Welcome to TSAHC Lender Training

Transcription

1 Welcome to TSAHC Lender Training

2 About Us TSAHC is a 501(c)3 nonprofit organization. Our mission is to serve the housing needs of low income Texans and other underserved populations. We fulfill our mission through our concept of:

3 Homeownership Opportunities TSAHC s homeownership programs were created by the Texas Legislature Two types of assistance are made available to homebuyers: 1. Low interest loans and down payment assistance (6 Options Available) Provide a 30 year fixed interest rate mortgage loan You do not need to be a first time homebuyer to qualify Available for purchase or refinance mortgage loans Interest rates dictated by TSAHC and based on current market conditions and may change daily DPA is a gift to the home buyer. Repayment is NEVER required. 2. Mortgage Credit Certificates Special annual mortgage interest tax credit Can be combined with our DPA options

4 Homeownership Opportunities 3 Government Loan Interest Rate Options 3 HFA Preferred Loan Interest Rate Options FHA, VA or USDA loan 3, 4 or 5 points of NET Down Payment Assistance DPA is a gift to home buyer; No second lien Conventional loan 3, 4 or 5 points of NET DPA 97% LTV No upfront MI premium Lower monthly MI MI can be canceled

5 HFA Preferred Conventional Loan A special Fannie Mae conventional loan only available to housing finance agencies like TSAHC It has all the benefits of a traditional conventional loan with some added perks: 97% LTV (only 3% down payment required) No upfront mortgage insurance premium = Thousands of dollars in savings in out of pocket expenses when compared to FHA loan Lower monthly mortgage insurance rates = Lower monthly mortgage payments when compared to a FHA loan No Loan Level Pricing Adjustments (LLPAs) Mortgage insurance can be cancelled when loan reaches 78% LTV

6 Savings Compared to FHA TSAHC's HFA Preferred FHA Loan Conventional Loan Conventional Loan with 5% DPA with 5% DPA with 3% DPA 95.01% LTV 97% LTV 95.01% LTV 97% LTV Interest Rate 4.875% 5.500% 5.000% Sales Price $125,000 $125,000 $125,000 Minimum Down Payment $4,375 $3,750 $3,750 TSAHC Gifted Down Payment $6,250 $6,250 $3,750 Base First Mortgage $118,750 $118,750 $121,250 Base LTV 95% 95% 97% Upfront MI Premium (%) 1.75% 0.00% 0.00% Ongoing MI Premium (%) 1.35% 0.69% 0.80% Upfront MI Premium $2,078 $0 $0 Total First Mortgage $120,828 $118,750 $121,250 LTV with Financed MI Premium 97% 95% 97% First Mortgage P&I $639 $674 $651 Monthly MI $136 $68 $81 Total Payment $775 $743 $732 Monthly Savings Compared to FHA $0 $33 $44

7 Savings Compared to Traditional Conventional 95.01% LTV 97% LTV 95.01% LTV 97% LTV 95% LTV Interest Rate 5.500% 5.000% 4.000% Sales Price $125,000 $125,000 $125,000 Minimum Down Payment $3,750 $3,750 $6,250 TSAHC Gifted Down Payment $6,250 $3,750 $0 Base First Mortgage $118,750 $121,250 $118,750 Base LTV 95% 97% 95% Upfront MI Premium (%) 0.00% 0.00% 0.00% Ongoing MI Premium (%) 0.69% 0.80% 0.89% Upfront MI Premium $0 $0 $0 Total First Mortgage $118,750 $121,250 $118,750 LTV with Financed MI Premium 95% 97% 95% First Mortgage P&I $674 $651 $567 Monthly MI $68 $81 $88 Total Payment $743 $732 $655 Possible Out of Pocket Expenses: Down Payment (minus TSAHC DPA Grant) $0 $0 $6,250 LLPA (1.25% of loan amount) 0 0 $1,484 $0 $0 $7,734

8 Homeownership Opportunities Mortgage Credit Certificate Gives the homebuyer the ability to take an annual tax credit of up to $2,000 as long as they occupy the home as their principal residence. TSAHC provides an MCC credit rate of 40%. The MCC has the potential of saving the homebuyer thousands of dollars over the life of the loan. This program is only available with first lien purchase loans for first time home buyers. Unlike our DPA Program, the Lender qualifies the homebuyer and provides the interest rate. Can be combined with our DPA assistance options.

9 Homeownership Opportunities MCC Example 40% MCC Rate Loan Amount $120, Interest Rate X 4.5% Interest 1 st Year = $5,400 MCC Rate X 40% Amount = $2,160 MCC Tax Credit (max) = $2,000 The homeowner is able to take the maximum special tax credit of $2,000. The homeowner will still be able take a mortgage deduction of $3,400 ($5,400 $2,000 credit) when they file their taxes that year.

10 How does a individual qualify? 1. Profession or Income Level Homes for Texas Heroes: Classroom Teacher, Teacher Aide, School Librarian, School Nurse, School Counselor, or Nursing and Allied Health Faculty, Veteran, Firefighter, EMS Personnel, Peace Officer, Corrections Officer (TDCJ or TJJD), County Jailer, or Public Security Officer If you do not see the profession listed above, they are not a Texas Hero. However, they may still qualify under the Home Sweet Texas Program and receive the same benefits Home Sweet Texas Loan: Any individual or family at or below 80% Area Median Family Income (AMFI)

11 How does a individual qualify? 2. Underwriting/Credit Requirements Borrowers are required to meet standard underwriting requirements. We have the following overlays: FHA, VA or USDA RHS Loans A minimum FICO score of 640 with a maximum DTI of 45%, or A minimum FICO score of 660 with a maximum DTI of 50%. FNMA HFA Preferred Conventional Loans For LTVs of to 97%: Minimum FICO score of 680 with a maximum DTI of 45% For LTVs of 95% or Lower: Minimum FICO score of 640 with a maximum DTI of 45% For those with a FICO score of 660 or greater, a maximum DTI of 50% will be allowed.

12 How does a individual qualify? 3. Purchase loan borrowers need to complete a homebuyer education course prior to closing on the home loan A homeowner is 33% less likely to fall behind on their mortgage if they ve taken a homebuyer education course. Homebuyer education can help: Consumers understand, establish or rebuild credit; Consumers determine readiness, understand mortgage loans, locate assistance programs and avoid pitfalls; You spend less time educating potential buyers; and You work with better prepared clients Met by attending a session through TSAHC s network of housing counseling agencies. Visit to find a course. Affordable Homes of South Texas is an excellent home buyer education provider Let s learn more!

13 Income Examples 4. Borrower cannot exceed Income and Purchase Price Limits based on County Examples: Household size no longer affects the income limits for Texas Heroes utilizing TSAHC's DPA Program. The income limit that previously applied to households of 3 or more persons now applies to households of any size. Income limits remain unchanged for Home Sweet Texas Loan borrowers regardless of program, and Texas Heroes utilizing the MCC or Combination DPA/MCC Programs. DPA Program Only (Loan qualifying income from the 1003) Area Home Sweet Texas Texas Hero Household Size N/A N/A McAllen $48,240 $69,345 MCC or Combination DPA/MCC (Must include ENTIRE household income) Area Home Sweet Texas Texas Hero Household Size N/A 1 to 2 3 or More McAllen $48,240 $60,300 $69,345

14 How does a individual qualify? 5. Work with an approved participating lender 6. MCC Requirement ONLY: Must be a first time homebuyer No ownership interest in any principal residence in the past 3 years, purchasing a home in a Targeted Area, or be a Qualified Veteran Homebuyers using the MCC Program could potentially be subject to Recapture Tax if ALL three of the following occur: 1. Sell the home within 9 years, 2. Make a net profit on the sale, and 3. Income increases 5% every year borrower lived in the home

15 Take the Eligibility Quiz Unsure if a client qualifies? Take the Eligibility Quiz under the Homeownership section of our site at

16 Property & Loan Types A borrower may purchase any of the following types of homes: New or existing single family residences Duplexes or fourplexes (one unit must be owner occupied/government loans only) Condominiums (FHA approved/government loans only) Townhomes Planned Unit Developments Manufactured home (FHA approved/government loans only) Not allowed: Rental homes, co ops, investment properties, vacation and/or second homes. A borrower may use the following loan types: FHA USDA/RHS VA HFA Preferred Conventional Traditional Conventional (MCC only)

17 DPA Program Fees & Compensation Program Fees: $300 Funding Fee $85 Tax Service Fee $200 Compliance Review Fee 1% MCC Issuance Fee (if applicable) Lender Compensation: Lenders may collect all reasonable and customary fees and closing costs All fees and charges must be properly listed on the HUD 1. DPA Programs Loans originated under TSAHC s DPA Programs will be purchased by US Bank. Compensated 2.5% in SRP for each FHA, USDA RHS, or FNMA HFA Preferred loan. Compensated 2.0% in SRP for each VA loan. Lenders may not charge origination or discount points. MCC Program Loans may be sold to any investor or retained for servicing by the lender. Lenders are compensated like any other loan.

18 Important Takeaways! You do not need to be a first time buyer to take advantage of our DPA options. DPA is a TRUE GRANT that does not need to be repaid EVER! Our programs can be combined with other down payment assistance and MCC programs. TSAHC now offers exclusive HFA Preferred conventional loan options. Home buyers are not required to stay in the home for any number of years. Borrower can purchase anywhere in Texas. We serve more than just Texas Heroes. Remember, anyone at or below 80% AFMI may be eligible. For our Texas Heroes, there is no minimum time on the job required prior to or after using the programs. Turnaround times are fast! We require loans to close within 45 days of loan reservation.

19 Reservation & Origination Flow Borrower takes home buyer education course. Lender prequalifies Borrower per Guidelines. Borrower works with Realtor to find home/execute sales contract.

20 Reservation & Origination Flow Lender completes loan reservation in the Lender Portal at online.org. HFA Preferred loans with LTVs of to 97% must be run through DU and receive an Approve/Eligible result. The file must then be delivered to US Bank for underwriting. All other loans will be underwritten by the lender. Underwriter uploads the Underwriter Certification Form within 15 days of reservation to the Lender Portal. Lender delivers the Pre Compliance Package to TSAHC via the Lender Portal at least 10 days prior to closing. Pre Compliance Package is reviewed/approved by TSAHC. A Compliance Commitment Letter is made available via the Lender Portal. Lender submits the Funding Request Form and HUD 1 to wire.request@tsahc.org at least 2 days prior to closing date. Lender closes/funds the loan. Lender submits Post Compliance Package to TSAHC via the Lender Portal within 10 days of closing date. Post Compliance Package reviewed/approved by TSAHC. Servicer notified of compliance approval and loan purchased.

21 Step by Step Procedures Steps Step 1. Loan Reservation Step 2.ONLY for HFA Preferred conventional loans Homeownership (DPA) Program Only Reserve the loan on the Lender Portal at online.org. Lender runs loan through DU and receives an Approve/Eligible. Loans with LTVs of to 97% must be sent to US Bank for underwriting. Loans with LTVs of 95% or less are underwritten by the lender. MCC Program Only Combined Homeownership/MCC TSAHC Required Documents Reserve the loan on the Lender Portal at online.org. N/A. Reserve the loan on the Lender Portal at online.org Lender runs loan through DU and receives an Approve/Eligible. Loans with LTVs of to 97% must be sent to US Bank for underwriting. Loans with LTVs of 95% or less are underwritten by the lender. N/A. N/A. Step 3. Upload Underwriter Certification Form Step 4. Upload Pre Closing Compliance Package/Program Affidavit. Step 5. Download and Print Commitment Letter. Within 15 calendar days of loan reservation, upload the Underwriter Certification Form to the Lender Portal. At least 10 calendar days prior to loan closing, upload the Program Affidavit and the additional documents listed on the Pre Closing Compliance Checklist. Once the Pre Closing Compliance Package has been approved by TSAHC, a Commitment Letter will be available through the PDF Forms tab on the Lender Portal to download and print. N/A. The MCC Program does not require an Underwriter Certification Form. At least 10 calendar days prior to loan closing, upload the Program Affidavit and the additional documents listed on the Pre Closing Compliance Checklist. Once the Pre Closing Compliance Package has been approved by TSAHC, a Commitment Letter will be available through the PDF Forms tab on the Lender Portal to download and print. Within 15 calendar days of loan reservation, upload the Underwriter Certification Form to the Lender Portal. At least 10 calendar days prior to loan closing, upload the Program Affidavit and the additional documents listed on the Pre Closing Compliance Checklist. Once the Pre Closing Compliance Package has been approved by TSAHC, a Commitment Letter will be available through the PDF Forms tab on the Lender Portal to download and print. 1. Underwriter Certification Form 1. Compliance Checklist 2. Program Affidavit 3. Initial Loan Application (1003) 4. Copy of Purchase Contract (Purchase transactions only) 5. Tax Returns (MCC only) 6. Rental Verification (MCC only) N/A. The Commitment Letter is available to Lenders after the Pre Closing Compliance Package has been preliminarily approved. It is for the Lender s records only and does not need to be submitted to TSAHC. 1. Funding Request Form 2. Approved HUD 1 Settlement Statement Step 6. Request DPA Funds From TSAHC. Complete and the Funding Request Form to wire.request@tsahc.org at least two (2) business days prior to closing. TSAHC will table fund DPA proceeds. N/A. TSAHC does not provide DPA funds through the MCC Program. Complete and the Funding Request Form to wire.request@tsahc.org at least two (2) business days prior to closing. TSAHC will table fund DPA proceeds.

22 Step by Step Procedures Steps Step 7. Close/Fund Mortgage Loan Step 8. Upload Post Closing Compliance Package. Step 9. Deliver Loan to U.S. Bank for Purchase.¹ Step 10. Check Loan Status. Step 11. Loan Purchased/MCC Issued. Homeownership (DPA) Program Only Close and fund loan according to Agency and Program Guidelines. Within 10 calendar days following loan closing, upload the documents listed on the Post Closing Compliance Checklist to TSAHC to the Lender Portal at online.org Closed/funded loan must be delivered to U.S. Bank within 45 calendar days of loan reservation. Closing package must be approved by TSAHC and the loan purchased by U.S. Bank within 70 calendar days of loan reservation.¹ Check the status of your loan periodically through the Loan Status tab on the Lender Portal. Once the Pre and Post Compliance Packages have been fully approved by TSAHC, U.S. Bank will be authorized to purchase the loan (subject to compliance with U.S. Bank requirements). Once all TSAHC and U.S. Bank conditions have been met, the loan will be purchased by U.S. Bank. MCC Program Only Combined Homeownership/MCC Required Documents Close and fund loan according to Agency and Program Guidelines. Within 10 calendar days following loan closing, upload the documents listed on the Post Closing Compliance Checklist to TSAHC to the Lender Portal at online.org N/A. Lender follows their own organization s secondary marketing policies for distribution of the loan. Loan must be closed, funded and fully approved by TSAHC within 70 days of loan reservation. Check the status of your loan periodically through the Loan Status tab on the Lender Portal. The Pre and Post Closing compliance packages must be fully approved by TSAHC before the Borrower is eligible to receive his/her MCC. Once all conditions have been met, the Mortgage Credit Certificate will be mailed to the Borrower. Close and fund loan according to Agency and Program Guidelines. Within 10 calendar days following loan closing, upload the documents listed on the Post Closing Compliance Checklist to TSAHC to the Lender Portal at online.org Closed/funded loan must be delivered to U.S. Bank within 45 calendar days of loan reservation. Closing package must be approved by TSAHC and the loan purchased by U.S. Bank within 70 calendar days of loan reservation.¹ Check the status of your loan periodically through the Loan Status tab on the Lender Portal. Once the Pre and Post Compliance Packages have been fully approved by TSAHC, U.S. Bank will be authorized to purchase the loan (subject to compliance with U.S. Bank requirements). Once all TSAHC and U.S. Bank conditions have been met, the loan will be purchased by U.S. Bank. N/A. No documents required to be sent to TSAHC at loan closing. 1. Compliance Checklist 2. Reaffirmation of Mortgagor 3. Final Loan Application (1003) 4. Homebuyer Education Cert. 5. Final HUD 1 6. Sellers Affidavit (MCC only) 7. ACH Transfer (MCC only) 8. Appraisal (Refinance transactions only) N/A. Once the Post Closing Compliance Package has been approved, the status of the loan in the Lender Portal will be changed to Approved and the Servicer will be notified that the loan meets TSAHC s eligibility requirements. N/A. N/A.

23 Loan Officer Responsibilities Pre qualify borrower per Program Guidelines Must have an execute sales contract Household size no longer affects the income limits for Texas Heroes utilizing only TSAHC's DPA Program. The income limit (115% of the Area Median Family Income) that previously applied to households of 3 or more persons applies to households of any size. Income limits remain unchanged for Home Sweet Texas Loan borrowers regardless of program, and Texas Heroes utilizing the MCC or Combination DPA/MCC Programs. Complete the Loan Reservation Reserve the loan on the Lender Portal at online.org

24 Underwriter Responsibilities Lenders are responsible for underwriting all FHA, VA and USDA loans. Loans may be underwritten through: Automated Underwriting System (AUS), Fannie Mae s Desktop Underwriter (DU), Freddie Mac s Loan Prospector (LP), or Manually underwritten according to the criteria established for the applicable loan product. HFA Preferred loans with LTVs of to 97% must be run through DU and receive an Approve/Eligible. Lenders, without approval by US Bank, are then required to submit those to US Bank for further underwriting. Please visit to access the US Bank Underwriting Guidelines. Only HFA Preferred mortgage loans with LTVs of 95% or less may be underwritten by the lender following Fannie Mae underwriting guidelines.

25 Underwriter Responsibilities Additional credit and debt overlays: FHA, VA or USDA RHS Loans A minimum FICO score of 640 with a maximum DTI of 45%, or A minimum FICO score of 660 with a maximum DTI of 50%. FNMA HFA Preferred Conventional Loans For LTVS of to 97%: Minimum FICO score of 680 with a maximum DTI of 45% For LTVs of 95% or Lower: Minimum FICO score of 640 with a maximum DTI of 45% For those with a FICO score of 660 or greater, a maximum DTI of 50% will be allowed. Within 15 calendar days of loan reservation the Underwriter Certification Form must be uploaded to the Lender Portal. This form can be found through the PDF Docs button associated with your loan on the Lender Portal. The MCC program does not require an Underwriter Certification Form.

26 Processor Responsibilities Upload Pre Closing Compliance Package Within 10 calendar days prior to closing this package will need to be uploaded to the Lender Portal. This package can be found through the PDF Docs button associated with your loan on the Lender Portal. Commitment Letter Issued by TSAHC This letter is to verify that the loan meets eligibility criteria. This letter can be found through the PDF Docs button associated with your loan on the Lender Portal.

27 Closer Responsibilities DPA or DPA/MCC Loans: Request DPA Funds from TSAHC Complete the Funding Request Form and it and the final HUD 1 to wire.request@tsahc.org at least 2 business days prior to closing. Close and Fund Loan Close and fund the loan according to Agency and Program Guidelines Upload Post Closing Compliance Package Within 10 calendar days following loan closing this package must be uploaded to the Lender Portal. This package can be found through the PDF Docs button associated with your loan on the Lender Portal.

28 Shipper Responsibilities DPA or DPA/MCC Loans: Deliver the necessary documents to U.S. Bank per the Closing and Funding guidelines found in the Lender Manuals at Must be approved by TSAHC, then delivered and purchased by U.S. Bank within 70 calendar days of loan reservation All Loans: Check the status of your loan periodically through the Loan Status tab on the Lender Portal DPA or DPA/MCC Loans: Once the Post Closing Compliance Package has been approved by TSAHC, U.S. Bank will be authorized to purchase the loan (subject to U.S. Bank requirements) MCC Loans: Once the Post Closing Compliance Package has been approved by TSAHC, the Mortgage Credit Certificate will be issued to the borrower.

29 Accessing the Lender Portal Participating lenders will reserve loans and submit compliance packages through TSAHC s Lender Portal at online.org. One person from each Lender s organization will be designated the Administrator of the TSAHC Lender Portal for purposes of granting access to company personnel. It will then be the Administrator s responsibility to determine who within their company will have access and determine the level of access each employee will have.

30 TSAHC Lender Portal at

31 1. Login to the TSAHC Lender Portal at online.org. 2. Click on Program Documents Home Page

32 Important Documents Download and print the Step by Step Origination Procedures document to help you determine our timeline and the required documents for each program.

33 New Reservation 1. Select the New Reservation tab in the upper left corner. 2. Select the appropriate Program from the list and complete the reservation form.

34 New Reservation 3. Fill out all appropriate fields using the completed Required fields are designated with a red asterisk.

35 New Reservation 5. Once the loan is reserved, you will have the option to view or print your reservation confirmation.

36 TSAHC Compliance Packages The Lender Portal allows lenders to complete and submit electronic documents. All documents must be uploaded electronically. No paper documents are required. Click on the PDF Docs button to access the electronic documents.

37 TSAHC Compliance Packages Select/generate the desired document and ensure all required fields are completed. If the applicable form requires no signature, it will have an Upload Package button at the bottom. This will automatically upload the forms to the edocs module of the Lender Portal. If the applicable form requires a signature, the form must be completed, printed, scanned and saved as a PDF. To upload, click on the edocs function associated with your loan.

38 Uploading Program Documents 1. Go back to the Loan Status button. NEVER use the back arrows or it will log you out of the system. 2. Simply click the edocs button and follow the instructions to upload the required documents. 3. Click the Add New button to upload a form.

39 Uploading Program Documents 4. Click the Click Here button to access your computer files and select the document you wish to upload.

40 Uploading Program Documents 5. The next step is to name the document you are uploading. Choose an option from the drop down list under Select a document from the predefined list. The drop down will list all of the required documents for the applicable package. If you don t see your document on the list, use the Enter a customized document name field to name the document you are uploading. 6. Then you MUST click SAVE!

41 Uploading Program Documents 7. Once all of the required documents have been uploaded to the Lender Portal, click on the Submit button associated with the each section and TSAHC will be notified that your package has been delivered. 8. If you do not hit the Submit button, we will NOT know that you have uploaded any documents!

42 Loan Stages You can always check the stage of your loan by clicking on the Loan Status tab. For definitions of each stage, click on the Program Documents tab and download the Loan Stages in Lender Portal document.

43 Stage Name Full Stage Name Loan Stages Potential Loan/MCC Status(es) Reserved Reserved N/A* UW Cert. Recd. Comp. Pkg. Recd Comp. Pkg. Rev. Underwriter Certification Received Pre Closing Compliance Package Received Pre Closing Compliance Package Reviewed N/A* N/A* Incomplete Approved Committed Committed N/A* Description Loan/MCC has been reserved on our system. No other activity on loan. The Underwriter s Certification has been uploaded to the Lender Portal. The documents representing the Pre Closing Compliance Package have been uploaded to the Lender Portal. Missing/incomplete documentation. Pre Closing Package has been approved and will be moved to Committed status. Loan is pre approved for compliance with TSAHC s eligibility criteria. Required Action/Next Step Upload Underwriter s Certification within 15 calendar days. Upload Pre Closing Compliance Package Prior to loan closing. Delivery 10 calendar days prior to closing is recommended. Check Lender Portal within 48 hours to obtain status of the compliance package. Click on the view icon associated with your loan to view conditions. Clear conditions. Refer to Committed stage for next step. Close/fund mortgage loan. A commitment letter (preapproval) can be printed from the PDF Docs icon associated with your loan on the Lender Portal.

44 Stage Name Close Pkg. Recd Close Pkg. Rev. Full Stage Name Post Closing Compliance Package Received Post Closing Compliance Package Reviewed Loan Stages Potential Loan/MCC Status(es) N/A* Incomplete Approved MS Purchased Master Servicer Purchased N/A* TSAHC Purchased TSAHC Purchased N/A* MCC Issued MCC Issued N/A* Description The documents representing the Post Closing Compliance Package have been uploaded to the Lender Portal. Missing/incomplete documentation. Pre Closing Package has been approved. Loan/MCC is fully approved at this stage and eligible for purchase by U.S Bank (subject to U.S. Bank purchase provisions). Loan has been purchased by U.S. Bank. (Not applicable to MCCs). Loan has been securitized and sold to TSAHC (not applicable to MCCs). MCC application has been fully approved and Certificate has been mailed to the borrower along with Recapture Tax form and any other required documentation. Required Action/Next Step Check Lender Portal within 48 hours to obtain status of the post closing compliance package. Click on the view icon associated with your loan in the Lender Portal to view conditions. Clear conditions. If not already submitted, deliver loan to U.S. Bank for purchase (not applicable to MCCs). None None None

45 Borrowers have access to YOU! Links to the guidelines, forms and training information. Access to the TSAHC Lender Portal ( online.org). Free marketing materials Visit to find: Speaking engagement requests A link to find home buyer education providers in your area via

46 Have a Question? Homeownership Hotline: (877) Paige Omohundro (512) pomohundro@tsahc.org Sarah Ellinor (512) sellinor@tsahc.org Tim Almquist (512) talmquist@tsahc.org Delia Davila (512) ddavila@tsahc.org