How Student Loans Affect Qualifying For Mortgage

0

How Student Loans Affect Qualifying For Mortgage

This Blog On How Student Loans Affect Qualifying For Mortgage Was UPDATED On November 15th, 2018

Two types of debts are the biggest hurdles most home buyers will encounter when qualifying for a mortgage loan.

  • They are student loan debts and automobile monthly payments
  • Student loan debts can be tens of thousands of dollars
  • car payment can be a minimum of $400 per month
  • Some folks have student loan debts of over $100,000
  • Many home buyers who have advanced degrees can have student debts of more than $200,000
  • Car payments are amortized over a short period of time such as three to five years
  • So car loan payments can be substantial when it comes to debt to income ratio calculations
  • A $400 monthly car payment is equivalent to a $80,000 mortgage loan
  • Borrowers intending in applying for a mortgage, try to avoid in getting a car loan
  • A car loan will affect debt to income ratios when qualifying for a mortgage
  • There has been changes with student loans and DTI Calculations
  • Deferred student loans that many home buyers question how student loans affect qualifying for mortgage

How Student Loans Affect Qualifying For Mortgage On FHA Home Loans

Lately, I have been getting more and more inquiries from home buyers who could not qualify for a mortgage from other lenders due to their high student loan debt.

  • Not too long ago, HUD exempted student loans that were deferred for at least 12 months from the closing date from debt to income ratio calculations of borrowers
  • Unfortunately, this is no longer the case
  • All student loans on FHA and Conventional Loans needs to be counted in the borrower’s debt to income ratio calculations
  • This holds true even though the student loans have been deferred
  • VA exempts deferred student loans that is deferred for longer than 12 months

How Student Loans Affect Qualifying For Mortgage With Recent Changes On HUD

The reason HUD, the parent of the Federal Housing Administration or FHA, has changed this policy on student loan guidelines:

  • Changes was made to make sure that a borrower with high student loan balances are able to pay their mortgage payments timely
  • Once the deferment period is over and after their deferred student loans become due after their deferment period is over, HUD wants to make sure that a new mortgage payment will not cause financial strain
  • After the changes of no longer exempting deferred student loans, borrowers who got hurt the most were those with higher student loan debts such as the following professionals:
    • doctors
    • dentists
    • nurses
    • attorneys
    • professors
    • borrowers who went to expensive private colleges and universities where their student loan balances exceeded more than $200,000

This new rule with borrowers not being able to exempt their deferred student loan debt will disqualify many home buyers with large student loan debts.

  • However, on the positive side, it will force home buyers who have large student loan debts from taking on more debt than they can handle once their student loans become due and is out of deferment

HUD Student Loan Mortgage Guidelines

Here are some bullet points on How Student Loans Affect Qualifying For Mortgage With FHA Loans:

  • Deferred student loans are no longer exempt from debt to income calculations
  • Zero payment Income Base Repayment plans are no longer valid with FHA Loans
  • Borrowers need a fully amortized repayment monthly student loan plan with an extended term
  • That amount needs to be in writing by the student loan provider
  • The loan officer can be on the phone with student loan provider via conference call
  • Loan officer can talk to the student loan customer service representative that you are applying for a mortgage
  • Borrowers need a set dollar amount that will be a hypothetical monthly student loan payment
  • But that payment needs to be fully amortized over an extended term which is normally 25 years
  • The longer the extended term, the lower the student loan payments will be
  • Loan officer can use the verbal figure to start processing FHA Loan
  • However, a written agreement or coupon needs to be provided by the student loan provider
  • Graduated payment plans are not allowed
  • Many borrowers have difficulty with getting what is required
  • The loan officer should be on the phone with you with student loan provider
  • Loan officer can get the exact information needed to proceed with Mortgage Loan Process

How Student Loans Affect Qualifying For Mortgage On Conventional Loans

Both Fannie Mae and Freddie Mac never had an exemption rule when it came to deferred student loans.

  • Conventional Loans allows Income Based Repayment as long as the IBR reports on all three credit bureaus
  • No matter how long a student loan is deferred, Fannie Mae and Freddie Mac required a fully amortized monthly minimum student loan payment amount in writing by the student loan provider
  • In the event if the student loan provider could not provide a written minimum monthly student payment amount, then 1.0% of the outstanding student loan balance is used in lieu of the monthly student loan payment provided by the student loan provider
  • For example, here is a case scenario:
    • if the home buyer who is qualifying for a Conventional Loan has a $200,000 student loan balance in deferment
    • and if that borrower cannot get a written extended amortized monthly payment
    • then 1.0% of the $200,000 or $2,000 will be used as the borrower’s monthly debt when calculating the borrower’s debt to income ratio
    • If the IBR payment is $50 dollars per month and is reported on all three credit bureaus, we can use the $50 dollar payment to calculate DTI
    • The large outstanding balance does not matter as long as the IBR payments report on credit bureaus
  • The student loan monthly payment can be an Income Base Repayment
  • The IBR does not need to be fully amortized
  • This monthly IBR monthly student loan payment plan needs to be in writing by the student loan provider

How Student Loans Affect Qualifying For Mortgage On VA Loans

VA Loans is by far the best owner occupant home loan program where a borrower with a VA Certificate Of Eligibility can qualify for a home loan with no money down and no mortgage insurance required.

  • VA Loans also allow for up to a 4% in sellers concessions
  • Home buyers who can qualify for a VA Loan will not need a single penny out of pocket and purchase a home with no closing costs and no down payment
  • Unfortunately, not everyone can qualify for a VA Loan
  • Need to have served in the United States Armed Services
  • Need to have been granted an honorable discharge
  • Need to have been issued a VA Certificate Of Eligibility, or COE, from the Department of Veterans Affairs
  • One of the greatest benefits with serving our country is being eligible for a VA Loan

Deferred student loans longer than 12 months is exempt from debt to income ratio calculations.

VA Guidelines On Non-Deferred Student Loans

With non-deferred outstanding student loans, here is how VA requires lenders to calculate monthly payments:

  • Take 5% of the outstanding student loan balance
  • Divide that by 12
  • The resulting figure will be the hypothetical monthly payments used on VA Loans

How Student Loans Affect Qualifying For Mortgage On VA Loans

Here are some bullet points on VA Loans:

  • Mandatory waiting period after a foreclosure, deed in lieu of foreclosure is 2 years from the recorded date of foreclosure and/or date of the sheriff’s sale
  • FHA requires a three year waiting period after a foreclosure and deed in lieu of foreclosure
  • Fannie Mae and Freddie Mac require a four year waiting period to qualify for a Conventional Loan after a deed in lieu of foreclosure
  • The waiting period is seven years to qualify for a Conventional Loan after the recorded date of a foreclosure
  • There is a two year waiting period to qualify for a VA Loan after a bankruptcy
  • FHA requires a two year waiting period and Fannie Mae and Freddie Mac requires a four year waiting period after a Chapter 7 Bankruptcy discharged date to qualify for a Conventional Loan
  • There is a two year waiting period to qualify for a VA Loan to qualify after a short sale date
  • The waiting period clock starts from the date of the short sale that is reflected on the HUD Settlement Statement
  • HUD requires a three year waiting period to qualify for a FHA Loan after the short sale date
  • There is a four year waiting period to qualify for a Conventional Loan after the date of the short sale
  • VA Loans due exempt deferred student loan payments unlike FHA Loans and Conventional Loans
  • Student loans that has been deferred at least 12 months are exempt from debt to income ratio calculations.
  • Many lenders may have lender overlays when it comes to exemption on deferred student loans on VA Loans

How Student Loans Affect Qualifying For Mortgage With USDA Loans

The United States Department of Agriculture is the governmental agency that is in charge of USDA Loans. Student Loan Guidelines on USDA Loans is exactly the same as FHA:

  • USDA Loans is not for everyone
  • The location of the property needs to be classified as an eligible USDA approved area and the borrower needs to also qualify for the USDA Loan
  • The U.S. Department of Agriculture does not exempt deferred student loans
  • Borrowers with deferred student loans needs to get a fully amortized extended term monthly payment statement from their student loan provider
  • or 1.0% of the borrower’s outstanding student loan balance will be used when calculating the borrower’s debt to income ratios

Borrowers With High Debt To Income Ratios Due To Student Loans

Gustan Cho Associates Mortgage Group specializes in helping borrowers with higher debt to income ratios due to student loans.

  • Our team of loan officers at Gustan Cho Associates will find creative ways of getting borrowers into a loan program
  • This holds true even with high student loan balances
  • There are many loan programs such as Non-QM Mortgages that Gustan Cho Associates at Loan Cabin Inc. offers its borrowers
  • Deferred student loans are exempt from debt to income ratio calculations on non-qm loans
  • The Gustan Cho Team at Loan Cabin Inc. is available 7 days a week, evenings, weekends, and holidays

Contact us at 262-716-8151 or text us for faster response. Or email us at gcho@gustancho.com.

This BLOG On How Student Loans Affect Qualifying For Mortgage Was UPDATED On November 15th, 2018

Leave A Reply

Your email address will not be published.

CALL NOW