Last updated: May 19, 2026
Your home may have unsafe heat, bad wiring, no working plumbing, serious crowding, or damage that is too costly to fix. If you are a tribal member or Alaska Native applicant and ordinary repair programs have not worked, the BIA Housing Improvement Program may be one place to ask for help.
HIP at a glance
The Bureau of Indian Affairs describes the Housing Improvement Program, often called HIP, as a safety-net housing program for eligible American Indian and Alaska Native families who live in substandard housing or have no standard housing resource. Start with the official BIA Housing Program page, then contact the tribal or BIA servicing housing office for your area.
- HIP is not an entitlement. Being eligible does not mean funding is available right away.
- The income rule is strict: annual household income must generally be at or below 150% of the current HHS poverty guidelines.
- Repairs usually must be approved before work starts. Do not assume HIP will pay a contractor you hired on your own.
What the BIA Housing Improvement Program can do
HIP is meant for serious housing need, not cosmetic remodeling. The BIA says the program can help with repairs and renovations of existing homes, modest replacement homes, modest new homes for eligible applicants who have suitable land or a qualifying lease, and down payment help when used with other housing programs. The official HIP assistance categories page describes the main types of help.
The federal regulation at 25 CFR Part 256 is the main rulebook. It describes four regulatory categories: Category A, Category B, Category C, and Category D. Some BIA public pages describe five kinds of help because replacement housing and new housing are listed separately for everyday readers.
| HIP help type | What it may cover | Important limit |
|---|---|---|
| Interim improvements | Urgent safety or sanitation repairs. | Federal rules list up to $7,500 total. Alaska freight may be added within the rule. |
| Repairs and renovations | Work that can bring an owned and occupied home up to standard condition. | Federal rules list up to $60,000 for Category B renovation. It can only be provided once. |
| Replacement housing | A modest replacement home when the current home cannot be brought to standard condition within the renovation limit. | One-time help. A payback agreement may apply if the home is sold too soon. |
| New housing | A modest new home for an applicant who does not own a home but has suitable land or a qualifying leasehold. | The land must have reasonable access and the leasehold rules are strict. |
| Down payment assistance | Help with down payment, closing costs, and counseling when financing is already arranged. | The grant must be no more than needed to secure the loan. |
HIP is not an emergency cash card or automatic grant. It is tied to a review of your home, income, land or lease status, and project type. If you are just starting, read our guide to home repair assistance so you can compare HIP with local and nonprofit programs.
If the home is unsafe right now
HIP may help with major housing need, but it is usually not the fastest emergency response. If there is fire danger, carbon monoxide risk, exposed live wiring, a gas smell, sewage inside the home, no safe drinking water, or a structural collapse risk, treat it as a safety problem first.
- Call 911 for immediate danger, fire, gas, medical emergencies, or collapse risk.
- Call the utility emergency line for gas smells, sparking equipment, or a dangerous shutoff issue.
- Ask your tribal housing office about temporary shelter, elder services, emergency repair help, or tribal social services.
- For sewer, septic, or water problems, ask whether the tribe or the IHS sanitation program has a water or wastewater project path.
- If a disaster damaged your home and your area has a presidential disaster declaration, check FEMA help through DisasterAssistance.gov and call the FEMA helpline at 1-800-621-3362.
For repair-specific safety steps, see our guides to electrical hazard help, sewer and water help, and roof repair help.
Who may qualify for HIP
The basic HIP rules are narrow. Your local office must apply the federal rules and may also have local intake steps. In plain English, you should ask about HIP if most of the following are true.
- You are a member of a federally recognized Indian tribe, or you are applying through an eligible Alaska Native tribal path.
- You live in an approved tribal service area.
- Your household income is at or below the HIP income limit.
- Your present housing is substandard, or you do not have standard housing.
- You meet the ownership, land, assignment, or lease rules for the kind of help you need.
- You do not have another immediate resource for standard housing.
- You may not qualify if you received certain previous HIP help or got the home through another federal housing program within the last 20 years.
The income rule
HIP uses 150% or less of the HHS poverty guidelines. HHS updates poverty guidelines each year in the Federal Register. The 2026 poverty guidelines became effective January 13, 2026, unless a program sets a different effective date. Always ask your servicing housing office which year and household members it will use.
| Household size | 48 states and D.C. | Alaska | Hawaii |
|---|---|---|---|
| 1 | $23,940 | $29,925 | $27,540 |
| 2 | $32,460 | $40,575 | $37,335 |
| 3 | $40,980 | $51,225 | $47,130 |
| 4 | $49,500 | $61,875 | $56,925 |
This table shows 150% examples based on the 2026 HHS numbers. It is not a final eligibility decision. HIP counts annual household income, including earned income, unearned income, royalties, and certain one-time income. Ask the office how each income source must be reported.
What “substandard housing” means
Under the HIP regulation, standard housing must meet applicable codes and basic conditions for heat, plumbing, electrical safety, occupancy, access, and site suitability. For example, the rule says a standard home must have safe heat, safe plumbing, and safe electrical wiring. A home that does not meet the standard-housing definition may be considered substandard.
That does not mean every old or uncomfortable home will be approved. The office may inspect or review the home, decide whether repair is cost-effective, and decide whether the project fits a HIP category.
Where to apply
Do not mail a HIP packet to a random national office unless your local instructions tell you to. The BIA says applicants should use the servicing housing office. The official servicing office page says the program is administered by a tribal housing office operated by a federally recognized tribe and encourages applicants to contact the tribe servicing housing office to understand service areas.
Fastest realistic starting path
- Call your tribal housing office and ask who handles HIP intake.
- If you are not sure who to call, use the official Tribal Leaders Directory to find the tribe, BIA region, and agency contacts.
- Ask whether your address is inside the approved tribal service area.
- Ask whether HIP is open, whether there is a local deadline, and what version of BIA Form 6407 to use.
- Do not hire a contractor for HIP-paid work until the office explains the approval and procurement rules.
Phone script: tribal housing office
“Hello, my name is _____. I am calling about the BIA Housing Improvement Program. I need help with unsafe or substandard housing at _____. Can you tell me if this address is in the approved service area, whether HIP applications are being accepted, and what documents I should bring?”
Phone script: BIA or regional office
“Hello, I am trying to find the servicing housing office for HIP. My tribe is _____ and my home is in _____. Can you tell me which tribal or BIA office handles BIA Form 6407 applications for this service area?”
If your situation is rural but not clearly in a HIP service area, also review rural repair help. If your home is a mobile or manufactured home, read manufactured home repairs because title, land, and wall-construction issues can affect which programs are realistic.
Documents and proof you may need
The federal application steps say to obtain and complete BIA Form 6407, then submit the signed application to your servicing housing office. The official BIA application instructions page is the best place to start, but ask your local office for the current packet because forms and local checklists can change.
| Proof | Examples | Why it matters |
|---|---|---|
| Tribal membership | CDIB, tribal enrollment card, or other local proof accepted by the office. | HIP is for eligible members of federally recognized tribes or eligible Alaska Native applicants. |
| Income | Tax returns, W-2s, benefit letters, Social Security, retirement, unemployment, General Assistance, and other income records. | Income affects both eligibility and priority ranking. |
| IIM or trust income | Annual Individual Indian Money account statement, or a statement that you do not have an IIM account. | The HIP application rules specifically ask for this proof. |
| Land or home status | Deed, trust certification, tribal assignment, lease, allotment proof, or leasehold paperwork. | The office must know whether the project can be approved on that home or land. |
| Condition of home | Photos, problem list, code notices, inspection notes, shutoff notices, water or septic notices. | This helps the office understand safety, sanitation, and substandard housing issues. |
| Disability or veteran proof | Benefit letters, VA determination, disability documentation, or medical statement if requested. | These factors may affect priority ranking if they apply. |
| Down payment help | Loan letter showing down payment amount and closing costs, plus home description and sale price. | Category D help must be tied to the amount needed to secure financing. |
Make copies before you submit anything. Keep one folder with your signed application, every document, photos, the date submitted, and the name of the person who accepted it. If you apply by email or portal, save the confirmation.
For a broader checklist, use our documents needed guide. It can help you prepare tax papers, proof of ownership, estimates, insurance documents, and photos before a local office asks for them.
How applications are ranked
HIP does not usually operate on a simple first-come, first-served basis. The servicing housing office reviews the completed application. If it is incomplete, the office must notify you in writing about what is missing and the due date. If you are found ineligible, the regulation says the office must advise you in writing within 45 days after receiving your completed application.
If you are eligible, the office ranks need using federal factors. Income can count for up to 25 points. A resident age 55 or older can add points, with a maximum of 15 points for that factor. A disabled person living in the home can add 10 points. Dependent children can add points up to a maximum of 15. Veteran status, homelessness or a dilapidated house, and overcrowding can also add points. Applicants with an approved financing package can receive points for that factor.
This is why two households with the same repair problem may not have the same result. A household with very low income, unsafe housing, dependent children, disability, or elder residents may rank differently than a household with higher income and less urgent housing need.
Inspections, contractors, and approvals
HIP work is not usually controlled by the applicant. The servicing housing office decides what work will be done, prepares or oversees the scope of work, and follows procurement rules. The regulation says work may be done by a licensed and bonded independent contractor or construction company, or by a tribe operating HIP under an Indian Self-Determination and Education Assistance Act agreement.
The office is also responsible for inspections at stages of construction. Final payment comes after final inspection and contract requirements are met. Be careful about any contractor who says, “I can get your BIA grant approved if you sign today.”
Phone script: before hiring anyone
“Before I sign anything with a contractor, can you tell me whether HIP allows me to choose my own contractor, whether bids must go through your office, and whether work done before approval can be paid?”
If you must move out during major HIP work, ask for the rule in writing and ask whether tribal social services, family services, or emergency housing can help. Federal rules place lodging responsibility on the applicant, so plan early.
Delays, waitlists, and denials
HIP funding is limited. Your wait can depend on priority ranking, available money, type of work, contractors, weather, seasonal access, utilities, and infrastructure. If you are eligible but not funded, the office keeps and considers your application for three more years, making a four-year period total. Keep it accurate and provide annual written updates.
Common mistakes that can slow or sink a HIP application
- Turning in an unsigned or incomplete BIA Form 6407.
- Missing income proof for one permanent household member.
- Not proving tribal membership in the form the office accepts.
- Not showing land, deed, assignment, or lease status clearly.
- Starting contractor work before the office approves the project.
- Not responding to a written request for missing documents by the deadline.
- Assuming the national BIA office is the right intake office.
- Not updating your application each year.
If you are denied, delayed, or told your file is incomplete, ask for the reason in writing. If paperwork is missing, fix it fast and keep proof. If you disagree, HIP rules allow appeals of BIA action or inaction under 25 CFR Part 2. Ask where the appeal must be filed and the deadline.
For step-by-step help after a refusal, read our denied assistance guide. If you are not eligible at all, our guide on not qualifying explains safer next steps.
Phone script: denial or delay
“I received a letter or was told my HIP application was not approved or not funded. Can you explain the exact reason, whether I can correct the file, whether it will stay active for the next program year, and what appeal or update deadline applies?”
Backup options to ask about
Because HIP is limited, ask about other help at the same time. Match the repair problem to the right office.
| If your problem is… | Ask about… | Where to start |
|---|---|---|
| Tribal housing rehab or services | Indian Housing Block Grant programs through the tribe or TDHE. | HUD says the Indian Housing Block Grant can fund affordable housing activities, including rehabilitation. |
| Purchase, rehab, refinance, or construction with a mortgage | HUD Section 184 Indian Home Loan Guarantee. | The Section 184 program serves eligible Native borrowers, tribes, villages, and TDHEs. |
| Rural repair outside or alongside HIP | USDA Section 504 Home Repair loans and grants. | USDA’s Section 504 program can help very-low-income rural homeowners, with grants limited to homeowners age 62 or older. |
| Heat, insulation, or energy problems | Weatherization Assistance Program. | DOE says weatherization assistance is handled by state, local, tribal, or territory providers. |
| Disaster damage | FEMA, insurance, state, and tribal emergency management. | FEMA housing assistance may help with uninsured losses after a presidential disaster declaration. |
| Forms, debt, or loan pressure | HUD-approved housing counseling or legal aid. | HUD’s housing counseling search can help you find approved agencies. |
If a loan is being suggested, slow down and compare it with our guide to repair loans and scams. A safer backup plan is better than signing a loan, lien, or contractor-financing agreement you do not understand.
Scams and false promises
Be careful with anyone who says they can guarantee a BIA home repair grant, asks for an upfront “grant processing fee,” pressures you to sign today, asks for cash or wire transfer, or says you must borrow from their lender. The FTC’s home improvement scam guidance warns about these tactics.
USAGov also warns that ads promising free government money are often scams. Use official offices, written applications, and trusted local referrals. See our fake grant scams guide before giving anyone your documents or banking information.
FAQs about the BIA Housing Improvement Program
Is HIP only for homeowners?
Not always. The answer depends on the category, ownership, land, and lease status. Ask the servicing housing office which HIP category could fit your situation.
Can HIP help with a mobile or manufactured home?
Yes, if the applicant meets HIP rules and funding is available. Title, land, lease, wall construction, and safety condition can still affect the decision.
Does HIP pay me directly?
Usually, assume no. HIP work is tied to approval, scope of work, procurement, inspections, and contractor payment rules.
How long does HIP take?
There is no single timeline. It can depend on funding, ranking, contractors, weather, utilities, and infrastructure.
Can I apply again if I am not funded?
Yes. An eligible but unfunded application is kept and considered for three more years. Keep it accurate and update it each year.
Can I appeal?
You may appeal BIA action or inaction under 25 CFR Part 2. Ask where to send the appeal and what deadline applies.
About This Guide
This HomeRepairGrants.org guide uses official federal, state, local, and high-trust nonprofit and community sources mentioned in the article, including BIA, eCFR, HHS, HUD, USDA, DOE, IHS, FEMA, FTC, and USAGov sources.
HomeRepairGrants.org is not a government agency. We do not guarantee eligibility, approval, funding, timing, contractor selection, or payment. This guide is not legal, financial, tax, medical, insurance, disability-rights, or government-agency advice. For personal decisions, contact the program office, a qualified counselor, legal aid, or another appropriate professional.
Corrections: Email info@homerepairgrants.org with corrections.
Next review: August 17, 2026