The Homeownership Department IHDA Procedural Guide Revised April, 2014 The Illinois Housing Development Authority 401 N. Michigan Avenue Suite 700 Chicago, IL 60611 1-877-456-2656 www.ihda.org
TABLE OF CONTENTS PAGE INTRODUCTION 3 ILLINOIS HOUSING DEVELOPMENT AUTHORITY... 4 IHDA MORTGAGE LOAN PROGRAM...... 4 BASICS...... 5 PRE-SCREENING FOR IHDA COMPLIANCE... 5 RESERVING THE LOAN, CREDIT UNDERWRITING... 6 TAX CODE COMPLIANCE.... 7 FIRST TIME HOME BUYER.... 8 HOUSEHOLD INCOME.... 10 QUALIFIED DWELLING AND PURCHASE PRICE LIMIT... 13 ASSUMPTIONS... 15 FEDERAL RECAPTURE TAX... 15 TAX CODE COMPLIANCE APPROVAL PROCESS... 18 LOAN CLOSING... 18 QUALITY CONTROL.. 19 POST CLOSE... 19 PROGRAM DESCRIPTIONS... 21 FEES... 29 RESOURCES 30 GLOSSARY OF TERMS... 31 APPENDIX. 35 2
December 2013 Welcome to the Illinois Housing Development Authority s (IHDA) Procedural Guide. This Guide is designed to assist you in originating IHDA mortgage loans. Please note that IHDA s on-line loan reservation system, MITAS, is addressed in its own guide, which can be located at www.ihda.org. Should you have questions or need clarification on anything contained in this Guide, please feel free to contact an IHDA representative: Assistant Director: Keith Pryor 312-836-7348 kpryor@ihda.org Account Managers: Scott Bush 312-898-3317 Sbush@ihda.org Greg Faulkner 312-914-5023 gfaulker@ihda.org Marshall Gilbert 312-590-7866 mgilbert@ihda.org Homeownership Staff: Linda Benson, Supervisor 312-836-5249 lbenson@ihda.org Allison Crane 312-836-8561 acrane@ihda.org Diana Esparza-Navarrete 312-836-5371 desparza@ihda.org John Maksim 312-836-5237 jmaksim@ihda.org Lee Gattuso 312-836-5324 lgattuso@ihda.org SheriAnn Hannion 312-836-7414 shannion@ihda.org A Resource Page and Glossary of Terms are listed at the end of this Guide for your convenience. The procedures contained herein are subject to change, so please consult the IHDA website (www.ihda.org) on a regular basis or call an IHDA Homeownership Loan Officer. Thank you for participating in IHDA s mortgage loan programs! We are very excited to offer reliable and relevant products to your clients. Tara Pavlik 312-836-5204 tpavlik@ihda.org Director, Home Ownership Operations and Originations 3
ILLINOIS HOUSING DEVELOPMENT AUTHORITY The Illinois Housing Development Authority (IHDA) is a self-supporting state agency that finances the creation and the preservation of affordable housing throughout Illinois to increase the supply of decent and safe places for people of low or moderate means to live. IHDA accomplishes its mission through a number of federal and state funding sources. IHDA is also a bonding authority and independently sells bonds, based on its own good credit, to finance affordable housing in Illinois. Historically, the Authority utilized Mortgage Revenue Bonds as a primary funding source for its single family loan program(s), however the Authority now uses a variety of funding sources. Since its creation in 1967, IHDA has allocated more than $10 billion and financed more than 300,000 affordable units across the state. THE ILLINOIS HOUSING DEVELOPMENT AUTHORITY MORTGAGE LOAN PROGRAM IHDA mortgage loan programs offer safe and reliable mortgage products with affordable interest rates which can include down payment assistance to first-time homebuyers, buyers (see exemption in glossary), subject to income and purchase price limits (see appendix). Eligibility for each product is based on the borrower s credit profile, household income and the purchase price of the home. The majority of the mortgage loan programs are available statewide. Currently, the following loan programs are available through Illinois Housing Development Authority: 1. Welcome Home Illinois Program (WHIP) with Down Payment Assistance (DPA) 2. Smart Move First Mortgage (includes FHA, USDA, VA and Conventional (FNMA HFA preferred) 3. Smart Move First Mortgage with Down Payment Assistance (DPA) 4. Smart Move Trio (First mortgage with Down Payment Assistance (DPA) and Mortgage Credit Certificate 5. Welcome Home Heroes (WHHP) with or without Mortgage Credit Certificate 6. Building Blocks (for properties in specific communities) More detailed information as to individual loan programs follows beginning on page 20. Please note that program availability is subject to change without notice. 4
THE PROCESS BASICS 1. PRE-SCREEN BORROWER/CO-BORROWER/SPOUSE 2. RESERVE LOAN(S) IN MITAS 3. LENDER COMPLETES COMPLIANCE REVIEW 4. LENDER CLOSES LOAN 5. LENDER DELIVERS REQUIRED FILE TO US BANK MRBP DIVISION 6. COPY OF ENTIRE LOAN FILE IS UPLOADED TO IHDA AND ORIGINAL IHDA DOCUMENTATION IS SENT TO IHDA 7. UPON SATISFACTORY REVIEW OF STEPS 5 & 6, US BANK MRBP WILL PURCHASE LOAN FROM LENDER * *LENDER WILL BE NOTIFIED IF LOAN IS SELECTED FOR PRE-FUNDING QUALITY CONTROL REVIEW OF FILE PRE-SCREENING FOR IHDA COMPLIANCE PRIOR to initiating a loan application for an IHDA loan, the borrower should be prescreened to determine eligibility. Eligibility for the program includes: 1. borrower must be a first-time homebuyer or exempt 2. co-borrower/spouse must be a first-time homebuyer or exempt 3. total household income must be below program limit 4. home must be a qualified dwelling 5. purchase price of home must be below the program limit If the loan officer determines that the applicant is eligible for the IHDA program, the loan application is completed and IHDA Affidavits are completed. IHDA s Income calculator for determining income is provided on our website in the frequently used documents section. You must include this in each file sent to IHDA for review. 5
RESERVING THE LOAN In order to reserve a loan for any of the IHDA programs, the Lender must make the reservation using the MITAS on-line loan reservation system. The potential buyer(s) must have a valid real estate contract in place prior to reserving funds. Please note that MITAS is not addressed in this Guide. The document that addresses MITAS, the IHDA Smart Move Reservation Manual, can be found at www.ihda.org Partners Lender and Realtors Info Center Frequently Used Forms and Documents Reservation Manual. Link to manual: http://www.ihda.org/partner/documents/2014%20march%20reservation%20manual.pdf At the time the reservation is made, the interest rate is locked for 60 days regardless of future rate changes. Loan must be purchased by IHDA / master servicer by the 60 th day. If a loan has not been purchased by the 60 th day, a.25 bps reduction in SRP will be made; if a loan has not been purchased by the 90 th day, IHDA is under no obligation to purchase the loan(s). A cancellation and re-reservation of the same borrower(s) will not be permitted for 60 days unless the borrower has obtained a contract on a different property. It is suggested that you make the reservation when you have received the appraisal and the loan file is fully complete. CREDIT UNDERWRITING IHDA s overlays are as follows: Minimum credit score of 640 (subject to change - call before reservation) Conventional (HFA preferred) requires minimum credit score of 680 for loans at 95.01% or greater LTV (must be able to show proof of mortgage insurance) AND purchasers cannot own other property at the time of closing * Maximum total debt (back end) ratio of 45 percent Buyer must contribute 1 percent or $1,000 of the purchase price, whichever is greater First time home buyer counseling is required *US Bank MRBP division must underwrite ALL conventional loan products with LTV s greater than 95.01%; the underwriting fee is $300.00, however, the fee is waived at this writing. If the Lender has a qualified FHA Direct Endorsement underwriter on staff, qualified VA LAPP underwriter on staff or delegated MI underwriter on staff, the Lender performs the credit underwriting. The Master Servicer no longer performs credit underwriting on any FHA loans. U.S. Bank MRBP division must underwrite Conventional loans with LTV s of 95.01% or greater, however, U.S. Bank MRBP division will no longer provide any type of underwriting services for Conventional (exception noted above), RD / RHS or VA loan 6
products when the lender employs underwriters with the required level of approval to underwrite the loan product. Contact U.S. Bank MRBP division for more information at 1/800-562-5165. All credit underwriting decisions will be made by the underwriting entity. It is up to you, the lender, to be sure that all AUS findings have been addressed as they apply to whichever loan type you are using, be it FHA, VA, USDA or FNMA (with appropriate special feature codes). Note: No loan will be purchased by U.S. Bank Home Mortgage MRBP division without IHDA s approval. TAX CODE COMPLIANCE REVIEW Tax Code Compliance Underwriting Review is unique to the IHDA loan program and must be performed by Lender. A Lender signed certification attesting to review and compliance is required to be in each file. Tax Code Compliance Underwriting Review consists of documenting three basic determinations: 1. Is the borrower(s) a first-time homebuyer(s) or exempt from this requirement? (glossary) 2. Is the borrower s total household income within the allowable limits for the area in which they intend to reside? (Appendix) 3. Is the residence a qualified dwelling whose purchase price is within the allowable limits for the area in which it is located? (appendix) Again, it s the lender s responsibility to determine tax code compliance. The following are parameters for determining tax code compliance. 7
FIRST TIME HOME BUYER HOW TO DOCUMENT A FIRST-TIME HOMEBUYER(S) Each borrower must provide copies of his or her signed federal income tax returns for the last three (3) years, including all attached schedules. Copies of W-2 forms from the most recent filed federal tax return must also be included. Do not ask borrowers to provide state income tax returns; please do not submit state income tax returns as they cannot be used as an alternative to federal returns. DETERMINATION: Review the tax returns to see if deductions were taken for mortgage interest or real estate taxes. If deductions were taken, the borrower may not be a first-time homebuyer. It must be determined whether the interest deduction in question applied to a principal place of residence or some other property. It is also suggested that the credit report be reviewed for possible mortgage history. ISSUES THAT MAY AFFECT FIRST-TIME HOMEBUYER(S) STATUS PRIOR OWNERSHIP OF A MOBILE HOME: A prior ownership interest in a mobile home will not disqualify a borrower as a first-time homebuyer if adequate documentation is provided that confirms the following facts: 1. Those components which operate only during transportation (hitch and axles) have not been removed; 2. The mobile home can be legally transported on state highways without first being disassembled into sections. The legal dimensional limits in Illinois are 14 feet 4 inches wide by 95 feet long (including the truck pulling the mobile home); and, 3. Permanent structures have not been added to the mobile home. Such items include affixed decks, room additions, etc. If a deck has been built and the mobile home is merely sitting next to the deck, that would not constitute permanently affixed. Prior ownership (within three years) of a double-wide mobile home will disqualify a possible borrower since disassembly is required for transport. DOCUMENTATION: The best documentation is a photograph of the axles and hitch. Include the photograph in the loan file when submitted to IHDA. INHERITED PROPERTY: An expectancy to inherit property does not constitute an ownership interest. However, if the person occupies the inherited property after acquiring a vested title interest, the person is no longer a first-time homebuyer. NEW MORTGAGE REQUIREMENT: The borrower cannot have had a prior mortgage or other financing on the subject residence, except in the following cases: 8
Bridge Loans: A prior mortgage obtained for temporary financing, such as a construction or a bridge loan, is acceptable provided the mortgage has a stated term of 24 months or less. Evidence that the bridge loan has been recorded must be provided. Contract for Deed: A contract for deed or an installment sales contract is considered seller-financed; therefore a contract purchaser is an eligible borrower as long as the contract has a stated term of 24 months or less. The contract for deed or installment sales contract must be recorded. Lease with Option to Purchase: Seller financing is established when a rent credit is provided under a lease with option to purchase. The renter is an eligible first-time borrower as long as (a) the lease provides a right of first refusal to purchase and no portion of the rent paid has been or will be credited to the purchase price; or (b) the term of the lease does not extend beyond 24 months of the new IHDA loan closing date. DIVORCE WITHIN THE LAST THREE YEARS: A borrower that has divorced within the last three (3) years and had an ownership interest in the family home can still qualify as a firsttime homebuyer IF the borrower resided in another property for the three (3) years prior to the closing of the IHDA loan. Please consult the Divorce Decree/Property Settlement for ownership interest status and provide supporting documentation such as a lease if the borrower resided in another property. MARRIED OR SEPARATED BORROWERS TAKING TITLE INDIVIDUALLY: In the eyes of the IRS (who governs this program), a person is either married or not married. There is no gray area. A married or separated person who wishes to apply for a mortgage and take title of the residence in his/her name only (not jointly with the spouse) may be eligible for an IHDA loan, BUT they must be able to qualify for it with their spouse. Again, because they are a married unit, both the buyer and the spouse must be screened to ensure they are both first-time homebuyers or exempt. Please note that this requirement only applies to tax code compliance underwriting within the Program. This is not an issue when performing the credit underwriting. DOCUMENTATION: Review the tax returns for both the buyer and the spouse to see if deductions were taken for mortgage interest or real estate taxes. If deductions were taken, the borrower or spouse may not be first-time homebuyers. It must be determined whether the interest deduction in question applied to a principal place of residence or some other property. LENDER EMPLOYEES OR IHDA EMPLOYEES: Employees of participating lenders and employees of IHDA are eligible for IHDA programs. To prevent any appearance of impropriety, participation by lender employees requires prior approval by IHDA. Prior approval must be requested in writing by the lending institution. 9
HOUSEHOLD INCOME The borrower(s) and relevant parties (defined below) must have a total household income that does not exceed the applicable limit in effect at the time of loan closing. The term borrower includes the borrower(s) and the co-borrower(s). The term relevant parties includes a spouse even if they are not going on the title or are waiving homestead rights. Any adult (18 and over) who intends to live in the home is also considered a relevant party and their income must be included in the income calculation. (IHDA s income calculator and checklist are tools to assist you in completing income calculation) CALCULATION: Total household income is the borrower s and relevant parties annualized gross income. Annualized gross income is gross monthly income, at the time of application, multiplied by 12. (Tax code requires that IHDA projects income forward for one year). Remember - income from all household occupants 18 years of age and older must be documented. Gross monthly income is the sum of monthly gross pay plus overtime, part-time employment, bonuses, dividends, interest, royalties, pensions, Veterans Administration compensation, net rental income, alimony, child support, public assistance, sick pay, Social Security benefits, unemployment compensation, income received from trusts, and income received from business activities (such as EBay or PayPal, or investments, etc. Basically, it includes all income from all sources. NOTE: If there is a change in income between the time of making the reservation and closing the loan, the Lender must recalculate income to ensure the borrower(s) is still within the income limits for an IHDA loan. HOW TO DOCUMENT TOTAL HOUSEHOLD INCOME PAY STUBS: Total Household Income is best documented by providing IHDA pay stubs covering the most recent 30 day period (2 or 3 pay stubs) for each employer for anyone aged 18 or over who will be living in the household. If the pay stubs show that borrower receives a bonus, or overtime, or other sporadic income, obtain a full Verification of Employment (VOE). COMMISSION, BONUS OR OVERTIME: To determine commission, bonus and overtime income, average the income over the last year and the income from the current year to date by using current year to date pay stubs and either federal income tax return(s) or by obtaining a full Verification of Employment which provides a breakdown or itemization of income. Use the average monthly income to predict the income forward (multiply monthly average by 12). SELF-EMPLOYED BORROWERS: To determine the income of a self-employed borrower, 10
average their income using most recent/current Federal income tax returns and a signed year-to-date Profit and Loss (P & L) Statement for the current year. The P & L should state the gross income, the expenses and the year to date net income. Note that the Profit and Loss Statement may need to come from a third party if required for credit underwriting purposes or if requested by IHDA. Calculate the historical monthly income and use that number to project the income forward (multiply monthly average by 12). For selfemployed borrowers, the income calculation allows for the exclusion of legitimate operating expenses. CHILD SUPPORT/ALIMONY: Child support and alimony payments must be included as household income. The documentation needed to verify the amount of child support/alimony is a copy of the appropriate (and most current) court order/divorce decree, which sets forth the amount of the support. NOTE: You must include child support and/or alimony in your household income calculations even if you are not using it for credit underwriting purposes. If a formal court exists you must calculate support/alimony income even if the borrower is not receiving it. NON-TAXABLE INCOME: Social Security, disability and other non-taxable income is included in the income calculation for tax code compliance purposes. Even though you may gross up income as permitted for credit underwriting, you do not gross up income when calculating income for tax code compliance. MARRIED OR SEPARATED BORROWERS TAKING TITLE INDIVIDUALLY: A married or separated person who wishes to apply for a mortgage and take title to the residence in his/her name only (not jointly with the spouse) may be eligible. This is acceptable if the Lender is able to document that the borrower would still be eligible if the spouse was also to apply and take title. Both the borrower and his/her spouse must be first-time homebuyers and have a combined household income within the applicable limit. The spouse not taking title must execute the Borrower Affidavit; provide signed Federal tax returns and his/her 30 day s (2-3) most recent pay stubs. (If spouse earns or receives no income from any source, then you must obtain a signed certification attesting to that fact.) PREVIOUS EMPLOYMENT: If a borrower (or other household occupant) has changed jobs during the most recent tax year (i.e. you have a W2 for 2013 for borrower no longer employed by that employer) you must obtain a prior VOE for any employment that has ended or terminated during the year. 11
DETERMINING IF TOTAL HOUSEHOLD INCOME IS BELOW THE LIMIT Once you have determined Total Household size*, income has been calculated, it must be compared against an income limit contained in one of three charts. In order to calculate income, you are required to use the income calculator on the IHDA website in the info center. The fully completed, signed and dated income calculator must be included in each and every file submitted to IHDA. * Household occupants are considered those who will occupy the property as their principal residence for the majority of the year. IHDA s income calculator provides you with the means to determine whether income is below the county limit (or compliant) or above the county limit (or non-compliant). You must complete the household information in order to receive a compliant finding. In order to proceed as an IHDA loan, you must receive a compliant finding; to do so, you need to enter the following in the household information section on the income calculator: the name of county in which the property is located, the names, ages, and total number of household members, whether income is above or below 80% AMI and, whether the property is located in a targeted area. If the finding shows non-compliant, your loan is not eligible for IHDA. Below are links to the income limit charts, which are built into the Income Calculator. Chart 1: If the borrower is purchasing in a Non-Targeted Area, their income must be compared against the income found on page one in the General Income and Purchase Price Limits chart at www.ihda.org Partners Info Center General Income and Purchase Price Limits. Link is: http://www.ihda.org/partner/documents/limits2013_effective09-01- 2013.pdf. Chart 2: If the borrower is purchasing in a Targeted Area, their income must be compared against the income found on page two in the Targeted Areas Income and Purchase Price Limits chart at www.ihda.org Partners Info Center General Income and Purchase Price Limits found at the link noted above. Chart 3: To determine whether a borrower is eligible for Down Payment Assistance of $6,000, refer to the Below 80% AMI limit chart found at www.ihda.org in the Partner section in the info center in frequently used forms and documents Below 80% AMI limit. Link is as follows: http://www.ihda.org/partner/documents/2014below80limitsvers.pdf 12
QUALIFIED DWELLING AND PURCHASE PRICE LIMITS The residence being financed must be a qualified dwelling and the total purchase price must be within the applicable limit for the area (county) in which the property is located. To be a qualified dwelling, (a) the borrower must acquire a fee simple interest in the real estate; (b) the home must become the principal place of residence of the borrower within 60 days after the closing of the IHDA loan; and, (c) the residence must be located in Illinois and (d) designed for residential use. The following types of residences can be considered qualified dwellings: 1. Single family detached home (including a factory-made home which is permanently affixed to real property permitted for FHA, VA or USDA only; not permitted for HFA preferred conventional); 2. Townhome 3. Condominium unit (FHA/HUD, VA or FNMA approved); must be warrantable 4. Planned Unit Development (PUD) 5. Duplex unit or zero lot line home, provided a maintenance agreement is of public record 6. Two-unit (one building) residential structure Note: Co-op apartment units are not eligible under the Program. No 3 or 4 units are permitted at this time. ADDITIONAL STANDARDS AND REQUIREMENTS OF A QUALIFIED DWELLING: NEW CONSTRUCTION: This must be the first time the unit will be occupied as a residence for it to qualify as new construction. A model home qualifies, provided it was never rented nor occupied as a residence prior to being sold. Likewise, conversion of an old factory into condominiums qualifies as new construction because previously it was not occupied as a residence. PROPERTIES WITH ACREAGE: Federal regulations prohibit IHDA from financing a residence located on land in excess of that which is needed to reasonably maintain basic livability. This has been interpreted to mean five (5) acres. In the case of a property that is more than five acres, consult an IHDA Homeownership Loan Officer. PROPERTIES WITH MORE THAN ONE LIVABLE STRUCTURE: Properties containing a main structure and a coach house are eligible as long as the other livable structure (the coach house) has never been occupied as a residence. This may be puzzling since a two-flat is eligible under the program even if both units have previously been occupied as residences. 13
Why the difference in eligibility? The IRS has made the determination that units that share a wall (I.e. two-flat) are considered one dwelling. But, if the units do not share a common wall (main house + coach house), the IRS views them as two separate dwellings. If the coach house was once used as a residence, the buyer is purchasing two separate housing units in the eyes of the IRS. However, if you have a buyer in this situation, contact IHDA as we will consider these loans on a case-by-case basis. APPRAISED VALUE EXCEEDS PURCHASE PRICE LIMIT: If the appraised value exceeds the purchase price limit, but the acquisition cost is below the limit AND the transaction is clearly arms-length (not a relative), the dwelling may qualify. A statement from the buyer(s) and seller(s) indicating that no relationship exists will be required. TOTAL PURCHASE PRICE - ACQUISITION COST In order to qualify, the residence must have a total purchase price no greater than the allowable limit at the time of application. The price includes ALL amounts paid, either in cash or in kind, to the seller as consideration for the residence. Purchase price can include the following: The cost of completing an incomplete or unfinished residence. Incomplete or unfinished means that occupancy is not permitted under the law, or that the residence lacks fixtures or architectural appointments needed to provide adequate living space for the members who intend to occupy the residence. If the borrower intends to have a home built on land already owned, the cost of the land must be included in the total purchase price if the land was acquired within two (2) years prior to the commencement of construction. The cost of the land is determined based on the following: The value of the land can be substantiated by the sales contract or the closing statement. If the borrower acquired the land through inheritance, the value must be established by an appraisal and the acquisition date is the date of death. If the borrower acquired the land through some form of seller financing, the acquisition date is the date of the seller finance agreement. DOCUMENTATION: If the land was purchased within the two year window, include a certified copy of the deed from the Recorder s Office and submit it to IHDA when you submit the file. If the land was purchased more than two years ago, the cost of the land cannot be included in the total purchase price. Total purchase price does not include: usual and reasonable settlement and financing costs; 14
the unpaid value of services ( sweat equity) performed by the borrower or members of his or her family in completing the residence; items of personal property which are not fixtures and/or are not permanently affixed to the property; and, the cost of minor repairs performed after closing and paid for by the borrower. Ultimately, the total purchase price must be equal to the amount shown on the Sales Contract and reflected on the Buyer and Seller Affidavits. DETERMINING IF THE TOTAL PURCHASE PRICE IS BELOW THE LIMIT Once the borrower s Total Purchase Price has been calculated, it must be compared against a purchase price limit contained in one of two charts. Chart 1: If the borrower is purchasing in a Non-Targeted Area, the total purchase price must be compared against the purchase price limit found in the Non-Targeted Areas Income and Purchase Price Limits chart at www.ihda.org Partner Lender and Realtor Program Qualifications Applicable limits. Chart 2: If the borrower is purchasing in a Targeted Area, the total purchase price must be compared against the purchase price limit found in the Targeted Areas Income and Purchase Price Limits chart at www.ihda.org Partner Lender and Realtor Program Qualifications Applicable limits (on 2 nd page). The total purchase price must be within the applicable purchase price limit contained in the chart. If the purchase price limits change prior to IHDA s prior approval to close of the loan, then the new purchase price limits apply. ASSUMPTIONS The IHDA first mortgage loan is assumable as long as the new buyers are eligible and the property and sales terms are compliant with the program. A Tax Code Compliance Underwrite (by IHDA) will be required. Please contact IHDA for instructions. FEDERAL RECAPTURE TAX The Federal Recapture Tax is designed to help the IRS recapture profits gained when a homeowner, who gets their mortgage from the Federal Mortgage Revenue Bond program, sells or transfers ownership of their home within the first nine (9) years of ownership. Recapture is not required for Building Blocks, SmartMove Plus or Welcome Home Heroes loans without an MCC. (Recapture does apply to the MCC for WHHP and SmartMove 15
Trio), and does apply to regular SmartMove and Welcome Home Illinois. The majority of the IHDA Programs use the proceeds of tax-exempt Mortgage Revenue Bonds to provide first-time homebuyers the benefit of a lower interest rate. The payment of recapture tax occurs at the time the property is sold, only if all three of the following conditions apply: 1. The home is sold or disposed of within nine (9) years of being purchased, for reasons other than death; and 2. There is a capital gain on the sale of the home; and 3. The household income for the year in which the home is sold exceeds federal recapture tax limits. In the event that recapture tax is due, the maximum recapture tax is either 50 percent of the gain on sale or 6.25 percent of the original loan amount, whichever is less. IHDA S RECAPTURE REIMBURSEMENT POLICY Should a borrower find themselves in the position of having to pay the recapture tax, IHDA will reimburse the borrower in full! The borrower will need to provide documentation showing that the recapture tax was paid. A copy of the IRS tax transcripts for the year in which the borrower paid the recapture tax would be sufficient documentation. Please note: The IHDA Recapture Reimbursement Policy does not apply to borrowers utilizing a Mortgage Credit Certificate (MCC). LENDER REQUIREMENTS The Notice to Homebuyers (available at www.ihda.org) must be provided to and signed by the potential borrowers at the time of application. An additional notice regarding potential recapture tax will be sent to the borrower from IHDA s office within 90 days of closing. WHAT ARE THE FEDERAL ADJUSTED QUALIFYING INCOME LIMITS FOR CALCULATING RECAPTURE TAX? The limits are set by statute each year and annually adjusted 5 percent after loan closing. The Adjusted Qualifying Income Limits can be found in the following charts: IHDA Recapture Worksheet #1 (for non-targeted areas) and IHDA Recapture Worksheet #1A (for targeted areas). They can be found at www.ihda.org Partner Info Center Frequently Used Forms and Documents Recapture Worksheets. Link is: http://www.ihda.org/partner/documents/recaptureworksheettargetedandnon.pdf EXAMPLE: 16
Maria is a junior advertising executive at a local PR firm. Her gross annual income is $52,000. She is a single mother of one daughter. She is purchasing a home in a nontargeted area in the City of Chicago. At the time of purchase, Maria s income cannot exceed $74,900 (limit provided in the chart titled Non-Targeted Areas Income and Purchase Price Limits ) in order to be eligible for the IHDA SmartMove program. Maria s income of $52,000 is well within the limit. In order for Maria to have to pay recapture tax, her income would (a) have to grow to $74,900 and (b) continue to grow an additional 5+ percent each year. In the example, if Maria sells her home in year six and realizes a capital gain on the sale, her income would have to be over $95,593 in order to trigger the recapture tax. An income of $95,593 represents a 85% increase over her starting income of $52,000. Year 1 Year 6 Maximum $74,900 $95,593 Maria s income $52,000 85% increase! However, if this occurs, IHDA will reimburse Maria for the entire tax paid!!! HOW IS THE TAX ASSESSED? The tax assumes that the amount of subsidy realized by the borrower is equal to 1.25 percent per year. The rate of tax is multiplied by the original loan amount to determine the amount of tax to be paid. The maximum recapture amount increases during the first five years of ownership to its maximum (6.25 percent) in the fifth year. The amount then decreases 20 percent per year through the ninth year. If the sale occurs after the ninth year, there is no recapture tax. WHAT DETERMINES HOW MUCH THE ACTUAL RECAPTURE TAX WILL BE? 1. The date of the sale or transfer; 2. The borrower s income in relation to the Adjusted Qualifying Income in the year of sale or transfer; and, 3. The gain from sale or transfer. WHAT IF THE LOAN IS REFINANCED? No recapture tax is due at the time of refinancing. If, after refinancing, the owner sells or transfers the property within the initial nine-year period, he/she may owe a recapture tax. In these situations, it is best for the client to seek the advice of a tax attorney. 17
WHAT HAPPENS IF THE LOAN IS ASSUMED? If the sale or transfer occurs within the first nine years of ownership, the original borrower pays the recapture tax, if applicable, and a new nine-year period begins for the purpose of applying a new recapture tax to the assuming purchaser. (IHDA review required.) IS RECAPTURE DUE IF THE BORROWER DIES WITHIN THE NINE-YEAR PERIOD? No. A death transfer is not a sale or transfer for the purposes of recapture. IN THE CASE OF DIVORCE, WHO IS RESPONSIBLE FOR THE RECAPTURE TAX? A divorce settlement is not a sale or transfer for the purposes of recapture. Whoever receives the home in the divorce settlement pays any recapture tax due as a result of a subsequent sale or transfer if within the nine-year period. IHDA COMPLIANCE REVIEW PROCESS You, the lender, are responsible for ensuring that each loan meets IHDA s compliance guidelines prior to closing. To assist you with the compliance review, IHDA has provided a compliance review check-list on the IHDA website (www.ihda.org) in the info center at: The use of the compliance checklist and submission form is mandatory effective May 1 st 2014 and must be utilized on every loan file. Ensure that those on your staff responsible for IHDA submission are well versed on the contents of the checklist and IHDA procedures before reviewing files. Files determined to be non-compliant will require repurchase by the lender. If you are uncertain about any portion of the compliance review process, please contact IHDA s Help line. We are here to guide you. Once the loan has been determined to be compliant from a tax code standpoint and from a credit underwriting standpoint, you will close the loan. LOAN CLOSING Lender closes loan. Remember that the first mortgage loan closes in the Lender s name, and the IHDA rider is attached to the first mortgage and recorded with the first mortgage. If the borrower is to receive a Down Payment Assistance (DPA) second (2 nd ) mortgage, that loan will close in IHDA s name; no IHDA rider is attached to the second (2 nd ) mortgage. Also remember that our programs require occupancy by borrowers within 60 days of 18
close, and that borrowers always maintain occupancy; as such, do not use an Assignment of Rents in connection with the mortgage. After the loan has closed, you will submit (upload) the entire loan file in doc order as listed on the data summary sheet/submission voucher and delivery submission checklist to MITAS. Provide IHDA with original required IHDA documentation (Borrower Affidavit, Seller Affidavit, signed delivery submission checklist, signed income calculator, etc. as may be necessary). The IHDA Reservation manual provides you with information on uploading documents as is available to you through www.ihda.org at http://www.ihda.org/partner/documents/2014%20march%20reservation%20manual.pdf QUALITY CONTROL PRE-PURCHASE/POST-CLOSE AND POST-FUND QC reviews of 10% of overall production will be performed prior to funding, and 10% of loan files will be selected for QC review after funding. A discretionary review of 5% of loans determined to be of greater risk (i.e. lender on watch list, high default rate, high LTV with low credit score, etc.) will be performed as well. Since every loan file delivered to IHDA has the potential of being reviewed by our quality control vendor, it is crucial that each file be compliant with all applicable regulations, including but not limited to Reg. Z (Truth in Lending), Reg. X (including HOEPA), Reg. B (Fair Housing/ECOA), etc., and that a complete file be uploaded to MITAS. Each file must be compliant with all applicable Federal, State and Local regulations with regard to mortgage lending. If the loan file you have provided to IHDA is incomplete, you will be notified to provide the entire file, and/or specific documentation by your compliance officer. Should any deficiency be discovered as a result of a QC review, you will be notified to remedy; if a deficiency is beyond remediation, the loan may be un-saleable. POST CLOSE REQUIREMENTS After the loan closes, the Lender must upload the entire loan file into MITAS in the closing section and then deliver the following ORIGINAL completed documents to IHDA for review, in the order listed below within ten (10) business days of closing. Document Order: 1. Data Summary Sheet / Submission Voucher 19
2. Copy of IHDA commitment(s) 3. IHDA tax code compliance and submission check sheet, fully completed with signed certification (mandatory) 4. Completed, signed income calculator (mandatory) 5. Original Borrower Affidavit signed and notarized prior to close 6. Original Seller Affidavit signed and notarized prior to close 7. Certified copy of the Note(s) 8. Signed servicing letter for DPA second 9. Signed Original MCC Opt Out Letter 10. Signed Recapture Notice dated prior to close (as applicable) Please note that U.S. Bank Home Mortgage requires a separate closing package in order to purchase the loan. It is expected that the loan file you upload to MITAS is the same file you deliver to US Bank MRBP. Contact the U.S. Bank Client Support Center at 1-800- 562-5165 for information on their specific requirements. The original IHDA Post Close file documentation must be sent to the following address: Illinois Housing Development Authority Homeownership Programs 401 N. Michigan Ave. Suite 700 Chicago, IL 60611. 20
PROGRAM DESCRIPTIONS Welcome Home Illinois First Mortgage with DPA The Welcome Home Illinois Program (WHIP) offers low and moderate income households in Illinois the opportunity to achieve the dream of home-ownership by providing a lower than market first mortgage with a forgivable Down Payment Assistance (DPA) second (2 nd ) mortgage. The first mortgage is a 30 year, fixed rate mortgage that is FHA insured, insured with Private Mortgage Insurance if required for conventional financing, or, VA or USDA guaranteed. The required down payment depends on the program used. Applicable credit underwriting guidelines apply for FHA, VA, USDA and conventional mortgages with IHDA overlays listed below. The qualifications for eligibility are: First-time homebuyer or exempt (see exemption in glossary) Minimum credit score of >640 (Conventional loans with LTV s of 95.01% must have minimum FICO of 680 and must be run through FNMA DU as HFA preferred.) Maximum total debt to income (back end) ratio of 45 percent Household income and property purchase price must be within the program limits as per county Property must be a single family dwelling (one or two unit property) Buyer must contribute the greater of 1 percent or $1,000 of the purchase price toward the subject transaction Homeownership counseling is required Mortgage Insurance is required as applicable (see following in SmartMove) Please note that conventional borrowers cannot own other real estate at the time of closing on the property being purchased using our program Property purchased must be occupied as primary residence The amount of Down Payment Assistance is $7,500.00 at an interest rate of 0% which is in the form of a second mortgage and forgiven over a five (5) year period. Sale or refinance of the 2 nd mortgage before the 5 year term has expired will require repayment of whatever portion of the loan has not been forgiven. The basic program parameters are the same as our SmartMove Program. MCC cannot be used with this program. 21
SmartMove First Mortgage The SMART MOVE FIRST MORTGAGE is a 30-year, fixed rate mortgage that is FHA, Conventionally or USDA insured. It has a minimum down payment requirement of 0 to 3.5 percent and offers an affordable interest rate (often below-market) to the borrower. The required down payment depends on the program used. Applicable credit underwriting guidelines apply for FHA, VA, USDA and conventional mortgages with IHDA overlays listed below. The qualifications for eligibility are: First-time homebuyer or exempt (see exemption in glossary) Minimum credit score of >640 (Conventional > 95.01% LTV minimum score is 680) Maximum total debt to income (back end) ratio of 45 percent Household income and property purchase price must be within the program limits as per county Property must be a single family dwelling (one or two unit property) Buyer must contribute the greater of 1 percent or $1,000 of the purchase price toward the subject transaction Homeownership counseling is required Mortgage Insurance is required as applicable (see below) Please note that conventional borrowers cannot own other real estate at the time of closing on the property being purchased using our program Check www.ihda.org for today s competitive interest rate and current program guidelines! For Conventional loans, it is important that FNMA s most current version of Desktop Underwriter be utilized with special feature code HFA Preferred selected from the dropdown on the additional features page. (Remember that US Bank MRBP division MUST underwrite all conventional loan products with LTV s greater than 95.01%). No condos permitted for loans with LTV of 95.01% or more. By utilizing DU HFA Preferred, reduced mortgage insurance is available as follows: Conventional (FNMA HFA Preferred) mortgage insurance requirements: LTV Ratio Coverage Required 95.01% - 97% 18% 90.01% - 95% 16% 85.01% - 90% 12% 80.01% - 85% 6% The following are permitted subject to availability: Single Premium Borrower- Financed MI, up to 97% LTV Split Premium ( which can be paid with contribution from seller) 22
Monthly Borrower- paid Premium NOTE: Using FHLMC s Loan Prospector for conventional loans, the max LTV/CLTV is 95%, and minimum credit score is 700. Reduced MI is available for FNMA HFA preferred only. No manual underwrites for loans run through LP. SmartMove 1 st Mortgage with Down-payment Assistance The SMART MOVE FIRST MORTGAGE WITH DOWN PAYMENT ASSISTANCE is a package consisting of a First Mortgage (described above) plus a Down Payment Assistance Loan. There are no additional qualifications for eligibility for the Down Payment Assistance Loan. If the buyer meets the requirements for a Smart Move First Mortgage, the buyer is also eligible for the Smart Move Down Payment Assistance Loan as the basic qualifications remain the same. The characteristics of the SMART MOVE DOWN PAYMENT ASSISTANCE LOAN are: Provides 3 percent of the purchase price, up to $6,000, for households with income over 80% of the area median income (AMI) Provides $6,000 in down payment assistance for households with income below 80% of the AMI 0 percent, 10-year forgivable loan The interest rate on the SMART MOVE FIRST MORTGAGE WITH DPA will be slightly higher than the interest rate for the SMART MOVE FIRST MORTGAGE First-time homebuyer or exempt (see exemption in glossary) Minimum credit score of >640, (Conventional loans with LTV s of 95.01% must have minimum FICO of 680 and must be run through FNMA DU as HFA preferred) Maximum total debt to income (back end) ratio of 45 percent Household income and property purchase price must be within the county limits Property must be a single family dwelling (one or two unit property) Buyer must contribute the greater of 1 percent or $1,000 of the purchase price toward the subject transaction Homeownership counseling is required Mortgage Insurance is required as applicable for conventional financing (see page 5) Conventional borrowers cannot own other real estate at the time of closing on the property being purchased using our program. 23
SmartMove Trio The SMARTMOVE TRIO loan package is a first mortgage with a down payment assistance second mortgage and includes a Mortgage Credit Certificate (MCC). The same qualifications apply to this as to our other SmartMove loan programs. The characteristics of the SMART MOVE TRIO are: Provides 3 percent of the purchase price, up to $6,000, for households over 80% of area median income (AMI) as per county limit Provides $6,000 in down payment assistance for households with income BELOW 80% of the AMI 0 percent, 10-year forgivable loan The interest rate on the SMART MOVE TRIO under this package will be higher than the rate for the SmartMove with DPA rate as includes the MCC MCC documentation required First-time homebuyer or exempt (see exemption in glossary) Minimum credit score of >640, (Conventional loans with LTV s of >95.01% must have minimum FICO of 680 and must be run through FNMA DU as HFA preferred Maximum total debt to income (back end) ratio of 45 percent Household income and property purchase price must be within the program limits as per county Property must be a single family dwelling (one or two unit property) Buyer must contribute the greater of 1 percent or $1,000 of the purchase price toward the subject transaction Homeownership counseling is required Mortgage Insurance is required as applicable Conventional borrowers cannot own other real estate at the time of closing on the property being purchased using our program If you use LP rather than DU for a conventional loan, the minimum credit score is 700, and max LTV/CLTV is 95% 24
SmartMove Plus (for NON first time home buyers) SmartMove Plus is a program for non-first time home buyers. This program offers a first mortgage only. The first mortgage can be FHA, VA, USDA or Conventional. NO DPA or MCC is available with this program. Agency regulations apply. Minimum credit score of >640 (Conventional loans with LTV s of 95.01% must have minimum FICO of 680 and must be run through FNMA DU as HFA preferred) Income and purchase price county limits apply No down payment assistance for purchase transactions For purchase or no cash out refinance of single family residence Maximum total debt to income (back end) ratio of 45 percent Property must be a single family dwelling (one or two unit property) Mortgage Insurance is required as applicable (see Page 5) Conventional borrowers cannot own additional real estate at the time of closing on the property, but can have owned previously. Counseling not mandatory If you use LP rather than DU for a conventional loan, the minimum credit score is 700 and the max LTV/CLTV is 95% 25
Welcome Home Heroes Program (WHHP) WHHP provides honorably discharged veterans and active duty military personnel a first mortgage along with a second mortgage and can include a Mortgage Credit Certificate (MCC). The characteristics of the WELCOME HOME HEROES PROGRAM are: Provide a first mortgage (FHA, VA, USDA or conventional loan) with $10,000 in down payment assistance to qualified veterans or active duty personnel DPA is at 0% and forgiven after 2 years MCC can be included with this program; program fee of $350.00 required* MCC documentation or waiver required Active duty and National Guard members must be first time home buyers (unless veteran status applies) Credit score minimum is 640, but higher limit may apply for conventional loans (Conventional loans with LTV s of 95.01% must have minimum FICO of 680 and must be run through FNMA DU as HFA preferred). Property must be single family residence on less than 5 acres of land County income and purchase price limits apply Buyer must contribute the greater of $1,000.00 or 1% of the purchase price to the transaction Home buyer counseling is required Conventional borrowers cannot own other real estate at the time of closing on subject property Conventional loans run through LP require a minimum FICO of 700 and maximum LTV/CLTV is 95% Max DTI is 45% or as agency permits *A fee of $350.00 must be obtained on every WHHP file with MCC and must be payable to Illinois Housing Development Authority (it is important that you be certain the fee is payable to Illinois Housing Development Authority or we cannot process the MCC). The charge MUST appear on the HUD1 Settlement Statement as IHDA MCC. You as the lender may charge an additional $150.00 for a total of $500.00 for MCC. 26
Building Blocks Program (BB) The Building Blocks (BB) program offers buyers purchasing vacant property in the communities listed below a first mortgage with a forgivable down payment assistance second mortgage in the amount of $10,000.00. The down payment assistance (DPA) second mortgage is forgiven after two (2) years, and is at a 0% interest rate. The property being purchased must be vacant at the time the contract is written; the appraisal will reflect that the home being purchased is unoccupied. The program is available in the specified communities as follows: Belleville Cicero Maywood Berwyn Crest Hill Melrose Park Blue Island Joliet Park Forest Champaign Lockport Peoria Chicago Heights Lynnwood South Holland The characteristics of the BUILDING BLOCKS PROGRAM are: Provide a first mortgage (FHA, VA, USDA or conventional loan) with $10,000 in down payment assistance (DPA) to a buyer purchasing VACANT property in specific communities DPA is at 0% and forgiven after 2 years MCC cannot be included with this program Buyer does not need to be a first time home buyer, but cannot own other real estate at time of closing if using conventional financing. County income and purchase price limits apply (see appendix) Credit score must be at least 640 (Conventional loans with LTV s of 95.01% must have minimum FICO of 680 and must be run through FNMA DU as HFA preferred). MI insurance required as applicable for conventional loans Borrower must contribute the greater of 1% or $1,000 of purchase price Owner occupancy is required Home buyer counseling is required Property must be single family, under 5 acres of land Max LTV/CLTV for lenders using LP for conventional loans is 95% and minimum FICO is 700 Max DTI = 45% or as agency permits NO MCC permitted with this program 27