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TopicTopicSee Page1Joint Loans 7-22Construction/Permanent Home Loans 7-133Energy Efficient Mortgages (EEMs) 7-164Loans for Alteration and Repair 7-225Supplemental Loans 7-236Adjustable Rate Mortgages (ARMs) 7-277Graduated Payment Mortgages (GPMs) 7-298Growing Equity Mortgages (GEMs) 7-349Loans Involving Temporary Interest Rate Buydowns 7-3510Farm Residence Loans 7-3811Cooperative Home Loans 7-4012Loans for Manufactured Homes Classified as Real Estate 7-4113Loans to Native American Veterans on Trust Lands 7-44 seq chapter \h \r101. Joint Loans Change DateJuly 20, 2007, Change 5 Subsection i has been changed to show the increase in available entitlement for loans in excess of $144,000. Subsections j, k, l, and m have been changed to show the percentage available for a joint loan where the veteran’s portion of the loan exceeds $144,000. Subsection q has been changed to reflect the current funding fee. a. What is a VA Joint Loan?“Joint loan” generally refers to a loan for which: a veteran and another person(s) are liable, and the veteran and the other obligor(s) own the security. A joint loan is a loan made to: the veteran and one or more nonveterans (not spouse) the veteran and one or more veterans (not spouse) who will not be using their entitlement the veteran and the veteran’s spouse who is also a veteran, and both entitlements will be used, or the veteran and one or more other veterans (not spouse), all of who will use their entitlement. A loan involving a veteran and his or her spouse will not be treated as a “joint loan” if the spouse: is not a veteran, or is a veteran who will not be using his or her entitlement on the loan. A loan to a veteran and fiancé who intend to marry prior to loan closing and take title as veteran and spouse will be treated as a loan to a veteran and spouse (conditioned upon their marriage), and not a joint loan. b. VA RegulationsThe regulations at  HYPERLINK "http://www.warms.vba.va.gov/regs/38cfr/bookh/part36/36%5F4300.doc" 38 CFR 36.4307 address joint loans. Continued on next page styleref "Map Title"1. Joint Loans, Continued c. Terminology Used in this SectionTo avoid confusion, the terms “veteran/nonveteran joint loan” and “two veteran joint loan” will be used throughout this section to include the various types of joint loans. Veteran/nonveteran joint loan: Common meaning: A loan involving one veteran and one nonveteran (not spouse). For purposes of applying the principles explained in this section, this term will also be used to represent any other type of joint loan involving at least one veteran using his or her entitlement and at least one other person not using entitlement (can be a veteran or nonveteran, but not a spouse). Examples: Three veterans using entitlement and one nonveteran. One veteran using entitlement and four nonveterans. Two veterans using entitlement and two veterans not using entitlement. Two veteran joint loan: Common meaning: A loan involving two veterans who are not married to each other, both using their entitlement. For purposes of applying the principles explained in this section, this term will also be used to represent any other type of joint loan involving only veterans, each of whom uses his or her entitlement. It can include loans to: The veteran and the veteran’s spouse who is also a veteran, if both entitlements will be used, or Three, four, or more veterans, all of whom will use their entitlement. d. OccupancyAny person who uses entitlement on a joint loan must certify intent to personally occupy the property as his or her home. Any borrower on a joint loan who does not use entitlement for the loan (such as a nonveteran), does not have to intend to occupy the property.Continued on next page styleref "Map Title"1. Joint Loans, Continued e. How Many Units Can the Property Have?If a property is to be owned by two or more eligible veterans, it may consist of four family units and one business unit, plus one additional unit for each veteran participating in the ownership. Thus, two veterans may purchase or construct residential property consisting of up to six family units (the basic four units plus one unit for each of the two veterans), and one business unit. If the property contains more than four family units plus one family unit for each veteran participating in the ownership and/or more than one business unit, the loan is not eligible for guaranty. f. Which Joint Loans Require Prior Approval?Any joint loan for which the veteran will hold title to the property and any person other than the veteran’s spouse must be submitted for prior approval. Any loan for which the veteran and the veteran’s spouse will hold title to the property, whether or not the spouse also uses entitlement, may be closed automatically by a lender with automatic authority. g. How to Underwrite a Joint LoanThe following underwriting considerations apply: Part Type of Joint LoanUnderwriting Considerations FunctionTwo veteran joint loanConsider the credit and combined income and assets of both parties. Strengths of one veteran related to income and/or assets may compensate for income/asset weaknesses of the other. However, satisfactory credit of one veteran cannot compensate for the other’s poor credit.Continued on next page  STYLEREF "Map Title" 1. Joint Loans, Continued  STYLEREF "Block Label" g. How to Underwrite a Joint Loan (continued) Part Type of Joint LoanUnderwriting Considerations FunctionVeteran/nonveteran joint loanVeteran’s credit must be satisfactory and veteran’s income must be sufficient to repay that portion of the loan allocable to the veteran’s interest in the property. A different analysis applies to the portion of the loan allocable to the nonveteran. The credit of the nonveteran must be satisfactory. However, the combined income of both borrowers can be considered in evaluating repayment ability. In other words: income strength of the veteran may compensate for income weakness of the nonveteran, but income strength of the nonveteran cannot compensate for income weakness of the veteran in analyzing the veteran’s ability to repay his or her allocable portion of the loan. h. How to Calculate Guaranty and Entitlement Use on Veteran/ Nonveteran Joint LoansGuaranty is limited to that portion of the loan allocable to the veteran’s interest in the property. The lender must satisfy itself that the requirements of its investor or the secondary market can be met with this limited guaranty.Continued on next page  STYLEREF "Map Title" 1. Joint Loans, Continued i. ProcedureVA calculates the guaranty as described in the table below. StepAction1Divide the total loan amount by the number of borrowers.2Multiply the result by the number of veteran-borrowers who will be using entitlement on the loan. There is usually only one veteran borrower, in which case the result of this Step is the same as the result of Step 1.3Calculate the maximum potential guaranty on the portion of the loan arrived at in Step 2 (as if that portion was the total loan). Use the maximum guaranty table in  HYPERLINK "http://www.warms.vba.va.gov/admin26/pamphlet/pam26_7/ch03.doc" section 4 of chapter 3 of this handbook.4VA will guarantee the lesser of: the maximum potential guaranty amount arrived at in Step 3, or the combined available entitlement of all veteran-borrowers. If the result of Step 2 is greater than $144,000, additional entitlement may be added to each veteran’s entitlement. The maximum entitlement on the loan cannot exceed 25 percent of the Freddie Mac single family conventional conforming loan limit. Please contact a Regional Loan Center to discuss specifics for joint loans. 5VA makes a charge to the veteran-borrowers’ available entitlement in the amount of the guaranty. If more than one veteran is involved, VA divides the entitlement charge equally between them if possible. If only unequal entitlement is available, unequal charges may be made with the written agreement of the veterans. Continued on next page styleref "Map Title"1. Joint Loans, Continued j. ExamplesVeteran/Nonveteran Loans Borrowers and Available EntitlementTotal Loan AmountVet’s PortionMaximum Potential Guaranty on Vet’s PortionEntitlement Charge ------------T=TotalVet $36,000 Nonvet $0$100,000$ 50,000$22,500$22,500 Vet $36,000 Nonvet $0$290,000$145,000$36,250 $36,250Vet $27,500 Vet $36,000 Nonvet $0$108,000Total for both vets $72,000Total for both vets $28,800 $14,400 $14,400 T=$28,800Vet $25,000 Vet $11,000 Nonvet $0$201,000Total for both vets $134,000$36,000 $25,000 $11,000 T=$36,000 Note: The last example would require a written agreement from the veterans to make unequal charges to their entitlement. Quick Reference For Calculation UsedStepAction1Divide the total loan amount by the number of borrowers.2Multiply the result by the number of veterans using entitlement. 3Calculate the maximum potential guaranty on the portion of the loan arrived at in Step 2, using the maximum guaranty table in  HYPERLINK "http://www.warms.vba.va.gov/admin26/pamphlet/pam26_7/ch03.doc" section 4 of chapter 3.4VA will make a charge to entitlement up to the amount arrived at in Step 3. VA will divide the charge equally between multiple veterans if possible. If Step 2 is greater than $144,000, additional entitlement may be added to each veterans entitlement. The maximum entitlement on the loan cannot exceed 25 percent of the Freddie Mac single family conventional conforming loan limit.Continued on next page styleref "Map Title"1. Joint Loans, Continued k. How to Calculate Guaranty and Entitlement Use on Two Veteran Joint LoansAs with a non-joint loan, the potential maximum guaranty on a joint loan is calculated based on the total loan amount and cannot exceed 25 percent of the Freddie Mac single family conventional conforming loan limit (please contact your RLC to discuss these situations), even if the available entitlement of the veterans involved adds up to a greater amount.  l. ProcedureVA calculates the guaranty as described in the following table. StepAction1Calculate the maximum potential guaranty on the total loan amount. Use the maximum guaranty table in  HYPERLINK "http://www.warms.vba.va.gov/admin26/pamphlet/pam26_7/ch03.doc" section 4 of chapter 3 of this handbook.2VA will guarantee the lesser of: the maximum potential guaranty amount arrived at in Step 1, or the combined available entitlement of all veteran-borrowers. If the loan amount is greater than $144,000, additional entitlement may be added to each veterans entitlement. The maximum entitlement on the loan cannot exceed 25 percent of the Freddie Mac single family conventional conforming loan limit. If possible, VA will use this additional entitlement to arrive at equal entitlement charges for the veterans involved.3VA will make charges to the veterans’ available entitlement which total the maximum guaranty arrived at in Step 1, or the total of their available entitlement if less than the maximum potential guaranty. VA will divide the entitlement charge equally between the veterans if possible, or, if only unequal entitlement is available, unequal charges may be made with the veterans’ written agreement. Exception: VA will make the entitlement charge for husband and wife veterans according to their preference.Continued on next page styleref "Map Title"1. Joint Loans, Continued  PRIVATE INFOTYPE="OTHER"  m. ExamplesTwo veteran joint loans  Veterans and Available EntitlementTotal Loan AmountMaximum Potential Guaranty Additional Entitlement Use Per VetTotal Entitlement Charge Per VetTotal Guaranty on LoanVet 1 $36,000 Vet 2 $36,000$100,000 0$36,000 $0 $0$18,000 $18,000$36,000Vet 1 $23,500 Vet 2 $ 8,500$ 80,000 0$32,000$23,500 $ 8,500$32,000Vet 1 $36,000 Vet 2 $36,000$300,000 0$75,000Maximum entitlement on the loan cannot exceed 25 percent of the Freddie Mac single family conventional conforming loan limit$37,500 $37,500$75,000Vet 1 $15,000 Vet 2 $20,000$203,000 0$50,750$25,375 $25,375$50,750Vet 1 $0 Vet 2 $0 Vet 3 $ 6,500$300,000$75,000$25,000 $25,000 $25,000$75,000 Note: The last two examples on the chart would require a written agreement from the veterans to make unequal charges to their entitlement.Continued on next page styleref "Map Title"1. Joint Loans, Continued n. Certificate of CommitmentFor joint loans involving one or more nonveterans: the loan amount shown on the commitment is limited to the veteran’s portion of the loan, and the percent of guaranty is based on the ratio of the amount of entitlement the veteran has available to the veteran’s portion of the loan. VA will issue the Certificate of Commitment with a reminder that: no part of the guaranty applies to the portion of the loan allocated to the nonveteran, and in the event of foreclosure where a loss is sustained, the holder must absorb any loss attributable to the nonveteran’s portion of the loan. o. Loan Guaranty CertificateThe “Amount of Loan” reflects only the veteran’s portion of the loan. If more than one veteran used entitlement on the loan, it will reflect the total of all portions allocable to those veterans. For veteran/nonveteran joint loans, the Loan Guaranty Certificate (LGC) will contain the statement, “The amount of guaranty on this loan is limited to the veteran’s portion of the loan.” The lender must satisfy itself that the requirements of its investor or the secondary market can be met with this limited guaranty. Whereas the whole loan amount will appear on the mortgage security documents; that is, mortgage note or deed of trust, only the veteran’s portion is shown on the Certificate of Commitment and the LGC.Continued on next page styleref "Map Title"1. Joint Loans, Continued p. ECOA ConsiderationsThe applicability of the guaranty to only a portion of the loan in the case of a veteran/nonveteran joint loan may cause a lender to refuse to accept an application for such loan. This may appear to conflict with the Equal Credit Opportunity Act (ECOA) prohibition against discrimination based on marital status, however, the lender may refuse the application under these circumstances without violating ECOA. This is based on an exemption for VA being a special purpose credit program. q. Calculation of the Funding FeeApply the appropriate funding fee percentage to any portion of the loan allocable to a veteran using his or her entitlement who is not exempt from the funding fee. Determine the appropriate percentage for the type of veteran involved from the funding fee tables in  HYPERLINK "http://www.warms.vba.va.gov/admin26/pamphlet/pam26_7/ch08.doc" section 8 of chapter 8 of this handbook. Example: On a no-down payment loan to three veterans; one a first-time homebuyer, one a subsequent user, and one a first-time reservist; funding fee percentages of 2.15 percent, 3.3 percent, and 2.4 percent, respectively, would each be applied to one-third of the loan amount. No funding fee will be assessed on any portion of a joint loan allocable to: a nonveteran a veteran who did not use his or her entitlement, or a veteran who used his or her entitlement, but is exempt from the funding fee.Continued on next page  STYLEREF "Map Title" 1. Joint Loans, Continued  STYLEREF "Block Label" q. Calculation of the Funding Fee (continued)Downpayment: The actual loan amount is allocated equally between the borrowers for purposes of calculating the funding fee, whether or not a down payment is made, and regardless of where the funds for such a down payment come from. Example: On a veteran/nonveteran loan, the nonveteran makes a $5,000 (5 percent) down payment out of his cash resources, to purchase a $100,000 property, resulting in a $95,000 loan amount. The veteran is a first-time homebuyer. The veteran must pay a funding fee of $712.50, based on 1.5 percent of his/her $47,500 portion. If situations arise which are not addressed here, contact VA for assistance. 2. Construction/Permanent Home Loans Change DateSeptember 15, 2004, Change 4 This section has been changed to create subsection lettering. Subsections e and f have been added back into this section. The previous change to the handbook erroneously removed these sections. a. The BasicsVA will guarantee a “construction/permanent home loan,” that is, a loan to finance the construction/purchase of a residence. The loan is closed prior to the start of construction with proceeds disbursed to cover the cost of, or balance owed on, the land, and the balance into escrow. The escrowed monies are paid out to the builder during construction. The lender must obtain written approval from the borrower before each draw payment is provided to the builder. This section does not address other construction loans guaranteed by VA; that is, those for the purchase of a residence newly constructed for the veteran by a builder who financed the construction from his or her own resources. b. AmortizationThe veteran begins making payments on a construction/permanent home loan only after construction is complete. Therefore, the initial payment on principal may be postponed up to one year if necessary. The loan must be amortized to achieve full repayment within its remaining term. Example: If it takes six months to complete construction, the payment schedule for the veteran obtaining a 30-year mortgage must provide for full repayment of the loan in 29 years and six months. Rather than requiring a balloon payment, it may be preferable to set up equal payments (beginning after construction is complete) which are large enough to repay the loan within the original maturity without a balloon payment. VA’s amortization requirements that payments be approximately equal and principal be reduced at least once annually apply to construction loans. (See  HYPERLINK "http://www.warms.vba.va.gov/admin26/pamphlet/pam26_7/ch03.doc" section 9 of chapter 3.) However, the final installment requirement is different. The final installment may be for an amount that does not exceed 5 percent of the original principal amount of the loan.Continued on next page styleref "Map Title"2. Construction/Permanent Home Loans, Continued c. What the Builder Must PayOn a construction/permanent home loan, the builder is responsible for interest payments during the construction period, and all fees normally paid by a builder who obtains an interim construction loan including, but not limited to inspection fees commitment fees title update fees, and hazard insurance during construction. d. Interest RateThe permanent mortgage loan interest rate is established at closing. Lender’s may offer a “ceiling-floor” where the veteran “floats” the interest rate during construction. The agreement must provide that at lock-in, the permanent interest rate will not exceed a specific maximum interest rate yet also permit the borrower to lock-in at a lower rate based on market fluctuations. Note: The borrower must qualify for the mortgage at the maximum rate.  e. What Fees the Veteran Can PayThe veteran may not pay any fees which are the builder’s responsibility. Fees the veteran can pay are described in  HYPERLINK "http://www.warms.vba.va.gov/admin26/pamphlet/pam26_7/ch08.doc" section 2 of chapter 8.  f. Funding Fee and Loan ReportingThe funding fee is due and payable to VA within 15 days of loan closing; that is, it is not tied to the commencement or completion of construction. The loan must be reported to VA within 60 days of receipt of a clear final compliance inspection report.  g. Loan Guaranty CertificateAlthough the loan will normally be considered guaranteed upon closing, the LGC on a construction/permanent home loan will not be issued until a clear final compliance inspection report has been received by VA. Continued on next page  STYLEREF "Map Title" 2. Construction/Permanent Home Loans, Continued h. If Loan Proceeds not Fully DisbursedIf construction is not fully completed and loan proceeds not fully disbursed, guaranty will apply only to the proper pro rata part of the loan. To calculate the proper pro rata part of the loan take loan proceeds disbursed for construction purposes add any other payments made to the builder by or on behalf of the veteran take the lesser of the above total or 80 percent of the value of that portion of the construction actually completed, and add any loan disbursements made for the purchase of the land on which the construction is situated. 3. Energy Efficient Mortgages (EEMs) Change DateSeptember 15, 2004, Change 4 This section has been changed to create subsection lettering. Subsection c has been changed to delete references to “CRV.” a. What are EEMs?EEMs are loans to cover the cost of making energy efficiency improvements to a dwelling. They can be made in conjunction with a VA loan for the purchase of an existing dwelling, or a VA refinancing loan secured by the dwelling. Acceptable energy efficiency improvements include, but are not limited to solar heating systems, including solar systems for heating water for domestic use solar heating and cooling systems caulking and weather-stripping furnace efficiency modifications limited to replacement burners, boilers, or furnaces designed to reduce the firing rate or to achieve a reduction in the amount of fuel consumed as a result of increased combustion efficiency, devices for modifying flue openings which will increase the efficiency of the heating system, and electrical or mechanical furnace ignition systems which replace standing gas pilot lights clock thermostats new or additional ceiling, attic, wall and floor insulation water heater insulation storm windows and/or doors, including thermal windows and/or doors heat pumps, and vapor barriers. b. RequirementsFunds for energy efficiency improvements are considered part of the total loan, which must be secured by a first lien. If the labor is to be performed by the veteran, the loan increase will be limited to the amount necessary to pay for materials.Continued on next page styleref "Map Title"3. Energy Efficient Mortgages (EEMs), Continued styleref "Block Label"b. Requirements (continued)A loan for existing property may be increased by up to $6,000 for energy efficiency improvements at the option of the lender and veteran at any time up to loan closing without VA’s prior approval. The lender must determine that the proposed weatherization and/or energy conservation improvements are reasonable for the particular property. The lender must evaluate the veteran’s ability to pay the increased loan payments caused by addition of energy efficiency improvements. For energy efficiency improvements that will increase a loan amount by more than $6,000, the amount of the increase must be supported by an increased valuation in an equal amount. c. Borrower Notice on the NOVInformation on EEMs is provided to a veteran who applies for a loan which requires a NOV (that is, a loan for a home purchase or cash-out refinance). The NOV includes the following notice to the veteran: “The buyer may wish to contact a qualified person/firm for a home energy audit to identify needed energy efficiency improvements to the property. In some localities, the utility company may perform this service. The mortgage amount may be increased as a result of making energy efficiency improvements such as: Solar or conventional heating/cooling systems, water heaters, insulation, weather-stripping/caulking, and storm windows/doors. Other energy related improvements may also be considered. The mortgage may be increased by up to $3,000 based solely on the documented costs up to $6,000 provided the increase in monthly mortgage payment does not exceed the likely reduction in monthly utility costs, or more than $6,000 subject to a value determination by VA.Continued on next page styleref "Map Title"3. Energy Efficient Mortgages (EEMs), Continued d. Underwriting ConsiderationsEnergy efficiency improvements up to $3,000: The resulting increase in loan payments will normally be offset by a reduction in utility costs. Energy efficiency improvements more than $3,000, up to $6,000: The lender must make a determination that the increase in monthly mortgage payments does not exceed the likely reduction in monthly utility costs. Rely on locally available information provided by utility companies, municipalities, state agencies or other reliable sources, and document the determination. Energy efficiency improvements over $6,000: Lenders should exercise discretion and consider whether the increase in monthly mortgage payments exceeds the likely reduction in monthly utility costs, and whether the veteran’s income is sufficient to cover the higher loan payment. A VA Certificate of Commitment issued before the decision to make energy efficiency improvements over $6,000 must be returned to VA for a determination that the applicant still qualifies. Energy efficiency improvements in conjunction with an IRRRL: If the monthly payment (PITI) for the new loan exceeds the PITI of the loan being refinanced by 20 percent or more, the lender must certify to having determined that the veteran qualified for the higher payment.Continued on next page styleref "Map Title"3. Energy Efficient Mortgages (EEMs), Continued e. Documentation Required with Closed Loan PackageEnergy efficiency improvements up to $3,000: Evidence of the cost of improvements such as a copy of the bid(s) or contract itemizing the improvements and their cost. Improvements more than $3,000, up to $6,000: Evidence of the cost of improvements such as a copy of the bid(s) or contract itemizing the improvements and their cost, and the lender’s determination that the increase in monthly mortgage payments does not exceed the likely reduction in monthly utility costs. Improvements over $6,000: Documentation of VA’s valuation of the energy efficiency improvements, and for prior approval loans, the Certificate of Commitment must reflect the additional amount. IRRRL with significant increase in payments: If the cost of the improvements causes the new loan payment (PITI) to be 20 percent or more higher than the old payment (on the loan being refinanced), then include the lender’s certification that it has determined that the veteran qualified for the higher payment.Continued on next page styleref "Map Title"3. Energy Efficient Mortgages (EEMs), Continued f. How to Calculate Guaranty and Entitlement UseGuaranty is calculated on an energy efficient mortgage as described in the following table.  StepAction1Calculate guaranty on the loan without the portion attributable to the energy efficiency improvements.2Calculate guaranty on the energy efficiency improvements portion by applying the same percentage used in Step 1.3Add the results of Steps 1 and 2 to arrive at guaranty on the entire loan. However The veteran’s entitlement will only be charged the amount arrived at in Step 1; that is, based upon the loan amount before adding the cost of the energy efficiency improvements. Example 1: If a veteran has full entitlement and applies for a loan of $80,000, plus $6,000 in energy efficiency improvements, VA will guarantee 40 percent of the full loan amount of $86,000. Thus, the dollar amount of the guaranty will be $34,400, even though the charge to the veteran’s entitlement is only $32,000. Example 2: If a veteran with full entitlement applies for a $144,000 loan to purchase a home, and adds $6,000 in energy efficiency improvements, the 25 percent guaranty on the loan will only require the use of $36,000 entitlement, but the dollar amount of guaranty will be $37,500. g. How to Calculate the Funding FeeCalculate the funding fee based on the full loan amount including the cost of the energy efficiency improvements. Continued on next page styleref "Map Title"3. Energy Efficient Mortgages (EEMs), Continued h. Improvements Not Completed Before ClosingIf the energy efficiency improvements are not completed before closing, the lender may establish an escrow or earmarked account and close the loan. A formal escrow is not required. Only the amount needed to complete the improvements must be withheld. Check the appropriate block in item 23  HYPERLINK "http://www.vba.va.gov/pubs/forms/26-1820.pdf" VA Form 26-1820, Report and Certification of Loan Disbursement. No additional documentation concerning the escrowed/earmarked funds must be submitted when reporting the closed loan. Generally, the improvements should be completed within six months from the date of loan closing. Provide written notification to VA when improvements are completed and the escrow funds are disbursed, and assure the funds are properly applied to the costs of improvements. If, after a reasonable time, the lender determines that the improvements will not be completed apply the balance of the escrowed/earmarked funds to reduce the principal balance on the loan, and provide written notification to VA that this has been done. i. Reimbursement of Veteran out of IRRRL ProceedsThe veteran generally may not obtain cash proceeds from an IRRRL. Note: There is one exception. Up to $6,000 of IRRRL loan proceeds may be used to reimburse the veteran for the cost of energy efficiency improvements completed within the 90 days immediately preceding the date of the loan. 4. Loans for Alteration and Repair Change DateSeptember 15, 2004, Change 4 This section has been changed to create subsection lettering.  a. DescriptionVA may guarantee a loan for alteration and repair of a residence already owned by the veteran and occupied as a home, or made in conjunction with a purchase loan on the property. The alterations and repairs must be those ordinarily found on similar property of comparable value in the community. b. Value ConsiderationsThe cost of alterations and repairs to structures may be included in a loan for the purchase of improved property to the extent that their value supports the loan amount. 5. Supplemental Loans Change DateSeptember 15, 2004, Change 4 This section has been changed to create subsection lettering. Subsection e has been changed to delete references to “CRV.”  a. What is a Supplemental Loan?A supplemental loan is a loan for the alteration, improvement, or repair of a residential property. The residential property must secure an existing VA-guaranteed loan, and be owned and occupied by the veteran, or the veteran will reoccupy upon completion of major alterations, repairs, or improvements. The alterations, improvements, or repairs must be for the purpose of substantially protecting or improving the basic livability or utility of the property, and be restricted primarily to the maintenance, replacement, improvement or acquisition of real property, including fixtures. Installation of features such as barbecue pits, swimming pools, etc., does not meet this requirement. No more than 30 percent of the loan proceeds may be used for the maintenance, replacement, improvement, repair or acquisition of nonfixtures or quasi-fixtures such as refrigeration, cooking, washing, and heating equipment, and the equipment must be related to or supplement the principal alteration for which the loan is proposed.Continued on next page styleref "Map Title"5. Supplemental Loans, Continued b. Required Lien and Maximum Loan TermIt is the lender’s responsibility to obtain an effective lien of the required dignity. Possible methods to secure a supplemental loan are through an open end provision of the instrument securing the existing loan through an amendment of the existing loan security instrument by taking a new lien to cover both the existing and the supplemental loans, or by taking a separate lien immediately junior to the existing lien. The maximum loan term is 30 years if amortized, or 5 years if not amortized. c. Other RequirementsThe existing loan must be current with respect to taxes, insurance, and amortized payments, and must not otherwise be in default unless a primary purpose of the supplemental loan is to improve the ability of the borrower to maintain the loan obligation. The making of a supplemental loan can never result in any increase in the rate of interest on the existing loan. A supplemental loan to be written at a higher rate of interest than that payable on the existing loan must be evidenced by a separate note from the existing loan. d. Prior Approval or Automatic Loan ClosingA supplemental loan will require the prior approval of VA if the loan will be made by a lender who is not the holder of the currently guaranteed obligation the loan is to be made by a lender that does not have authority to close loans on an automatic basis, or an obligor liable on the currently outstanding obligation will be released from personal liability by operation of law or otherwise.Continued on next page styleref "Map Title"5. Supplemental Loans, Continued e. ProceduresSubmit a statement describing the alterations, improvements, or repairs made or to be made with the prior approval application (or loan closing package, if closed automatically). In addition, report the amount outstanding on the existing loan as of the date of closing of the supplemental loan in the loan closing package. If the cost of the repairs, alterations, or improvements exceeds $3,500: A NOV and compliance inspections are required. If the cost of the repairs, alterations, or improvements does not exceed $3,500 A NOV and compliance inspections are not required. Instead, a statement of reasonable value may be submitted. The statement must be completed and signed by a VA-designated appraiser. A VA-designated appraiser is an individual nominated by the lender (who may be an officer, trustee, or employee of the lender or its agent) who has been approved by the local VA office. The statement must specify the work done or to be done the purchase price or cost of the work and material, and that the purchase price or cost does not exceed the reasonable value. In lieu of VA compliance inspections, the lender must submit a certification as follows: “The undersigned lender certifies to the Department of Veterans Affairs that the property as repaired, altered, or improved has been inspected by a qualified individual designated by the undersigned, and based on the inspection report, the undersigned has determined that the repairs, alterations, or improvements financed with the proceeds of the loan described in the attached HYPERLINK "http://www.vba.va.gov/pubs/forms/26-1820.pdf"VA Form 26-1820 appear to have been completed in substantial conformance with related contracts.”Continued on next page styleref "Map Title"5. Supplemental Loans, Continued f. Guaranty and EntitlementIf the supplemental loan will not be consolidated with a related outstanding guaranteed loan: the veteran must have sufficient entitlement for the new loan, and VA will issue a new Loan Guaranty Certificate solely for supplemental loans. If the supplemental loan will be consolidated with a related outstanding guaranteed loan: VA will issue a new modified guaranty certificate. g. ProcedureIf the veteran has no available entitlement, VA can still guarantee the supplemental loan provided the lender is the holder of the veteran’s existing loan and the loans are to be consolidated. The amount of the modified guaranty will be the maximum guaranty effective on the existing loan at the time the supplemental loan is closed. To calculate the percentage of guaranty applicable to the combined indebtedness take the result of Step 1, and divide by the result of Step 3. Follow the steps in the table below to calculate the percentage of guaranty applicable to the combined indebtedness. StepAction1Take the balance of the existing loan at the time of closing of the supplemental loan, and multiply by the percentage of guaranty for the existing loan, as shown on the guaranty certificate.2Calculate the amount of guaranty that would be issued on the supplemental loan as an independent loan (do not exceed the amount of entitlement available to the veteran).3Take the balance of the existing loan, and add the amount of the supplemental loan.4Take the result of Step 1 above, and add the result of Step 2 above.5Divide by the result of Step 3 above. 6. Adjustable Rate Mortgages (ARMs) Change DateJuly 20, 2007, Change 5 This section has been created to provide specific information pertaining to the Adjustable Rate Mortgage and Hybrid Adjustable Rate Mortgage loan types. a. Definition of Adjustable Rate MortgagePublic Law 108-454 gives VA authority to guarantee “traditional” Adjustable Rate Mortgages (ARMs) in a manner similar to HUD’s Adjustable Rate Mortgages under section 251 of the National Housing Act. VA previously had this authority but it expired September 30, 1995. The legislation provides authority through September 30, 2008. An ARM loan offers more flexible interest rates based on negotiated initial fixed interest rates coupled with periodic adjustments to the interest rate over time. Hybrid ARMs have longer initial fixed rates of three, five, seven, or ten years while a “traditional” ARM allows for an annual adjustment after 1 year. b. Interest Rate Adjustments Traditional ARMs Interest rate adjustments occur on an annual basis. The annual interest rate adjustments are limited to a maximum increase or decrease of 1 percentage point. Additionally, interest rate increases are limited to a maximum of 5 percentage points over the life of the loan. Hybrid ARMs If the initial contract interest rate remains fixed for less than five years, the initial adjustment is limited to a maximum increase or decrease of 1 percentage point and the interest rate increase over the life of the loan is limited to 5 percentage points. If the initial contract interest rate remains fixed for five years or more, the initial adjustment will be limited to a maximum increase or decrease of 2 percentage points and the interest rate increase over the life of the loan will be limited to 6 percentage points. Note: After the initial interest rate adjustment, annual adjustments may be up to 2 percentage points.Continued on next page  STYLEREF "Map Title" 6. Adjustable Rate Mortgages (ARMs), Continued c. Underwriting an ARMARM loans that may adjust after one year MUST be underwritten at 1 percentage point above the initial rate. Hybrid ARMs with a fixed period of three or more years may be underwritten at the initial interest rate. d. Extension of Authority for Hybrid ARM LoansThe provisions of Public Law 108-454 will not affect existing hybrid ARMs. VA hybrid ARM loans made prior to Public Law 108-454 will be subject to the terms in effect at the time they were made. Example: A hybrid ARM with an initial fixed rate for five years made in October 2004 is limited to a 1 percent initial adjustment and a 5 percent limit over the life of the loan. Note: Public Law 108-454 extends VA authority to guarantee hybrid ARM loans to September 30, 2008. 7. Graduated Payment Mortgages (GPMs) Change DateSeptember 15, 2004, Change 4 This section has been changed to create subsection lettering. Subsections c and i have been changed to delete references to “CRV.”  a. DescriptionA GPM is a mortgage with the following amortization features: lower initial monthly payments than payments on a comparable mortgage under the standard amortization plan periodic (normally annual) increases in the monthly payment by a fixed percentage for a stated “graduation period,” and monthly payments that level off after the graduation period and remain the same for the duration of the loan. The payments, after the leveling off period, are higher than payments on a comparable mortgage under the standard amortization plan. The method used to achieve this involves deferring a portion of the interest due on the loan each month during the graduation period and adding that interest to the principal balance. This decreases the monthly payments during the graduation period, and increases the outstanding principal balance during the graduation period, creating “negative amortization.” b. Acceptable Use of GPMsGPMs should be used as an alternative for qualified veterans whose income is expected to increase at a rate which can accommodate the increase in monthly payments, or is currently sufficient to accommodate the higher GPM payments after the leveling off period. GPMs should not be used as a tool to qualify veterans who cannot qualify for loans under the standard amortization plan unless their income can reasonably be expected to increase at a rate which can accommodate the increase in monthly payments.Continued on next page  STYLEREF "Map Title" 7. Graduated Payment Mortgages (GPMs), Continued  STYLEREF "Block Label" b. Acceptable Use of GPMs (continued)A GPM may be used only to acquire a single-family dwelling unit (but not a manufactured home) and can include funds for energy efficiency improvements. A GPM may not be used for a refinancing loan, for alteration, repair, or improvement only purposes, or to acquire a multiple unit dwelling. c. Maximum Loan Amount and Down Payment RequiredExisting properties: The principal amount of the loan may never exceed the initial reasonable value of the property (that is, the value indicated on the NOV used for loan closing). Since the principal balance increases during the initial years of the loan, a loan made for the full amount of reasonable value would violate this provision. Therefore, a down payment is required to keep the principal balance from ever exceeding the initial reasonable value of the property. To calculate the maximum initial loan amount and the required down payment, use HUD tables for Plan III Section 245 GPMs showing outstanding principal balance factors and monthly installment amounts per $1,000 of original loan proceeds. The factors vary according to the interest rate on the loan. These tables are available on diskette through HUD offices. Determine the maximum initial loan amount as follows: Initial reasonable value of the property ÷ Highest outstanding principal balance factor per $1,000 of original loan proceeds for the particular interest rate (from the HUD tables) x 1,000 The difference between this maximum initial loan amount and the initial reasonable value of the property is the amount of down payment required.Continued on next page styleref "Map Title"7. Graduated Payment Mortgages (GPMs), Continued styleref "Block Label"c. Maximum Loan Amount and Down Payment Required (continued)New construction or existing homes not previously occupied: The initial loan amount may not exceed the lesser of the purchase price or 97.50 percent of the initial reasonable value of the property. A down payment will be required to cover the difference between the reasonable value and the initial loan amount. The principal amount of the loan thereafter (including the amount of all interest deferred and added to principal, but not including any amount attributable to the funding fee or energy efficiency improvements) may not be scheduled to exceed the projected value of the property at any time. Calculate the projected value of the property by increasing the reasonable value of the property from the time the loan is made at a rate not in excess of 2.5 percent per year, but never to exceed 115 percent of the initial reasonable value. Downpayment: The amount required depends upon whether the dwelling is new or existing. (See above.) The veteran may choose to pay a higher down payment to offset the negative amortization. The downpayment must be paid in cash from the veteran’s own resources. Impact of interest rate increase on loans in process: Any increase in the interest rate requires recalculation of the maximum loan amount, down payment, and payment schedule. Funding fee and energy efficiency improvements: The initial loan amount may be increased by the amount of the VA funding fee, if financed in the loan, and the cost of any energy efficiency improvements.  d. AmortizationLoan payments increase each year at a rate of 7.5 percent per year for the first five years. At the beginning of the sixth year, the payments become level for the remaining term. This amortization plan is similar (except for the “minimum cash investment” requirement) to HUD’s GPM Plan III under Section 245 of the National Housing Act.Continued on next page styleref "Map Title"7. Graduated Payment Mortgages (GPMs), Continued e. How to Calculate Monthly InstallmentsPerform the necessary calculations using HUD tables for Plan III Section 245 GPMs showing outstanding principal balance factors and monthly installment amounts per $1,000 of original loan proceeds. The factors vary according to the interest rate on the loan. Note: These tables are available on diskette to lenders through HUD offices. Determine the monthly installment amounts as follows: Number of thousands of dollars in the original loan amount (including the VA funding fee, if financed, and the cost of any energy efficiency improvements) x Monthly installment factor per $1,000 of original loan proceeds for the particular interest rate from the HUD tables (Different factors are provided for each of years one through five, and year six and beyond.) f. APR CalculationHUD’s GPM Annual Percentage Rate (APR) tables may not be used for VA purposes because they include an adjustment for the HUD mortgage insurance premium. g. Underwriting ConsiderationsIf there are strong indications that the applicant’s income can reasonably be expected to keep pace with the increases in the monthly mortgage payment then analyze the adequacy of the applicant’s income, and complete  HYPERLINK "http://www.vba.va.gov/pubs/forms/26-6393.pdf" VA Form 26-6393, Loan Analysis, using only the first year’s mortgage payment in monthly shelter expenses. However, if such strong indications are absent then analyze the adequacy of the applicant’s income, and complete  HYPERLINK "http://www.vba.va.gov/pubs/forms/26-6393.pdf" VA Form 26-6393, Loan Analysis, using the payment which would apply if the loan was under the standard amortization plan. The lower initial payments of the GPM can be considered a compensating factor, if appropriate. Continued on next page styleref "Map Title"7. Graduated Payment Mortgages (GPMs), Continued h. Veteran’s StatementThe following statement must be signed by the veteran and submitted with each prior approval application or automatic loan report involving a VA GPM: “I fully understand that because of the graduated-payment loan obligation I am undertaking, my mortgage payment excluding taxes and insurance will start at $________ and will increase by 7.5 percent each year for five years to a maximum payment of $_________ , and the mortgage balance will increase to no more than $_________ at the end of the _____ year. The maximum total amount by which the deferred interest will increase the principal is $________. Monthly installments will be due according to the following schedule: $__________ during the first year of the loan $__________ during the second year of the loan $__________ during the third year of the loan $__________ during the fourth year of the loan $__________ during the fifth year of the loan $__________ during the sixth year of the loan and every year thereafter.” If the interest rate increases after the veteran has signed the initial statement, an amended statement must be prepared and signed by the veteran before loan closing, and included with the loan closing package. i. Other RequirementsThe property securing the loan must have a remaining economic life of at least 30 years, as shown on the NOV. While a GPM cannot be used to refinance another loan, a GPM can be refinanced by a fixed rate VA-guaranteed refinancing loan. 8. Growing Equity Mortgages (GEMs) Change DateSeptember 15, 2004, Change 4 This section has been changed to create subsection lettering. a. DescriptionA GEM has gradually increasing monthly payments, with all of the increase applied to the principal balance. Compared to the standard amortization plan, GEMs have a faster accumulation of equity and earlier loan payoff. GEM amortization plans are generally acceptable for VA loan purposes. b. Amortization ExamplesThe initial payment on a GEM is typically based on what the payment would be for a 30-year mortgage under the standard amortization plan. Payment increases can be fixed or tied to an index. Example 1: Monthly payments are increased by 3 percent each year for the first ten years. The payments level off in the 11th year and remain constant through loan payoff. Loan payoff may occur within a few years of the leveling off of the payment, depending upon interest rate. Example 2: The increases in the monthly payments are based on a percentage of a Commerce Department index that measures per capita, after-tax disposable personal income in the United States. c. UnderwritingThe lender must determine that the applicant’s income can reasonably be expected to keep pace with the increases in the monthly mortgage payment. 9. Loans Involving Temporary Interest Rate Buydowns Change DateSeptember 15, 2004, Change 4 This section has been changed to create subsection lettering. a. DescriptionAs a marketing tool, builders, sellers, or lenders will sometimes establish and fund escrows to temporarily reduce a borrower’s loan payments during the initial years of the mortgage. The borrower may also fund such an escrow for herself/himself as a financial management tool. VA will guaranty loans involving temporary interest rate buydowns, if otherwise eligible. A temporary interest rate buydown can be used in conjunction with any type of VA-guaranteed loan except a GPM. b. Escrow RequirementsFunds must be safely escrowed with an independent third-party escrow agent beyond the reach of prospective creditors of the builder, seller, lender, and the borrower. Exception: If the Federal National Mortgage Association (FNMA) is the holder, it may take custody of the funds. The escrow agent must make payments directly to the lender or servicer. The funds may be used only for payments due on the note. The funds may not be used to pay past due monthly loan payments. If the loan is foreclosed or prepaid, the funds must be credited against the veteran’s indebtedness. Escrowed funds may not revert to the party that established the escrow. If the property is sold subject to, or on an assumption of the loan, the escrow must continue to pay out on behalf of the new owner.Continued on next page styleref "Map Title"9. Loans Involving Temporary Interest Rate Buydowns, Continued c. If Borrower’s Income is Expected to Keep Pace with Payment IncreasesThe loan application may be underwritten based on the first year’s payment amount if there are strong indications that the income used to support the application will increase to cover the yearly increases in loan payments. Routine cost of living increases cannot be used for this purpose. Increases resulting from confirmed future promotions or wage percentage increases guaranteed by labor contracts (for example, teachers, auto workers) may be given favorable consideration. The assistance payments must run for a minimum of one year. Scheduled reductions in the assistance payments must occur annually on the anniversary of the first mortgage payment. The reduction in the assistance payments may be accomplished through annual payment increases in equal or approximately equal amounts, or equal annual increases in the interest rate.Continued on next page styleref "Map Title"9. Loans Involving Temporary Interest Rate Buydowns, Continued d. If it is Unclear Whether Borrower’s Income Can Keep Pace with IncreasesThe loan application must be underwritten based on the full payment amount if there are no strong indications that the income used to support the application can reasonable be expected to keep pace with the increases in loan payments. The buydown arrangement can be considered a compensating factor. If the residual income and/or debt-to-income ratio is marginal, the buydown plan (used to offset a short-term debts), along with other compensating factors, may support approval of the loan. See “Compensating Factors” in  HYPERLINK "http://www.warms.vba.va.gov/admin26/pamphlet/pam26_7/ch04.doc" section 10 of chapter 4. Provide a statement signed by the underwriter giving reasons for approval. The terms of the buydown arrangement are not limited to specific criteria such as a minimum or maximum number of years for application of the assistance payments. It is the lender’s responsibility to review and determine the acceptability of the buydown. e. Other RequirementsLenders must provide the veteran-borrower with a clear, written explanation of the buydown agreement. A copy of the buydown and escrow agreements must accompany the loan submission. 10. Farm Residence Loans Change DateSeptember 15, 2004, Change 4 This section has been changed to create subsection lettering. a. EligibilityA loan for the purchase, construction, repair, alteration, or improvement of a farm residence which is occupied or will be occupied by the veteran as a home is eligible for guaranty. The loan cannot cover the nonresidential value of farm land in excess of the homesite the barn, silo, or other outbuildings necessary to the operation of the farm, or farm equipment or livestock. A portion of the proceeds of a loan to construct a farm residence on encumbered land owned by the veteran may be used to pay off the lien or liens on the land only if the reasonable value of the land is at least equal to the amount of the lien(s).Continued on next page styleref "Map Title"10. Farm Residence Loans, Continued b. UnderwritingIf some or all of the income necessary to support the loan payments comes from farming operations, the veteran’s ability and experience as a farm operator must be established. The procedures and analysis provided under “Self-Employment Income” in  HYPERLINK "http://www.warms.vba.va.gov/admin26/pamphlet/pam26_7/ch04.doc" section 2 of chapter 4 apply generally. In addition, apply the following: New farmer or new farm operation: Obtain the following: The veteran’s proposed plan of operation of the farm, showing the number of acres for each crop, amount of livestock, etc., upon which an estimate of income and expenses may be made. The veteran’s statement that he or she owns or proposes purchasing the farm equipment required to operate the farm. If additional indebtedness is to be incurred in the purchase of this equipment, the statement should contain full details as to repayment terms, etc… An estimate of farm income and expenses by a local farm appraiser designated by VA or another qualified person, or the estimate used by a lender that has agreed to carry an operating line of credit for the veteran. The estimate should be based on the veteran’s proposed plan of operation, his or her ability and experience, and the nature and condition of the farm to be sold, including livestock and livestock products. The expense estimate must detail labor, seed, fertilizer, taxes and insurance, repairs, machinery, fuel, etc… A copy of a commitment from a lender for an operating line of credit or evidence of the resources to be used to cover operating expenses. Experienced farmer continuing same farm operation: If the veteran finances operations out of an operating line of credit, obtain records of advances from, payments to, and carryover balances on the operating line of credit for the last three years (or additional periods if needed to demonstrate stability of veteran’s operation). Analyze the reasons for any build-up of operating debt. 11. Cooperative Home Loans Change DateSeptember 15, 2004, Change 4 This section has been changed to create subsection lettering. a. ProceduresBefore a NOV is issued in any case involving a cooperative plan of ownership, the details of the case must be referred by the local VA office to VA Central Office for specific processing instructions. 12. Loans for Manufactured Homes Classified as Real Estate Change DateSeptember 15, 2004, Change 4 This section has been changed to create subsection lettering. a. How to BeginThis section only addresses manufactured homes which are, or will be, permanently affixed to a lot and considered real estate under state law. Lenders considering making a loan involving a manufactured home that is not permanently affixed should contact the local VA office for processing instructions. b. Allowable Loan Purposes and Calculation of Maximum Loan AmountPermanently affixed manufactured home loans can be made for any of the allowable loan purposes listed in the table below. Loan specifications and treatment of these loans are virtually the same as for any other VA-guaranteed home loans from a loan processing standpoint, except for calculation of the maximum loan amount. The following table provides the methods for calculating maximum loan amount. Allowable Loan PurposeMaximum Loan The loan amount is limited to:To purchase a manufactured home to be affixed to a lot already owned by the veteran.The lesser of the sum of the purchase price plus the cost of all other real property improvements, or the total reasonable value of the unit, lot, and real property improvements, plus the VA funding feeContinued on next page styleref "Map Title"12. Loans for Manufactured Homes Classified as Real Estate, Continued styleref "Block Label"b. Allowable Loan Purposes and Calculation of Maximum Loan Amount (continued) Allowable Loan PurposeMaximum Loan The loan amount is limited to:To purchase a manufactured home and a lot to which it will be affixedThe lesser of the total purchase price of the manufactured home unit and the lot plus the cost of all other real property improvements, or the purchase price of the manufactured home unit plus the cost of all other real property improvements plus the balance owed by the veteran on a deferred purchase money mortgage or contract given for the purchase of the lot, or the total reasonable value of the unit, lot, and property improvements, plus the VA funding fee.To refinance an existing loan on a manufactured home and purchase the lot to which the home will be affixedThe lesser of the sum of the balance of the loan being refinanced plus the purchase price of the lot, not to exceed its reasonable value plus the costs of the necessary site preparation as determined by VA plus a reasonable discount on that portion of the loan used to refinance the existing loan on the manufactured home plus authorized closing costs, or the total reasonable value of the unit, lot, and real property improvements, plus the VA funding fee.Continued on next page styleref "Map Title"12. Loans for Manufactured Homes Classified as Real Estate, Continued styleref "Block Label"b. Allowable Loan Purposes and Calculation of Maximum Loan Amount (continued) Allowable Loan PurposeMaximum Loan The loan amount is limited to:An IRRRL to refinance an existing VA loan on a permanently affixed manufactured home and lotThe sum of the balance of the VA loan being refinanced, plus allowable closing costs, plus up to 2 discount points, plus the VA funding fee. Note: This is the only type of permanently affixed manufactured home loan that does not require full underwriting and an appraisal. The provisions applicable to IRRRLs apply (See  HYPERLINK "http://www.warms.vba.va.gov/admin26/pamphlet/pam26_7/ch06.doc" section 1 of chapter 6) except the term of the loan may be as long as 30 years and 32 days. 13. Loans to Native American Veterans on Trust Lands Change DateSeptember 15, 2004, Change 4 This section has been changed to create subsection lettering. a. GeneralVA can guarantee loans to Native American veterans on trust land. Lenders have shown little interest in making these loans because of difficulties obtaining title to properties on trust land in the event of foreclosure. VA does have a Native American Direct Loan Program. Lenders should advise interested Native American veterans to contact the nearest VA office for information.     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