FHA 203(k) Standard and Limited

Transcription

1 In order to participate in Impac s 203(k) program, a relationship must be established between Seller and Trinity Real Estate Solutions, Inc. regarding construction management for pre- and post-closing on 203(k) loans. This is a mandatory requirement. Submissions will not be accepted without documentation from Trinity Real Estate Solutions, Inc. Contact renovationlending@impacmail.com with any questions. See Documentation for company contact information. FHA Standard 203(k) has been temporarily suspended in the following states: AZ, CA, ID, NV. FHA Limited 203(k) continues to be offered in the above states. FHA requires mortgagees to use the 203(k) Calculator in FHA Connection prior to endorsement for all 203(k) transactions with case numbers assigned on and after October 31, This matrix is intended as an aid to help determine whether a property/loan qualifies for 203(k) Renovation financing. It is not intended as a replacement for FHA guidelines. Users are expected to know and comply with FHA requirements. NOTE: This matrix includes overlays, which may be more restrictive than FHA requirements. A thorough reading of this matrix is recommended. Program Overview Impac s FHA 203(k) Rehabilitation program is used to: Rehabilitate an existing one- to two unit structure that will be used primarily for residential purposes; Rehabilitate such a structure and refinance outstanding indebtedness on the structure and the real property on which the structure is located; or Purchase and rehabilitate a structure and purchase the real property on which the structure is located. o Structure refers to a building that has a roof and walls stands permanently in one place, and contains single or multiple housing units that are used for human habitation. Borrowers must meet standard FHA 203(b) credit qualifications and down payment requirements and must pay Upfront and Annual mortgage insurance premiums. Eligibility Matrix Loan Amount & LTV Limitations FHA - Primary Residence Purchase and Rate/Term Refinance Minimum Credit Score Units* Maximum Base LTV & % % Impac overlay Maximum CLTV Secondary Financing Ineligible Secondary Financing Ineligible Maximum Loan Amount Continental US Conforming High Balance Units Lowest Maximum (floor) Highest Maximum (ceiling) Lowest Maximum (floor) Highest Maximum (ceiling) 1 $271,050 $417,000 $417,001 $625,500 2 $347,000 $533,850 $533,851 $800,775 Maximum Base Loan Amount cannot exceed the FHA Statutory Mortgage Limits for each county and under no circumstances will a county s mortgage limit be less than the floor or greater than the ceiling as outlined in the matrix above. See Maximum Mortgage Amount for calculation instructions and worksheet references. Product Description 203(k) Fixed Rate 30 year term; fully amortized, including High Balance (Impac overlay Impac only offers 30 year fixed loans on the 203(k) program) 7/12/16 Correspondent Lending Page 1 of 26

2 Product Codes Years Product Code 30 year FF30KM FHA Fixed 30 year 203(k) 30 year FF30KMHB FHA Fixed 30 year 203(k) High Balance The Origination Process of a Standard 203(k) Borrower selects a property; Borrower selects an FHA approved lender; Mortgagee takes loan application; Mortgagee selects 203(k) Consultant; Consultant visits property with borrower; Consultant prepares Work Write-up ; Borrower hires Contractor; Work write-up and bids are provided to the Mortgagee; Mortgagee processes, underwrites, closes, and funds the transaction; FHA insures the loan; and Improvement process to the property begins. Repair/Improvements Begin Contractor completes first phase of the project Borrower contacts the 203(k) Consultant who inspects work completed at this point by the contractor for a draw request to be completed for release of funds The consultant and borrower sign the draw request Draw Request is submitted to the Mortgagee Mortgagee disburses a check made payable to borrower and contractor This process continues until the work is completed. Project Completion Final draw is requested Borrower provides release letter indicating work is completed Consultant verifies completion Remaining Rehabilitation Escrow Account funds are released Note: The project should be completed within 6 months Eligibility Requirements 90 Day Resale Waiver Appraisal Requirements Not allowed Appraisals for Standard 203(k) and Limited 203(k) Establishing Value The Mortgagee must establish both an Adjusted As-Is Value and an After Improved Value of the Property. Appraisal Reports An appraisal by an FHA Roster Appraiser is always required to establish the After Improved Value of the Property. Except as described below in cases of Property Flipping and refinance transactions, the Mortgagee is not required to obtain an as-is appraisal and may use alternate methods mentioned below to establish the Adjusted As-Is Value. If an as-is appraisal is obtained, the Mortgagee must use it in establishing the Adjusted As-Is Value. Adjusted As-Is Value The Mortgagee must establish the Adjusted As-Is Value as described below. 7/12/16 Correspondent Lending Page 2 of 26

3 Purchase Transactions For purchase transactions, the Adjusted As-Is Value is the lesser of: the purchase price less any inducements to purchase; or the As-Is Property Value. The As-Is Property Value refers to the as-is value as determined by an FHA Roster Appraiser, when an as-is appraisal is obtained. In the case of Property Flipping, the Mortgagee must obtain an as-is appraisal if needed to comply with the Property Flipping guidelines. Refinance Transactions Properties Acquired Greater Than or Equal to 12 Months Prior to the Case Assignment Date The Mortgagee must obtain an as-is appraisal to determine the Adjusted As-Is Value when the existing debt on the Property plus the following items exceeds the After Improved Value: Financeable Repairs and Improvement Costs; Financeable Mortgage Fees; Financeable Contingency Reserves; and Financeable Mortgage Payment Reserves (for Standard 203(k) only). When an appraisal is obtained, the Adjusted As-Is Value is the As-Is Property Value. The Mortgagee has the option of using the existing debt plus fees associated with the new Mortgage or obtaining an as-is appraisal to determine the Adjusted As-Is Value when the existing debt on the Property plus the following items does not exceed the After Improved Value: Financeable Repairs and Improvement Costs; Financeable Mortgage Fees; Financeable Contingency Reserves; and Financeable Mortgage Payment Reserves (for Standard 203(k) only). Existing debt includes: the unpaid principal balance of the first Mortgage as of the month prior to mortgage Disbursement; the unpaid principal balance of any purchase money junior Mortgage as of the month prior to mortgage Disbursement; the unpaid principal balance of any junior liens over 12 months old as of the date of mortgage Disbursement. If the balance or any portion of an equity line of credit in excess of $1,000 was advanced within the past 12 months and was for purposes other than repairs and rehabilitation of the Property, that portion above and beyond $1,000 of the line of credit is not eligible for inclusion in the new Mortgage; interest due on the existing Mortgage(s); Mortgage Insurance Premium (MIP) due on existing Mortgage; any prepayment penalties assessed; late charges; and escrow shortages. Properties Acquired Less Than 12 Months Prior to the Case Assignment Date For properties acquired by the Borrower within 12 months of the case number assignment date, an as-is appraisal must be obtained. Appraiser Requirements The Adjusted As-Is Value is the As-Is Property Value. For properties acquired by the Borrower within 12 months of the case assignment date: by inheritance or through a gift from a Family Member, the Mortgagee may utilize the calculation of Adjusted As-Is Value for properties acquired greater than or equal to 12 months prior to the case assignment date. After Improved Value To establish the After Improved Value, the Mortgagee must obtain an appraisal of the Property subject to the repairs and improvements. Documents to be Provided to the Appraiser at Assignment The Mortgagee must provide the Appraiser Standard 203(k) o with a copy of the Consultant s Work Write-Up and Cost Estimate Limited 203(k) o the work plan, o contractor s proposal and Cost Estimates Appraisers must be on FHA s approved list on the FHA Connection with State Certification designation of Certified General or Certified Residential Appraiser. 7/12/16 Correspondent Lending Page 3 of 26

4 The assigned appraiser must perform the physical inspection of the property. He/she may not sign the appraisal performed by another appraiser Assets Appraiser must comply with the FHA Appraisal Independence Policy Borrower Investment Purchase Transactions: Minimum down payment is 3.5% The 3.5% cannot be met by borrower-paid closing costs, prepaid expenses, commitment fees or discount points or premium pricing Premium Pricing Prepaid expenses and/or closing costs may be paid with premium pricing Seller Contributions 6% Seller contributions limited to: Discount points Seller-paid closing costs Prepaid Expenses UFMIP (entire) Gifts Eligible to use toward all down payment, closing and prepaid costs. Gift must come from a close family member (child, parent, grandparent, spouse, adopted son or daughter, stepson, stepdaughter) or have a long-standing relationship (must be able to document) with the borrower Gift given in the form of CASH is not acceptable Reserves 1-2 units None If using "significant reserves" as a compensating factor, a minimum 3 months PITI must be documented. Only retirement accounts accessible for liquidation may be counted as reserves. Accounts not accessed for liquidation by the borrower until retirement age may not be counted as part of the borrower reserves Borrower Eligibility Eligible All Borrowers, including permanent resident aliens must have a valid social security number. Validate the social security number using any one of the following. Social Security Card Pay stub W-2 Tax Transcripts Validation from SSA Permanent Resident Aliens Same eligibility requirements as US Citizens Evidence of lawful, permanent residency issued by the Bureau of Citizenship and Immigration Services (BCIS), formerly the INS. Copy of the Alien Registration Receipt Card (Resident Alien card), I-551 Inter Vivos Revocable Trust Note: A Power of Attorney is not allowed on properties held in a trust Ineligible Foreign Nationals Non-Permanent Resident Aliens Land Trusts Non-Profit Agency borrowers (while allowed by FHA, they are not allowed by Impac)(overlay) Case Number Assignment Data Entry Requirements In order to request a case number for a 203(k) Mortgage, the Mortgagee must enter the following information: (A) 203(k) Program Type Indicator The Mortgagee must select either Standard 203(k) or Limited 203(k) as the program type. (B) Consultant Identification Number The Mortgagee must enter the Consultant identification number into the Consultant ID field on the Case Number Assignment screen in FHAC. For a Limited 203(k) with no Consultant, the Mortgagee must enter 203KS in the Consultant ID field. 7/12/16 Correspondent Lending Page 4 of 26

5 (C) Automated Data Processing Code The Mortgagee must enter the appropriate 203(k) Automated Data Processing (ADP) code. The ADP code for fixed rate 203(k) is 702. (D) Construction Code The Mortgagee must enter Substantial Rehabilitation in the drop-down menu labeled Construction Code. (E) Refinance Type For a refinance transaction, the Mortgagee must select Not Streamlined in the drop-down menu labeled All Refinances. (F) Converting From a Non-203(k) to a 203(k) Mortgage If the Mortgagee had originally requested the case number assignment for a non-203(k) Mortgage, the Mortgagee must update the existing case data in the Case Number Assignment screen, changing the ADP Code to a valid 203(k) ADP Code and the Construction Code to Substantial Rehabilitation. Cash Out Closing Cash-out is not allowed. The loan amount must not exceed the total purchase price or refinance of an existing lien, plus the actual cost of rehabilitation and reasonable closing costs. Loan proceeds not advanced must be applied to principal. There is only one closing for the 203(k) transaction. This includes the rehabilitation funds. The rehabilitation funds are escrowed and disbursed as the work is satisfactorily completed. Initial Draw at Closing: Standard 203(k) For Standard 203(k) transactions, Mortgagees may disburse the following at closing: o Permit fees (the permit must be obtained before work commences); o Prepaid architectural or engineering fees; o Prepaid Consultant fees; and o Materials costs for items, prepaid by the Borrower in cash or by the contractor, where a contract is established with the supplier and an order is placed with the manufacturer for delivery at a later date. For Standard 203(k) transactions, Mortgagees may disburse the following at closing: o Up to 50 percent of materials costs for items not yet paid for by the Borrower or contractor where a contract is established with the supplier and an order is placed with the manufacturer for delivery at a later date. Initial Draw at Closing: Limited 203(k) For Limited 203(k) transactions, Mortgagees may disburse the following at closing: o Permit fees (the permit must be obtained before work commences); and o Up to 50 percent of the estimated materials and labor costs before beginning construction only when the contractor is not willing or able to defer receipt of payment until completion of the work, or the payment represents the cost of materials incurred prior to construction. A statement from the contractor is sufficient to document. The Mortgagee must: o Document the amount and purpose of an initial draw at closing on the Form HUD LT, FHA Loan Underwriting and Transmittal Summary. Hold Back Requirements on Disbursement For any Disbursements paid to the contractor, the Mortgagee must hold back 10 percent of the draw request in the Contingency Reserve. Rehabilitation Escrow Account When the mortgage closes, the Mortgagee must place all proceeds designated for the rehabilitation, including the Contingency Reserve, inspection fees, and any Mortgage Payments in an interest bearing escrow account. Rehabilitation Loan Agreement The Mortgagee and Borrower must execute the Rehabilitation Loan Agreement, which establishes the conditions under which the Mortgagee will disburse the Rehabilitation Escrow Account funds. The Rehabilitation Loan Agreement is incorporated by reference and made a part of the security instrument. Security Instrument and Rehabilitation Loan Rider The following language must be placed in the security instrument: o Provisions pertaining to releases are contained in the Rehabilitation Loan Rider, which is attached to this mortgage and made a part hereof. o The Rehabilitation Loan Rider is a required modification to a security instrument. 7/12/16 Correspondent Lending Page 5 of 26

6 Closing Costs Co-borrowers/ Co-signers Consultant Requirements Broker may charge borrowers those customary and reasonable costs necessary to close the mortgage. Borrower may be charged an additional supplemental origination fee for 203(k) administration. Non-occupant Co-Borrower not allowed Co-Signer/Guarantor not allowed Borrower must pay the HUD Consultant upfront and can be reimbursed at closing. Consultant Work Write-Up should be must be signed by borrower, consultant, and contractor. Maximum construction cost may not exceed the HUD Consultant work write-up. An FHA approved 203(k) Consultant is required for all Standard 203(k) mortgages and may be used for Limited 203(k) mortgages. The consultant inspects the property and prepares the architectural exhibits, the Work Write-Up and the Cost Estimate. Feasibility Study If requested by the borrower or mortgagee to determine if a project is financially feasible, the consultant must prepare a feasibility study. Consultant Inspection The consultant must inspect the property to ensure: There are no rodents, fry rot, termites and other infestation on the property; There are no defects that will affect the health and safety of the occupants; There exists adequate structural, heating, plumbing, electrical and roofing systems; and There are upgrades to the structure s thermal protection (when necessary). The consultant must prepare a report on the current condition of the property that categorically examines the structure utilizing a 35 point checklist. The report must address any deficiencies that exist and certify the condition of all major systems: electrical, plumbing, heating, roofing and structural. The consultant must determine the repairs/improvements that are required to meet HUD s Minimum Property Requirements (MPRs) and Minimum Property Standards (MPSs) and local requirements. Architectural Exhibits The consultant is responsible for identifying all required architectural exhibits. The consultant must prepare the exhibits, or, if not qualified to prepare all of the necessary exhibits, must obtain the exhibits from a qualified subcontractor. Work Write-Up and Cost Estimate The consultant must prepare an unbiased Work Write-Up and Cost Estimate without the use of th econtractor s estimate. The Work Write-Up and Cost estimate must be detailed as to work being performed per the project proposal, including the necessary reports described in the Architectural Exhibit Review section. Draw Request Inspection The consultant must inspect the work for completion and quality of workmanship at each draw request. Change Order At the borrower s or mortgagee s request, the consultant must review th proposed changes to the Work Write-Up and prepare a change order. Work Stoppages or Deviations from the Approved Write-Up The consultant must inform he mortgagee of the progress of the rehabilitation and of any problems that arise, including: Work stoppages of more than 30 consecutive days or work not progressing reasonably during the rehabilitation period; Significant deviations from the Work Write-Up without the consultant s approval; Any issues that could affect adherence to the program requirements or property eligibility; or Any issues that could affect the health and safety of the occupants or the security of the structure. Consultant Fee Schedule Below are the maximum fees that may be charged by the consultant: Feasibility Study If requested by borrower or mortgagee, the consultant may charge an additional fee of $100 for the preparation of a Feasibility Study. Work Write-Up The consultant may charge the fees listed below for the preparation of the Work Write-Up and review of 7/12/16 Correspondent Lending Page 6 of 26

7 architectural exhibits: o $400 for repairs less than $7,500 o $500 for repairs between $7,501 and $15,000 o $600 for repairs between $15,001 and $30,000 o $700 for repairs between $30,001 and $50,000 o $800 for repairs between $50,001 and $75,000 o $900 for repairs between $75,001 and $100,000 o $1,000 for repairs over $100,000 The consultant may charge an additional $25 per additional dwelling unit. Draw Inspection Fee The consultant may charge $100 per draw request. Change Order Fee The consultant may charge $100 per change order request. Re-inspection Fee The consultant may charge a $50 fee when re-inspection of a Work Item is requested by the borrower or mortgagee. Mileage Fee The consultant may charge a mileage fee at the current IRS mileage rate when the consultant s place of business is more than 15 miles from the property. Consultant 35 Point Checklist (HUD II.A.9.e.) The consultant must inspect the property and address the following 35 points, if applicable, in the Work Write-Up and Cost Estimate: Masonry, siding, gutters and downspouts, roof, shutters, exteriors, walks, driveways, painting (exterior), caulking, fencing, grading, windows, weather-stripping, doors (exterior), doors (interior), partitions, plaster/drywall, decorating, wood trim, stairs, closets, wood floors, finish floors, ceramic tile, bath accessories, plumbing, electrical, heating, insulation, cabinetry, appliances, basements, cleanup, miscellaneous. Architectural Exhibit Review The consultant must prepare or obtain and review all applicable architectural exhibits. Architectural exhibits may include, but are not limited to, the following: Well certification; Septic certification; Termite report (including all outbuildings); Proposed plot plans for new additions; Foundation certification by a licensed structural engineer if: o The existing structure will be moved to a new foundation; o The structure is being reconstructed on the existing foundation; or o The existing structure will be elevated. Cabinetry plans and elevations New construction exhibits to obtain a building permit for an addition; Grading and drainage plans; or Engineering and soil/geotechnical reports. Preparing the Work Write-Up and Cost Estimate The consultant must prepare a Work Write-Up that identifies each work item. The Work Write-Up must be prepared in a categorical manner that addresses each of the 35 point checklist items. The consultant must indicate which work items require permits. The consultant must also prepare a Cost Estimate for each work item in the Work Write-Up. The cost estimate must separately identify labor costs and itemize the cost of materials per work item. Work item refers to a specific repair or improvement that will be performed. The consultant must use cost estimates that are reasonable for the area in which the property is located. Lump sum costs are permitted only in line items where a lump sum estimate is reasonable and customary. The Work Write-Up must specifically identify whether the work item is required to meet MPSs or MPRs, will involve structural changes, or is a borrower-elective. All health and safety concerns and any appraiser requirements must be addressed in the Work Write-Up before the addition of any other work items. If requested by the borrower or mortgagee, the consultant must perform a feasibility study that consists of a preliminary inspection of the property and an estimate of the materials and cost for the work that will be necessary to comply with HUD requirements. Draw Request Inspection The consultant must perform draw request inspections when requested by the mortgagee. The consultant must ensure that all building permits are onsite for th work that was performed. The consultant must ensure that the work: 7/12/16 Correspondent Lending Page 7 of 26

8 Has been completed satisfactorily; and Conforms to all local codes and ordinances. Change Order When requested by the mortgagee or the borrower, the consultant must review the proposed changes or additions to the Work Write-Up. The consultant must evaluate any costs and adjust other work items, if necessary, to complete the change order. The consultant must provide all costs for labor and materials as a result of the change order on form HUD-92577, Request for Acceptance of Changes in Approved Drawings and Specifications. The proposed work per the change order is not permissible to proceed until approved by the mortgagee. A change order request must be completed for contingency items and other changes that may increase or decrease the cost of rehabilitation or the value of the property. Work must be 100 percent complete on each change order item before the consultant may authorize release of funds for the work noted on the change order. The consultant must ensure that all repairs meet all local codes and ordinances, including any required permits and inspections. Inspections and Draw Requests Draw Request Form At each draw inspection, the consultant must complete form HUD-9746-A, Draw Request Section 203(k), to indicated completion of the repairs in compliance with the Work Write-Up and architectural exhibits. The consultant must ensure all repairs meet all local codes and ordinances, including any required permits and inspections. The consultant must ensure that both the borrower and the contractor sign the form to certify that the work has been completed in a workmanlike manner before authorizing payments. Generally, a release of funds may not be requested for materials that have been paid for but not yet installed. Exception The consultant may request a release of funds for: Materials costs for items, prepaid by the borrower in cash or by the contractor, where a contract is established with the supplier and an order is placed with the manufacturer for delivery at a later date; or Up to 50% of materials costs for items, not yet paid for by the borrower or contractor, where a contract is established with the supplier and an order is placed with the manufacturer for delivery at a later date. To request release of funds for these items, the consultant must provide the mortgagee with a copy of the contract and order with the draw request. Contingency Reserve Contractor(s) Requirements A Contingency Reserve account will be set up for each 203(k) loan: Funds held back must be used solely to pay for the proposed repairs and improvements and any unforeseen items that may arise related to the repair. No items considered luxury may be paid for with rehabilitation or contingency reserve funds. Contingency funds shall be a minimum of ten (10) percent and not to exceed twenty (20) percent If the utilities were not turned on at time of inspection, a minimum fifteen (15) percent contingency reserve is required. If the mortgage is at the maximum mortgage limit and a contingency reserve is required, the required reserve amount must be place in the Rehabilitation Escrow Account from borrower funds. If the contingency reserve funds placed into the account by the borrower are not used, the reserve account funds will be released to the borrower after the Final Release Notice is issued. Any unused portion of the contingency reserve fund (that are not borrower s direct funds) remaining when the Final Release Notice is issued must be applied to the mortgage principal. The borrower must use one or more contractors to complete the repairs: The borrower will select the contractor(s) who will provide estimates for the work to be done Contractor is to be licensed and bonded for each specialized repair or improvement o Liability insurance as required by locality and workers compensation insurance if applicable Seller will review contractors: 1) credentials, 2) work experience, 3) client references. Per FHA suggestion, 3 financial and 3 previous jobs completed should be reviewed. The Homeowner/Contractor Agreement(s) must be signed before closing and be included in the insuring binder All repairs and improvements must meet the local codes and ordinances and the borrower and/or contractor must obtain all required permits prior to the commencement of work General Contractor (Impac overlay) A general contractor is required for Standard 203(k) loan A general contractor is not allowed on Limited 203(k) loan Conversion Standard One family unit increased to a two unit dwelling Two to Four unit decreased to a one or two unit dwelling The number of units on the site must comply with local zoning. Limited 7/12/16 Correspondent Lending Page 8 of 26

9 Program does not allow conversion of properties. Credit Minimum Fico Score Requirements Minimum 620 Score required for all borrowers Non-traditional credit is ineligible All borrowers must have at least two (2) credit scores Data Delivery/203(k) Calculator The 203(k) Calculator enables Mortgagees to calculate the Maximum Mortgage amount, LTV for MIP, and the amount to establish a repair escrow when required for all 203(k) transactions. Mortgagees may begin to use the 203(k) Calculator in FHAC when the functionality becomes available, but must use the 203(k) Calculator prior to endorsement for all 203(k) transactions with case numbers assigned on and after October 31, Required data for the 203(k) Calculator are: 203(k) Program Type (Standard 203(k) or Limited 203(k)); As-Is Property Value; Adjusted As-Is Value; After Improved Value; existing debt on the Property for a refinance; the lowest Acquisition Cost of the Property in the past 12 months, plus any documented improvements made subsequent to the purchase (for refinance); Financeable Repair and Improvement Costs, for Standard 203(k) or Limited 203(k); Financeable Contingency Reserves, for or Limited 203(k); Financeable Mortgage Payment Reserves, for Standard 203(k) only; Financeable Mortgage Fees, for Standard 203(k) or Limited 203(k); cost of EEM or solar energy systems improvements; and principal balance of secondary financing provided by private individuals and other organizations. For applications to be endorsed prior to the availability of data delivery functionality in FHAC, the Mortgagee must detail the data delivery requirements shown above on form HUD LT, or include the applicable 203(k) Maximum Mortgage Calculation Worksheet. Documentation FHA does not require the amendatory clause for any 203(k) transactions, regardless of the type of seller or purchaser. The Mortgagee must provide the Borrower with the form HUD A, 203(k) Borrower s Acknowledgment at time of application. Standard 203(k) Required Documentation and Review (1) Review of Contractor Qualifications Prior to closing, the Mortgagee must ensure that a qualified general or specialized contractor has been hired and, by contract, has agreed to complete the work described in the Work Write-Up for the amount of the Cost Estimate and within the allotted time frame. To determine whether the contractor is qualified, the Mortgagee must review the contractor s o credentials, o work experience and o client references, and ensure that the contractor meets all jurisdictional licensing and bonding requirements. (2) Consultant s Work Write-Up and Cost Estimate The Mortgagee must obtain the Consultant s Work Write-Up and Cost Estimate for all Standard 203(k) Mortgages. The Mortgagee must ensure the Work Write-Up/Cost Estimate specifies the type of repair and cost of each Work Item. The Mortgagee must review the Work Write-Up and ensure that all health and safety issues identified were addressed before, including additional Work Items. 7/12/16 Correspondent Lending Page 9 of 26

10 Down Payment Assistance (DPA) FHA 203(k) Standard and Limited (3) Architectural Exhibits The Mortgagee must obtain and review all applicable architectural exhibits. (4) Sales Contract The Mortgagee must ensure the sales contract includes a provision that the Borrower has applied for Section 203(k) financing, and that the contract is contingent upon mortgage approval and the Borrower s acceptance of additional required improvements as determined by the Mortgagee. When the Borrower is financing a HUD REO Property, the Mortgagee must ensure that the first block on Line 4 of form HUD-9548, Instructions and Sales Contract, is checked, as well as the applicable block for 203(k). Limited 203(k) Required Documentation The following documentation is required for the Limited 203(k). (1) Work Plan The Mortgagee must obtain a work plan from the Borrower detailing the proposed repairs or improvements. The Borrower may develop the work plan themselves or engage an outside party, including a Contractor or a 203(k) Consultant, to assist. There is no required format for the work plan. (2) Written Proposal and Cost Estimates [Highlighted text effective for case numbers assigned on or after June 30, 2016] The Mortgagee must obtain a written proposal and Cost Estimate from a contractor for each specialized repair or improvement. The Mortgagee must ensure that the selected contractor meets all jurisdictional licensing and bonding requirements. The written proposal must indicate Work Items that require permits and state that repairs are non-structural. The Cost Estimate must state the nature and type of repair and cost for each Work Item, broken down by labor and materials. The Mortgagee must obtain written Cost Estimates for each Work Item, broken down by labor and materials, to be performed by the Borrower under a self-help agreement. (3) Sales Contract The Mortgagee must obtain a copy of the sales contract and ensure that the sales contract includes a provision that the Borrower has applied for Section 203(k) financing, and that the contract is contingent upon mortgage approval and the Borrower s acceptance of additional required improvements as determined by the Mortgagee. When the Borrower is financing a HUD REO Property, the Mortgagee must ensure that the first block on Line 4 of the form HUD-9548, Instructions and Sales Contract is checked, as well as the applicable block for 203(k). See Underwriting for additional information regarding required documentation and review. In order to participate in Impac s 203(k) program, a relationship must be established between Seller and Trinity Real Estate Solutions, Inc. regarding construction management for pre- and post-closing on 203(k) loans. Contact information is below: Brad Meyer Trinity Real Estate Solutions, Inc. - Trinity Inspection Services, LLC - Trinity Field Services, LLC - Trinity Appraisal Services, LLC - Trinity Loan Administration, LLC - Trinity Residential Land Services, LLC 4851 LBJ Freeway Suite 410 Dallas, TX Direct: Main: brad.meyer@trinityonline.com This is a mandatory requirement. Submissions will not be accepted without documentation Trinity Real Estate Solutions, Inc.. Contact renovationlending@impacmail.com with any questions. Not allowed 7/12/16 Correspondent Lending Page 10 of 26

11 Endorsement Establishing Repair and Improvement Costs 203(k) Endorsement Eligibility 203(k) mortgages are eligible for endorsement after the initial mortgage proceeds are disbursed and a Rehabilitation Escrow Account is established. Standard 203(k) The Mortgagee must select an FHA-approved 203(k) Consultant from the FHA 203(k) Consultant Roster in FHAC. The Mortgagee must not use the services of a Consultant who has demonstrated previous poor performance based on reviews performed by the Mortgagee. The Consultant must inspect the Property and prepare the Work Write-Up and Cost Estimate. The Work Write-Up refers to the report prepared by a 203(k) Consultant that identifies each Work Item to be performed and the specifications for completion of the repair. The contractor bid and consultant specification of repair must match. Bid must include the mandatory work detailed in the Work Write-Up completed by the HUD Consultant. Cost Estimate refers to a breakdown of the cost for each proposed Work Item, prepared by a 203(k) Consultant. Work Item refers to a specific repair or improvement that will be performed. Exception for Borrowers Doing Own Work For Borrowers performing their own work under a Rehabilitation Self-Help Agreement, the Consultant must identify on the Work Write-Up each Work Item to be performed by the Borrower. The Borrower must not be reimbursed for labor costs. Limited 203(k) The Borrower must submit a work plan to the Mortgagee and use one or more contractors to provide the Cost Estimate and complete the required improvements and repairs. The contractors must be licensed and bonded if required by the local jurisdiction. The Borrower must provide the contractors credentials and bids to the Mortgagee. The Mortgagee must review the contractors credentials, work experience and client references and ensure that the contractors meet all jurisdictional licensing and bonding requirements. The Mortgagee must examine the work plan and the contractors bids and determine if they fall within the usual and customary range for similar work. The Mortgagee may require the Borrower to provide additional Cost Estimates if necessary. Borrowers Doing Own Work Borrowers performing their own work (i.e., self-help) are not allowed. Financeable Costs, Fees, and Reserves STANDARD 203(K) Standard 203(k) Financeable Repair and Improvement Costs and Fees The following repair and improvement costs and fees may be financed: costs of construction, repairs and rehabilitation; architectural/engineering professional fees; the 203(k) Consultant fee subject to the limits in the 203(k) Consultant Fee Schedule (HUD ) inspection fees performed during the construction period, provided the fees are reasonable and customary for the area; title update fees; permits; and a Feasibility Study, when necessary to determine if the rehabilitation is feasible. Any costs for Energy Efficient Mortgages and Solar Energy Systems must not be included in financeable repair and improvement costs. For Borrowers performing their own work, the Mortgagee must include the costs for labor and materials for each Work Item to be completed by the Borrower under a Rehabilitation (Self-Help) Loan Agreement. Contingency Reserves Contingency Reserve refers to funds that are set aside to cover unforeseen project costs. The Mortgagee must refer to the following chart to determine when a Contingency Reserve is required. The minimum and maximum Contingency Reserve is established as a percentage of the Financeable Repair and Improvement Costs. For Structures with an actual age of less than 30 years: Minimum Required when evidence of termite 10% 20% Maximum 7/12/16 Correspondent Lending Page 11 of 26

12 damage Discretionary No Minimum 20% For Structures with an actual age of 30 years or more: Minimum Maximum Required 10% 20% Required when utilities are not operable as referenced in the Work Write-Up 15% 20% The Borrower may provide their own funds to establish the Contingency Reserves. Where the Borrower has provided their own funds for Contingency Reserves, they must be noted under a separate category in the Repair Escrow Account. Mortgage Payment Reserves A Mortgage Payment Reserve refers to an amount set aside to make Mortgage Payments when the Property cannot be occupied during rehabilitation. A Mortgagee may establish a financeable Mortgage Payment Reserve, not to exceed six months of Mortgage Payments. The Mortgage Payment Reserve may include Mortgage Payments only for the period during which the Property cannot be occupied. The number of Mortgage Payments cannot exceed the completion time frame required in the Rehabilitation Loan Agreement. For multi-unit properties, if one or more units are occupied, the Mortgage Payment Reserve may only include the portion of the Mortgage Payment attributable to the units that cannot be occupied. To calculate the amount that can be included in the Mortgage Payment Reserve, the Mortgagee will o divide the monthly Mortgage Payment by the number of units in the Property, and o multiply that figure by the number of units that cannot be occupied. The resulting figure is the amount of the Mortgage Payment that will be paid through the Mortgage Payment Reserve. The Borrower is responsible for paying the servicing Mortgagee the portion of the Mortgage not covered by the Mortgage Payment Reserve. Mortgage Fees The Mortgagee may finance the following fees and charges. (1) Origination Fee The Mortgagee may finance a portion of the Borrower-paid origination fee not to exceed the greater of $350, or 1.5 percent of the total of the o Financeable Repair and Improvement Costs and Fees, o Financeable Contingency Reserves and o Financeable Mortgage Payment Reserves. (2) Discount Points The Mortgagee may finance a portion of the Borrower-paid discount points not to exceed an amount equal to the discount point percentage multiplied by the total of: o Financeable Repair and Improvement Costs and Fees, o Financeable Contingency Reserves and o Financeable Mortgage Payment Reserves. Financeable Costs, Fees, and Reserves LIMITED 203(K) Limited 203(k) Financeable Repair and Improvement Costs and Fees The following costs and fees may be financed: costs of construction, repairs and rehabilitation; inspection fees performed during the construction period, provided the fees are reasonable and customary for the area; title update fees; and permits. 7/12/16 Correspondent Lending Page 12 of 26

13 Any costs for Energy Efficient Mortgages and Solar Energy Systems must not be included in financeable repair and improvement costs. For Borrowers performing their own work, the Mortgagee must include the costs for labor and materials for each Work Item to be completed by the Borrower under a Rehabilitation (Self-Help) Loan Agreement. Contingency Reserves A Contingency Reserve is not mandated; however, at the Mortgagee s discretion, a Contingency Reserve account may be established and may be financed. The Contingency Reserve account may not exceed 20 percent of the Financeable Repair and Improvement Costs. The Borrower may provide their own funds to establish the Contingency Reserves. Where the Borrower has provided their own funds for Contingency Reserves, they must be noted under a separate category in the Repair Escrow Account. Mortgage Fees The Mortgagee may include the following fees and charges in the rehabilitation Cost Estimates. (1) Origination Fee The Mortgagee may include a portion of the Borrower-paid origination fee not to exceed the greater of $350, or 1.5 percent of the total of the Financeable Repair and Improvement Costs and Fees and Financeable Contingency Reserves. (2) Discount Points The Mortgagee may include a portion of the Borrower-paid discount points not to exceed an amount equal to the discount point percentage multiplied by total of Financeable Repair and Improvement Costs and Fees and Financeable Contingency Reserves. Limited 203(k) Ineligible Fees and Costs The following fees and costs may not be financed under the Limited 203(k): o Mortgage Payment Reserves o architectural/engineering professional fees o 203(k) Consultant fee o a Feasibility Study this cost is often credited toward the HUD Consultant Fee in the event the transaction progresses to a Standard 203(k) Financing Types (A) Types of 203(k) Rehabilitation Mortgages There are two types of 203(k) Rehabilitation Mortgages: Standard 203(k) and Limited 203(k), as described below. (1) Standard 203(k) The Standard 203(k) Mortgage may be used for remodeling and repairs (usually major renovation). There is a minimum repair cost of $5,000 and the use of a 203(k) Consultant is required. (2) Limited 203(k) The Limited 203(k) may only be used for minor remodeling and non-structural repairs. The Limited 203(k) does not require the use of a 203(k) Consultant, but a Consultant may be used. The total rehabilitation cost must not exceed $35,000. There is no minimum rehabilitation cost. (B) Eligible Supplemental Programs and Products A 203(k) Mortgage may be used in conjunction with the following: Section 203(h) Mortgage Insurance for Disaster Victims Energy Efficient Mortgages Solar and Wind Technologies (Effective for endorsements on or after March 14, 2016) Refinancing a property with an existing 203(k) mortgage A Property with an existing 203(k) Mortgage is not eligible to be refinanced until all repairs are completed and the case has been electronically closed out. New York Consolidation, Extension & Modification Agreement (NY CEMA) For all Impac refinance products, property located in the state of New York may be structured as a Consolidation, Extension, and Modification Agreement (CEMA) transaction. The most current version of Fannie Mae/Freddie Mac Uniform Instrument (Form 3172) must be used. The following documentation must be provided: NY Consolidation, Extension and Modification Agreement (Form 3172) Original Note(s) Original documents signed by the borrower Gap Note and Gap Mortgage, if applicable 7/12/16 Correspondent Lending Page 13 of 26

14 Consolidated Note Original documents signed by the borrower Exhibit A Listing of all Notes & Mortgages being consolidated, extended and modified Exhibit B Legal description of the subject property Exhibit C Copy of the consolidated Note Exhibit D Copy of the consolidated Mortgage Lost Note Affidavits are not are not an acceptable substitute for any of the required documents. If original documentation cannot be provided per above, then a CEMA is not allowed. Escrow Waivers Funding the Loan Geographic Locations/ Not allowed The full loan amount must be funded at closing. The funds reserved for the rehabilitation must be set-up in an interest bearing repair escrow account and the balance used to purchase the property or refinance an existing lien. Once Impac purchases the loan, the Seller premium is paid on the full Note amount. Impac will wire the Seller the settlement amount less the rehabilitation funds. Impac will then set up an interest bearing Renovation Escrow Account to fund the draws for rehabilitation draws. Any interest that is earned will be applied as a principal reduction to the loan. Eligible states are as follows: Correspondent: All states (including DC) are eligible NOTE: FHA Standard 203(k) has been temporarily suspended in the following states: AZ, CA, ID, NV. FHA Limited 203(k) continues to be offered in the above states. See New York Consolidation, Extension & Modification Agreement (NY CEMA) in Financing Types section above. Additional restrictions as follows: Hawaiian Lava-Flow Hazard Zones The U.S. Geological Survey (USGS) categorizes the island of Hawaii into nine lava zones based on each zone s probability of exposure to lava flows caused by volcanic eruption. Properties in lava zones 1 and 2 are not eligible for loans funded or purchased by Impac Mortgage Corp. due to increased risk of property destruction from lava flows within these areas. The Hawaii Lava-Flow Hazard Zone Map can be accessed at: and Texas Cash-out 50(a)(6) is ineligible State specific regulatory requirements supersede all underwriting guidelines set forth by Impac. High-Cost Mortgage Loans Holdback Identity of Interest / Non Arm s Length Transactions Impac does not originate or purchase high-cost mortgage loans (12 CFR ) A ten (10%) percent holdback is required on each release from the Rehabilitation Escrow Account. The total of all holdbacks may be released only after the final inspection and issuance of the Final release Notice. Sales transactions between family members are permitted. The mortgagee must ensure there are no other instances of identity of interest or conflict of interest between parties in the 203(k) transaction. Exceptions to the Maximum LTV The 85 percent maximum LTV restriction does not apply for Identity-of-Interest transactions under the following circumstances: Family Member transactions o The 85 percent LTV restriction may be exceeded if a borrower purchases as their principal residence: The principal residence of another family member; or A property owned by another family member in which the borrower has been a tenant for at least six months immediately predating the sales contract. A lease or other written evidence to verify occupancy is required. Identity of Interest/Non Arm s Length transaction is allowed when borrower is provided a Gift of Equity. Must follow FHA gift equity guidelines. Any other identity of interest transaction is not allowed. HUD Homes REO properties that have been designated by FHA s Management and Marketing contractor (M&M) as: Insurable with repair escrow ($5,000 or less in required repairs) or Uninsurable (with more the $5,000 but no more than $35,000 or less in required repairs) The above properties are eligible provided the repairs qualify as eligible work items outlined in the property improvements section of this matrix. 7/12/16 Correspondent Lending Page 14 of 26

15 Limitations on Other Real Estate Owned Loan Amount Maximum Mortgage Amount Borrower may own no more than one FHA loan with maximum financing including subject property. Loan purchase will not be considered if it is concluded that the transaction is designed to use FHA financing as a vehicle for obtaining investment properties, even if the property to be encumbered will be the only one owned using FHA financing. No minimum loan amount Maximum Mortgage Amount for Purchase The maximum mortgage amount that FHA will insure on a 203(k) purchase is the lesser of: the appropriate Loan-to-Value (LTV) ratio from the Purchase Loan-to-Value Limits, multiplied by the lesser of: o the Adjusted As-Is Value, plus: Financeable Repair and Improvement Costs, for Standard 203(k) or Limited 203(k); Financeable Mortgage Fees, for Standard 203(k) or Limited 203(k); Financeable Contingency Reserves, for or Limited 203(k); and Financeable Mortgage Payment Reserves, for Standard 203(k) only; or o 110 percent of the After Improved Value; or the Nationwide Mortgage Limits. For a HUD REO 203(k) purchase utilizing the Good Neighbor Next Door (GNND) or $100 Down sales incentive, the Mortgagee must calculate the maximum mortgage amount that FHA will insure in accordance with HUD REO Purchasing. Maximum Mortgage Amount for Refinance The maximum mortgage amount that FHA will insure on a 203(k) refinance is the lesser of (1, 2, or 3): 1. the existing debt and fees associated with the new Mortgage, plus: o Financeable Repair and Improvement Costs, for Standard 203(k) or Limited 203(k); o Financeable Mortgage Fees, for Standard 203(k) or Limited 203(k); o Financeable Contingency Reserves, for or Limited 203(k); and o Financeable Mortgage Payment Reserves, for Standard 203(k) only; or 2. the appropriate LTV ratio below, multiplied by the lesser of: o the Adjusted As-Is Value, plus: Financeable Repair and Improvement Costs, for Standard 203(k) or Limited 203(k); Financeable Mortgage Fees, for Standard 203(k) or Limited 203(k); Financeable Contingency Reserves, for or Limited 203(k); and Financeable Mortgage Payment Reserves, for Standard 203(k) only); or o 110 percent of the After Improved Value; or 3. the Nationwide Mortgage Limits. (A) Loan-to-Value Ratios for Refinance The table below describes the relationship between the Borrower s Minimum Decision Credit Score and the LTV ratio for which they are eligible. If the Borrower s Minimum Decision Credit Score is: Then the Borrower is: At or above 580 Eligible for maximum financing of 97.75% Between 500 and 579 Limited to a maximum LTV of 90% For Secondary Residences, the maximum LTV is 85 percent. (B) Required Documentation The Mortgagee must obtain the mortgage payoff statement for existing debt. If improvements were made to the Property subsequent to the acquisition, the Mortgagee must document the associated cost of the improvements by obtaining the following: o a contract for completion of work; o materials cost and paid receipts; and o permit costs. See the Maximum Mortgage Calculation Worksheets (attached), links to HUD site below: Maximum Mortgage Calculation Limited 203(k) Purchase (6/23/16) Maximum Mortgage Calculation Limited 203(k) Refinance (4/1/16) Maximum Mortgage Calculation Standard 203(k) Purchase (4/1/16) Maximum Mortgage Calculation Standard 203(k) - Refinance (4/1/16) 7/12/16 Correspondent Lending Page 15 of 26