rehab eem weatherization other repairs dec 2010
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FHA Programs: Rehabilitation Loan, EEM, & Solar and Weatherization
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Company
LOGO
U.S. Department of Housing And Urban Development
December 2010
FHA Specialty Programs
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Today’s Agenda
FHA Rehabilitation Loan Programs (203k’s) Regular Rehabilitation Loan203(k)
Streamline Rehabilitation LoanStreamlined 203(k)
Energy Efficient Mortgage EEM
Solar and Weatherization Programs
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Two Rehabilitation Programs
Regular Rehabilitation Also known as 203(k)
Streamline Rehabilitation Also known as Streamlined 203(k) Announced in 2005Mortgagee Letter 2005 – 50
Both available for purchase or refinance
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Two Rehabilitation Programs (Cont.)
Both allow for repairs to be financed One loan Repair costs funded at time loan
closes Sale proceeds disbursed at closing
Lender or escrow holds repair funds Funds disbursed as work completedMay require FHA inspections and/or
lender inspections
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How It Works
Borrower required to meet FHA’s minimum cash investment Based on total combined purchase price or
appraised value plus rehabilitation costs Minimum 3.5% Downpayment if purchase
More if sales price exceeds appraised value
Equity if refinance
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How It Works – Continued
Loan amount determined based on “110% of After Improved Value” or “As Is Value plus cost of repairs Whichever is less
Both programs require work to be complete Within six (6) months of closing
Landscaping and “luxury items” not allowed under either program
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How It Works – Continued
Maximum 96.5% loan-to-value (LTV)Determined based on purchase price or
appraised value (whichever is less)Purchase or refinance if owned < 12
monthsAppraised value if refinance and owned >12
months Excluding upfront mortgage insurance
premiums
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Example:Purchase Price/Appraised Value $300,000.00Rehabilitation Cost $ 14,700.00Total Needed Financing Repairs $314,700.00Required Investment (3.5%) 11,014.50Base Loan Amount $303,685.00
*Note: Required investment only $514 more with rehabilitation loan
*Note: Upfront Mortgage Insurance added to base loan amount
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Rehabilitation Program Comparisons
All features on Regular Rehab not available on Streamlined Rehab Streamline Rehab intended to facilitate
uncomplicated repairs Both are great tools for “Real Estate
Owned” properties Both are great tools for “First Time
Homebuyers” Easier transition from renter to homeowner
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Rehabilitation Program Comparisons
Streamline Rehab No minimum required
repair threshold Maximum limit on
repairs = $35,000 No general contractor or
architectural drawings required
Allows for two payments per contractor
Regular Rehab $5,000 minimum
repair cost threshold No maximum limit on
repairs General contractor and
normal architectural drawings required
Maximum five payments total to general contractor
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Rehabilitation Program ComparisonsStreamline Rehab No special FHA
required inspections Under $15,000
Must use licensed/bonded contractor Self-help
discouraged
Regular Rehab FHA Inspector
required for all repairs All loan amounts
Must use licensed/bonded contractor Self-help
discouraged
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Rehabilitation Program Comparisons
Accessibility improvements Persons with
disabilities No contingency
reserve required Lender may require
Accessibility improvements Persons with
disabilities 10% contingency reserve
required Lender may require more
Streamline Rehab Regular Rehab
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Streamlined Rehab Eligible Repair Items
Repair/Replace Roofs, gutters, downspouts Heating, ventilation, and A/C systems Plumbing and electrical systems Flooring Windows, doors, exterior siding Well; septic systems
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Streamline Rehab Eligible Repairs (Continued)
Minor remodeling Not structural
Painting Exterior/Interior
Lead based paint abatement Free standing appliances
Range, refrigerator, washer/dryer, etc.
*NOTE: This list is not all-inclusive
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Ineligible Work Items Under theStreamlined Rehab
Major rehabilitation Relocation of load bearing wall Room additions New construction
Repairs requiring detailed drawings or architectural exhibitsRepair of structural damage
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Regular Rehabilitation Eligible Repairs (203 (k))
Same items as in Streamlined Rehabilitation (Streamlined Rehab 203(k) loan) See previous list (not all inclusive)Structural changes Room additionsAdditional living units (if allowed by city)For more information on the 203(k) program
please visit:http://www.hud.gov/offices/hsg/sfh/203k/203k--df.cfm
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Final Notes On Rehab Programs Repair funds not used
Not given to borrower Applied as principal reduction to mortgage No change of terms of mortgage
Repair funds insufficient to complete work Borrower must pay out of own funds or may
reapply for another rehabilitation loan if eligible Regular Rehabilitation program can finance up
to six months of mortgage payments Not available on Streamline Rehabilitation
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Energy Efficient Mortgage (A.K.A. EEM)
May be used with other FHA mortgages
No special underwriting or appraisal requirements
May be able to finance 100% of the energy improvement Based on lesser of three calculations
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Energy Efficient Mortgage (A.K.A. EEM) – Continued
Lesser of three calculations used to determine amount of maximum financed energy improvement 5% of the property value 115% of the median area price 150% of the Freddie Mac conforming loan limit
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Energy Efficient Mortgage (A.K.A. EEM) – Example
Appraised Value/Sales Price $300,000 Energy improvement costs $10,000
5% of value $300,000 x .05 = $15,000115% of $265,250 median price = $305,000 150% of GSE is $417,000 = $625,500
The maximum allowable financing for EEM funding would be 115% calculation or $5,000 Lesser of the three
Would have to adjust energy improvements to fit within limits or borrower pays difference
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“Other” Repairs & Improvements Repairs & Improvements required by appraiser as
essential for property eligibility and to be paid by the borrower May be added to sales price before calculating
mortgage amount Sales contract must identify borrower as responsible
for paying or completing repairs Amount added is lesser of three calculations
Amount the value of the property exceeds sales price Appraiser’s estimate of repairs and improvements Amount of contractor’s bid (if available)
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Energy – Related Weatherization Mortgage amount may be increased for cost of
items by $2,000 without a separate value determination or Up to $3,500 if supported by a value determination
by FHA approved appraiser or DE underwriter or More than $3,500 subject to value determination
by FHA approved appraiser or DE underwriter and a separate site inspection
Items include Thermostats, insulation, storm windows/doors,
weather stripping, caulking, etc.
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Solar Energy Systems The cost of both active and passive solar
energy systems may be added directly to the mortgage amount Before adding the Up Front Mortgage Insurance
Premium (UFMIP) After applying applicable Loan-to-value limits Statutory mortgage limit may be exceeded by 20% to
accommodate the cost of the system
Limited to the lesser of Solar energy systems replacement cost It’s effect on the property’s market value
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Where to Get More Information 1 – 800 – CALL – FHA (1 – 800 – 225 – 5342)
A source for all FHA questions Industry partners and Consumers
www.hud.gov On-line resource for info about FHA and FHA
programs On-line source for all other HUD programs, grants,
forms, press releases, etc. User friendly
www.fhaoutreach.gov/FHAFAQ On-line resource to frequently asked questions
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www.hud.gov
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www.hud.gov
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www.fhaoutreach.gov/FHAFAQ
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The U.S. Department of Housing and Urban Development
would like to thank the California Association of Mortgage Professionals
AndOregon Association of Mortgage Professionals
for your interest in FHA and FHA programs