FHA Loans“Back to the Future”

Note: Virtually all single family FHA mortgage lending is done through Direct Endorsement, which enables an FHA-insured mortgage to be processed as rapidly as other mortgages.

What FHA Loans Offer

New Purchase Financing– Adjustable Rate Mortgages– Fixed Rate Mortgages– Buy-downs

Refinances– Streamline Refi’s– Cash-out Refi’s

FHA Loan Limits by AZ County

MSA Name MSA code County 1-Family 2-Family 3-Family 4-Family

Flagstaff 22380 Coconino $332,500 $374,500 $455,000 $525,000

Lake Havasu City-Kingman 29420 Mohave 244,600 275,500 334,750 386,250

Nogales 35700 Santa Cruz 200,160 256,248 309,744 384,936

Non-Metro 99999 Apache 200,160 256,248 309,744 384,936

Non-Metro 99999 La Paz 200,160 256,248 309,744 384,936

Non-Metro 99999 Navajo 201,400 256,248 309,744 384,936

Payson 37740 Gila 223,250 256,248 309,744 384,936

Phoenix-Mesa-Scts 38060 Maricopa 263,150 296,390 360,100 415,500

Phoenix-Mesa-Scts 38060 Pinal 263,150 296,390 360,100 415,500

Prescott 39140 Yavapai 285,000 321,000 390,000 450,000

Safford 40940 Graham 200,160 256,248 309,744 384,936

Safford 40940 Greenlee 200,160 256,248 309,744 384,936

Sierra Vista-Douglas 43420 Cochise 200,160 256,248 309,744 384,936

Tucson 46060 Pima 239,850 270,150 328,250 384,936

 Yuma 49740 Yuma 200,160 256,248 309,744 384,936

Listing of FHA single family mortgage limits. Limits are updated constantly.

FHA-Loan Officer Facts

Must get 1003 AND addendum to URLA signed at initial application

Must obtain evidence/proof of social (Picture ID)

Must use FHA Approved Appraiser

Must obtain an FHA case # through FHA Connection (https://entp.hud.gov/clas/index.cfm)

Real Estate certification must be signed by buyer, seller, and selling real estate agent

The amendatory clause of the sales contract must be executed

AVOID the brain damage of FHA new construction loans

FHA-Processor Facts

Loan Package must contain a completed Mortgage Credit Analysis Worksheet (MCAW)

Must check CAVIRS (FHA connection)

Must obtain an FHA case # (FHA connection)

Must obtain Termite Report

Run through DU/LP on web

Must check LDP/GSA list for all parties involved in transaction

Other Fun Facts

FHA does not publish a rate sheet the investor determines the rate

Full Doc Only (no stated programs) Qualifying ratios are 31/43 ARMs qualify at 1% over the start rate, buy downs at note rate Debts of non-purchasing spouse must be included in

borrower’s qualifying ratios (separate credit reports) Can do 95% cash out with 12 month seasoning and no lates Only one FHA insured mortgage per borrower at a time Can be underwritten manually or automated

More Fun Facts

Does not have a minimum credit score but most lenders do

Traditional credit not required-can develop acceptable non-traditional credit sources

Max 6% seller contribution Borrowers may not pay a tax service fee or

Loan Origination Fee > 1%

FHA-Good Neighbor Next Door

Law enforcement officers, pre-K through 12th grade teachers, firefighters, and EMTs can contribute to community revitalization while becoming homeowners through HUD’s Good Neighbor Next Door Sales Program

HUD offers incentives in the form of a discount of 50% from the list price of the home. In return you must commit to live in property for 3 years as your sole residence.

How the Program WorksEligible single family homes located in revitalization areas are listed exclusively for sale through the Good Neighbor Next Door Sales Program. Properties are available for purchase through the program for FIVE days.

www.hud.gov/offices/hsg/sfh/reo/goodn/gnndabot.cfm

Upfront & Annual MIP

For mortgages with terms more than 15 years

UPFRONT LTV Ratio Premium Years1.5% All LTV’s .50% Until 78%

LTV

For mortgages with terms 15 years or less

UPFRONT LTV Ratio Premium Years1.5% 89.99 & under None N/A

1.5% 90.00 & over .25% Until 78% LTV

FHA Appraisals

Search for & order appraisals through FHA connection

Lender can select from appraiser list FHA no longer requires minor property deficiencies

to be corrected Termite reports REQUIRED in AZ Value/Conditions not final until appraisal issued by

U/Whttps://entp.hud.gov/idapp/html/apprlook.cfm

FHA New Purchase Loans

Easier to Qualify FHA insures your mortgage so lenders are more willing to give loans with lower qualifying requirements

Less than Perfect Credit Credit problems are easier to qualify for on an FHA loan, BK is allowed after 2 years with re-established credit

Low Down Payment As low as 3% down payment. 100% gift permitted for down payment/closing costs/PP

Costs Less Competitive interest rates because the loans are insured by the Federal Government

FHA Streamline Refinance

FHA “streamline” refers only to the amount of documentation and u/w that needs to be performed by lender and does not mean there are no costs involved in the transaction. The basic requirements of a streamline refi are:

1. Mortgage to be refi’d must already be FHA insured2. Mortgage to be refi’d must be current3. The refi is to result in lowering of borrower’s monthly PITI

payments4. No cash may be taken out on mortgages refi’d using

streamline process

FHA Streamline Refinance (Cont’d)

Lenders offer streamline refi’s in several ways:1. Some offer “no-cost” refinances by charging higher interest rate.

From this premium, lender pays any closing costs incurred on the transaction

2. May include the closing costs in the new mortgage amount only if there is sufficient equity in the property, as determined by an appraisal

3. May be done w/o an appraisal but new loan cannot exceed original loan amount. Only investment properties may be refinanced w/o an appraisal.

FHA Streamline Refinance (cont’d)

Must be an FHA insured loan with same borrowers & same property

Cash to close does not need to be verified Do not need to check CAVIRS but MUST check LDP/GSA Can shorten term of loan as long as payment does not increase

more than 20% Can go from ARM to fixed as long as payment does not

increase more than 20% Individuals can be added to title w/o credit review Subordinate financing may remain in place regardless of total

indebtedness of property If appraisal value is such that borrower would be better advised

as if no appraisal has been made then appraisal may be ignored

Order FHA Refi Authorization (FHA Connection) MIP REFUND

FHA Cash-out Refinance

Borrower must have history of making payments on time

Any subordinate financing may remain in place as long as it is subordinated on title

Borrower cannot be late or in default of any federal debt

Max 95% LTV Property must have been occupied by borrower as

primary residence for at least 12 months Must have an appraisal and must credit qualify

Summary & Other Options

FHA Loans Max Loan $263,150 Still paying 3-4% YSP Old School Documentation

– Source Large deposits– GAP Letters– Credit Letters– BK Discharge & Schedule– VOE & Pay stub– W2’s

Note: FHA is also looking at doing:

• True 100%• Risk based MIP• Max Loan Amount to

equal Fannie / Freddie

• **Another option is our My Community