NON-TARGETED COUNTIES

PROGRAM GUIDE First Mortgage Program Refer to FHA, FNMA or FHLMC for standard underwriting guidelines. Refer to the Homeownership Lending Manual at www.schousing.com for SC State Housing overlays. Income Limits and Home Price Limits Rates Homebuyer(s) Income limits and home price limits are county specific. Please refer to the 2012 Homeownership Income and Home Price Limit charts. Interest rates are adjusted weekly. SC Housing offers rates based on two income categories or by special programs. Rates are posted at www.schousing.com NON-TARGETED COUNTIES The borrower(s) must not have had ownership interest in a principal residence within 3-years preceding the date on which the loan is closed in the following counties Aiken Greenwood Lexington Richland Anderson Greenville Oconee Spartanburg Charleston Lancaster Pickens York TARGETED COUNTIES The Borrower(s) must not have had ownership interest in a principal residence at the time of closing in the following counties: Abbeville Calhoun Darlington Georgetown Lee Orangeburg Allendale Cherokee Dillon Hampton McCormick Saluda Bamberg Chester Dorchester Horry Marion Sumter Barnwell Chesterfield Edgefield Jasper Marlboro Union Beaufort Clarendon Fairfield Kershaw Newberry Williamsburg Berkeley Colleton Florence Laurens * County Census Division #53, Ravenel Division (Charleston County) Eligible Properties Eligible properties are stick built single-family dwellings, townhouses, FHA approved condominiums and off-frame modular homes. Off-frame modular homes require a pre-approval by State Housing. All properties must be located in South Carolina. Loan Types FHA, Rural Housing (Single Family Housing Guaranteed Loans Program) Conventional loans are currently unavailable at this time. First Mortgage Program 08-26-2013

Underwriting Overlays Minimum Credit Score Lender Loans The Borrower must have: Three valid credit scores A minimum middle score of 640 Receive an approved/eligible findings in DU Rent verification is required but does not have to be added to the credit report If there are no scores provided our manual underwriting guidelines will apply. See manual underwriting guidelines below for specific requirements Broker Loans The Borrower must have: Three valid credit scores with the credit report reflecting a minimum of two (2) trade lines with a high credit limit of at least $1,000 and indicate a satisfactory pay history for at least twelve (12) months. The accounts can be paid in full within the last 24 months and still be considered as current trade lines. The two accounts may not include authorized user accounts. A minimum middle score of 640 Receive an approved /eligible findings in DU Rent verification is required but does not have to be added to the credit report. If there are no scores provided or the borrower does not have the two required trade lines our manual underwriting guidelines will apply. See manual underwriting guidelines below for specific requirements. Rural Housing Guaranteed Loan Program requires a minimum of 640 credit score with GUS approval. Qualification Ratios with AUS Approval FHA and SFHGLP Maximum (DTI) debt to income ratio is 45.00% with AUS Approval on all loans. Collection Accounts SCSHA requires all non-medical collection accounts, charged off accounts, judgments and Tax liens to be paid in full PRIOR TO CLOSING. Funds sufficient to settle the accounts must be verified and documented for underwriting. Medical collections not to exceed $1,000 in total are allowed. A written explanation from the borrower satisfactorily addressing the reason for the collection must be supplied and must be consistent with other credit information in the file. The underwriter must provide comments on the FHA Loan Underwriting and Transmittal Summary (HUD-92900-LT) regarding the analysis of the medical collection accounts. Student Loans All student loan payments must be included in debt-to-income ratios on all State Housing loans. This INCLUDES loans that are in deferment and or forbearance. The lender may calculate a monthly payment based on 2% of the balance of the student loan in lieu of obtaining documentation of the monthly payment when the credit report does not contain payment information. However, if documentation is provided by the borrower or obtained by the lender that indicates the actual monthly payment, that amount must be used in qualifying the borrower. The borrower should contact their loan provider to see what options they have to lower the payments as there are several options now available including income based payments. First Mortgage Program 08-26-2013

If including deferred student loan payments causes the borrower to exceed the 45.00% maximum allowable ratios, the file should be reviewed for any compensating factors that may demonstrate that the payments (when becoming due) will not be a factor in the loan s stability. Compensating factors include: 1. non-borrowing occupants with income 2. Over-time income, bonus income or part-time income not counted as income for the loan. 3. Borrower has demonstrated the ability to accumulate savings each month for the amount of the student loan payment(s) 4. Borrower makes a large down payment (10% or more) ~ over and above the down payment assistance received from the Authority. 5. Credit Scores of 720+ with a minimum of 4 trade lines with balances of $1,000 each being reported for a minimum of 12 months. 6. Documentation of Student loan being retired due to job, such as teaching in a Title One School where 20% of their loans are retired each year they teach. 7. Documentation of Parents Making the Student Loan payments for a minimum of the last 12 months or for the time they have been payable. If the underwriter feels that the compensating factors proved the payment will not be a factor when they become due a second 92900-LT, DU and final application should be completed and added to the file deleting the student loan payments and showing a ratio of less than 45.00. A memo from the underwriter should be included in the file stating why in her opinion the student loan payments were not included. Please contact our underwriting department with any questions. Qualification Ratios For Manual Underwrite Qualifying ratios for a manual underwrite is 31.00/43.00. A loan qualifies for a manual underwrite Borrowers do not have the minimum of two trade lines required or have no credit. If any scores are pulled those scores must be a minimum of 640 or the middle score must be 640. Loan must meet all manual underwriting guidelines in HUD handbook 4155.14.C.3. A minimum of four (4) trade lines must be added to the credit report including rent when available. These trade lines must be for a minimum of twelve months each and must confirm no late payments. No open collections are allowed on a manual underwrite, including medical collections. Loan Term 20, 25, 30 years Down Payment Minimum down payment is 3% Rural Housing Minimum down payment is 3.5% FHA Loans Cash Back Cash back at closing not to exceed borrower s contribution (i.e. earnest money, paid appraisal fee, etc). Mortgage Insurance All FHA loans originated are FHA insured All Rural Housing must be approved by Rural Housing and by SC Housing prior to the loan closing. Insurance Homeowner s Insurance maximum allowable deductible for a homeowners/hazard insurance policy is $1,000.00 or 1% of the face amount of the policy, whichever is greater. Condominiums must have HO-6 Policies. HO-6 deductibles mirror hazard requirements above. Minimum HO-6 dwelling coverage allowed is 20% of the appraised value of the property. First Mortgage Program 08-26-2013

If a policy includes provisions for a separate wind-loss deductible (either in the policy itself or via separate endorsement), the maximum allowable wind and hail deductible for: FHA loan is $2,000.00 or 2% of the face amount of the policy, whichever is greater DFHGLP is $2,000.00 or 2% of the face amount of the policy, whichever is greater Conventional loans is 5% or $5,000, whichever is greater Flood Insurance - See manual for deductible (www.schousing.com) Fees & Costs Origination and SRP Lenders are allowed to charge 1% origination fee and be paid.50% SRP at time of purchase Brokers will receive 1.50% SRP at the time of closing Allowable Fees Lender Funded Loans o $ 150.00 Loan Transfer Fee to US Bank o $ 85.00 Tax Service Fee to US Bank o Any fee that is paid to a third party. o Normal and customary fees charged by the company. The total of these fees are capped at $850.00. The $850.00 can be charged as a single fee or individual fees. Brokers/Table Funded Loans o 1% Origination Fee (to State Housing; Calculated on Base loan amount) o $ 400.00 Application Fee to State Housing o $ 150.00 Loan Transfer Fee to US Bank o $ 85.00 Tax Service Fee to US Bank o $ 350.00 Doc Prep Fee to MMSI o $ 35.00 Encompass Fee to MMSI o $ 11.95 MERS Fee to State Housing o Any fee that is paid to a third party. If the broker pays a third party company for processing a loan the maximum fee allowed is $450.00. Must show invoice in file that the fee is being paid to the third party. Additional Requirements Heat and Air Letter A heat and air Letter is required on all existing homes. Options are: a copy of the Home Inspection Report showing no further inspection is needed a separate letter or statement on the appraisal stating the heat and cooling unit was working at the time of the appraisal proof that a one year home warranty has been secured and evidence that it was paid for at closing statement from an independent, certified heating and air company EXCEPTION: A heating and air letter is not required on new construction, existing or new condominiums, or townhouses with more than two units on the same system. Survey A survey is required on all new construction of a singe family detached residence. Can be in the builder s or Borrower s name. Existing homes do not require a new survey but one may be required if exceptions are noted on the title policy. CL-100 A Clear CL-100 is required on all existing homes. New Construction will require a soil pretreatment certification. First Mortgage Program 8-26-2013

Tax Returns Current year tax returns are required on all loans. The return must be signed by the borrowers and include all schedules and W-2s. Loan files received after April 15, 2012 must have the 2011 tax return in the file. State Housing will not accept extension forms. If the borrower was not required to file a tax return, a SF-027 Affidavit of Non-Taxpayer must be in the file. Federal Recapture Loans are subject to Federal Recapture. IMPORTANT NOTE: Effective with all loans closed on or after July 1, 2006, South Carolina State Housing will reimburse any borrower that is required to pay recapture tax to the IRS. (See Homeownership Lending Manual for further information) Down Payment Assistance (DPA) See Program Guides for Down Payment Assistance availability in conjunction with State Housing s First Mortgage Program. Down Payment Assistance can be used for down payment, closing costs and/or prepaid items. Income and house price limits can change with or without notice Additional Information Located at www.schousing.com Call 803-896-9009 803-896-9380 First Mortgage Program 8-26-2013

NON-TARGETED 1 or 2 Person(s) 2013 INCOME CATEGORIES AND MAXIMUM HOME PRICES CATEGORY I CATEGORY II 3 or More Home See Category II Charts for 5 or more Persons Existing New Persons Price 1 Person 2 Persons 3 Persons 4 Persons Home Price Construction Aiken $56,800 $65,320 $225,000 $31,850 $36,400 $40,950 $45,450 $123,073 $164,339 Anderson $55,200 $63,480 $225,000 $30,950 $35,350 $39,750 $44,150 $119,463 $137,750 Charleston $61,300 $70,495 $255,000 $34,350 $39,250 $44,150 $49,050 $154,850 $183,486 Greenville $58,000 $66,700 $225,000 $32,500 $37,150 $41,800 $46,400 $132,525 $156,117 Greenwood $55,000 $63,250 $225,000 $28,350 $32,400 $36,450 $40,500 $109,250 $113,430 Lancaster $55,000 $63,250 $225,000 $27,100 $31,000 $34,850 $38,700 $157,700 $186,552 Lexington $60,400 $69,460 $225,000 $34,350 $39,250 $44,150 $49,050 $124,450 $156,777 Oconee $56,700 $65,205 $225,000 $28,950 $33,050 $37,200 $41,300 $125,601 $127,107 Pickens $58,000 $66,700 $225,000 $33,050 $37,800 $42,500 $47,200 $132,525 $156,117 Richland $60,400 $69,460 $225,000 $34,350 $39,250 $44,150 $49,050 $124,450 $156,777 Spartanburg $55,000 $63,250 $225,000 $30,650 $35,000 $39,400 $43,750 $113,905 $148,913 York $64,100 $73,715 $231,000 $36,500 $41,700 $46,900 $52,100 $140,600 $170,430 TARGETED 1 or 2 Person(s) 3 or More Persons Home Price See Category II Charts for or more Persons 1 Person 2 Persons 3 Person 4 Persons Existing Home Price New Construction Abbeville $66,000 $77,000 $225,000 $26,900 $30,750 $34,600 $38,400 $104,975 $104,975 Allendale $66,000 $77,000 $225,000 $26,600 $30,400 $34,200 $38,000 $80,703 $80,703 Bamberg $66,000 $77,000 $225,000 $26,600 $30,400 $34,200 $38,000 $85,500 $85,500 Barnwell $66,000 $77,000 $225,000 $26,800 $30,600 $34,450 $38,250 $107,350 $118,014 Beaufort $80,400 $93,800 $285,000 $37,550 $42,900 $48,250 $53,600 $183,303 $193,230 Berkeley $73,560 $85,820 $255,000 $34,350 $39,250 $44,150 $49,050 $154,850 $183,486 Calhoun $72,480 $84,560 $225,000 $34,350 $39,250 $44,150 $49,050 $124,450 $156,777 Cherokee $66,000 $77,000 $225,000 $27,550 $31,450 $35,400 $39,300 $104,500 $104,500 Chester $66,000 $77,000 $225,000 $26,600 $30,400 $34,200 $38,000 $102,600 $126,281 Chesterfield $66,000 $77,000 $225,000 $26,600 $30,400 $34,200 $38,000 $110,580 $110,580 Clarendon $66,000 $77,000 $225,000 $26,600 $30,400 $34,200 $38,000 $132,525 $132,525 Colleton $66,000 $77,000 $225,000 $26,600 $30,400 $34,200 $38,000 $120,650 $124,308 Darlington $66,000 $77,000 $225,000 $27,400 $31,300 $35,200 $39,100 $128,250 $129,708 Dillon $66,000 $77,000 $225,000 $26,600 $30,400 $34,200 $38,000 $85,550 $85,550 Dorchester $73,560 $85,820 $255,000 $34,350 $39,250 $44,150 $49,050 $154,850 $183,486 Edgefield $68,160 $79,520 $225,000 $31,850 $36,400 $40,950 $45,450 $123,073 $164,339 Fairfield $72,480 $84,560 $225,000 $34,350 $39,250 $44,150 $49,050 $124,450 $156,777 Florence $66,000 $77,000 $225,000 $27,650 $31,600 $35,550 $39,450 $129,153 $129,153 Georgetown $69,000 $80,500 $225,000 $32,200 $36,800 $41,400 $46,000 $187,150 $187,150 Hampton $66,000 $77,000 $225,000 $26,600 $30,400 $34,200 $38,000 $111,150 $111,150 Horry $66,000 $77,000 $225,000 $29,300 $33,500 $37,700 $41,850 $131,005 $153,895 Jasper $66,000 $77,000 $285,000 $27,300 $31,200 $35,100 $38,950 $140,125 $140,125 Kershaw $67,680 $78,960 $225,000 $31,600 $36,100 $40,600 $45,100 $135,850 $135,850 Laurens $66,000 $77,000 $225,000 $28,350 $32,400 $36,450 $40,500 $109,250 $109,250 Lee $66,000 $77,000 $225,000 $26,600 $30,400 $34,200 $38,000 $90,250 $100,967 McCormick $66,000 $77,000 $225,000 $26,600 $30,400 $34,200 $38,000 $104,785 $104,785 Marion $66,000 $77,000 $225,000 $26,600 $30,400 $34,200 $38,000 $102,125 $102,125 Marlboro $66,000 $77,000 $225,000 $26,600 $30,400 $34,200 $38,000 $77,724 $77,724 Newberry $66,000 $77,000 $225,000 $29,550 $33,750 $37,950 $42,150 $126,825 $126,825 Orangeburg $66,000 $77,000 $225,000 $26,600 $30,400 $34,200 $38,000 $121,205 $121,205 Saluda $72,480 $84,560 $225,000 $34,350 $39,250 $44,150 $49,050 $124,450 $156,777 Sumter $66,000 $77,000 $225,000 $26,600 $30,400 $34,200 $38,000 $119,700 $133,000 Union $66,000 $77,000 $225,000 $26,600 $30,400 $34,200 $38,000 $80,133 $85,500 Williamsburg $66,000 $77,000 $225,000 $26,600 $30,400 $34,200 $38,000 $99,650 $111,662 08-26-2013 Income and Home Prices can change with or without notice