EXCERPT: The HELPER Act would provide 100% financing with no mortgage insurance for first responders and educators. It hasn't passed yet — but here's what it means, why it matters, and what California first responders should be doing right now to prepare.
There's a piece of legislation that doesn't get nearly enough attention in the first responder community. It's called the HELPER Act — and if it ever passes, it would be one of the most significant mortgage benefits for firefighters, police officers, paramedics, and teachers since the VA loan was created.
It hasn't passed yet. I want to be upfront about that.
But here's why it's worth knowing about right now — and why the first responders who understand it will be in the best position when it does.
What Is the HELPER Act?
HELPER stands for Homes for Every Local Protector, Educator, and Responder. It's federal legislation that would create a mortgage benefit specifically for first responders and educators — similar in structure to the VA loan but for a broader group of public servants.
The core benefits proposed under the HELPER Act:
— 100% financing with no down payment required
— No monthly mortgage insurance
— Competitive interest rates
— Available for firefighters, law enforcement, paramedics, teachers, and other first responders
To put that in plain terms: a firefighter in Orange County could potentially buy a home with zero down and no mortgage insurance — the same advantage veterans currently have with VA loans. In a market where home prices are pushing toward a million dollars, that benefit is enormous.
Where Does It Stand Right Now?
The HELPER Act has been introduced in Congress multiple times — most recently reintroduced in 2025. It has bipartisan support, which is encouraging. But it has not yet been passed into law.
That means you cannot use it today. Any lender telling you otherwise is wrong.
What it does mean is that this benefit has real momentum and real support. The question isn't whether something like this will eventually exist — it's when.
Why This Matters for California First Responders Specifically
California first responders face one of the toughest housing markets in the country. Orange County median home prices are approaching seven figures. Down payment requirements are a real barrier even for well-compensated career professionals.
The VA loan exists because Congress recognized that veterans deserved a tangible benefit for their service. The HELPER Act is built on the same logic — that the people who run toward danger while everyone else runs away deserve meaningful help becoming homeowners in the communities they protect.
That argument resonates in Washington for a reason. It's true.
What Should First Responders Do Right Now?
Don't wait for the HELPER Act to pass before you start preparing. Here's what I tell every first responder who asks me about it:
Get your financial picture clean now. Credit, savings, debt structure — the work you do today is the same work you'd need to do anyway. Whether you end up using the HELPER Act, a VA loan, FHA, or conventional financing, preparation looks the same.
Understand what you already qualify for. You may have more options right now than you realize. Overtime, specialty pay, pension income — when counted correctly, many first responders qualify for significantly more than their base pay suggests. Don't wait for a future program when current options may already work.
Stay informed. When legislation like this moves forward, the first responders who are already working with a lender who understands their situation will be ready to move immediately. The ones who weren't paying attention will scramble.
The Bottom Line
The HELPER Act isn't available today. But the conversation around it matters — because it reflects something real. First responders deserve better access to homeownership in the communities they serve. That principle isn't going away regardless of what happens with any specific piece of legislation.
If you're a first responder in Orange County wondering what your options actually look like right now — not what might exist someday — that's the conversation I'm built for.
I was a firefighter for 15 years. I know what it feels like to wonder whether you'll ever be able to afford a home in the community you protect. Let's run your actual numbers and find out what's possible today.
