Counseling Potential Home Buyers: Make the Housing Finance Agency Your First Stop Keir D....

Counseling Potential Home Buyers: Make the Housing Finance Agency Your First Stop

Keir D. Morton-Manley, Program Development OfficerKim Hargrove, Lead UnderwriterAffordable Homeownership ProgramsNorth Carolina Housing Finance AgencyNovember 1, 2011

Today, we’ll touch on…

An introduction to NCHFA

Financing for potential homebuyers

First mortgage financing NCHFA’s FirstHome Mortgage Loan

Gap financing NCHFA’s Homeownership Loan Pools

Questions

Our Audience

…working with first time homebuyers?

…housing counselors?

…mortgage lender?

…currently operating an IDA program?

…already have worked with NCHFA?

Self-supporting, state agency

Our mission is to create affordable housing opportunities

for North Carolinians whose needs are not met by the market.

$12.8 billion in affordable homes and apartments

Helped more than 200,000 households, including more than 81,000 families who bought their

first home

How does NCHFA reach these milestones?

offers low-cost mortgages and downpayment assistance for first-time home buyers

finances affordable homes and apartments developed by local governments, nonprofit organizations, and private owners

finances the development of housing for people with special needs

finances the rehabilitation of substandard owner-occupied homes

administers HUD rent assistance contracts for 25,000 privately owned apartments statewide

NCHFA: A range of housing opportunities

The Agency has assisted clients earning between 50-80% of MFI in North Carolina with financing and resources through its homeownership

programs.

Financing your clients need

√ Completed your program

Your Housing client has…


√ Completed your program √ Found a suitable home



√ Completed your program √ Found a suitable home √ Sales price is $100,000



Need/resource Amount applied to cost

Client gets prequalified for first mortgage financing.

Qualifies for 80% LTV

$80,000 in a first mortgage loan



Where should an IDA client turn for a safe, affordable mortgage product?

NCHFA’s FirstHome Mortgage!

NCHFA FirstHome Mortgage

30 year, fixed-rate mortgage Below market interest rate at 3.25% Available statewide through network of local lenders Max Income $89k Max sales price $225k (new or existing) Conventional, FHA, VA, or USDA loan Up to $8,000 for help with down payment and/or

closing costs for eligible buyers – but with a different rate

Responsible, safe and accessible productResponsible, safe and accessible product

FirstHome: How does it work?

FirstHome: Eligible Buyers

– First-time homebuyers (no ownership in last 3 years) – Some exceptions: divorce, targeted areas, veterans– Income and sales price/acquisition limits– 600: minimum credit score– Ratios: 33 front-end/45 back-end– Occupy property within 60 days of closing– Individual collections and charge-offs > $2,500 and all

judgments paid off by closing (not medical)

FirstHome: More On Eligibility– Property requirements

• Single family detached or semi-detached homes• Condominiums / Townhouses• Modular Homes – new or existing• Manufactured housing, double-wide or greater, attached

to a permanent foundation

– Credit Underwriting• Be a reasonable credit risk and receive an AUS approval

– Other, customary requirements• $8,000 downpayment assistance – requirements differ

FirstHome: Linking your homebuyer clients

• Find out who the FirstHome lenders are in your area• List of approved lenders

• Familiarize yourself with FirstHome requirements– This helps to better prepare your potential homebuyer clients

for mortgage-readiness

– www.nchfa.com , “Homebuyers”

• Visit NCHFA booth for brochure and marketing materials

• Contact NCHFA with questions for borrowers at the prequalification stage

Financing homebuyer clients need

Need/resource

IDA client gets prequalified for first mortgage financing. Qualifies for 80% LTV











Math



$100,000-$ 80,000$ 20,000





Math What’s Next?



$100,000-$ 80,000$ 20,000

Client still needs $20,000 to buy a $100,000 home





Math What’s Next?



$100,000-$ 80,000$ 20,000

Client still needs $20,000 to buy a $100,000 home

Homebuyer client needs gap financing for down-payment and closing costs

By working with approved Member, homebuyer gets gap financing through NCHFA Homeownership Loan Pool

Client closes on home!



New Homes and IDA Loan PoolsSales price $100,000

Client can afford - 80,000Gap $ 20,000

– Loan: Up to $25,000 (or 20% or sales price, whichever is lesser); deferred, interest-free for eligible homebuyers

– Financing requires FirstHome– Local site applies to become member of loan pool

• New Homes Loan Pool• Individual Development Account (IDA) Loan Pool

– Requests for funding on a per borrower basis– Pool member gets $1,000 per closed loan for homebuyer

preparation (counseling & education, assisting with home selection and affordability, cash flow analysis, lender relationships, qualifying & submitting request for financing)

• No requirement that housing development or counseling be your specialty – just have pool of eligible buyers, like a housing IDA or homebuyer education and counseling program

What’s an IDA and how is it used for housing?

• IDAs= Individual Development Accounts

• Matched savings used for down payment, escrow for repairs, emergency savings for homeownership

• High cost of housing, low numbers of affordable units, difficulty saving

• Savings account combined with asset-specific training and behavioral change around saving

New Homes and IDA Loan Pool: Membership

Who can apply?

Housing counseling agency Local governments & COGs Local public agencies (ex., PHA) CDC, community action agency, other, housing non-profit Faith-based, nonprofit agencies Departments of social services (IDA) NC community college system (IDA)

Does not allow HFH affiliates (see SHLP)

Members must currently operate an homebuyer program Approval gives access to pool of funding on a buyer by buyer basis $200k funding cap per organization

Financing Loan Pools provide that work in conjunction with FirstHome

New Homes Loan Pool IDA Loan Pool

• Maximum of up to $25,000 (or 20% of sales price) loans to homebuyers as gap financing, that are subordinate, deferred-payment, and interest-free (HOME)

$4,000 grants to organizations for energy-efficiency and comfort measures (SystemVision)

“Green” Option provides additional, incentive grant $1,000 (4 programs: LEED, Enterprise, NC Healthy Built Homes, National Homebuilders’ Association)

$1,000 grants to organizations as program support

(Also SystemVision Only)

• Same as NHLP except up to $1,000 grants to match borrower savings

Why have Loan Pools?

Homeownership Loan Pools

• Attack barriers to homeownership

– lack of downpayment, affordability, credit scores, education

• Complement and support other Agency products

• Serve underserved areas and populations

• Support local community development initiatives

• Promote responsible construction

• Support local economic development

• Support volunteerism

• Build support for Agency

New Homes & IDA Loan PoolsNew Homes Loan Pool IDA Loan Pool

Who are our Partners?

Must be an approved Member•Housing counseling agency•Local governments & COGs•Local public agencies (ex., PHA)•CDC, community action agency, other, housing non-profit

Does not allow HFH affiliates (see SHLP)

Same partners as NHLP, as well as •Departments of social services •NC community college system •faith-based ,nonprofit agencies

Partners must operate an IDA Program

Capacity, participant recruitment, convening partners

How does it work?

Organizations & projects are reviewed & approved.

Then, Members request financing on a borrower-by-borrower basis.

Funds (including SystemVision and “green”) provided at closing.

Same as NHLP, except that match for borrower savings is also provided at closing.

Projects are not approved.

Local IDA programs are not usually tied to homeownership production or development.

Partnership with Advanced Energy Corporation - SystemVision

New Homes and IDA Loan PoolsNew Homes Loan

PoolIDA Loan Pool

Who are eligible homebuyers?

• Acceptable credit history (600 credit score)• Gross annual incomes at or below 80% of the area median income, adjusted for household size (HUD) •Must occupy the property financed as their principal residence. • Generally, buyers must commit between 20% and 32% of their gross income for PITI. •Ratios 32/41•Have to use FirstHome for mortgage

.

•Same as NHLP, except buyers must have completed all requirements of an approved Member’s local housing IDA program•Sometimes will involve lower income targeting because IDA participants are often using poverty level calculations

More... •First come, first served basis•Funding caps •Homebuyer education (minimum of 8 hours) •HOME requirements•Fair Housing and Uniform Relocation Assistance

•Same as NHLP along with 21 hours of financial literacy (must have 8 hours of HBE) and curriculum on purchasing a foreclosure or existing unit

NHLP & IDALP: Locations, Project Characteristics & Production

What properties are eligible?

•Statewide, urban and rural counties•Subdivisions, neighborhood revitalization, and/or scattered site•Single family stick-built, townhouse, co-op, condominium units, or manufactured housing that meets HUD code developed in subdivisions, as part of strategic infill and scattered site development, and as part of neighborhood revitalization strategy areas.•IDA allows existing units. Only existing units for NHLP are REOs or foreclosures•Meet site and neighborhood standards and design guidelines•Appraised value > sales price•Located on/access to state maintained road•Must meet local development regulations•Sales price and acquisition limits•REOs, foreclosures, unsold builder inventory

•Rise in the number of “foreclosed” or “as is” properties • Must meet local housing code, or (and only) in its absence, HUD’s Housing Quality Standards • No properties built before 1978 is the policy but we may make exceptions for partners who have trained and qualified staff to assess lead risk

Production NHLP IDALP Self-Help Loan Pool (Habitats)

2009 139 units $ 2,999,481 39 $ 777,279 237 $ 6,626,000

2010 112 units $ 1,934,144 18 $ 449,503 216 $ 5,942,537

New Homes and IDA Loan Pools help clients– Addresses barriers to homeownership

• Provides financing to close gap regular savings can’t meet

• Has both financial literacy and HBE/counseling requirements (asset-specific training to keep the asset)

– IDA Loan Pool Matches borrower savings ($1,000 grant)

– Promotes responsible construction and ongoing affordability• new homes built to SystemVision™ performance standards (for energy

efficiency and comfort) and any of four, approved “green building” standards

– National Association of Homebuilders’ Green Building Program– U.S. Greenbuilding Council’s LEED– NC HealthyBuilt Homes– Enterprise Foundation’s Green Communities– Soon Energy Star

• looks at ongoing operations, not just affordable financing

New Homes and IDA Loan Pool help local housing programs

Offers resource not available in some markets $1,000 fee for homebuyer preparation (per closed loan) Includes requirements/standards for local programs Helps you respond to the foreclosure crisis and

preserve affordable housing in your community▪ Foreclosures and existing housing make up a lot of your affordable

housing stock; so don’t overlook them – they’re allowed! (built after 1978, must meet certain, other conditions)

▪ higher fee for homebuyer preparation ▪ NEW! NEW! Changing markets and local needs…the Agency is thinking Changing markets and local needs…the Agency is thinking

through an acquisition-rehab-resale and/or retrofit option for IDALP through an acquisition-rehab-resale and/or retrofit option for IDALP Members interested in purchasing REOS and foreclosuresMembers interested in purchasing REOS and foreclosures

Combining NCHFA resources for your housing clients

NCHFA’s FirstHome for first mortgage financing

($80,000) local lender originatesNCHFA’s New Homes or IDA Loan Pool for second

mortgage, gap financing ($20,000), Member originates Lender and Member work together to coordinate

resources, communicate on figures and deadlines, and

finalize process for closing

Successful partnerships using NCHFA FirstHome and New Homes or IDA

Loan PoolNew Homes Loan Pool

IDA Loan Pool

FirstHome lending

Hopefully, we addressed…

• An introduction to NCHFA



Financing that every housing IDA client needs First mortgage financing NCHFA’s FirstHome



Financing that every housing IDA client needs First mortgage financing NCHFA’s FirstHome Gap financing NCHFA’s New Homes or

IDA Loan Pool



Financing that every housing IDA client needs First mortgage financing NCHFA’s FirstHome Gap financing NCHFA’s IDA Loan Pool

Questions from audience or feedback from current Loan Pool members

Questions for NCHFA Staff

Keir D. Morton-ManleyProgram Development [email protected]

Kim HargroveLead Underwriter – Affordable Homeownership [email protected]

919.877.5700www.nchfa.com

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