BLB Resources, Inc All rights reserved. Rev all previous versions are obsolete. Presented by: Lani Sylvas

Transcription

1 BLB Resources, Inc All rights reserved. Rev all previous versions are obsolete. Presented by: Lani Sylvas

2 How to Successfully Sell HUD Homes HUD Home Overview Who Can Buy and Sell HUD Homes? Benefits of Buying HUD Homes NAID & Broker Registration Bidding and Submitting Offers UPDATE Sales Contracts Back-up bids UPDATE Buyer Select Program (BSP) & EMD Instructions Advertising HUD Homes 2

3 What is the M&M Program? An outsource program to manage and sell a large number of HUD properties 4 Home Ownership Centers (HOCS) located in Philadelphia, PA; Atlanta, GA; Denver, CO; and Santa Ana, CA 3

4 M&M 3.5 New Contract as of Field Service Managers (FSM) Private companies contracted by HUD to maintain, inspect and repair assigned properties Asset Managers (AM) Private companies (not affiliated with FSMs) who will be responsible for marketing and selling the homes 4

5 What is a HUD Home? An FHA insured mortgage that has gone into default Lender acquires property, submits FHA insurance claim, then conveys ownership to HUD HUD will then sell the home through their Asset Manager (AM), BLB Resources A HUD Home can be a Single Family Residence (SFR), Townhome, Condominium or other type of residence up to 4 units 5

6 Who can buy a HUD Home? Individuals and investors, HUD-approved nonprofit organizations or government entities Buyers who can secure a loan or pay cash to secure real estate Pre-qualification letter from lender or proof of cash funds is required Priority is given to owner occupants 6

7 Benefits of Buying HUD Homes HUD will pay up to 3% of buyers closing cost (must be negotiated in contract) If Condo or townhome, project approval is not required (only on HUD Homes) ML IE finance types have option of doing an FHA standard loan with escrow repair Owner Occupant priority bidding period Low EMD ($500 or $1,000) 7

8 Benefits of Buying HUD Homes Cont Good Neighbor Next Door (GNND) program available in certain areas for eligible buyers All homes listed on nationwide Quick response to bids (typically within 24 hrs from bidding deadline) FHA 203K owner occupant rehab loan option Did you know? If FHA financing used, termite inspection and treatment is paid by HUD. FSM will only clear the active infestation Sealed Bids Bid Transparency 8

9 Who can sell a HUD Home? Any licensed real estate broker registered with HUD or an agent employed by a HUD registered broker A NAID is required to submit a bid but is not required to show a HUD Home Broker and agent must also register to bid on 9

10 HUD-registered broker or real estate agent must submit bid on behalf of an owner occupant, investor or Good Neighbor Next Door (GNND) purchaser Registered non-profit organizations and government entities may submit bids without the use of a real estate broker or agent 10

11 How can I find available HUD Homes? Daily (Mon Fri) listings are featured on: Local MLS Boards 11

12 Broker NAID Registration 12

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14 Please include the following with your completed forms: IRS documentation OR Social Security Card Copy of Driver s License Copy of Real Estate Broker s State License Copy of first page of a recent telephone bill, utility bill or bank statement 14

15 Additional Information Fill out entire application even if only recertifying Original signatures only, signature stamps are not accepted If signatory to a voluntary affirmative marketing agreement between HUD & local board, check box below signature, indicate board name, and do not sign under the Non-Discrimination disclosure Use the most recent bill or bank statement possible 15

16 Registration to bid on Each selling broker and agent must register as a bidder Principal broker of office must first have a valid NAID and completed the registration process before associate brokers and selling agents register Broker cannot register with more than one NAID per state license Brokers that have a license in multiple states can be linked to multiple NAIDs If a branch has multiple NAIDs, Agents may link to all of the Branch NAIDs 16

17 Click the Bidder link under the Register heading on the upper right hand corner of the page 17

18 Fill in the required fields, including selecting a user name, password, and security questions 18

19 Principal Broker, Associate Brokers, and Selling Agents select Selling Broker in the NAID Type box. 19

20 Enter contact information, accept terms, enter security code & submit. 20

21 A message will display showing a successful setup, or advising of needed corrections. If needed, make corrections and submit the form again. Otherwise, click OK button to return to the bidder page. 21

22 Who is an owner occupant? Buyer purchasing property as primary residence for at least 12 months after close of escrow And has not purchased a HUD Home as an owner occupant within the past 24 months 22

23 CAUTION: Falsifying information regarding Owner Occupant Status is considered a felony and is punishable by a fine not to exceed $250,000 and/or a prison sentence of not more than 2 years (18 U.S.C. 1010, 3559; 3571) Buyers, Local Listing Brokers and Selling Brokers can all be investigated by HUD 23

24 Prior To Listing: HUD Home Process Field Service Manager (FSM) inspects property and ensures it is Ready to List BLB Resources orders an Inspection and AS-IS FHA appraisal. BLB Resources also orders BPOs Local Listing Broker (LLB) lists property in MLS 24

25 Valuation Review Pilot Program HUD is reviewing BPOs, appraisal reports, and Automated Valuation Models (AVMs) in order to determine the best market value BPOs are currently being issued with all Initial Inspection work orders for the following counties: CA: Riverside, San Bernardino New counties added effective : Alameda, Contra Costa, Los Angeles, Orange, Sacramento, San Diego, San Joaquin Explanation of HUDHomestore s $0 As Is value On some cases, the initial list price will be higher than the FHA as-is appraised value Listing disclosure is provided Overbids: buyer will still be responsible for cash difference of any overbid of appraised value 25

26 HUD Home Process (cont ) After property is listed: A licensed broker/agent shows the property HUD registered selling broker submits bid electronically BLB Resources reviews bids for acceptability Brokers for accepted offers will be notified by 26

27 HUD Home Process (cont ) If bid is accepted: Buyer must select any State Licensed Escrow Company upon bid acceptance Buyer Select Addendum is completed and submitted to BLB Resources with contract package within 2 days of bid acceptance Addendum includes EMD instructions and statement that buyer agrees to EMD being held by LLB then forwarded to selected escrow company within 48 hours of contract ratification Updated contract packages will be available on both HUDHomestore and BLB Resources forms download page Buyer Select addendum will also be available as a separate downloadable form on the forms page Note that original contract package must include a COPY of EMD Original EMD is submitted to LLB within 2 days of bid acceptance 27

28 EMD Requirements The earnest money deposit must be in the form of cashier s check, money order or other certified funds with no termination date or cancellation provision and made payable to BOTH (insert buyer s selected escrow company) or (insert buyer s name). For example, if purchaser is named John Smith, who selected ABC Escrow Company, the check must be made payable to ABC Escrow Company or John Smith. Original EMD checks must be delivered to the Local Listing Broker (LLB) assigned to the property within two (2) business days of bid acceptance, and a copy of the EMD must be included with the original contract package submitted to BLB Resources. Upon contract execution by BLB Resources, the LLB will be instructed to deliver the EMD to the closing agent selected by the buyer. The Selling Agent and LLB will receive EMD instructions within the bid acceptance notification ed from BLB Resources. The amount of EMD required is determined by the sales price as follows: For properties with a sales price of $50,000 or less, the EMD is $500 For properties with a sales price of $50,001 or more, the EMD is $1,000 For vacant lots, the EMD is 50% of the list price For GNND properties, 1% of list price (not less than $500 and not to exceed $2,000) *These amounts are not negotiable* 28

29 HUD Home Process (cont ) Sales team will conduct normal contract package review Ensure Buyer Select Addendum is included and complete Copy of escrow company s license and E&O insurance must be included for any escrow company that has not previously closed any HUD transactions If addendum is missing or incomplete, correction request will be sent to Selling Agent License/insurance upload link may be sent directly to escrow company if not provided with addendum, and Selling Agent is non-responsive to correction request Sales team will forward Buyer Select Addendum to Santa Ana HOC so HUD can assign a Title ID # (HUD anticipates a 24 hour turnaround time for this task) After escrow company is assigned a Title ID #, contract will be ratified if all other requirements are met Note: our database has been programmed to prevent ratification/promotion to Step 8 until escrow company information (license/insurance) and HUD Title ID # have been received and uploaded. This may result in cancellation of your contract if necessary info is not received in a timely manner! Upon contract ratification, LLB will be instructed to forward EMD to selected closing agent. 29

30 HUD Home Process (cont ) Closing: Either sale closes at Closing Agent s office or package is ed out for signatures Title transferred to new owner Buyer is responsible for rekeying the property after the close of escrow LLB will remove all signage and lockboxes 30

31 HUD Home Process (cont ) Importance of Closing Within 30/45/60 Days Please be advised that the following closing timelines are in effect for all properties listed under the M&M 3.5 contract: 30 days for investor purchasers regardless of financing type 30 days for cash/hard money purchasers, regardless of purchaser type 45 days for Owner Occupants using 203 (b), 203(b) Repair Escrow or conventional financing 60 days for Owner Occupants using 203(k) financing If your transaction does not close within the above timeframes, the sale is subject to cancel Please keep in mind, documents being sent to closing agent is not considered a closed sale If you have an O/O transaction, and have conditional loan commitment signed by an underwriter, we may grant a one time extension Only exception: if delay is outside of your control, i.e. waiting on past due HOA liens to be paid or a LBP/Termite treatment 31

32 How do I show a HUD Home? Homes are vacant with a standard MLS lockbox at the time of listing If keys are missing from lockbox, please contact the LLB to have it replaced Please note that all purchasers must be accompanied by a state licensed broker or agent when viewing any HUD Home 32

33 Financing types IN (Insurable) Qualifies for FHA 203(b) financing and do not have Minimum Property Requirements (MPR) repairs, may qualify for 203(k) financing, a rehabilitation loan for owner occupants only IE (Insurable with Escrow) Qualifies for FHA 203(b) with Repair Escrow, and has MPR repairs of $5,000 or less (plus 10% margin). Repair escrow is buyer s financial responsibility, added to the FHA loan, is never a credit to the buyer, and does not apply if 203(b) financing is not available and utilized 33

34 Financing Types (cont ) UI (Uninsurable) these properties do not qualify for FHA 203(b) financing. Typically, these properties have MPR repairs exceeding $5,000 or may not meet other guidelines for FHA financing UK (Uninsurable, 203(k) Eligible) these properties do not qualify for FHA 203(b) financing, but may qualify for 203(k) or 203(k) streamline financing 34

35 Alternative Options to IE Financing Prior to Cancellation - 203(k) Financing 203(k) Rehab Loan for Owner Occupants Only Enables homebuyers to finance purchase of a house and the cost of its rehabilitation through a single mortgage Purpose is to fill a need for the homebuyer to repair or modernize the home without the relatively high interest rates, short repayment terms and/or balloon payments 203(k) insured loans save borrowers time and money 35

36 Alternative Options to IE Financing Prior to Cancellation - 203(k) Financing (cont ) There are generally 2 types of 203(k) loans 203(k) Traditional 203(k) Streamlined Traditional 203(k) loans have a minimum requirement of $5,000 and can be used for structural repairs Streamlined 203(k) loans are meant for homes that don t require structural repairs and have a maximum cap of $35,000 in repairs Both programs above require repairs to begin within 30 days after close of escrow and be completed within 6 months Please refer to your preferred lender for more information about the 203(k) program and details or you may find an FHA approved lender in your area by visiting 36

37 Alternative Options to IE Financing Prior to Cancellation - 203(k) Financing (cont ) The types of improvements that buyers may make using 203(k) financing include: Structural alterations and reconstruction Modernization and improvements to the home s function Elimination of health and safety hazards Changes that improve appearance and eliminate obsolescence Reconditioning or replacing plumbing; installing a well and/or septic system Adding or replacing roofing, gutters, and downspouts Adding or replacing floors and/or floor treatments Major landscape work and site improvements Enhancing accessibility for a disabled person Making energy conservation improvements Much more HUD Requires that properties financed under this program meet certain basic energy efficiency and structural standards To find an approved FHA Lender, please visit: 37

38 Do I need a Pre-Approval letter to submit a bid? Yes! Purchaser(s) must have a prequalification letter or pre-approval letter from a lender If this is a cash sale, verification of cash funds is required Please have this documentation prior to placing your bid 38

39 How are bids submitted? Bids can only be submitted through HUD s website, Brokers must have an active NAID number The broker and agent must be registered with Submit bids by 11:59 PM CST by the bid deadline date 39

40 Listing Period Change and Bid Review Update 40

41 Exclusive Listing Period Change IN/IE There will now be a 15 day Exclusive Listing Period for owner-occupant buyers on properties listed as Insured (IN) or Insured with Escrow (IE) If there are no acceptable owner-occupant bids received during the first 15 days, IN/IE properties will be featured in the Extended Listing Period with bids reviewed daily (Monday Friday) This is reduced from 30 days The length of the Exclusive Listing Period for Uninsured (UI) remains unchanged at 5 days Housing Notice was published on with this change 41

42 IN/IE Bid Review Bids on IN/IE properties will continue to be reviewed on the next business day following the 10 th day of the Exclusive Listing Period Bids submitted Mondays through Thursdays will still be reviewed on the same schedule as before, as long as one of those days (or Friday) is not a Federal Holiday 42

43 IN/IE Bid Review Scenario/Example Normal Monday Tuesday Wednesday Thursday Friday Saturday Sunday 1 Listed for Sale Bid Submission Deadline Date by 11:59 pm CT Sealed Bid ends but still in Exclusive Period 14 Weekend Bid Review (Fri- Sun,) bids opened simultaneously 15 Last day of Exclusive Listing Period 16 Extended Listing Period begins 11 Initial Bid Review

44 IN/IE Bid Review (cont.) All bids received on Friday, Saturday, and Sunday will be opened the next business day (Monday) and will be considered as received SIMULTANEOUSLY If there are no acceptable owner-occupant bids received during the first 10 days on IN/IE properties, bids will be reviewed daily (Monday- Friday) until the 15 th day If no acceptable owner-occupant bids have been received by the 15 th day, IN/IE properties will be featured in the Extended Listing Period, open for all bidders, with bids reviewed daily (Monday Friday) 44

45 IN/IE Bid Review Scenario/Example Bid Review Falls on Weekend Monday Tuesday Wednesday Thursday Friday Saturday Sunday Listed for Sale Bid Submission Deadline by 11:59 pm CT Sealed Bids ends but still in Exclusive Period 13 Exclusive Period Bidding 14 Weekend Bid Review (Fri- Sun,) bids opened simultaneously Last day of Exclusive Listing Period 18 Extended Listing Period begins

46 UI Bid Review Bids on UI properties will continue to be reviewed on the next business day following the 5 th day of the Exclusive Listing Period If no acceptable owner-occupant bids have been received by the 5 th day, UI properties will be featured in the Extended Listing Period, open for all bidders, with bids reviewed daily (Monday Friday) 46

47 Bid Review over Weekends for all Insurability Types All bids received on Friday, Saturday, and Sunday will be opened the next business day (Monday) and will be considered as received SIMULTANEOUSLY If Monday is a holiday, all bids received on Friday, Saturday, Sunday, and Monday will be reviewed on Tuesday If Friday is a holiday, all bids received on Thursday, Friday, Saturday and Sunday will be reviewed on Monday If a holiday falls mid-week, bids received on the day prior to the holiday and on the holiday will be reviewed the following business day, unless there s a listing period change, or the holiday is in the middle of a 5- or 10-day bid-accumulation period For example, if a holiday is on a Wednesday, all bids received on Tuesday and Wednesday will be reviewed on Thursday 47

48 Different Listing Periods over Weekends PLEASE NOTE: Different listing periods that end and start over a weekend or holiday will NOT have simultaneous bid openings the following business day. For example, if the Exclusive Listing period ends on a Saturday, and the Extended Listing Period begins on a Sunday, and Monday is not a holiday: Bids from Friday and Saturday will be reviewed first and simultaneously on Monday If no acceptable bids were received on Friday or Saturday, then bids from Sunday will be reviewed 48

49 IN/IE Bid Review Scenario/Example Listing Period Changes Over Weekend Monday Tuesday Wednesday Thursday Friday Saturday Sunday Listed for Sale Bid Submission Deadline Date by 11:59 pm CT Sealed Bid Period ends but listing is still in Exclusive Period 13 Initial Bid Review 20 Friday s bids reviewed first, then Saturday and Sundays as a group Last day of Exclusive Listing Period 18 Extended Listing Period begins Extended 49

50 HUDHomestore Changes Bid submission dates will be extended for bids made on a Friday, Saturday or Sunday The Bid Submission Deadline will be Sunday at 11:59:59 PM Central Time If Monday is a holiday, Bid Submission Deadline will be Monday at 11:59:59 PM Central Time 50

51 HUDHomestore Changes (cont.) If the listing period remains the same on Friday, Saturday, and Sunday (and Monday if it s a Federal holiday), agents/brokers can submit only one bid during that time period for a single buyer If the listing period changes on Saturday, or Sunday (or Monday if it s a Federal holiday), agents/brokers will be able to submit two bids for the same buyer during that time period: One bid during Exclusive Listing period and one bid during the Extended Listing period 51

52 HUDHomestore Changes (cont.) The Bid Submission Deadline and the Bid Submission Time Remaining will let the agent/broker know how much time they have to place their bids in each of the listing periods Please note that this change is a HUD administrative action, which supports Goal 1: Strengthen the Nation s Housing Market to Bolster the Economy and Protect Consumers and sub-goal C of the FY Strategic Plan 52

53 How are Bids Accepted? Bids are accepted based on HUD s guidelines which include considering the highest net, not the highest offering price An owner occupant may bid on more than one property, however, BLB Resources will award only one acceptable bid that is in the best interest of HUD. 53

54 How will I be notified if my bid is accepted? When BLB Resources accepts a bid, the selling agent who submitted the winning bid will be notified by BLB Resources will also endeavor to notify the agent by or a phone call Currently all other bidders are not notified Please log into your HHS Profile to check the status of your bid 54

55 Mortgagee Letter Per a national HUD directive from headquarters, the FHA Appraised value has been removed from the HUDHomestore website indefinitely. We have been instructed not to give this value out, which means that we will also no longer include this value in any of our listing reports or within the disclosures document on the Addendums tab of the HUDHomestore website. Key points follow; however, please review the entire Mortgage Letter for all details ml.pdf 55

56 Mortgagee Letter Cont... HUD will not provide a copy of the appraisal, which is obtained for marketing purposes only If a purchaser is securing financing, their lender will take appropriate steps to determine if they must obtain an appraisal, including reviewing Mortgage Letter All appraisals obtained by the lender are at the purchaser s expense, and the purchaser must pay in cash the difference between the bid amount and the appraised value 56

57 Mortgagee Letter $100 Down Loans Only Apply to GNND Properties 57

58 Lottery & GNND Program All Uninsured (UI) and Uninsured 203(k) eligible (UK) properties are assigned to the lottery program for 7 days Properties in designated Revitalization areas also assigned to lottery program These properties are only available for Good Neighbor Next Door (GNND) participants, HUD approved Non-Profit organizations and government entities 58

59 Lottery Bidding Process Listed and sold exclusively through HUDHomestore.com not found on MLS Must submit full priced offers HUD does not pay closing costs or commissions for these sales Neither listing agent nor selling agent will receive a commission unless you sell the property to a GNND participant, with a separate negotiated commission agreement between you and the buyer 59

60 Good Neighbor Next Door (GNND) Designated properties in Revitalization areas available at 50% discount of list price to: Officers Teachers Emergency Medical Techs Firefighters Properties must be located in the area or district where the GNND participant works or services 60

61 GNND Participation and Stipulations Buyer must meet HUD s eligibility requirements Buyer signs a second mortgage and note for the discounted amount of the list price No interest or payments are required on silent second if buyer fulfills the three-year occupancy requirement Additional addenda are required for these sales Neither buyer nor his/her spouse may have owned any residential property during the year prior to the date of submitting a bid on the home intended to purchase Neither buyer nor his/her spouse may have ever purchased another home under the GNND sales program 61

62 How much does HUD pay toward closing costs and commissions? Closing Costs: HUD will pay up to 3% towards a buyer s closing costs, if negotiated in the bid and contract All costs will be paid in full compliance with the guidelines provided in HUD Notice H Commissions: HUD will pay up to 6% commission, unless otherwise noted (i.e. $2,500 total on some properties) Up to 3% to the selling broker, unless otherwise noted 3% to the listing broker, unless otherwise noted 62

63 Closing Costs Paid Automatically by HUD Proration of property taxes and any special assessments such as HOA fees, utility bills Recording fees and charges for the deed (i.e., normal amount charged per page for recordation) HUD will NOT pay for a lender s certification 63

64 Commission Restrictions Commission is disbursed to the Brokerage and exactly as it is shown on the contract. Commission entered by the selling broker on the electronic bid must match the commission on the sales contract Both closing costs and commission amounts must be shown on the contract and be deducted from the purchase price, reducing the NET to HUD 64

65 How can I Cancel my Client s Bid? Prior to bid acceptance, agents may cancel, modify or withdraw bids by logging in on Note: multiple bids are not allowed for the same property, the previous bid must be cancelled prior to placing a new bid on the same property After bid acceptance, please complete the cancellation request form available on Fax to (949) or to 5Scancellations@blbresources.com 65

66 Cancellation after Bid Acceptance Signed cancellation form Reason and supporting documentation Determination of EMD Status If no documentation is submitted with the Cancellation Request form, the EMD will be automatically forfeited When BLB Resources receives a cancellation request, we will process the request within 2 business days 66

67 Back-up Bids - UPDATE UPDATE - Effective immediately, Back-up bids will no longer be awarded. Back-up bids will be reviewed solely at seller discretion* * Buyer should be recommended to still check the backup box on line 10 of the contract if they want their offer considered in the event that it is in HUD s best interest to review/accept backups 67

68 How is a HUD Home financed? Depending upon the condition of the house and the mortgage amount, an FHA 203(b) loan or an FHA 203(k) loan may be used Buyers may also obtain conventional financing or pay cash 68

69 May I obtain a copy of the appraisal? HUD will not provide a copy of the appraisal, which is obtained for marketing purposes only If a purchaser is securing financing, their lender will take appropriate steps to determine if they must obtain an appraisal, including reviewing Mortgage Letter All appraisals obtained by the lender are at the purchaser s expense, and the purchaser must pay in cash the difference between the bid amount and the appraised value 69

70 HUD s As-Is Policy HUD makes no representations or warranties concerning the condition of the property and will make no repairs to the property. 70

71 Buyer s Home Inspection BLB Resources recommends the purchaser retain the services of a home inspection company The purchaser has 15 days from contract ratification to conduct a home inspection Utilities may be turned on for up to 72 hours for buyer s inspection, at buyer s expense Deposits and fees for activating utilities may be required by the FSM please contact BLB Resources for further instructions Please don t wait to do this inspection, get it done first thing 15 day inspection is not a free pass (not a contingency to the contract) 71

72 Prior to Close of Escrow, Buyers May NOT: Do home improvements, repairs or landscape modifications Occupy the property Change any locks Store personal property on the premises These actions are strictly prohibited, are a breach of contract, and may be grounds for cancellation of the sale and forfeiture of the EMD 72

73 Closing Agent for California California Buyer Select Program Buyer will be required to select their own Escrow Company 73

74 What is the extension policy? 15-day increments only If sale fails to close for any reason, the extension fee is forfeited, even if a portion or all of the earnest money is refunded Gross Sales Price Fee per day Extension Fee $24,999 or less $10 $150 $25,000 to $49,999 $15 $225 $50,000 or more $25 $375 74

75 May I give my buyer a key at closing? Please do not give your buyer a key at closing. Purchasers should be advised that they are responsible for re-keying the locks of the property immediately after closing for their own security 75

76 HUD Sales Contract Please download the electronically fillable sales contract package from the Addendums tab on or from When data is entered on the first page, it will autopopulate the appropriate fields of the sales contract package. 76

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79 When data is entered on the cover page of the electronically fillable sales contract package, it will auto-populate the appropriate fields of the sales contract package, and you will not need to manually input data. If you choose to manually input data into a blank sales contract, please follow the instructions in the following pages to reduce possible errors. Please note that the Conventional Loan box must be checked if purchaser is obtaining other financing such as VA, Rural Development, USDA, Hard Money, etc. 79

80 Upper right hand box: Please enter the FHA Case Number Line 1: Please enter the purchaser(s) name(s) and complete property address of the property they are purchasing. Remember to include the county. 80

81 Line 2: Please enter name(s) and style in which title will be taken. Common examples of style in which title may be taken include: A single man/woman Joint tenants with right of survivorship Community property Tenants in common Please advise your client to seek legal counsel if they have questions regarding the style in which they should take title. 81

82 This image cannot currently be displayed. Line 3: Please enter purchase price and amount of earnest money deposit. Purchase price of $50,000 or less, the EMD is $500 Purchase price of $50,001 or more, the EMD is $1,000 For vacant lots, the EMD is 50% of the list price For GNND properties, 1% of list price (not less than $500 and not to exceed $2,000) *These amounts are not negotiable* Please also enter the name of the buyer s selected escrow company. DO NOT enter HUD Designated Closing Agent. Any contract submitted with HUD Designated Closing Agent may receive a correction request, which may delay ratification. 82

83 Line 4: Enter when appropriate, strictly in compliance with Seller s offering If the property is listed with insured financing available, and Purchaser is obtaining FHA financing, check the first box and the applicable type of insured financing 83

84 If the insured mortgage involves a repair escrow (IE properties only), check the appropriate block and insert the words TBD (To Be Determined) * Note: If Purchaser is paying cash or applying for conventional or other financing not involving FHA, check the appropriate box 84

85 Line 5: If closing costs were included when the bid was submitted, the amount entered on this line must match the bid. Please note that requested closing costs may be up to 3% of the purchase price. If the requested amount exceeds the actual closing costs, the remaining difference will not be credited to the purchaser and does not reduce the purchase price. * Note: Escrow fees will now be a buyer expense. HUD will only pay a portion of the closing fees, if the buyer includes closing costs on line 5 at the time of bid submission and there are sufficient funds remaining to allow for this fee to be paid. If there are no closing costs included in the bid, the buyer will be required to pay all escrow and closing fees. 85

86 Line 6a: Enter selling agent commission up to 3% of the purchase price. If property is designated as eligible for $1,250 commission, enter selling agent commission up to $1,250. Line 6b: Enter listing agent commission 3% of the purchase price. If property is designated as eligible for $1,250 commission, enter listing agent commission $1,250. Please note: Both Lines 6a and 6b must be the same commission amount entered at the time the bid was submitted. The selling agent may reduce their commission, but the listing agent commission may not be reduced. 86

87 Line 7: Subtract Lines 5, 6a, and 6b from Line 3 to determine the net amount due to HUD and enter on this line. Line 8: Check the appropriate box for occupancy, as submitted in the bid. Unless purchaser is a nonprofit or government agency, the discount amount should always be blank. If purchaser is a nonprofit or government agency, enter the appropriate discount percentage. 87

88 Line 9: Please enter the appropriate number of days according to the timelines below 30 days for investor purchasers regardless of financing type 30 days for cash/hard money purchasers, regardless of purchaser type 45 days for Owner Occupants using 203(b) repair or conventional financing 60 days for Owner Occupants using 203(k) financing Also, please enter the name of the buyer s selected escrow company (must match Line 3). DO NOT enter HUD Designated Closing Agent. Any contract submitted with HUD Designated Closing Agent may receive a correction request, which may delay ratification. Line 10: Check the appropriate box for back-up status - UPDATE - Effective immediately, Back-up bids will no longer be awarded. Back-up bids will be reviewed solely at seller discretion Line 11: If property was built prior to 1978, check the box for LBP is attached; if built in 1978 or later, check box for is not attached. The box for Other Addendum is attached must always be checked. Note: Any addenda not previously approved by Seller may not be made a part of this contract (e.g., state contract forms, smoke detector addendum, etc.). Approved addendum must be signed by, and in the same style as, those signing as Purchaser(s). 88

89 Line 12: Purchaser(s) must initial on Purchaser(s) line. Please do not initial on Seller s line. If there is more than one Purchaser, please remember to have all Purchasers initial on the Purchaser(s) Initials line. 89

90 Line 13: Purchaser information: Please remember to type or print Purchaser(s) name(s) SIGNATURE(S) All Purchaser(s) signatures are required Social Security Number or EIN/FIN for ALL Purchaser(s) Purchaser(s) address and phone number Date contract was signed Please DO NOT have Purchaser(s) sign on the Seller line or in the Authorizing Signature & Date: box. This is to be used by the authorized HUD signing agent ONLY. 90

91 The broker who registered for the NAID must sign. If the selling agent is not the broker, the selling agent may not sign. Signature stamps and DocuSign stamps are NOT acceptable. Authorization letters are only acceptable on a case-by-case basis, and the letter must be case-specific. The NAID must match the NAID under which the bid was submitted. 91

92 Conditions of Sale must be signed by the purchaser(s) 92

93 Complete Contract Package MUST also include the following: Copy of Earnest Money Deposit check Original EMD is sent to the LLB Pre-qualification letter or proof of cash funds State Agency Disclosure form California Buyer Select Closing Agent Addendum Carbon Monoxide Detector Addendum 93

94 Earnest Money Deposit (EMD) Must be certified funds Funds must be a Cashier s check from a bank or a US Postal Money order Checks from credit unions, Western Union, Money Gram, etc. are not acceptable Made payable to: (Buyer selected escrow company) or (Purchaser s Name) This way, if transaction is not consummated, buyer could more easily cash the check Checks made payable to HUD will be returned for a correction Please also reference the property address and FHA Case Number. 94

95 EMD Instructions Please note that ORIGINAL EMD checks must now be delivered to the Listing Agent within two (2) business days of bid acceptance, NOT to BLB Resources We recommend that a copy of the Buyer Select Addendum be provided to the LLB so that the LLB may verify the EMD is correct A COPY of the EMD must be included with the original contract package delivered to BLB Resources within two (2) business days of bid acceptance 95

96 Proof of Funds If paying cash, purchaser(s) must show proof of funds equal to or greater than purchase price. If obtaining financing, a valid pre-qualification letter or Loan Status Report (LSR) must be included. Approved loan amount must be equal to or greater than purchase price Purchaser(s) may be required to show proof of additional funds if loan amount is less than purchase price Escrow amount (if any) must also be included If owner-occupant purchaser, occupancy section of LSR must state property will be Primary Residency of purchaser Must be on lender s letterhead, with loan officer s address 96

97 Agency Disclosure Please ensure that the Sales Contract Package includes the Agency Disclosure from your brokerage. Please note that this is NOT a BLB Resources or HUD form. 97

98 California Buyer Select Closing Agent Addendum Fill in FHA Case Number, Address, Purchaser(s) Name, and Selling Agent info Fill in escrow company information and attach copy of E&O and license(s) if no previous HUD transactions closed Purchaser(s) and Selling Agent must sign and date at bottom 98

99 Carbon Monoxide Detector Addendum Fill in FHA Case Number, Address, Purchaser(s) Name, Selling Agent name and phone number Purchaser(s) and Selling Agent must sign and date at bottom 99

100 Complete Contract Package may also include the following: Lead-Based Paint Addendum (required if built prior to 1978) Additional LBP Information Receipt Addendum (required if built prior to 1978) Flood Zone Disclosure and Addendum (required if located in a FEMA Flood Zone) Proof of Identity Sales Package Verification Checklist 100

101 Lead Based Paint (LBP) Disclosure If property was built prior to 1978, the 2-page LBP Disclosure form must be downloaded from the Addendums tab of the property details on You may also download a blank LBP Disclosure addendum from the Forms page on Selling Broker must initial one of the 3 financing types: No FHA Financing Any FHA Financing Except 203k FHA 203k Financing Purchaser(s) must initial 2 acknowledgements on page 2, Selling Broker to initial 3 rd acknowledgement. Purchaser(s) and Selling Broker must sign page

102 Lead-Based Paint 203(k) Loan FHA 203(k) Rehabilitation Mortgage Financing If deteriorated LBP was identified and buyer is purchasing the home with a 203(k) loan, HUD will credit the buyer the amount in the stabilization cost estimate up to 10% of the purchase price, but no more than $4,000 Buyer must receive and sign the LBP Disclosure Addendum, found on the Addendums tab of HUDHomestore, as part of the contract 102

103 LBP Information Receipt Addendum Per Housing Notice H , issued , all contract packages now include a new form: the Additional LBP Information Receipt Addendum Form is included in all contract packages, but is only required on properties built before 1978 (regardless of purchaser s financing type) Must be submitted with contract package within 2 business days of bid acceptance Form is also available on the Agent Resources page corresponding to your state on the BLB Resources website: 103

104 LBP Information Receipt Addendum Cont... May also be required prior to close of escrow if additional LBP information becomes available (please note that the only time this is applicable is if the purchaser is using FHA financing) California: Prior to close of escrow if LBP testing and/or stabilization were conducted 104

105 LBP Information Receipt Addendum Cont... If submitted separately from original contract package, forward to BLB Resources via fax or corresponding to your contract area: California Fax: (949)

106 LBP Information Receipt Addendum Cont... All properties built before 1978 have a LBP Disclosure on the Addendums tab in HUDHomestore.com This disclosure will state one of the following: Seller has records pertaining to LBP. If this is the case, purchaser must initial the first line of the new LBP Information Receipt Addendum 106

107 LBP Information Receipt Addendum Cont... Or, this disclosure will state : Seller has no records pertaining to LBP. If this is the case, purchaser must initial the second line of the new LBP Information Receipt Addendum 107

108 LBP Information Receipt Addendum Cont... For all properties built before 1978, the purchaser must initial the remaining two lines (regardless of which of the first two lines were initialed) Purchaser and Selling BROKER must sign 10

109 LBP Information Receipt Addendum Cont... Please contact the Sales department corresponding to your contract area for any additional questions pertaining to this new form: California: Sales Team Leader, Brenda Campos: 109

110 Flood Zone Disclosure and Addendum Required if property is located in a FEMA Flood Zone Complete top portion, then Purchaser(s) and Selling Agent must sign and date at bottom 110

111 Proof of Identity Copies of documentation may be submitted to show that legal name on contract package matches the bid submission. This may include a copy of the purchaser s driver s license, passport, Social Security card, and/or a recent paystub that shows the Social Security Number. This is optional. 111

112 Sales Package Verification Checklist We strongly recommend a detailed check of the sales package, using the Sales Package Verification Checklist, but it is not required to be submitted with the contract package. Note that errors and/or omissions on the HUD 9548 Sales Contract may result in the cancellation of the provisional bid acceptance. Corrections will require a new original to be sent overnight delivery to BLB Resources. 112

113 FSM Inspection Request Forms Please view the Agent Info tab of the Property Details on for the FSM assigned to the property. Original utility request form and deposit (if applicable) must be sent to FSM after contract ratification. Do not send the utility request forms to BLB Resources for processing. BLB Resources does not process utility activation requests. Purchaser s inspection may not be done until the signed form is returned from the FSM. It is the Purchaser s responsibility to activate utilities. Neither BLB Resources nor the assigned FSM will activate utilities. 113

114 Where do I deliver or mail my contract, copy of EMD & addenda, if I have the winning bid? Please deliver the original signed sales contract, copy of EMD and addenda to BLB Resources within 2 business days to: BLB Resources California Office Von Karman Ave, Suite 100 Irvine, CA (800) Attn: Sales Manager 114

115 May I advertise HUD Homes? Yes! Any agent may advertise HUD Homes. Please abide by the following guidelines: Advertise HUD homes in a professional, ethical and positive manner Please refer to properties as HUD Homes, HUDowned, or HUD-acquired Always include the Equal Housing Opportunity Logo and/or statement on any and all advertising, including signage, websites, flyers, etc. 115

116 Advertising Guidelines Note any flood plain zones, or other warning information as it appears on the property s Internet listing, if applicable Adhere to all federal, state, county, city and real estate commission advertising regulations and the Truth-in- Lending Act when advertising HUD Homes When showing HUD Homes, always secure the property (all doors, windows, etc.) Please put the key back in the lockbox 116

117 Things NOT to Do Advertise homes before they are listed for sale to the general public Use HUD or FHA in your URL (Mortgagee Letter ) State or imply the price of the property differs from the list price shown on the HUD website Do not give out the HUD keys 117

118 Things NOT to Do Refer to or advertise HUD Homes as distressed, repo, foreclosed, repossessed, must sell or any other adjectives with notable negative connotation Place signage in/on any HUD property (except LLBs) Destroy, damage, or remove the advertising or signage of another HUD-registered selling or listing agent 118

119 Where Can I Advertise? Newspapers Homes Magazines Flyers Billboards Seminars Internet Post Cards Message Boards Lists Craigslist TV or Radio 119