Lien Subordination Help

Refinance With Tax Liens:
Can You Refinance With IRS Debt?

Learn how to refinance even with tax liens and IRS debt. Dream Financial Management since 1994.

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Navigating Liens

Refinancing With Tax Liens:How It Works & What to Expect

A tax lien doesn't have to be the end of your refinancing journey. With the right documentation and professional guidance, homeowners with IRS or state tax debt can still secure a new mortgage. Here's what you need to understand.

Lien Subordination

Filing IRS Form 14134 can let your new mortgage take priority. The IRS weighs your payment history and ability to pay the debt.

Pay Off the Lien

The cleanest option — use cash-out refinance proceeds to satisfy the tax debt at closing. This is the most lender-friendly path.

Installment Agreements

With 3+ on-time payments and documented proof, some lenders accept an active IRS installment agreement.

Loan Type Rules

FHA, VA, and Conventional have different lien rules. FHA and VA are more flexible with repayment plans than Conventional.

Get Prepared

How to Prepare for a Tax Lien Refinance

Gather Your Lien Documents

Collect IRS notices, filed lien documents, current balance statements, and any installment agreement paperwork.

Establish Payment History

Make 3-6 months of consistent payments on your tax agreement. Lenders want to see a track record of responsibility.

Review Your Equity Position

Higher equity strengthens your case — lenders are more willing to work around liens when borrowers have 20%+ equity.

Work With a Specialist

Not all lenders handle lien subordination. Partner with a broker experienced in tax lien refinancing scenarios.

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Refinancing With Federal or State Tax Liens

A tax lien gives the IRS or state government a claim against your property — which takes priority over a new mortgage lender. This makes refinancing difficult but NOT impossible.

Option 1: IRS Subordination

The IRS can agree to let the new mortgage take first priority — a "subordination of lien." This requires filing IRS Form 14134. The IRS will consider: your payment history, whether the lien has been filed, and whether the refinance improves your ability to pay.

Option 2: Pay Off the Lien at Closing

The cleanest approach — use cash-out refinance proceeds or other funds to fully satisfy the tax debt at closing. The lien is released and the new mortgage has clear priority. This is the path most lenders prefer.

Option 3: Installment Agreement

If you have an IRS installment agreement, some lenders may accept it if: 3+ on-time payments made, agreement is documented, and the payments fit within your DTI. The lien may still need to be subordinate.

Loan Type Rules

FHA: tax liens must be paid or have a repayment plan with 3+ months of on-time payments. VA: may allow with established repayment plan. Conventional: typically requires lien resolution before closing.

Have Tax Debt? Explore Your Refinance Options

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