FHA 203(k) STREAMLINED FIXED/ARM GUIDELINES

Transcription

1 In additin t these guidelines, lans must adhere t FHA guidelines and all Platinum Plicies in the Crrespndent Seller Guide PRODUCT DESCRIPTION 30 year Fixed Rate FHA 5 year Adjustable Rate Mrtgage (ARM) PRODUCT CODE FHA30-203S (30 year Fixed Rate 203(k) Streamlined Cnfrming Lan) FHA30-JKS (30 year Fixed Rate 203(k) Streamlined High Balance Lan) FHA-5203S (5 year Adjustable Rate 203(k) Streamlined Cnfrming Lan) ADJUSTABLE RATE MORTGAGE (ARM) Must be lcked under prduct cde: FHA-5203S Cnfrming lan amunts nly Brrwer must be qualified at the initial nte rate Rate Caps - 1% Initial / 5% Life f Lan Margin 2.00% Index Weekly Average Yield n US Treasury Securities adjusted t a cnstant maturity f ne year (CMT) Required ARM Disclsures must be prvided t brrwer TYPES OF FINANCING Purchase Rate/Term Refinance Energy Efficient Mrtgage (EEM) Cash-ut Refinances are ineligible Temprary Buydwns are ineligible MAX LOAN AMOUNT Maximum Base Lan Amunt cannt exceed the FHA Statutry Mrtgage Limits fr each cunty. Maximum Mrtgage Wrksheet 203(k) Maximum Mrtgage Wrksheet must be cmpleted fr lan amunt calculatin. This frm must be cmpleted in additin t the FHA Lan and Underwriting Transmittal LT frm Eligible Expenses fr Inclusin in Mrtgage Amunt Labr and materials Cntingency reserve Final inspectin (required if repairs exceed $15,000) Title update fee Independent cnsultant fee (if utilized) Permits Other fees (as allwed fr EEM lans & HERS reprts, LBP fees r ther apprpriate fee t the renvatin prject) Supplemental riginatin fee Discunt pints n repair csts Page 1 f 12 Rev. 10/3/14

2 LTV/CLTV/DTI PRIMARY RESIDENCE MIN FICO PROPERTY TYPE MAX LTV/CLTV MAX DTI Purchase Cnfrming Lan Unit (SFR/PUD/FHA Apprved Cnds) 96.5% LTV**/96.5% CLTV** 50% Unit 45% Units 45% Purchase High Balance Lan Unit (SFR/PUD/FHA Apprved Cnds) 2-Unit 96.5% LTV**/ 96.5% CLTV 45% Rate/Term Refinance Cnfrming Lan Rate/Term Refinance High Balance Lan Unit (SFR/PUD/FHA Apprved Cnds) 97.5% LTV**/97.5% CLTV** 50% Unit 45% Units 45% Unit (SFR/PUD/FHA Apprved Cnds) 2-Unit 97.5% LTV**/ 97.5% CLTV 45% ** Or as therwise allwed by FHA guidelines SECONDARY FINANCING Permitted fr FHA guidelines High Balance Lan Amunts: Allwed up t maximum FHA LTV calculatin. The maximum CLTV is capped at the FHA maximum LTV. Page 2 f 12 Rev. 10/3/14

3 PROPERTY TYPES Eligible Prperties 1-2 units 3 4 units n Cnfrming lan amunts PUDs FHA Apprved cnds HUD REO prperties Mixed Use Manufactured Hmes (Duble-wide and Multi-wide nly) Ineligible Prperties NOTE: Refer t FHA Manufactured Hme Guidelines fr all credit and prperty guideline requirements n manufactured hmes, including but nt limited t, maximum ratis, minimum FICO, reserves, etc C-ps and Cndtels Single-wide Manufactured Hmes r Manufactured Husing Cndminium Prjects 3-4 units n High Balance lan amunts Lg hmes Gedesic Dmes Lans held in name f trust Prperties with resale r deed restrictins Hmes cmpleted less than 1 year ag Page 3 f 12 Rev. 10/3/14

4 CONDO REVIEW/WARRANTY Must be n FHA apprved list Dcuments required in lan file: FHA Cnnectin printut verifying cnd apprved Lan-level certificatin fr individual unit financing Master HOA Certificate f Insurance with the required hazard/liability/fidelity/fld insurance t ensure the prper cverage and plicies will nt expire within 30 days frm the date f the subject lan Walls-in/HO-6 insurance in an amunt n less than 20% f the cnd r attached PUD s appraised value Site cnds d nt require cnd apprval. Appraisal must be cmpleted n FNMA Frm 1073 HUD REOs d nt require cnd apprval OCCUPANCY Primary Residence nly Cndminium rehabilitatin is subject t the fllwing additinal cnditins: Rehabilitatin is limited nly t the interir f the unit Mrtgage prceeds are nt t be used fr the rehabilitatin f exterirs r ther areas that are the respnsibility f the cndminium assciatin, except fr the installatin f firewalls in the attic f the unit Only the lesser f 5 units per cndminium assciatin, r 25% f the ttal number f units, can be underging rehabilitatin at any time The maximum mrtgage amunt cannt exceed 100% f the after imprved value The individual buildings within the cndminium must nt cntain mre than 4 units. Hwever, this des nt mean that the cndminium prject, as a whle, can nly have 4 units r that all individual structures must be detached Example: A prject might cnsist f 6 buildings each cntaining 4 units, fr a ttal f 24 units in the prject and, thus, be eligible fr Sectin 203(k). Likewise, a prject culd cntain a rw f mre than fur attached twnhuses and be eligible fr Sectin 203(k) because HUD cnsiders each twnhuse as ne structure, prvided each unit is separated by a 1 ½ hur firewall (frm fundatin up t the rf) UNDERWRITING All lans must be scred thru FHA TOTAL Screcard and receive Apprve/Accept recmmendatin frm DU r LP AUS Apprve/Accept Ineligible recmmendatin allwed fr LTV n the Gd Neighbr Next Dr and/r HUD $100 Dwn REO prgrams r ther such dcumented prgramming issues, as lng as in accrdance with FHA guidelines All lan data submitted t AUS fr Apprve/Accept Finding must be accurate and validated All lans must meet FHA guidelines and eligibility requirements, as well as credit, capacity and dcumentatin requirements in additin t items listed in this matrix NOTE: Identity f Interest transactins are ineligible AUS Refer and manually underwritten lans are ineligible Lans requiring a manual dwngrade frm a TOTAL Screcard Apprve/Eligible are ineligible Vacating Primary Residence If the brrwer is cnverting his/her primary residence t a Investment prperty; Refer t Vacating Primary Residence Matrix fr requirements Page 4 f 12 Rev. 10/3/14

5 BORROWER ELIGIBILITY All brrwers (including permanent and nn-permanent resident aliens) must have a valid scial security number Permanent Resident Aliens Cpy f valid Alien Registratin Receipt Card (Resident Alien card), I-551 (frnt & back) Nn-Permanent Resident Aliens Brrwer must be eligible t wrk in the U.S CO-BORROWERS Permitted per FHA guidelines Cpy f valid eligible visa and unexpired passprt Cpy f the valid Emplyment Authrizatin Card, I-766, with histry f renewal NOTE: A scial security card is nt acceptable as evidence f wrk status FICO Refer t the LTV/CLTV/DTI sectin fr minimum FICO requirements Nn-traditinal credit is ineligible. All brrwers must have a FICO scre CREDIT A detailed explanatin letter frm the brrwer(s) is required n all inquiries within the last 120 days that individually address the purpse and utcme f each. In sme instances, material verificatin may be required Fllw FHA guidelines fr adverse credit histry Refer t Platinum Hme Mrtgage Bulletin CB fr guidelines n cllectins, judgments, and disputed accunts In additin t FHA guidelines n disputed accunts, the brrwer must address in writing the reasn fr ALL disputed accunts within 24 mnths, regardless f paid in full r zer balance AND require a minimum 680 FICO ASSETS/RESERVES In additin t AUS requirements, a minimum 30 day bank statement r acceptable printut dated within 45 dates f applicatin is required. VOD as standalne dcumentatin is nt acceptable. INTERESTED PARTY CONTRIBUITONS Maximum up t 6% Seller cntributins limited t discunt pints, seller paid clsing csts, prepaid expense, UFMIP (entire amunt f UFMIP) INCOME If any brrwer is wrking fr a temprary agency, a minimum f 24 mnths wrk histry is required with the temprary agency in rder t cnsider incme fr qualificatin In additin t AUS requirements, a cmpleted and signed IRS Frm 4506-T fr each brrwer n lan is required and the 2 mst recent years validated tax transcripts Page 5 f 12 Rev. 10/3/14

6 APPRAISAL REQUIREMENTS Must cmply with the FHA Appraisal Independence Plicy MORTGAGE INSURANCE Fllw FHA guidelines Cnditin Rating f C5/C6 r a Quality Rating f Q6 is ineligible The appraisal reprt must be cmpleted with the as imprved value The appraiser must include a descriptin f prpsed repairs as well as the cntractr s cst estimate Appraisal must be cmpleted subject t cmpletin f repairs. The appraiser needs t state that the prperty meets FHA Minimum Prperty Requirements (MPRs), and State and Lcal building cdes nce the renvatins are cmpleted The lender must establish an as-is value, but the lender may determine that an as-is appraisal is nt necessary. The lender may use the cntract sales price (n a purchase transactin) r the existing debt n the prperty (n a refinance transactin) as the as-is value when it is clear t the lender that this amunt des nt exceed a reasnable estimate f value. On a refinance transactin, when a large amunt f existing debt suggests t the lender that the brrwer has little r n equity in the prperty, the lender shuld always btain an as-is appraisal n which t base the estimate f the as-is value Fr a HUD-wned prperty, request the utstanding HUD prperty dispsitin appraisal n the prperty frm the M&M cntractr. This must be included in the file regardless f the date f the appraisal. This als must be supplied t the appraiser. The HUD appraisal can be used t dcument the "as is" value if the appraisal is nt ver 120 days ld prir t bid acceptance frm HUD r DE Underwriter may request a new as-is appraisal if HUD appraisal is insufficient An "as-imprved" appraisal must ALWAYS be rdered and brrwer can be charged this fee. If existing HUD appraisal is ver 120 days ld, lender required t determine as-is value as nted abve. NOTE: if "as is" value is lwer n new dcuments, then lwer value must be used in Max Mrtgage Calculatin Flips within 90 days are ineligible if the sales price increase is 20% r greater frm seller acquisitin's cst MAX PROPERTIES Brrwer may nt have mre than 4 financed prperties, including the subject prperty Platinum limits its expsure t a maximum f 2 ttal prperties (includes all prperties with Platinum n any prgram) CAIVRS, LDP & GSA SEARCH Dcument the results n the FHA Lan Underwriting & Transmittal Summary (LT) A cpy f the FHA Cnnectin screen results fr all searches must be in the lan file CAIVR System Access FHA Cnnectin t check CAIVRS fr all brrwers n the transactin: brrwers, c-brrwers and c-signrs, if applicable If the name f any party t the transactin appears n any f the lists belw, the lan is nt eligible Limited Denials f Participatin (LDP) List Examine/Search the list fr all parties t the transactin: all brrwers including AKAs, sellers, listing and selling real estate agents and lan fficer. Gvernment Services Administratin's (GSA) Lists f Parties Excluded frm Prcurement fr Nn-Prcurement Prgrams Examine/Search the list fr all parties t the transactin: all brrwers including AKAs, sellers, listing and selling real estate agents and lan fficer. Page 6 f 12 Rev. 10/3/14

7 COMMUNITY PROPERTY STATES HIGHER PRICE MORTGAGE LOANS If prperty is lcated in a cmmunity prperty state, r the brrwer resides in a cmmunity prperty state, the fllwing requirements apply: A credit reprt fr the nn-purchasing spuse is required t determine any jint r individual debts. The spuse's authrizatin t pull a credit reprt must be btained. If the nn-purchasing spuse des nt have a scial security number, the credit reprting cmpany must rder a credit reprt with the nn-purchasing spuse's name, address, and date f birth (DOB). The scial security number filed must be left blank. The credit reprt shuld verify that the nn-purchasing spuse has n credit histry and n public recrds recrded against him/her The debts f the nn-purchasing spuse must be cnsidered in the qualifying ratis. All defaulted federal debt, pen judgments and liens, including thse f the nn-purchasing spuse, must be satisfied prir t r at clsing NOTE: Credit histry f the nn-purchasing spuse shuld nt be the basis fr declining the lan Higher Priced Mrtgage Lan Disclsure must be signed as part f the applicatin dcuments Must pass all High Cst tests, including but nt limited t Agency, City, Cunty, State & Federal Validatin f the brrwer s ability t repay thrugh verificatin f incme, liabilities, and assets in accrdance with full dcumentatin requirements REHABILITATION AMOUNT N Minimum Maximum $35,000 Amunt includes ttal rehabilitatin csts frm Maximum Mrtgage Wrksheet, including any amunt the Brrwer paid in cash REHABILITATION PERIOD Rehabilitatin cnstructin must begin within 30 days f clsing, and all wrk shuld be cmpleted within 6 mnths f clsing r less. AUS PROCEDURES Sectin f the Act: 203(k) FHA Rehabilitatin MIP: same as the 203(b) prgram Instructins fr entering data in the Details f Transactin screen: Line A Purchase Price. Enter the as is sales price, withut the repairs Line B Alteratins, imprvements, repairs. Enter the rehabilitatin amunt frm Line B14 in the 203(k) wrksheet Instructins fr entering the Prperty Appraised Value: The appraised value entered must be the after imprved appraised value f the prperty Page 7 f 12 Rev. 10/3/14

8 FHA CONNECTION PROCEDURES ADDITIONAL MISC. INFORMATION Initial Case Number Assignment: Fixed lan type Sectin f the Act is 203(k) fr all prperty types including cnds All prperty types except cnds Enter 702 as the ADP cde n the Case Number Assignment Screen in FHA Cnnectin Cnds Enter 804 as the ADP cde n the Case Number Assignment Screen in FHA Cnnectin Site Cnds Enter 804 as the ADP cde and select Site Cnd drp-dwn bx n PUD/Cnd Indicatr Line f Case Number Assignment Screen ARM lan type Sectin f the Act is 203(k) fr all prperty types including cnds All prperty types except cnds Enter 730 as the ADP cde n the Case Number Assignment Screen in FHA Cnnectin Cnds Enter 815 as the ADP cde n the Case Number Assignment Screen in FHA Cnnectin Site Cnds Enter 815 as the ADP cde and select Site Cnd drp-dwn bx n the PUD/Cnd Indicatr line f Case Number Assignment Screen in FHA Cnnectin Enter 807 ADP cde fr EEM Cnstructin cde data entry is Substantial Rehabilitatin 203(k) Cnsultant ID data entry is 203KS NOTE: If a cnsultant is als used, enter 203KS fllwed by the ID f the cnsultant Escrw Clse-Out Screen: FHA 203(k) lans cannt be clsed-ut in FHA Cnnectin until Mrtgage Insurance Certificate (MIC) has been issued Lender r hlder/servicer f recrd are required t cmplete the escrw clse-ut screen n FHA Cnnectin when the final cmpletin f the renvatin has ccurred Refinances cannt be prcessed until the renvatin prject is cmpleted and the clse-ut infrmatin has been prcessed in FHA Cnnectin. If the prject is nt cmpleted, n new case number will be issued n the prperty withut an verride by the HOC jurisdictin Cmpletin f initial and final HUD Addendum - Questin #20 shuld be checked #2 finance imprvements t existing prperty Cnditinal Cmmitment t be cmpleted by underwriter as subject t 203(k) repairs listed n appraisal Page 8 f 12 Rev. 10/3/14

9 IMPROVEMENTS Eligible Imprvements Uncmplicated rehabilitatin and/r imprvements fr which plans, cnsultants and/r architects are nt required Repair/Replacement/upgrade f existing HVAC systems Repair/Replacement/upgrade f plumbing and electrical systems Repair/Replacement f rfs, gutters and dwnsputs Repair/Replacement f flring Minr remdeling, such as kitchens and bathrms, which invlves n structural repairs Painting, bth exterir and interir Weatherizatin, including strm windws and drs, insulatin, weather stripping, etc. Purchase and installatin f appliances, including free-standing ranges, refrigeratrs, washers/dryers, dishwashers and micrwave vens Accessibility imprvements fr persns with disabilities Lead-based paint stabilizatin r abatement f lead-based paint hazards Repair, replace, r add existing exterir decks, patis, prches Basement finishing and remdeling, which invlves n structural repairs Basement waterprfing Windw and dr replacements and exterir wall re-siding Septic system and/r well replacement Ineligible Imprvements Majr rehabilitatin r majr remdeling, such as the relcatin f a lad-bearing wall New cnstructin (including rm additins) Repair f structural damage Repair requiring detailed drawing r architectural exhibits Landscaping r similar site imprvements Repairs that displace brrwer frm prperty fr mre than 30 days Repairs requiring wrk schedule lnger than 6 mnths Rehabilitatin plan that requires mre than 2 payments per cntractr Prcess Brrwer determines the imprvements needed and puts tgether a wrk plan. (N specific frm is required) Brrwer selects a cntractr wh will prvide cst estimates fr wrk t be cmpleted. The wrk plan and cntractr cst estimates must be reviewed t ensure the planned wrk meets all prgram and repair eligibility requirements The wrk plan and cst estimates are prvided t appraiser fr inclusin in the appraisal reprt. The repairs and imprvements must meet any lcal cdes and rdinances and the required permits must be btained prir t the start f wrk. Page 9 f 12 Rev. 10/3/14

10 CONTRACTOR REQUIREMENTS All wrk must be cmpleted by a licensed and bnded cntractr r cntractr must meet the requirements fr the jurisdictin in which the prperty is lcated. if licensing nt required by state. Cntractr must carry insurance and wrkman s cmp insurance, if applicable. The cntractr must supply evidence f license, bnd, city certificate, insurance, etc Each cntractr t cmplete the FHA 203(k) Hmewner-Cntractr Agreement Lender must ensure all renvatin lans have a legally binding cntract between the brrwer and cntractr prir t lan clsing. Bid letters are nt an acceptable substitute. The cntract must cntain the terms and cnditins fr cmpletin and be fr an amunt that des nt exceed the wrk plan. Clauses that prvide fr pen-ended changes are nt acceptable Each cntractr t cmplete the FHA 203(k) Cntractr Questinnaire r a cmparable dcument. This frm must be included in the file Cntractr t be reviewed by lender. Lenders are respnsible fr reviewing the credentials f cntractrs, hme inspectrs, cnsultants and appraisers Cntractr shuld have a minimum 3 year wrk experience in field and a minimum 1 year wnership in business. Maximum f 2-3 specialized cntractrs allwed SELF HELP Self-help r the brrwer acting as the general cntractr is strngly discuraged unless the applicant s ability t cmpletely perfrm the wrk in a timely and wrkmanlike manner is self-evident and easily dcumented LEAD BASED PAINT REPAIRS The cntractr cmpleting lead based paint repairs must be EPA certified Cntractr s EPA OR state lead training certificate are required fr dcumentatin f cmpliance NOTE: Funds allcated t lead based paint repairs will nt be disbursed until thse repairs are 100% cmplete ADDITIONAL DOCUMENTATION REQUIREMENTS FHA 203(k) Brrwer Acknwledgement (cmpleted by brrwer and lan fficer) FHA 203(k) Brrwer Identity f Interest Certificatin (signed by brrwer) FHA 203(k) Cnsultants Identity f Interest Certificatin (signed by cnsultant - if cnsultant is used) FHA 203(k) Cntractr Questinnaire (cmpleted by each cntractr and infrmatin t be verified by lender) FHA 203(k) Hmewner-Cntractr Agreement (cmpleted by brrwer and each cntractr) FHA 203(k) Self-Help Agreement (cmpleted by brrwer) 203(k) Maximum Mrtgage Wrksheet Frm HUD (signed by underwriter and brrwer at clsing) Rehabilitatin Lan Agreement (cmpleted by clser and signed by brrwer at clsing) Rehabilitatin Lan Rider (cmpleted by clser and signed by brrwer at clsing) OPTIONAL DOCUMENTATION Lender may chse t include ptinal dcumentatin t demnstrate cmpliance with FHA Minimum Prperty Requirements (MPRs), and State and Lcal building cdes. Acceptable ptinal dcumentatin includes, but is nt limited t: Feasibility study frm an apprved FHA 203(k) Cnsultant Hme inspectin reprt frm a qualified hme inspectr Certificatins and/r inspectin reprts addressing prperty cnditin and deemed acceptable t Platinum Prperties issues identified in any f the abve inspectin and/r reprts that wuld cause the prperty t nt be in cmpliance with FHA MPRs, and State and/r Lcal building cdes will need t be included in the rehabilitatin wrk rder Lans underwritten using this ptinal dcumentatin will be eligible fr the quality lan mnthly bnus incentive Page 10 f 12 Rev. 10/3/14

11 CLOSING COSTS Custmary and reasnable csts as defined by FHA The fllwing are additinal clsing csts specific t the 203(k) prgram Supplemental riginatin fee. This fee is calculated as 1.5% f the prtin f the mrtgage allcated t rehabilitatin, r $350, whichever is greater, and financed int the mrtgage amunt Discunt pints n repairs csts Inspectin fee. Final inspectin required nly if the repairs exceed $15,000. The charge is the custmary fee fr the area and can be included in the rehab csts in the maximum mrtgage calculatin Title update fee t be included in the rehab csts and maximum mrtgage calculatin. The title update is rdered by the lender and is required befre the final disbursement is made Independent cnsultant fee (if utilized). Refer t ML95-40 fr allwable fees Permits and ther fees (if nt incrprated int cntractrs line item csts) CONTINGENCY RESERVE A cntingency reserve is used t cver unexpected expenses The reserve is 10% f labr and materials nly. If utilities were nt turned n at time f inspectin and mechanical systems culd nt be tested, 15% is required The cntingency reserve can nly be used n thse changes that affect the health, safety, r an increase in cst due t a necessity item The cntingency reserve can nly be used fr the part f the jb t which it applies and nt the lan in general, nr can it be used fr additinal imprvements If any amunt f the financed Cntingency Reserve is unused, the remaining amunt is applied t the principal balance. N cash can be given t brrwer REHABILITATION/ REPAIR DISBURSEMENT PROCESS RELEASES FROM THE ESCROW ACCOUNT Allwable csts that are shwn n Line B13 f the Maximum Mrtgage Wrksheet can be released at clsing. These csts can be released with the apprpriate dcumentatin in the frm f a paid receipt r an invice that is t be paid The lender, at its discretin, may prvide a disbursement f up t 50% f the estimated cst f wrk, prir t beginning cnstructin, in accrdance with FHA requirements PERMITS: Prir t the start f wrk and prir t the release f any escrw funds, building permits fr all aspects f the renvatin prject must be in place If permits are nt required by the lcal jurisdictin, a certificatin r ther dcumentatin stating n permits are required fr the prject must be btained in lieu f the permit Page 11 f 12 Rev. 10/3/14

12 DRAW REQUESTS & DISBURSEMENTS MORTGAGE INSURANCE CERTIFICATE (MIC) Paid receipts r cancelled checks are required t reimburse the brrwer r cntractr fr paid allwable csts that are financed in the renvatin escrw after the service has been prvided Draw requests are made by cmpleting a Draw Request frm and Escrw Disbursement frm alng with all supprting dcumentatin Original signatures frm the brrwer(s), inspectr r cnsultant (if utilized), the cntractr and the Lender s underwriter r authrized agent/emplyee are required n the Draw Request Frm prir t each release Draw requests will be reviewed upn receipt. If any crrectins r additinal dcumentatin is needed t apprve the draw, Crrespndent Lending will cntact the lender Upn receipt f cmplete draw dcumentatin, checks will be prcessed in 24 t 48 hurs. All f the disbursement checks are sent t the Lender fr distributin t the apprpriate parties Mrtgagr s Letter f Cmpletin & Final Release Ntice t be executed upn cmpletin and needed fr the final disbursement If the cst f the renvatin is ver $15,000, an inspectin by a HUD-apprved inspectr is required If cst f renvatin is under $15,000, receipts and a written statement frm brrwer must be cllected fr evidence f cmpletin There are nly tw disbursements per specialized cntractr; the initial disbursement and the secnd/final disbursement nce all wrk has been cmpleted TITLE UPDATE: An endrsement t the title plicy extending the effective date thrugh the cmpletin f the renvatin and assuring first lien psitin is required t be prvided by lender fr final disbursement Platinum expects that FHA lans be insured within 30 days f clsing Case binders can be submitted and insurance issued befre the wrk is cmplete PRICING/RATES/LOCKS Refer t Platinum Crrespndent website fr daily pricing and pricing plicies REFERENCES Refer t ML (Enhancements in Streamlined (k) Limited Repair Prgram) fr additinal infrmatin nt cvered in this prduct guideline Page 12 f 12 Rev. 10/3/14