Welcometothe’ NewConstruc1on/BuildonOwnLand ... - New_Co… · 8131) PropertyEligibleforFHA...

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Welcome to the

New Construc1on/Build on Own Land/Construc1on to Perm Webinar

All audio for this webinar is through your computer – there

is no separate call-‐in number

Please ensure that you are able to receive sound through your

computer and that your speakers are un-‐muted

If you have any technical or

audio issues – please review the Support for Technical Issues document by clicking on the Suppor3ng Material BuEon located just below this screen

Scheduled Start: 9:00AM Mountain Time -‐The webinar will be underway shortly-‐

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Important Things to Know

•  Suppor1ng Ques1on and Answer Format: •  For Audio/Technology ques1ons, u1lize Help buEon •  U1lize Ask a Ques3on buEon on your screen •  Ques1ons will be compiled and a FAQ document posted with the

archived webinar •  Materials:

•  A copy of this PowerPoint presenta1on •  A PDF version of the presenta1on •  Frequently Asked Ques1ons related to technical issues (PDF)

If you have audio issues or the slides stop advancing – simply refresh or reload the page displaying the webinar

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Web Site Pop-‐ups During Presenta1on

Several helpful web sites will be provided to you for bookmarking during the presenta1on. You will need to disable your pop-‐up blocker to

receive this informa1on.

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Archive Version of the Webinar and FAQ Document (POP-‐UP)

hEp://www.hud.gov/offices/hsg/s[ /talk/parc/phiarch.cfm

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Presenters

Karina Batkalin Sam Kramer

Tamara Pritchard John Slavinski

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How To Receive FHA updates

To subscribe to the FHAinfo announcements email list: hEp://bit.ly/FHARCPage or send a request by email to

[email protected]

FHA Homeownership List Serv Archive Page: hEp://portal.hud.gov/hudportal/HUD?src=/

program_offices/housing/s[/FHA_info_messages

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Where to Get More Informa1on

FHA Resource Center TELEPHONE

1-‐800-‐CALLFHA (1-‐800-‐225-‐5342) Available Monday-‐Friday (excluding federal

holidays) from 8:00am – 8:00pm (Eastern Time)

E-‐MAIL

[email protected] Available 24 hours a day – 7 days a week!

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Where to Get More Informa1on

www.hud.gov/[a

The main web site for the latest news on FHA programs

hEp://www.hud.gov/offices/adm/hudclips/index.cfm

HUDCLIPS -‐ the source for FHA policy documents -‐ handbooks, mortgagee leEers and no1ces

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Disclaimer

Ø  The purpose of this presenta1on is an overview of the subject maEer with summa1on and explana1on of recent changes in FHA policy. It introduces and explains, rather than supplants, official policy issued in Handbooks and Mortgagee LeEers. If you find a discrepancy between the presenta1on and Handbooks, Mortgagee LeEers, etc., the official policies prevail. Please note the informa1on provided in this training is subject to change.

Ø  Please consult HUD online Handbooks and Mortgagee LeEers through the link below for the most recent updates and current policy. hEp://portal.hud.gov/hudportal/HUD?src=/program_offices/administra1on/hudclips

1-800-225-5342

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New Construc1on Documenta1on Requirements

•  Proposed Construc1on

•  Under Construc1on

•  Exis1ng (New) Less than 1 year

•  Manufactured Housing

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Construc1on Procedures for Single Family

The following guidelines are established from the Code of Federal Regula1ons (CFR) that governs the determina1on of high LTV loans and the documenta1on requirements depending on the stage of construc1on.

•  CFR: 203.12 •  CFR: 203.14 •  CFR: 203.18 (a) 3

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Stage of Construc1on

•  Appraisers must determine and specifically describe the stage of construc1on

•  Check the appropriate box: •  Proposed •  Under Construc1on •  Exis1ng

•  Concrete poured is the determining factor. Once the concrete is poured, it is considered under construc1on, instead of proposed.

4150.2 Handbook, Sec1on 2-‐1 C

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Percentage of

Comple1on of Construc1on

Comple1on of Construc1on •  Considered 90% or more complete when finished drywall is complete and only buyer preference items remain to be installed

•  Considered 100% complete when the home is fully completed including all u1li1es being on and fully func1onal

*FOR APPRAISAL PURPOSES ONLY*

4150.2 Handbook, Sec1on 2-‐1 C

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Construc1on Exhibits for Appraiser

Proposed or Under Construc1on less than 90% complete •  Builder’s Cer1fica1on of Plans, Specifica1ons and Site

§  Appraiser to comment on any discrepancies exis1ng between what they observe at the site and what was cer1fied to by the builder.

§  Lenders must resolve any noted discrepancies •  Complete set of Plans and Specifica1ons •  Descrip1on of Materials •  Appraise “Subject to comple1on per plans and

specifica1ons ” •  Final Inspec1on is completed by an FHA fee inspector

ML 06-‐33 4150.2 Appendix B, Sec C

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Construc1on Exhibits for Appraiser

Under Construc1on 90% or more complete

•  Builder’s Cer1fica1on of Plans, Specifica1ons and Site

•  Appraiser notes any repairs and/or altera1ons required

•  Appraisal is completed “Subject to the following repairs or altera1ons” §  Plans and Specs are not required

4150.2 Appendix B, Sec C

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100% Complete

§  Appraiser determines if the property is 100% complete

§  Home is considered 100% complete when all u1li1es are on and fully func1onal

§  Appraisal can then serve as final inspec1on §  Appraise “As Is”

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What Stage of Construc1on is this?

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New Construc1on Documents Tradi1onal Build Construc1on

**Proposed Construc1on** Low Loan to Value (LTV) Loan: 90% LTV and lower 1. Subterranean Termite Treatment Report – HUD-‐NPMA-‐99A & HUD-‐NPMA-‐99B, if applicable 2. Builder’s Cer1fica1on (HUD-‐92541) 3. Final inspec1on by fee inspector (HUD-‐92051) OR Building Permit (or equivalent) and Cer1ficate of Occupancy (or equivalent) 4. Health Authority Approval on Well & Sep1c, if needed 5. Eleva1on Cer1ficate & Flood Insurance, if applicable •  Only 2 inspec1ons are required on modular homes. •  Approved prior to the beginning of construc1on by either a Condi1onal Commitment or

Early Start LeEer for those transac1ons with LTV 90.01% and higher. ML 01-‐27; 4145.1, Sec1on 3-‐18, App.5 ML 97-‐22; ML 96-‐18; ML 06-‐33; ML 12-‐28

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**Proposed Construc1on** High Loan to Value (LTV): 90.01% LTV and higher 1. Subterranean Termite Treatment Report – HUD-‐NPMA-‐99A & HUD-‐NPMA-‐99B, if applicable 2. Builder’s Cer1fica1on (HUD-‐92541) 3. 1-‐year warranty (HUD-‐92544) 4. 10-‐year warranty and Final Inspec1on by fee inspector (92051) OR 3 inspec1ons by fee inspector (HUD 92051) OR Early Start leEer and 3 inspec1ons by fee inspector (92051) OR Building Permit (or equivalent) and Cer1ficate of Occupancy (or equivalent) 5. Health Authority Approval on Well & Sep1c, if needed 6. Eleva1on Cer1ficate & Flood Insurance, if applicable •  Only 2 inspec1ons are required on modular homes. •  Approved prior to the beginning of construc1on by either a Condi1onal Commitment or

Early Start LeEer for those transac1ons with LTV 90.01% and higher.

ML 01-‐27; 4145.1, Sec1on 3-‐18, App.5 ML 97-‐22; ML 96-‐18; ML 06-‐33; ML 12-‐28

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**Under Construc1on** Low Loan To Value (LTV) Loan: 90% LTV and lower 1. Subterranean Termite Treatment Report – HUD-‐NPMA-‐99A & HUD-‐NPMA-‐99B, if applicable 2. Builder’s Cer1fica1on (HUD-‐92541) 3. Final inspec1on by fee inspector (HUD-‐92051) OR Building Permit (or equivalent) and Cer1ficate of Occupancy (or equivalent) 4. Health Authority Approval on Well & Sep1c, if needed •  If Early Start LeEer is in file – treat as Proposed Construc1on •  Appraisal completed “Subject to Comple1on per Plans & Specs”

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**Under Construc1on** High Loan To Value (LTV): 90.01% LTV and higher 1. Subterranean Termite Treatment Report – HUD-‐NPMA-‐99A & HUD-‐NPMA-‐99B, if applicable 2. Builder’s Cer1fica1on (HUD-‐92541) 3. 1-‐year warranty (HUD-‐92544) 4. 10-‐year warranty and Final Inspec1on by fee inspector (92051) OR Building Permit (or equivalent) AND Cer1ficate of Occupancy (or equivalent) 5. Health Authority Approval on Well & Sep1c, if needed 6. Eleva1on Cer1ficate & Flood Insurance, if applicable •  If Early Start LeEer is in file – treat as Proposed Construc1on •  Appraisal completed “Subject to Comple1on per Plans & Specs”

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**Exis1ng (New) Construc1on Less Than 1 Year** Low Loan to Value (LTV) Loan: 90% LTV and lower 1. Subterranean Termite Treatment Report – HUD-‐NPMA-‐99A & HUD-‐NPMA-‐99B, if applicable 2. Builder’s Cer1fica1on (HUD-‐92541) 3. Health Authority Approval on Well & Sep1c, if needed 4. Eleva1on Cer1ficate & Flood Insurance, if applicable •  If Early Start LeEer is in file – treat as Proposed Construc1on •  Appraisal completed “As Is”


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**Exis1ng (New) Construc1on Less Than 1 Year** High Loan to Value Ra1o (LTV) Loan: 90.01% LTV and higher 1. Subterranean Termite Treatment Report – HUD-‐NPMA-‐99A & HUD-‐NPMA-‐99B, if applicable 2. Builder’s Cer1fica1on (HUD-‐92541) 3. 1-‐year warranty (HUD-‐92544) 4. 10-‐year warranty OR Building Permit (or equivalent) AND Cer1ficate of Occupancy (or equivalent) 5. Health Authority Approval on Well & Sep1c, if needed 6. Flood insurance (Eleva1on Cer1ficate evidencing outside of Special Flood Hazard Area) •  If Early Start LeEer is in file – treat as Proposed Construc1on •  Appraisal completed “As Is”


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ML 09-‐16; 4145.1 REV-‐2; ML 12-‐28

New Construc1on Documents Manufactured Housing

**Proposed Construc1on** Low Loan to Value (LTV) Ra1o Loan: 90% LTV and lower 1. Structural Engineer’s Cer1fica1on 2. Subterranean Termite Treatment Report – HUD-‐NPMA-‐99A & HUD-‐NPMA-‐99B, if applicable 3. Builder’s Cer1fica1on (HUD-‐92541) 4. Final inspec1on by fee inspector (HUD-‐92051) 5. Health Authority Approval for Well & Sep1c, if needed 6. Eleva1on Cer1ficate & Flood Insurance, if applicable

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ML 09-‐16; 4145.1 REV-‐2; ML 12-‐28


**Proposed Construc1on** High Loan to Value Ra1o (LTV) Loan: 90.01% LTV and higher 1. Structural Engineer’s Cer1fica1on 2. Subterranean Termite Treatment Report – HUD-‐NPMA-‐99A & HUD-‐NPMA-‐99B, if applicable 3. Builder’s Cer1fica1on (HUD-‐92541) 4. 1 year Warranty (HUD-‐92544) 5. 1st & Final Inspec1on by fee inspector (Engineer may complete 1st inspec1on) OR 10-‐year warranty & Final Inspec1on by fee inspector OR Early Start LeEer, First AND Final Inspec1on by fee inspector 6. Health Authority Approval for Well & Sep1c, if needed 7. Eleva1on Cer1ficate & Flood Insurance, if applicable

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ML 09-‐16; 4145.1 REV-‐2; ML 12-‐28


**Under Construc1on** Low Loan to Value (LTV) Ra1o Loan: 90% LTV and lower 1. Structural Engineer’s Cer1fica1on 2. Subterranean Termite Treatment Report – HUD-‐NPMA-‐99A & HUD-‐NPMA-‐99B, if applicable 3. Builder’s Cer1fica1on (HUD-‐92541) 4. Final Inspec1on by fee inspector (HUD-‐92051) 5. Health Authority Approval on Well & Sep1c, if needed 6. Eleva1on Cer1ficate & Flood Insurance, if applicable •  If Early Start LeEer in file – treat as Proposed Construc1on

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ML 09-‐16; 4145.1 REV-‐2; ML 12-‐28


**Under Construc1on** High Loan to Value Ra1o (LTV) Loan: 90.01% LTV and higher 1. Structural Engineer’s Cer1fica1on 2. Subterranean Termite Treatment Report – HUD-‐NPMA-‐99A & HUD-‐NPMA-‐99B, if applicable 3. Builder’s Cer1fica1on (HUD-‐92541) 4. 1-‐year warranty (HUD-‐92544) 5. 10-‐year warranty 6. Final inspec1on by fee inspector (HUD 92051). 7. Health Authority Approval on Well & Sep1c, if needed 8. Eleva1on Cer1ficate & Flood Insurance, if applicable •  If Early Start LeEer in file – treat as Proposed Construc1on

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ML 09-‐16; 4145.1 REV-‐2; ML 12-‐28


**Exis1ng (New) Construc1on Less Than 1 Year** Low Loan to Value (LTV) Ra1o Loan: 90% LTV and lower 1. Structural Engineer’s Cer1fica1on 2. Subterranean Termite Treatment Report – HUD-‐NPMA-‐99A & HUD-‐NPMA-‐99B, if applicable 3. Builder’s Cer1fica1on (HUD-‐92541) 4. Health Authority Approval on Well & Sep1c, if needed 5. Eleva1on Cer1ficate & Flood Insurance, if applicable •  If Early Start LeEer is in file -‐ treat as Proposed Construc1on

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ML 09-‐16; 4145.1 REV-‐2; ML 12-‐28


**Exis1ng (New) Construc1on Less Than 1 Year** High Loan to Value Ra1o (LTV) Loan: 90.01% LTV and higher 1. Structural Engineer’s Cer1fica1on 2. Subterranean Termite Treatment Report – HUD-‐NPMA-‐99A & HUD-‐NPMA-‐99B, if applicable 3. Builder’s Cer1fica1on (HUD-‐92541) 4. 1-‐year warranty (HUD-‐92544) 5. 10-‐year warranty 6. Health Authority Approval on Well & Sep1c, if needed 7. Eleva1on Cer1ficate & Flood Insurance, if applicable •  If Early Start LeEer is in file -‐ treat as Proposed Construc1on

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Builder’s Cer1fica1on (form HUD-‐92541)

ML 06-‐33, ML 95-‐11; ML 93-‐27; CFR 203.12(b)2

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New Construc1on Documenta1on Requirements

Cer1ficate of Occupancy (C.O.) Equivalent Requirements (Acceptable to the Denver Homeownership Center) •  Inspec1on Card reflec1ng all inspec1ons. •  Cer1fica1on from DE Underwriter cer1fying that inspec1on card is

equivalent to a (C.O.) and that the city/county or local jurisdic1on does not issue a Cer1ficate of Occupancy.

•  DE Underwriter must properly complete 92900-‐A, page 3. •  A Building Permit is also required. *Please note that each Homeownership Center makes its own determina1on as to what are acceptable (C.O.) equivalency documenta1on requirements.*

ML 01-‐27 Developed by Denver HOC

Flood Zone Requirements Mortgagee LeEer 2012-‐28 New & Proposed

Construc1on Exis1ng Construc1on

Manufactured Homes

Life-‐of-‐Loan Flood Zone Determina3on

Required Required Required

Property Located Within Coastal Barrier

Resource System (Protected Areas)

Property Not Eligible for FHA Insurance



Property Located Within Special Flood Hazard Area (SFHA)


Adequate Flood Insurance for Term of Loan (if

insurance under NFIP not available, property not

eligible)


Unless Unless

Unless

Unless

LeNer of Map Amendment (LOMA) or LeNer of Map Revision

(LOMR)

Property Eligible for FHA Insurance

No Flood Insurance Required

Property Eligible for FHA Insurance

Or Or Or Or

FEMA Na3onal Flood Insurance Program (NFIP) Eleva3on

Cer3ficate (FEMA Form 81-‐31)

Property Eligible for FHA Insurance. Flood Insurance Required (if property remains

in SFHA)

Flood Insurance Required (if property remains in

SFHA)

Property Eligible for FHA Insurance. Flood Insurance

Required (if property remains in SFHA)

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Build on Own Land

1-800-225-5342

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Build On Own Land

•  FHA financing is available for Build on Own Land •  Build on Own Land (BOOL) not to be confused with Construc1on-‐to-‐Permanent Program

•  BOOL is the formula used to calculate the maximum loan amount using the lesser of: the appraised value or acquisi1on cost (cost to build the property) 1.  For example: builders price, subcontractors bids and materials, cost of land

(owned more than 6 months or rec’d as giy use value, owned less than 6 months use the lesser of the appraised value or purchase price), interest and other costs associated with the construc1on loan.

•  These costs must be verified and documented.

4155.1 2.B.5.a-‐d ML 09-‐16 4155.1 2.B.6.a-‐c 4155.1 2.B.7.a-‐b

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Build On Own Land

•  Maximum financing is available as long as the borrower receives no cash back at closing. •  Replenishing the borrower’s own cash expended during

construc1on is not considered “cash back,” provided that the borrower can substan1ate with •  cancelled checks and paid receipts for all out-‐of-‐pocket funds used for construc1on.

•  You will use build on own land calcula1ons when the borrower already owns the land or acquires separately to build a home (we will go into more detail later)

4155.1 2.B.5.a-‐d ML 09-‐16 4155.1 2.B.6.a-‐c 4155.1 2.B.7.a-‐b

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Build On Own Land

•  Build On Own Land Calcula1ons is used for S1ck Built and Manufactured homes

•  Use the Build On Own Land formula incorporated in Mortgagee LeEer 2009-‐16

•  We have provided a more detailed BOOL Worksheet

•  Using Land Equity •  Equity in the land may be used for the borrower’s en1re cash

investment as long as the borrower does not receive more than $500 cash at closing.

4155.1 2.B.5.a-‐d ML 09-‐16 4155.1 2.B.6.a-‐c 4155.1 2.B.7.a-‐b

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FHA Connec1on

hEps://entp.hud.gov/idapp/html/mrtg-‐pkg.cfm

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FHA Connec1on

hEps://entp.hud.gov/idapp/html/mrtg-‐pkg.cfm

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Build on Own Land with Manufactured Homes

•  An Engineer’s Cer1fica1on on Founda1on assuring Compliance is required

•  Must be in compliance with the Permanent Founda1ons Guide for Manufactured Housing (HUD-‐7584)

•  Completed by a licensed professional engineer •  Contain engineer’s signature, seal & license or

cer1fica1on number •  Must be in loan file and insuring binder

HUD-‐7584 4145.1 REV -‐2 Sect 3-‐4 ML 09-‐16

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Build On Own Land with Manufactured Homes

•  Property must be considered real property as

evidenced by the 1tle policy •  Flood Zones A and V are not eligible for

endorsement without: 1.  FEMA issued LeEer of Map Amendment 2.  FEMA issued LeEer of Map Revision 3.  Acceptable Eleva1on Cer1ficate

•  this must be based on finished construc1on and prepared by a state licensed/registered engineer or land surveyor and indicates that the finished grade beneath the manufactured home shall be at or above the 100 year flood eleva1on. MFH’s with basements, the grade beneath the basement must be at or above the 100 yr. flood eleva1on.

ML 09-‐16

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Build On Own Land with Manufactured Homes

•  Borrowers may not receive cash back for trade ins on

Manufactured Homes. Any realized value from the trade must go towards the down payment.

•  No cash back allowed for Manufactured homes that have been permanently erected on site for less than one year

•  Manufactured dealer is ac1ng as contractor •  When a Manufactured Dealer is ac1ng as a general contractor

for the founda1on and installa1on of the unit, the cost of the unit and addi1onal charges must be itemized on the invoice. Aggregate amounts for total cost are not acceptable.

4155.1 5.B.6.i

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ML 09-‐16

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ML 09-‐16

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Construc1on -‐

Permanent Mortgage Program

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Construc1on -‐ Permanent

•  Considered a purchase in FHA Connec1on

•  Construc1on perm AKA One-‐1me close

•  Closing done prior to construc1on

•  At closing, funds disbursed for land payoff and remaining funds in placed in escrow account

•  Loan is insured ayer property is 100% complete 4155.1 2.B.8.a-‐i

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Construc1on -‐ Permanent

•  Program ID code “36” in FHA Connec1on

•  Maximum mortgage is determined by applying LTV limits to the lesser of appraised value or Total/Itemized Value (acquisi1on cost)

•  Maximum Interest rate set at closing

•  UFMIP is remiEed within 10 days of closing

4155.1 2.B.8.a-‐i

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Construc1on – Permanent

•  Obtain wriEen approval by borrower for each draw

•  Must provide Construc1on Rider to the Note and Construc1on Loan Agreement

•  Modifica1on Agreement to establish Permanent terms

•  Amor1za1on of loan within 60 days

•  Borrower Cer1fica1on that property free & clear of liens

4155.1 2.B.8.a-‐i

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Please Review the Following Case Studies

v  Case Study #1 Land Value $20,000 Land Balance Payoff $ 0 Cost of construc1on $170,000 Closing costs + Pre-‐paids $3,000 Construc1on interest $4,000 Appraised value $200,000

Case Study #2 Land Value $20,000 Land Balance Payoff $20,000 Cost of construc1on $170,000 Closing costs + Pre-‐paids $3,000 Construc1on interest $4,000 Appraised value $200,000

1-800-225-5342

1-800-225-5342

Case Study #1 With Equity In Land

Case Study #1 With Equity In Land

1-800-225-5342

Case Study #2 Without Equity In Land

1-800-225-5342

Case Study #2 Without Equity In land Without Equity In Land

1-800-225-5342

Case Study #2 Without Equity In Land

1-800-225-5342

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References

4150.2 Handbook, Sec1on 2-‐1 C 4150.2 Appendix B 4145.1 REV 2 Handbook 4155.2 Handbook, Sec1on 4.3.c (Flood Requirements) 4155.1 Handbook, Sec1on 6.A.3.a Mortgagee LeEer 01-‐27 Mortgagee LeEer 06-‐33 Mortgagee LeEer 95-‐11 Mortgagee LeEer 05-‐48 Mortgagee LeEer 09-‐16 Mortgagee LeEer 12-‐28 HUD Accepted Insured Ten-‐Year Protec1on Plans @ hEp://portal.hud.gov/hudportal/documents/huddoc?id=hoctenyr.pdf Search Answers: hEp://portal.hud.gov/hudportal/HUD?src=/FHAFAQ BOOL Worksheet 8/19/11

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New Construc1on Presenta1on

FOR FURTHER QUESTIONS PLEASE CONTACT: 1-‐800-‐CALL-‐FHA

OR [email protected]

www.hud.gov 62

Thank You!

1-800-225-5342

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Disclaimer

Ø  The purpose of this presenta1on is an overview of the subject maEer with summa1on and explana1on of recent changes in FHA policy. It introduces and explains, rather than supplants, official policy issued in Handbooks and Mortgagee LeEers. If you find a discrepancy between the presenta1on and Handbooks, Mortgagee LeEers, etc., the official policies prevail. Please note the informa1on provided in this training is subject to change.

Ø  Please consult HUD online Handbooks and Mortgagee LeEers through the link below for the most recent updates and current policy. hEp://portal.hud.gov/hudportal/HUD?src=/program_offices/administra1on/hudclips

Welcometothe’ NewConstruc1on/BuildonOwnLand ... - New_Co… · 8131) PropertyEligibleforFHA...

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Transcript of Welcometothe’ NewConstruc1on/BuildonOwnLand ... - New_Co… · 8131) PropertyEligibleforFHA...