Homeowners can take advantage of energy-efficient mortgages (EEF) to finance improvement projects on their properties. An EEM, or a "green mortgage", is a loan that is meant to help pay for energy-efficient upgrades on a home that a homeowner currently owns or is in the process of purchasing. Costs for the home improvement projects are included in the original mortgage loan so that only one mortgage loan needs to be taken out on the property in question.

Although the maximum debt-to-income ratio for a home owner in regards to a mortgage loan is specified by the FHA, homeowners can bypass these rules if they qualify for energy-efficient mortgages. In this way, they can purchase a home with energy-efficiency improvements with an EEM that is higher in value than the home that they could have purchased via a traditional mortgage loan. Allowing homeowners to bypass debt-to-income ratio rules is justified with the idea that homeowners may pay more upfront, but will save money over time in lower energy costs. The process of qualifying for an EEM involves having an energy audit on a property.

Homeowners can take advantage of three different EEMs:

The Conventional EEM

The majority of homeowners who take out an EEM opt for a conventional EEM. This type of EEM allows the lender of a mortgage loan to add a certain value to the home purchaser's income that is deemed equivalent to the money that will be gained in energy savings through making any energy-efficiency renovations or upgrades.

The Federal Housing Administration EEM

Through a Federal Housing Administration (FHA) EEM, a borrower will acquire mortgage insurance for a home purchase or refinance. The costs of the proposed energy-efficiency improvements are incorporated into a homeowner's mortgage loan through an FHA EEM. However, borrowers must meet certain underwriting conditions to qualify for an FHA EEM. This type of EEM allows a borrower to borrow whichever is less: the complete costs of the proposed improvements, inspections, and report; or the lower amount between the value of the property minus five percent, 115 percent of the area's median price on a single family home, or 150 percent of the conforming loan limit as specified by Freddie Mac.

The Veterans Administration EEM

Veterans may qualify for certain green mortgages through the Veterans' Administration. Such loans typically are no more than between $3,000 and $6,000.