprises a lot of buyers and sellers:The home must have a permanent, reliable heating sou...
06/09/2026

FHA INSIGHTS • 08

One FHA rule surprises a lot of buyers and sellers:

The home must have a permanent, reliable heating source.

That means portable space heaters usually don’t count.

FHA appraisers are looking for a heating system that is:
• permanently installed
• functional
• capable of heating the home safely
• appropriate for year-round living

In Florida, this issue sometimes appears in older homes, converted rooms, or properties where the original HVAC system no longer works.

And yes… even in warm climates, FHA still expects the home to have a proper heat source.

A missing or non-working system can lead to:
• appraisal conditions
• repair requirements
• delayed closings
• additional inspections

After 29+ years in mortgage lending, I help buyers, sellers, and Realtors spot FHA issues before they become last-minute surprises.

Questions about FHA financing or appraisal requirements?
Call or text me anytime.

Tom Houston
📞 813-601-0964
NMLS 225040 ∙ FL Lic LO9924

Terms and conditions apply. Not all applicants will qualify. Subject to credit approval, underwriting, income, assets, and acceptable appraisal/property conditions. FHA property standards and appraisal requirements are subject to HUD guidelines and lender overlays. Loan programs, guidelines, fees, and timelines are subject to change without notice. Equal Housing Lender. NMLS #8768.

YOUR TAX RETURNS MAY NOT MATTER.That statement gets attention, but here's the important part:Some investment property fi...
06/08/2026

YOUR TAX RETURNS MAY NOT MATTER.

That statement gets attention, but here's the important part:

Some investment property financing programs may allow qualified borrowers to qualify based primarily on the property's rental income rather than traditional personal income documentation.

These programs are often used by:
✔ Real estate investors
✔ Self-employed borrowers
✔ Landlords expanding their portfolios
✔ Buyers of long-term and short-term rental properties

Every borrower and property is different, and qualification requirements apply.

Looking at an investment property?
Let's discuss the available financing options.

Tom Houston
📞 813-601-0964
NMLS 225040 ∙ FL Lic LO9924

Terms and Conditions Apply. Not all applicants will qualify. Subject to formal underwriting, credit, acceptable income, assets, and property appraisal. Guidelines, rates, and fees are subject to change without notice. Income limitations may apply to some loan products. Equal Housing Lender. NMLS 8768

FHA INSIGHTS • 07One of the biggest FHA myths?“An ugly kitchen won’t pass FHA.”Not true.FHA is not judging design trends...
06/06/2026

FHA INSIGHTS • 07

One of the biggest FHA myths?

“An ugly kitchen won’t pass FHA.”

Not true.

FHA is not judging design trends, granite countertops, or whether the cabinets belong in a 1987 sitcom rerun.

What FHA actually cares about is:
• safety
• functionality
• working systems

If the stove works, plumbing functions, electrical is safe, and the kitchen is usable, an outdated kitchen alone usually is not the problem.

A lot of buyers miss great opportunities because they confuse “dated” with “unfinanceable.”

Sometimes the best deals are the homes everyone else overlooked because of cosmetic issues.

After 29+ years in mortgage lending, I help buyers, sellers, and Realtors understand the difference between cosmetic concerns and true FHA appraisal issues.

Questions about FHA financing or property eligibility?
Call or text me anytime.

Tom Houston
📞 813-601-0964
NMLS 225040 ∙ FL Lic LO9924

Terms and conditions apply. Not all applicants will qualify. Subject to credit approval, underwriting, income, assets, and acceptable appraisal/property conditions. FHA property standards and appraisal requirements are subject to HUD guidelines and lender overlays. Loan programs, guidelines, fees, and timelines are subject to change without notice. Equal Housing Lender. NMLS #8768.

🏡 Riverview Rental Available | $3,200/MonthI'm looking for a great tenant for my home in Riverview.The link below includ...
06/05/2026

🏡 Riverview Rental Available | $3,200/Month

I'm looking for a great tenant for my home in Riverview.

The link below includes photos, property details, and neighborhood information. If you know someone who may be interested, I'd appreciate you sharing this post.

Feel free to message or call me with any questions.

Thank you!

https://portal.onehome.com/en-US/share/2791841p86039

Turn Rental Income Into Buying PowerFor some real estate investors, traditional income documentation may not tell the wh...
06/04/2026

Turn Rental Income Into Buying Power
For some real estate investors, traditional income documentation may not tell the whole story.

DSCR (Debt Service Coverage Ratio) loan programs may allow qualified borrowers to qualify based primarily on the income generated by the property rather than traditional personal income documentation.

These programs are commonly used for:
✔ Investment property purchases
✔ Refinances
✔ Long-term rentals
✔ Short-term rental properties

Every borrower and property is different, and qualification requirements apply.

If you're exploring investment property financing and would like to learn more about your options, I'd be happy to help.

Tom Houston
📞 813-601-0964
NMLS 225040 ∙ FL Lic LO9924

Terms and Conditions Apply. Not all applicants will qualify. Subject to formal underwriting, credit, acceptable income, assets, and property appraisal. Guidelines, rates, and fees are subject to change without notice. Income limitations may apply to some loan products. Equal Housing Lender. NMLS 8768

FHA INSIGHTS • 06One of the easiest ways to accidentally delay an FHA closing?The utilities are turned off before the ap...
06/03/2026

FHA INSIGHTS • 06

One of the easiest ways to accidentally delay an FHA closing?

The utilities are turned off before the appraisal.

FHA appraisers typically need functioning utilities so they can test important systems like:
• heating & air conditioning
• plumbing
• water heater
• electrical systems

No power or water can mean:
• incomplete appraisal reports
• reinspection fees
• rescheduled appointments
• delayed closings

This catches a lot of sellers and listing agents by surprise, especially on vacant homes.

A simple utility check before the appraisal can save everyone time, stress, and unnecessary delays.

After 29+ years in mortgage lending, I help buyers, sellers, and Realtors avoid common FHA issues before they become closing problems.

Questions about FHA financing or appraisal requirements?
Call or text me anytime.

Tom Houston
📞 813-601-0964
NMLS 225040 ∙ FL Lic LO9924

Terms and conditions apply. Not all applicants will qualify. Subject to credit approval, underwriting, income, assets, and acceptable appraisal/property conditions. FHA appraisal and utility requirements are subject to HUD guidelines and lender overlays. Loan programs, guidelines, fees, and timelines are subject to change without notice. Equal Housing Lender. NMLS #8768.

Not every self-employed borrower fits neatly into traditional mortgage guidelines.Many business owners, freelancers, ind...
06/02/2026

Not every self-employed borrower fits neatly into traditional mortgage guidelines.

Many business owners, freelancers, independent contractors, and commission-based professionals have strong income and healthy cash flow, but tax returns may not fully reflect their true earning power after deductions.

For qualified borrowers, Bank Statement Loan Programs may offer an alternative path to homeownership or refinancing by reviewing 12–24 months of bank statements instead of relying only on traditional income documentation.

If your income structure is unique, it may still be possible to qualify.

Different documentation. Same opportunity.

Tom Houston
Simons & Leoni Home Loans
📞 813-601-0964

Terms and Conditions Apply. Not all applicants will qualify. Subject to formal underwriting, credit, acceptable income, assets, and property appraisal. Guidelines, rates, and fees are subject to change without notice. Income limitations may apply to some loan products. Equal Housing Lender. NMLS 8768

FHA INSIGHTS • 05That peeling paint around a window or exterior trim may look minor……but on an FHA loan, it can absolute...
06/01/2026

FHA INSIGHTS • 05

That peeling paint around a window or exterior trim may look minor…

…but on an FHA loan, it can absolutely become a closing issue.

FHA appraisers are trained to look for peeling, chipping, or flaking paint because it may create health and safety concerns, especially on older homes.

What surprises many sellers is this:
A small paint repair can turn into:
• appraisal conditions
• repair requirements
• re-inspections
• delayed closings

The good news?
Many FHA issues are easy to fix before the appraisal even happens.

That’s why preparation matters.

After 29+ years in mortgage lending, I help buyers, sellers, and Realtors spot potential FHA issues early so transactions move smoother and faster.

Questions about FHA financing or appraisal requirements?
Call or text me anytime at 813-601-0964.

Terms and conditions apply. Not all applicants will qualify. Subject to credit approval, underwriting, income, assets, and acceptable appraisal/property conditions. FHA property standards and appraisal requirements are subject to HUD guidelines and lender overlays. Loan programs, guidelines, and timelines are subject to change without notice. Equal Housing Lender. NMLS #8768.

FHA INSIGHTS • 04Here’s an FHA detail that surprises a lot of buyers and even some sellers:Security bars on bedroom wind...
05/30/2026

FHA INSIGHTS • 04

Here’s an FHA detail that surprises a lot of buyers and even some sellers:

Security bars on bedroom windows can become an FHA issue if they prevent quick emergency escape.

If the bars require a key, tool, or special knowledge to open from the inside, the appraiser may call it out for safety concerns.

That tiny detail can suddenly turn into:
• repair requests
• appraisal conditions
• closing delays
• last-minute stress

FHA loans are not just about the buyer qualifying. The property has to meet certain safety and livability standards too.

This is why preparation matters before the appraisal happens.

After 29+ years in mortgage lending, I help buyers, sellers, and Realtors spot potential issues early so closings stay on track.

Questions about FHA financing or appraisal requirements?
Call or text me anytime at 813-601-0964.

Terms and conditions apply. Not all applicants will qualify. Subject to credit approval, underwriting, income, assets, and acceptable appraisal/property conditions. FHA property and safety requirements are subject to HUD guidelines and lender overlays. Loan programs, guidelines, and timelines are subject to change without notice. Equal Housing Lender. NMLS #8768.

Address

701 N. Westshore Boulevard , Suite 284
South Tampa, FL
33609

Opening Hours

Monday 8am - 6pm
Tuesday 8am - 6pm
Wednesday 8am - 6pm
Thursday 8am - 6pm
Friday 8am - 6pm
Saturday 10am - 3pm

Telephone

+18132586767

Website

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