2016 Changes In FHA Guidelines

The Federal Housing Administration is in charge of setting FHA mortgage lending guidelines . Changes In FHA Guidelines are common and just because FHA guidelines are set does not mean those guidelines are good forever. There are times when changes in FHA Guidelines happen multiple times a year so mortgage loan originators need to make sure they are on top of the latest rules and regulations. The United States Department of Housing and Urban Development, HUD, is the parent of the Federal Housing Administration, FHA. FHA is not a mortgage lender and does not originate nor fund FHA Loans. FHA’s mission is to insure FHA Loans originated by private FHA approved mortgage lenders such as banks and mortgage companies and in the event of the borrower defaulting on their FHA Loans, FHA will insure the FHA Loan as long as each FHA Loan that the FHA approved mortgage lender originated and funded meet FHA mortgage lending guidelines.

Changes In FHA Guidelines On Student Loans

One of the most important changes in FHA Guidelines is with student loans. Under the old FHA Guidelines on student loans, FHA would permit that student loan payments that have been deferred for at least one year can be excluded in calculation of the borrowers debt to income ratios . Under the new changes in FHA Guidelines on student loans is that mortgage underwriters needs to count the monthly student loan payments no matter what, even if the student loan payments are deferred. One of the great news about the new FHA Guidelines is that FHA mortgage loan borrowers with outstanding high student loan balances can have their student loans restructured to an income based payment plan which will most likely reduce the monthly student loan payments.

Changes In FHA Guidelines For Installment Debts Less Than 10 Months

Under the old FHA mortgage lending guidelines, any installment debts that has less than 10 months left may be excluded from calculation of the borrower’s debt to income ratios. However, this rule has changed with the new FHA Guidelines where payments with less than 10 months left may ONLY BE EXCLUDED IF AND ONLY IF they have the cumulative payment are less than or equal to 5% of the mortgage loan borrower’s gross monthly income. The mortgage loan borrower cannot pay down the debts to achieve this figure.

Changes In FHA Guidelines With FHA Streamline Refinance

Under the old FHA mortgage lending guidelines with FHA Streamline Refinance Mortgage Loans, the borrower needed to have a net tangible benefit of savings of at least 5% off the principal and interest and FHA mortgage insurance payment. For example, on a monthly $900 principal and interest monthly mortgage payment and a $150 monthly FHA mortgage insurance payment, the total housing payment is $1,050. 5% of the $1,050 is equivalent to $52.50. The $52.50 per month is the minimum amount of monthly payment the mortgage borrower needs to save in order to trigger the FHA Streamline Refinance Mortgage Loan and for the mortgage loan borrower to qualify for the FHA Streamline Refinance.

With the new FHA Guidelines, the mortgage loan borrower needs to have a minimum savings of half of one percent, 0.50%, off their current mortgage interest rate and FHA mortgage insurance premium. For example, if the mortgage loan borrower has a current FHA mortgage interest rate of 4.5% and the borrower’s FHA mortgage insurance premium is 1.35%, the total is cumulative is 5.85%. The new mortgage loan needs to be at least 0.50% lower between the two figures. For example, if the new mortgage loan mortgage interest rate is 4.0% and the new FHA mortgage insurance premium is 0.85%, the cumulative total is 4.85%. The combined savings is 1.0% and how we derive to this is by subtracting the 4.85% from 5.85%. This would qualify under the new FHA Guidelines with FHA Streamline Mortgage Loans. With this example, the FHA Streamline Mortgage Loan Borrower would even qualify with a mortgage interest rate of 4.5% due to the reduction of FHA mortgage insurance premium to 0.85%. Due to the Reduction Of FHA Mortgage Insurance Premium , this borrower would qualify with a mortgage interest rate of 4.5% and still qualify for a FHA Streamline Refinance Mortgage Loan. This borrower can save money even by refinancing their FHA Loan with the same mortgage rate they have due to the reduction of the FHA mortgage insurance premium with the new FHA Streamline Mortgage Refinance Loan.

Changes In FHA Guidelines With Regards To Multiple FHA Loans

Under the old FHA Guidelines with FHA Loans, a home buyer can qualify for a second FHA Loan if they had a job transfer if the new home that they are buying is more closer to their place of employment. However, with the new changes with FHA Guidelines with multiple FHA Loans, if the home buyer needs a second FHA Loan due to employment relocation purposes, the commuting distance between the old home and the new home must be at least 100 miles.

Changes In FHA Guidelines With Regards To Non-Taxable Income

Grossing up on social security and non-taxable income is allowed using tax rate evidenced on the most recent tax returns. In the event if the mortgage loan borrower did not file tax returns, you can gross up non-taxable income up to 25%. Under the new FHA Guidelines with non-taxable income, the non-taxable income can be grossed up by using the greater of 15% or the borrower’s actual tax rate. In the event if the mortgage loan borrower did not file tax returns, than the gross up rate of 15% is used.

Changes In FHA Guidelines On Manual Underwriting

The old FHA mortgage lending guidelines on manual underwriting with regards to credit history was totally up to mortgage underwriting discretion. New FHA lending guidelines with manual underwriting with regards to credit history is for the underwriter to review the payment history of the borrower and that all mortgage and installment debt payments have been paid on time for the past 12 months and that the mortgage loan applicant has not more than two 30 day late payments on their mortgage or installment debt payments in the past 24 months. The mortgage underwriter can give the mortgage loan borrower a mortgage loan approval if the mortgage loan borrower has an acceptable payment history and has no major negative credit tradelines on revolving credit accounts in the past 12 months. Major negative derogatory credit accounts on revolving credit accounts are credit accounts that are 90 days or more late after the payment due date, or three or more credit tradelines that are at least 60 days late after the payment due date. All mortgage loan borrowers must write a detailed letter of explanation and document the reasons why they have outstanding collection accounts and the reason for late payments as well as all other derogatory credit items such as judgments, tax liens, and charge offs.

Changes In FHA Guidelines Excluding Business Debt

Under the old FHA mortgage lending guidelines, FHA allowed business debts, such as car payments, to be excluded form the calculation of debt to income ratios. For example, if you had a car titled under your name but paid with your business account and can show twelve months canceled checks of the funds to pay your car payments was coming out of your business account, then the car payment can be excluded from debt to income calculations.

Under the new FHA mortgage lending guidelines, all business debt needs to be included in calculation of the mortgage loan borrower’s debt to income ratios unless the borrower can provide proof that the business is actually responsible for the monthly debt payments. In order for mortgage underwriters to be able to accept proof that the business is responsible for the debt payment, the debt item needs to be in the business cash flow as well as business tax returns on reflecting the debt.

The information contained on Gustan Cho Associates website is for informational purposes only and is not an advertisement for products offered by The Gustan Cho Team @ Gustan Cho Associates or its affiliates. The views and opinions expressed herein are those of the author and/or guest writers of Gustan Cho Associates Mortgage & Real Estate Information Resource Center website and do not reflect the policy of Gustan Cho Associates Lenders Network, its officers, subsidiaries, parent, or affiliates.

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