What Are FHA Lender Overlays And What Are Typical Overlays


What Are FHA Lender Overlays And What Are Typical Overlays

This BLOG On What Are FHA Lender Overlays And What Are Typical Overlays Was UPDATED On December 27th, 2017

FHA Loans are residential mortgage loans that is originated by banks and mortgage companies that meet FHA lending guidelines. FHA Loans is the most common and popular mortgage loan program in the United States.

  • The United States Department of Housing and Urban Development (HUD) is the parent of the Federal Housing Administration (FHA)
  • Many folks have heard of FHA Loans
  • The Federal Housing Administration (FHA) is a government agency under the umbrella of HUD whose role is to insure FHA Loans originated and funded by private banks and lenders
  • FHA will insure private FHA Approved Lenders in the event if homeowners with FHA Loans default on their loans and the property goes into foreclosure

What Function Does FHA Play In Lending?

In order for HUD to insure FHA Loans, lenders need to meet FHA Guidelines:

  • FHA, Federal Housing Administration, is part of the United States Department of Housing and Urban Development
  • FHA is a government entity whose function is to insure and guarantee FHA approved banks and mortgage companies against loss from FHA mortgage loan borrowers
  • In order for FHA to insure FHA Loans, mortgage lenders who originate and fund FHA Loans needs to follow FHA lending guidelines
  • If a FHA approved mortgage lender does not follow and abide by FHA lending guidelines, the home loan will not be insurable
  • HUD will not insure in the event the FHA Loan borrower defaults on their FHA Loan
  • What Are FHA Lender Overlays: Overlays  are additional lending guidelines that is set by individual lenders that is above and beyond the minimum FHA mortgage lending guidelines

Minimum FHA Loan Requirements

FHA has minimum FHA Loan Requirements.

  • Borrowers needs a 580 FICO credit score to qualify for a 3.5% down payment FHA home purchase mortgage loan
  • FHA mortgage lenders can have FHA Lender Overlays on credit scores where they can require a 640 FICO credit score even though the minimum credit score required is 580 FICO per FHA
  • Same with debt to income ratios
  • Maximum debt to income ratios allowed for FHA Loans with credit scores higher than 620 FICO is 46.9% front end and 56.9% back end
  • However, mortgage lenders can have FHA Lender Overlays that are below the maximum debt to income ratios allowed by FHA
  • Most banks will not accept mortgage loan applicants with debt to income ratios higher than 45% to 50%
  • FHA allows mortgage loan applicants with unpaid collection accounts to qualify for FHA insured mortgage loans without having them to pay off the collection accounts

However, many mortgage lenders will require that they pay off unpaid collection accounts in order for them to get qualified with their lending institution.

What Are FHA Lender Overlays And How Does It Work?

There are two types of FHA lending guidelines.

  • One set by HUD
  • The second set of guidelines are the mortgage lending guidelines which are called FHA Lender Overlays which is set by individual mortgage companies
  • Most FHA approved mortgage lenders have additional FHA Lender Overlays on top of the minimum FHA lending guidelines
  • A FHA approved mortgage lender does not have to just go off the FHA minimum mortgage lending guidelines
  • They must meet the minimum FHA minimum lending requirements
  • However, they can have higher standards than the minimum lending FHA guidelines

Again, these additional mortgage lending guidelines are called FHA Lender Overlays.

Minimum Credit Tradelines

FHA does not require a minimum amount of credit tradelines for FHA Loan borrowers.

  • However, many mortgage lender have credit tradelines FHA Lender Overlays and will require minimum credit tradelines
  • Credit tradelines are credit accounts that report to the three credit bureaus with at least a 12 month on time credit payment history
  • Some mortgage lenders require credit tradelines that have been seasoned 24 months and no late payments in the past 24 months

Typical FHA Lender Overlays

The common overlays most lender have are the following:

  • Credit Score Overlays
  • Overlays On Outstanding Collections and Charge Offs
  • Debt To Income Ratio Overlays
  • Qualifying For FHA Loans During And After Chapter 13 Bankruptcy
  • Minimum Credit Tradelines
  • Reserves

FHA Mortgage Lenders With No FHA Lender Overlays

There are mortgage lenders such as The Gustan Cho Team at USA Mortgage that do not have any FHA Lender Overlays.

  • We just go off the minimum FHA Lending Guidelines set by HUD
  • If a FHA mortgage loan applicant has an approve/eligible per automated underwriting system, that mortgage loan applicant will close on their FHA Loan as long as they can provide the conditions on the DU FINDINGS

If you are looking for a FHA mortgage lender with no FHA Lender Overlays, contact Gustan Cho Associates at 262-716-8151.

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