FHA Lending & RAD

Susan Hall, CEO of HCM

Sheri Davis, Deputy Chief UW of HCM

July 30, 2014

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www.hcmd4.com

FHA/RAD

FHA multifamily mortgage insurance is an important source of debt financing for projects participating in RAD. HUD endorses many transactions each year involving the acquisition, refinance and rehab of PBRA or PBV-assisted projects. However, HUD is making certain allowances for processing RAD transactions that utilize FHA insured debt to accommodate and expedite these transactions.

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Why FHA?

• Low current interest rates• Construction/Rehabilitation Interest Rates Locked at Initial Endorsement

(rolls over to permanent loan at final endorsement)

• Longer Amortization Periods• Refinance: Up to 35 years• Construction/Rehabilitation: Up to 40 years

• Non-recourse to the mortgagor

• Used to enhance Tax-Exempt Bonds

• Used with other sources of funding, including LIHTC, HTC, New Market Tax Credits, Federal Home Loan Bank, HOME funds, etc…

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FHA Programs

• 223(f)• Refinance or Acquisition • Minor/Moderate Repairs ($6,500/unit times high cost factor)• Permanent Debt with Repair Escrow – up to 35 years (fully amortizing)

• 90% rental assistance: DSC 1.15; 87% Loan to Value• Affordable: DSC 1.176; 85% Loan to Value

• 223(f) – LIHTC Pilot• Rehab expenditures of up to $40,000/unit (no adjustment for high cost

areas)• Tax Credit or Bond Cap allocation in hand• Located in any part of the country but processed by Multifamily Hubs

designated as LIHTC Pilot processing offices

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FHA Programs Cont.’

• 221(d)(4) – New Construction or Substantial Rehabilitation• Substantial Rehabilitation: Two or more major building systems or over

the threshold of $6,500/unit times the high cost factor for the 223(f) program

• Construction/permanent debt all in one transaction – initial/final endorsement (one rate lock)

• 40 year financing, after final endorsement (fully amortizing)• 90% rental assistance: DSC 1.11; Loan to cost: 90%• Affordable: DSC 1.15; Loan to cost: 87%

• Deferred submittal of architectural plans (LIHTC)

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Important to Note

• An experienced development team demonstrating success with similar type transactions & successful management of assisted housing is essential

• A developer fee is authorized on all RAD conversions.• 221(d)(4) & 223(f) with LIHTC – developer fee is payable from the tax

credit equity subject to the LIHTC allocating agency’s limitations on developer fees (not to exceed 15% of total development costs)

• 221(d)(4) & 223(f) Non-LIHTC transactions – developer fee may be up to 10% of the total budget)

• Proposed FHA Asset Management changes • Delegate the approval of release of the replacement reserve funds to the

Lender• Delegate the approval of release of immediate repairs required under

the 223(f) program to the Lender

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Partnering

• It is important to partner with your FHA Mortgagee throughout the entire process• RAD: The FHA Mortgagee should be familiar with the required

milestones for the RAD process and assist in reaching these milestones• FHA: The FHA Mortgagee will partner with HUD and the Designated

Underwriter to see your transaction through from beginning to end

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Streamline Process

• To expedite the processing of RAD transactions, HUD will use a streamlined application review process for all Section 221(d)(4) and Section 223(f) transactions. All transactions are one stage applications.

• FHA/RAD Fast Tracking

• Centralized processing•Contract support for Section 223(f)/RAD underwriting•Special centralized team in Chicago for Section 221(d)(4)s

• Streamlined approval processes•One approval committee replaces RAD/FHA loan committees•Waivers of PCAs and most market studies for Section 221(d)(4)s

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