ࡱ>   bjbjT~T~ ;66F '''8_$''#4"4445n9;A;55;;44NNN;X44N;NN~l$4NGj'&<X0t=$$$(L;;N;;;;;N;;;;;;;;;;;;;;;; : Section A: Program Eligibility StepActivityKey PointInfoPath ChoicesSource DocumentCommentsA1 WLM assigns U/W from e-queue & requests HUD Attorney & environmental field reviewer to be assigned Initiate Review Process.***Lender will send one full package to the assigned U/W, as well as additional copies of the narrative, PCNA, appraisal and market study (if applicable). Lender will send Legal documents directly to the assigned HUD Attorney*** Prescribed in 9/18/2009 Email Blast, which also includes the list of what docs to send to which parties, but should also be clarified to the lender in an email from U/W that includes mailing addresses for U/W and HUD counsel. Lender is to email HUD Attorney, and copy UW, when sending documents. OHP U/W to follow up with WLM to ensure they have been assigned an OGC and Environmental reviewerDate Assigned:  FORMTEXT       Date package was submitted: FORMTEXT       Lean approved Lender?  FORMCHECKBOX yes, move on  FORMCHECKBOX no, contact WLM Lender Name: FORMTEXT       Lean approved Lender Underwriter?  FORMCHECKBOX yes, move on  FORMCHECKBOX no, contact WLM Lender Underwriter Name: FORMTEXT        FORMCHECKBOX Update DAP (E01)  Firm App Recd with date hard copies are received HUD Attorney:  FORMTEXT       Environmental Field Reviewer:  FORMTEXT      -FHA Number Request Form -Email from Workload Manager -LEAN Approved Lender list on SharePoint -9/18/2009 Email Blast -OHP Development SharePoint and DAP Updating Protocol (Revised 12/20/09) -Verify Lender and Lender Underwriter are listed in the Lean Section 232 column on LQMD website: Link removed. This is an internal website only, and should not be shared with or discussed with any external clients. FORMTEXT      A2Determine if this project is part of a larger portfolio of submitted projectsIf the project is part of a group of 3 or more, UW must contact Mark Williams to discuss whether a Master Lease should be requested of the Lender. If Mark determines this needs to be done, this will need to be discussed with Lender in the step A3 Hello CallIs the project part of a portfolio (3 or more)?  FORMCHECKBOX Yes, contact Mark Williams  FORMCHECKBOX No, move on-Lender Narrative (01-02) Executive SummaryA3Conduct a Hello CallThis call is an introduction to all parties. It is to be scheduled by the HUD Underwriter, and to include: Lender Lenders Counsel Borrowers Counsel (if desired) HUD Closing AttorneyDate call conducted:  FORMTEXT       A4 Verify receipt of check for application fee Once the U/W is assigned, Amee Welch will send the U/W a copy of the receipt, in hard copy. At that time, you should ensure that the amount of the check is correct. Application Fees are $3/$1000 (not rounded) Cannot move forward if check is not received1.)  FORMCHECKBOX Check Received 2.) Correct Amount?  FORMCHECKBOX yes, move on  FORMCHECKBOX no, contact lender. (Overpayments can be correct after closing.) 3.) Is the mortgage to be paid off already HUD insured?  FORMCHECKBOX yes, prepayment approval is needed. Initiate process if not already begun.  FORMCHECKBOX no, move on FORMTEXT      A5 Determine if OHP Appraiser was assigned Risk Assessment Worksheet tells you whether you need a full HUD appraisal review or not. Per the 12/2009 Seattle Kaizen (and 12/18 Email Blast), the Lender is required to now submit a completed Risk Assessment Worksheet with their application. A full 12-month period (not annualized) either from the most recent calendar year or the trailing 12 months are to be used in the risk assessment. Updated financial statements for the periods since submission may be requested.Was a completed Risk Assessment Worksheet submitted?  FORMCHECKBOX yes, move to scoring questions below  FORMCHECKBOX no, Contact Lender ***********************************************  FORMCHECKBOX Total Points > or = 0 A technical review of the appraisal is not required. U/W does a Desk Review (Section B).  FORMCHECKBOX Total Points < 0 A technical review of the appraisal is required. Forward a hard copy of the appraisal to the assigned OHP appraiser (unless they prefer the electronic SharePoint version). U/W does not need to review appraisal. The OHP Appraisers review will cover items in Section B. If Points < 0 OHP Appraiser:  FORMTEXT       Appraisal Response Received:  FORMCHECKBOX yes, move on  FORMCHECKBOX no, Contact Lender-Excel Risk Assessment Worksheet - 2 versions, one for SNF and one for ALF and B&C. Make certain to select correct version.  FORMTEXT      A6 Notify field reviewer of need for a 4128 environmental review. 4128 Environmental is ALWAYS required. Note: The supervisor of the field reviewer needs to cosign the 4128 and any additional signatures required in their normal full Multifamily concurrence path. Fill out the Field Review Worksheet front sheet with instructions to the assigned Field Reviewer (see A1 for assignment). Send email with Field Review Worksheet, Phase I, Phase II, property contact info, and if requested, a copy of the PCNA report. OHP U/W to follow up with WLM to ensure they have been assigned an OGC and Environmental reviewerNotified field Reviewer - Date: FORMTEXT        FORMCHECKBOX Received completed 4128 - Date: FORMTEXT        FORMCHECKBOX Received completed Field Review Worksheet-HUD-4128 -Field Review Worksheet - Phase I -Phase II (if applicable) -PCNA (if requested) FORMTEXT      A7 Read Lender Narrative in its entiretyReading the Lender s Narrative will give you an overall understanding of the project.Narrative read?  FORMCHECKBOX  Yes, move on  FORMCHECKBOX  No do not move from Section A without reading-Lender Narrative (01-02)A8 Check to see if any Waivers are proposed in the Lender Narrative and Application.This is CRITICALWaivers requested?  FORMCHECKBOX yes, complete Waiver Punchlist  FORMCHECKBOX no, move on-Lender Narrative (01-02) -Source Documents (e.g. HUD-2, Application) FORMTEXT      A9 Process all required APPS/HUD 2530 documents.Business Partner Registration System (BPRS) entries must be completed APPS/2530 s submitted for all applicable participants Secure Systems Coordinator ID, login, and password must be applied for with Firm Commitment application. It is the OHP Underwriters responsibility to ensure all required participants have approved 2530/APPS submittals. If processing of the 2530/APPS submittal was completed by someone else prior to UW receiving project, the approved 2530/APPS will be posted to SharePoint under the 00 HUD UW Docs folder under the project. Has BPRS been completed, and verified, for all participants?  FORMCHECKBOX yes, move on  FORMCHECKBOX no, Contact Lender Has Secure Systems Coordinator ID, login, and password been requested, and verification provided?  FORMCHECKBOX yes, move on  FORMCHECKBOX no, Contact Lender Indicate the APPS/2530s Status below:  SYMBOL 183 \f "Symbol" \s 10 \h  Mortgagor  FORMCHECKBOX clear  FORMCHECKBOX flags identified  SYMBOL 183 \f "Symbol" \s 10 \h  Operator  FORMCHECKBOX clear  FORMCHECKBOX NA  FORMCHECKBOX flags identified  SYMBOL 183 \f "Symbol" \s 10 \h  Parent of Operator  FORMCHECKBOX clear  FORMCHECKBOX NA  FORMCHECKBOX flags identified  SYMBOL 183 \f "Symbol" \s 10 \h  Management Agent  FORMCHECKBOX clear  FORMCHECKBOX NA  FORMCHECKBOX flags identified Firm Commitment cannot be issued if any of the applicable participants have flags in the system. Does the Mortgagor have any identities of interest with the lender?  FORMCHECKBOX yes, they are ineligible for the program. Contact WLM.  FORMCHECKBOX no, move on-APPS approval -BPRS verification of completion (screen print) -2530 documents -2530 check sheet -APPS Certifications (Exhibits: 03-04 / 04-04 / 05-04 / 07-06) -APPS Instructions -Lender narrative (Exhibit: 01-02 Special Underwriting Considerations Q5 -Certification (Exhibit: 03-05: Part V) FORMTEXT      A10 Review current license(s)The correct entity is the one with direct oversight.Contact the lender if you cannot confirm the following:  FORMCHECKBOX License is current  FORMCHECKBOX License covers required number of beds.  FORMCHECKBOX License is issued to the correct entity? Choose:  FORMCHECKBOX Mortgagor or  FORMCHECKBOX Operator-Lender Narrative (Exhibit: 01-02: Program Eligibility - Licensing/Certificate of Need/Keys Amendment) -Licenses (Exhibit: 08-02) -Possible Section 232 Participant Scenarios Matrix FORMTEXT      A11 Evaluate Credit Ratings to determine if each party is an acceptable risk Identify any of the following: Delinquent Federal Debt; Judgments; Suits or legal actions; Bankruptcies; Tax liens?***Further description on reviewing a credit rating is found in SharePoint Resources under Credit Report Review Guidance*** Credit reports for newly formed single asset entities will contain minimal information. Credit reports must be current within 60 days of application submission. Confirm the owners name is correct on the credit report (under the same names as other loan documents shown). There can be various name associations and just the slightest difference can cause a problem (i.e. not looking at the correct report).Summary the scores/ratings for the following, or enter NA  SYMBOL 183 \f "Symbol" \s 10 \h  Mortgagor:  FORMTEXT        SYMBOL 183 \f "Symbol" \s 10 \h  Operator:  FORMTEXT        SYMBOL 183 \f "Symbol" \s 10 \h  Parent of Operator:  FORMTEXT        SYMBOL 183 \f "Symbol" \s 10 \h  Management Agent:  FORMTEXT       The reports indicated the following:  FORMCHECKBOX Delinquent Federal Debt;  FORMCHECKBOX Judgments;  FORMCHECKBOX Suits or legal actions;  FORMCHECKBOX Bankruptcies;  FORMCHECKBOX Tax liens Any checked boxes must be addressed by the lender and appropriately resolved. Cannot issue firm commitment with outstanding issues.-Lender Narrative (Exhibit: 01-02: Mortgagor/ Credit History; Principal of Mortgagor Credit History) -Q2-6; Principal of Mortgagor Q1-5) -Certification (Exhibit: 03-05, Part II and attachments; Exhibit: 04-05, Part I) -Credit Reports (Exhibits: 03-06 / 04-06) MEMO on SharePoint on how to read credit reports FORMTEXT      A12 Determine the level of experience of the mortgagor, operator and/or administrator Are they qualified to lease-up and operate this type facility? The entity that holds the license MUST have 3 years of experience with similar facilities/census. Does the lender narrative and resumes for the principals of the mortgagor, operator and/or administrator evidence a minimum of 3 years owning or operating Health Care Facilities/ properties? You want to gain a good understanding of the background and experience of the key players (i.e. mortgagor, principals, operator, administrator) Specific dates for experience must be included and be prior to submission of application. Expertise to include knowledge of intended clientele, their specific heath-related needs, & best approach to meeting these needs. For ALFs & Board & Care, the mortgagor or principal(s)must have a proven track record of 3-5 years in the ALF and B&C market, & specifically in the developing, marketing, and operating health care and senior housing projects.Contact the Lender if you cannot confirm the necessary experience.  FORMCHECKBOX Experienced Mortgagor?  FORMCHECKBOX Experienced Operator?  FORMCHECKBOX NA  FORMCHECKBOX Experienced Management Agent?  FORMCHECKBOX NA  FORMCHECKBOX Experienced Administrator?  FORMCHECKBOX NA -Lender Narrative (Exhibit: 01-02: Mortgagor Experience / Qualifications; Principal of Mortgagor Experience / Qualifications) -Resumes for Principals of the Mortgagor (Exhibit: 04-03) -Lender Narrative (Exhibit: 01-02: Operator Experience / Qualifications) -Resume (Exhibit: 05-03A) -Schedule of Facilities Owned, Operated, or Managed (Exhibit: 05-03B) - Possible Section 232 Participant Scenario Matrix Type 3 & 4 make certain operator has exp. Type 2 & 4a Management Agent MUST have exp. FORMTEXT      A13 Check for Commercial SpaceCommercial Space, if any, must not exceed either 20% of the total net area or 20% of effective gross income. If yes to EITHER total net OR effective gross income, the project is ineligible without a waiver. Is there Commercial space?  FORMCHECKBOX yes,  FORMCHECKBOX Area is 20% or less of total net area, move on.  FORMCHECKBOX Area is > 20% of total net area, a waiver is required. AND  FORMCHECKBOX Income is less than 20% or less of the effective gross income, move on.  FORMCHECKBOX Income is more than 20% of the effective gross income, a waiver is required. If YES to the above, an OHP Appraiser must review the commercial space.  FORMCHECKBOX  OHP Appraiser notified  FORMCHECKBOX  N/A because full OHP Appraisal is already required  FORMCHECKBOX no commercial space, move on-Lender Narrative (Exhibit: 01-02: Program Eligibility-Commercial Space/Income) FORMTEXT      A14 Check for non-conforming useIf use is non-conforming it should at least be  legal nonconforming . If legal non-conforming use, the insurance must include zoning ordinance coverage. If use is illegal consult with HUD attorney.Is the building a legal conforming use with local zoning?  FORMCHECKBOX yes, move on  FORMCHECKBOX no If no, is there adequate zoning ordinance insurance coverage?  FORMCHECKBOX yes  FORMCHECKBOX no (if not, this must become a Firm Commitment Special Condition)-Lender Narrative (Exhibit: 01-02: Project Description - Zoning) -Title Policy (Endorsements) FORMTEXT      A15 Determine if accounts receivable (AR) line of credit.This must go through a more detailed review. Complete HUD Accounts Receivable Punch ListIs there A/R financing or proposed A/R financing?  FORMCHECKBOX yes, Notify WLM and assigned HUD Attorney prior to initiation of HUD Accounts Receivable Punch List.  FORMCHECKBOX no, move on-Lender Narrative (Exhibit: 01-02: Special U/W Considerations-Q11) -Financial Statement Certifications (Exhibits: 03-08 / 05-08 / 06-08) FORMTEXT      A16 Review Six (6) year Professional Liability Insurance (PLI) claims history. Ignore anything under $35,000 This is about PROFESSIONAL LIABILITY (PL) claims history might include items not considered PL Notes: Higher amounts of coverage may be required based on review of the operator/managers history. Claims: Look at claims where the operator/manager was found liable. Look at actual and potential awards; claims history should address State statutes of limitations for filing claims of negligence, injuries, etc. (continued, next page) State licensing surveys less than 10 facilities; submit current survey of all individual facilities of the operator/manager has < 10 facilities to determine quality of care provided 10 or more facilities - need complete copies of state licensing surveys for all facilities with serious deficiencies (deficiencies where there is actual harm to residents G or higher level deficiencies Electronic URL addresses for all additional state surveysAre there any patterns or significant claims?  FORMCHECKBOX Yes, significant, however lender addressed satisfactory - Move on  FORMCHECKBOX Yes, significant however lender did not address satisfactory Contact Lender.  FORMCHECKBOX No, patterns or significant claims- Move on-Lender Narrative (Exhibit: 01-02: Insurance Professional Liability Insurance Q___) -Loss History (Exhibit: 10-03 -Potential Claims Certification (Exhibit: 10-04) State licensing inspections - [Exhibit 12-02]A17Summarize deficiencies for this section  FORMCHECKBOX Lender notified of Deficiencies Date:  FORMTEXT        FORMCHECKBOX NA FORMTEXT      A18Determine whether to move forward with recommendation for Firm Commitment or RejectionRecommends Firm Commitment  Move On Recommends Rejection  Do not Move On. See sample reject letter template on SharePoint and further instructions on debriefing agenda.Is a Rejection recommended at this stage in processing?  FORMCHECKBOX yes  FORMCHECKBOX no If yes, review with WLM and begin Rejection Letter. If yes, also notify Closing AttorneyRejection Letter Template on SharePoint Debriefing Agenda and Instructions DAP InstructionsA19Input iREMS dataFollow iREMS Data Entry Punchlist, entering all items required in Underwriter sectionIs iREMS data entry complete?  FORMCHECKBOX yes  FORMCHECKBOX noiREMS Data Entry Punchlist Section B: Appraisal and Key Number Review  FORMCHECKBOX  OHP Appraiser Technical Review Required Skip this Section StepActivityKey PointInfoPath ChoicesSource DocumentCommentsB1 Read Appraisal Report conclusions in entirety.Reading the appraisal will give you an overall understanding of the project. Departures from the appraisal are allowed in the Lenders conclusion as long as they are supported.Do the conclusions in the reports agree with the lender narrative?  FORMCHECKBOX yes  FORMCHECKBOX no Lenders can make departures from the conclusions in the appraisal with justification. If you have concerns about their justification talk to WLM and/or HUD Appraiser.-Appraisal Report -Lender Narrative, (01-02 Appraisal) FORMTEXT      B2NOI: Compare Underwritten Net Operating Income (NOI) to the subject s historical NOI. Also, look for negative trends in NOI. Also, compare underwritten and historical NOI to the NOI necessary to meet a 1.0 DSCR. In determining whether the subjects mortgage amount is appropriately sized, NOI is a key component. The NOI necessary to meet a 1.0 DSCR is the lowest that NOI could fall to and still have the project be able to pay its bills. The greater the difference between the historical NOI and the NOI necessary to meet a 1.0 DSCR, the better. Is the Underwritten NOI generally in line with the subjects historical NOI?  FORMCHECKBOX  yes, move on.  FORMCHECKBOX  no, contact WLM Are there no substantial (unexplained) negative trends in NOI?  FORMCHECKBOX  yes, move on  FORMCHECKBOX  no, contact WLM Is the underwritten and historical NOI substantially above the NOI necessary to meet a 1.0 DSCR?  FORMCHECKBOX  yes, move on  FORMCHECKBOX  no, contact WLMThe 92264a Criterion 3 lists the underwritten NOI. Both historical and underwritten NOI are listed in the Lender Narrative (Appraisal; Income Capitalization Approach; NOI section). The NOI necessary to meet a 1.0 DSCR is listed in the Lender Narrative under Sensitivity Analysis.  FORMTEXT      B3On projects that are not entirely Private Pay, look for trends in changes to the payor mix. If project is steadily losing  higher income payor source mix, this may be a concern. Also, look at the subject s payor mix and compare to comparables in the market. Generally, Medicare beds (and private pay beds) have higher rates (and profit margins) than Medicaid beds.Are there no negative trends in payor mix?  FORMCHECKBOX  yes, move on  FORMCHECKBOX  no, contact WLM Lender Narrative (Appraisal; Income Capitalization Approach; Revenue section).B4Review subjects historical and current occupancy and look for trends. Compare subjects historical occupancy to the market comparables. Are there any negative trends in the subjects historical and current occupancy?  FORMCHECKBOX  yes, contact WLM  FORMCHECKBOX  no, move on Does the subjects historical and current occupancy compare favorably to the comparables?  FORMCHECKBOX  yes, move on  FORMCHECKBOX  no, contact WLM Lender Narrative (Appraisal; Income Capitalization Approach; Occupancy section).B5 Verify real estate taxes includedDo the underwritten expenses include all real estate taxes (without tax abatements or incentives)?  FORMCHECKBOX yes, move on  FORMCHECKBOX no, have HUD Appraiser review taxes and comment if acceptable or not, and provide a recommendation-Lender Narrative (Exhibit: 01-02: Special Underwriting Considerations-Q15; AND Income Approach-Expenses) FORMTEXT      B6 Check for Assumptions and Limiting Conditions, (aka Hypothetical Conditions, Extraordinary Assumptions, or Jurisdictional Exceptions.The appraisal will spell out a list of assumptions and limitations on which the appraisal is based. The appraisals table of contents will help you find where they are listed.Are there Assumptions and/or Limiting Conditions, other than completion of repairs/construction completion?  FORMCHECKBOX no, move on  FORMCHECKBOX yes, consult with OHP Appraiser to confirm acceptability or recommend technical review if more clarity is necessary.-Lender Narrative (Exhibit: 01-02: Appraisal - Hypothetical Conditions and Extraordinary Assumptions) -Appraisal (Exhibit: 02-01: Assumptions & Limiting Conditions) -Statement of Work  FORMTEXT      B7 Check for remaining economic life. Loan term is the lesser of 75% times the remaining economic life or 35 years. Items to take into account: Actual age of property, typical life and effective age, renovations and dates For example,  SYMBOL 183 \f "Symbol" \s 10 \h  typical life is 55 years;  SYMBOL 183 \f "Symbol" \s 10 \h  actual age is 30 years;  SYMBOL 183 \f "Symbol" \s 10 \h  effective age is 15 years; Then remaining economic life is 40 year and the loan term is limited to 30 yearsHas justification been given for the determination of the subjects remaining economic life, and do you agree with the conclusion?  FORMCHECKBOX yes, move on  FORMCHECKBOX no, Consult with OHP Appraiser-Lender Narrative (Exhibit: 01-02: Appraisal - Remaining Economic Life) -HUD-92264-HCF (Exhibit: 01-03A: K-1) -Appraisal (Exhibit: 02-01: Cost Approach) FORMTEXT      B8Check for ground leaseGround leases, parking agreements, and access easements, must run beyond the term of the mortgage. Is there a ground lease?  FORMCHECKBOX yes, Consult with OHP Appraiser  FORMCHECKBOX no, move on -Old Lender Narrative (Exhibit: 01-02: Special Underwriting Considerations Q8) -OR- -New Lender Narrative (Exhibit: 01-02: Transaction Overview Q4) -Ground Lease (Exhibit: 08-09)  Section C: PCNA Review (Physical Condition) StepActivityKey PointInfoPath ChoicesSource DocumentCommentsC1 Read PCNA: Check for changes to repair conclusions. PCNA needs to be prepared in accordance with LEAN 232/223f PCNA Statement of WorkHas the Lender suggested a lower dollar amount or fewer repairs than the Needs Assessors repair conclusions?  FORMCHECKBOX no, move on  FORMCHECKBOX yes, are Lenders changes are justified?  FORMCHECKBOX yes, move on  FORMCHECKBOX no, Consult OHP Construction Manager.-Lender Narrative (Exhibit: 01-02: Project Capital Needs Assessment (PCNA, Exhibit 02-03)) -PCNA Statement of Work FORMTEXT      C2 Check for repair inspectability. Read the repair list If Lender agrees with PCNA list of repairs, this list will be used in the executed Firm Commitment.Are the repairs clearly described in terms of Inspectability (location and what the need is)?  FORMCHECKBOX yes, ,move on  FORMCHECKBOX no, Contact lender and/or OHP Construction Manager. -Lender Narrative (Exhibit: 01-02: Project Capital Needs Assessment (PCNA)-Repairs Completion and Inspection of Repairs) -Firm Commitment (Exhibit: 01-04: Exhibit C) -PCNA (Exhibit: 02-03) FORMTEXT      C3 Verify Fair Housing Accessibility Guidelines (FHAG) and Section 504 ComplianceFHAG Compliance: All covered multifamily dwelling units available for first occupancy after March 13, 1991. Section 504/UFAS Compliance: All housing receiving Federal financial assistance, plus all existing HUD Section 232 New Construction, and existing HUD Section 232 Substantial Rehabilitation (but only those building elements that underwent alteration), built after 1973. If not originally built/sub rehabbed under FHA program or originally insured under FHA program, then this does not apply.Is the project in compliance with the Fair Housing Accessibility Guidelines (FHAG), and Part 504 of the Rehabilitation Act of 1973 (aka Section 504) and the Uniform Federal Accessibility Standards (UFAS)?  FORMCHECKBOX yes, move on  FORMCHECKBOX no, but it is covered in the list of critical repairs. Move on.  FORMCHECKBOX no, but conformance not required due to date of construction. Move on.  FORMCHECKBOX No, (and not covered by proposed repairs or exempt due to age) Consult OHP Construction Manager.  FORMCHECKBOX  N/A (facility not originally built/sub rehabbed or insured under FHA program)-Lender Narrative (Exhibit: 01-02: Project Capital Needs Assessment (PCNA)  Exhibit 02-03 -Handicapped Accessibility) -Fair Housing Accessibility Guidelines, and Section 504 / UFAS FORMTEXT      C4 Review Replacement Reserve Funding ScheduleReplacement Reserve Funding Schedule must be attached to the Firm Commitment Replacement Reserve Funding Schedule must show all funding needs, and a proposed Initial and Annual Deposit, and must show a positive Reserve balance in years 1 15. Has the lender supplied an acceptable Replacement Reserve Funding Schedule showing a positive account balance through year 15?  FORMCHECKBOX yes, move on.  FORMCHECKBOX no If no, has the negative balance been justified?  FORMCHECKBOX If Yes, must note in Loan Committee Memorandum.  FORMCHECKBOX If No, Contact Lender.-Lender Narrative (Exhibit: 01-02: Project Capital Needs Assessment (PCNA)  Replacement Reserves Section -Exhibit 03-03; Replacement Reserves -Firm Commitment (Exhibit: 01-04: Exhibit B) PCNA (Exhibit: 02-03) FORMTEXT      Section D: Credit Worthiness / Character of the Mortgagor Recall a.) Who mortgagor is, b.) Type of ownership structure, and c.) Principals, by referring to: -Lender Narrative (Exhibit: 01-02: Executive Summary) -Organization Chart (Exhibit: 03-01) -Organization Docs (Exhibit: 03-02) Ensure that your review is on the right entity (some names are very similar), use identified mortgagor to complete this Section. Notice H01-03 still applies to Large and Medium Portfolios. Contact Mark Williams with questions. Name of Mortgagor  FORMTEXT        StepActivityKey PointInfoPath ChoicesSource DocumentCommentsD1 Review Accounts PayableMaterial amounts are those in excess of 5% of Effective Gross Income. Also of concern are accounts-payable older than 90 days. Aging of Accounts payable is a measure of an entitys current and past payment history.Has the lender appropriately addressed any material accounts payable (AP) over 90 days?  FORMCHECKBOX yes, move on  FORMCHECKBOX no, contact lender  FORMCHECKBOX NA-Lender Narrative (Exhibit: 01-02: Mortgagor Financial Statements Q5) -Balance Sheet (Exhibit: 03-07) and Schedule of Accounts Payable FORMTEXT      D2 Review Accounts Receivable Material amounts are in excess of 2% of gross income Aging of Accounts receivable is measure of an entity s ability to collect. Funds from a local, State, or Federal source that are older than 120 days may be considered if evidence is provided that source is historically late & it can be expected that these funds will be received before initial closing. It is not unusual for Medicaid and Medicare to pay 30 -90 days after service.Has the lender appropriately addressed any material accounts receivable (AR) over 120 days?  FORMCHECKBOX yes, move on  FORMCHECKBOX no, contact lender  FORMCHECKBOX NA-Lender Narrative (Exhibit: 01-02: Mortgagor Financial Statements Q6) -Balance Sheet (Exhibit: 03-07) and Schedule of Accounts Payable FORMTEXT      D3 Review tenant deposit accounts (if applicable) Generally not applicable for skilled nursing facilities.Tenant deposit accounts can include security, cleaning, key, and other deposits that can be refunded to the tenant. Balance Sheets (most recent) will include these as Assets with and an offsetting Liability account for the tenant deposits.Are all tenants deposit accounts fully funded?(y/n or n/a)  FORMCHECKBOX yes, move on  FORMCHECKBOX no, contact lender to obtain satisfactory explanation and resolution.  FORMCHECKBOX NA-Lender Narrative (Exhibit: 01-02: Mortgagor Financial Statements Q7) -Balance Sheet (Exhibit: 03-07A)  FORMTEXT      D4 Review for debt surviving closingCompare Notes payable on the most recent Balance Sheet to the Lender s Underwriting Narrative. Debts that survive closing must conform to HUD s surplus cash note requirements and the Firm Commitment must have a special condition. See HUD Attorney for further information and/or requirements for HUDs surplus cash note. Examples of surviving debt: Car loan; Debt (not included in the mortgage) that mortgagor owes to a partner; Items that would be placed in a surplus cash note.Are there any debts on the balance sheets that will survive closing?  FORMCHECKBOX no, move on  FORMCHECKBOX yes.  FORMCHECKBOX NA If yes the surviving debt must be permissible and adequately explained by the lender.-Balance Sheet (Exhibit: 03-07A) -Lender Narrative (Exhibit: 01-02: Mortgage Determinants  Transaction Costs  Existing Indebtedness Q-1) -Certification of Outstanding Obligations (Exhibit: 08-1A.1) -Pro Forma Title (Exhibit: 08-03B) FORMTEXT      D5 Review debts to be paid off.SEE EMAIL BLAST ON EXISTING DEBT Any debt (notes payable) placed on the project within the last two years must be reviewed to ensure that they meet the definition of Eligible Debt and do not violate the program intent no cash out Any debt to be refinanced that is less than five years old and is owed to either the underwriting HUD lender; or any entity related to the HUD lender, no matter how slight the identity-of-interest will have to qualify as Eligible Debt. Compare most recent Balance Sheet to previous years balance sheets1.) Are any of the debts to be paid off less than two years old?  FORMCHECKBOX no, move on  FORMCHECKBOX yes If yes: Lender must adequately explain, and the debts must be considered eligible debt (per email blast on existing debt)? 2.) Are any of the debts to be paid off less than five years old and owed to either (a) Lender, or (b) any entity related to the Lender, no matter how slight the identity-of-interest?  FORMCHECKBOX no, move on  FORMCHECKBOX yes If yes: these debts are considered ineligible -Balance Sheets (Exhibits: 03-07 / 03-08 / 03-09) -Lender Narrative (Exhibit: 01-02:) Mortgage Determinants Transaction Costs Existing Indebtedness Q2 & 3 (See Program Guidance in Lender Narrative Template.) -Certification of Outstanding Obligations (Exhibit: 08-01A.1) -Title Search (Exhibit: 08-03A) -Email Blast on Eligible Debt Dated FORMTEXT      D6 Review debt for cross-collateralizations and/or financing with a line of credit.SEE EMAIL BLAST ON EXISTING DEBT If debt is cross collateralized, debt must be allocated between each asset in a reasonable manner. 1.) Is any of the existing debt cross-collateralized with other assets?  FORMCHECKBOX no, move on  FORMCHECKBOX yes If yes: Was debt allocated proportionally between each asset?  FORMCHECKBOX yes, move on  FORMCHECKBOX no, lender must explain the rationale behind the allocation. Take concerns to WLM or HUD appraiser. (continued next page) 2.) Is any of the existing debt Financed with a line of credit?  FORMCHECKBOX no, move on  FORMCHECKBOX yes, Contact Lender this is not to be included in existing indebtedness any outstanding lines of credit (other than HUD approved AR) are to be terminated at closing. -Lenders Narrative (Exhibit: 01-02: Special Underwriting Considerations - Q2; AND Existing Indebtedness) -Title Search (Exhibit: 08-03A) -Title Exceptions (Exhibit: 08-03C) -A/R Punchlist FORMTEXT      D7 Review for secondary financing proposed TOTAL debt cannot exceed 92.5% of appraised value The Lender Narrative should identify any secondary financing proposals. Is there secondary financing proposed?  FORMCHECKBOX no, move on  FORMCHECKBOX yes If Yes, a waiver is required -Lender Narrative (Exhibit: 01-02: Special Underwriting Considerations  Q13; AND Source & Uses) -Pro Forma Title (Exhibit: 08-03B) FORMTEXT      D8 Evaluate State SurveysDetermine if corrective action plan exists and state is satisfied SNIF should not have G ratings or higher (G, H, I) Even for those that are closed, but systemic, U/M may decide to prompt special terms and conditions and further probing1). Do the state surveys identify (during last 3 yr period) any instances of actual harm and/or immediate jeopardy?  FORMCHECKBOX no, move on  FORMCHECKBOX NA, Mortgagor does not hold the license. move on  FORMCHECKBOX yes If Yes,  FORMCHECKBOX findings, letter, and plan must be justifiable  FORMCHECKBOX must have State issued letter approving corrections/plan. Contact State as needed 2). Are there open findings?  FORMCHECKBOX no, move on  FORMCHECKBOX yes, Lender must supply a plan and copy of letter from State.- Lender Narrative (Exhibit: 01-02: Operation of Facility State Surveys) - State Licensing Inspection Reports (Exhibit: 09-10) -Corrective Action Plan and State satisfaction letters -www.HYPERLINK "http://www.medicare.gov/Default.asp"Medicare.gov/NHCompare  FORMTEXT        FORMCHECKBOX  No Operator, Skip Section E. Section E: Credit Worthiness/Character of the Operator/Licensee StepActivityKey PointInfoPath ChoicesSource DocumentCommentsE1 Review Accounts Payable Material amounts are those in excess of 5% of Effective Gross Income. Also of concern are accounts-payable older than 90 days. Aging of Accounts payable is a measure of an entitys current and past payment history.Has the lender appropriately addressed any material accounts payable (AP) over 90 days?  FORMCHECKBOX yes  FORMCHECKBOX no  FORMCHECKBOX NA If yes or NA, move on. If no, contact lender.-Lender Narrative (Exhibit: 01-02: Operator Financial Statements Q4) -Balance Sheet (Exhibit: 05-07) and Schedule of Accounts Payable FORMTEXT      E2 Review Accounts Receivable Material amounts are in excess of 2% of gross income Aging of Accounts receivable is measure of an entity s ability to collect. Funds from a local, State, or Federal source that are older than 120 days may be considered if evidence is provided that source is historically late & it can be expected that these funds will be received before initial closing. It is not unusual for Medicaid and Medicare to pay 30 -90 days after service.Has the lender appropriately addressed any material accounts receivable (AR) over 120 days?  FORMCHECKBOX yes  FORMCHECKBOX no  FORMCHECKBOX NA If yes or NA, move on. If no, contact lender.-Lender Narrative (Exhibit: 01-02: Operator Financial Statements  Q5) -Balance Sheet (Exhibit: 05-07) and Schedule of Accounts Payable FORMTEXT      E3 Review for negative cash flow.If negative, review lender narrative to assess justification.Is the entity s cash flow (i.e. net income, before depreciation), negative or declining for the year-to-date and last 3 fiscal years (as applicable)?  FORMCHECKBOX no, move on  FORMCHECKBOX yes If Yes, has it been justified? add comment in LCM  FORMCHECKBOX yes, move on  FORMCHECKBOX no, further review and explanation required from Lender.-Lender Narrative (Exhibit: 01-02: Operator Financial Statements Q3) -Operator Financial Statements (Exhibits: 05-07 / 05-08 / 05-09 / 05-10) -(Mortgagor Financial Statements Exhibit 03-07) FORMTEXT      E4 Review Lease Cost of the mortgage includes principal interest, MIP, real estate taxes, insurance premiums, Replacement reserves and any other costs required by HUD. Read entire lease to ensure lease complies with HUD requirements (as defined in Lender Narrative Template: Operating Lease)1.) Is the lease payment sufficient to provide debt coverage after the costs of the mortgage?  FORMCHECKBOX yes, move on  FORMCHECKBOX no, special condition required in Firm Commitment to revise the lease. 2.) Is the lease acceptable?  FORMCHECKBOX yes, move on  FORMCHECKBOX no, special condition required in Firm Commitment to revise the lease. -Lender Narrative (Exhibit: 01-02: Operation of Facility Operating Lease) -Operating Lease (Exhibit: 05-11) -Firm Commitment (01-04: Cond. 1, 4) -HUD-92264-HCF (Exhibits: 01-3A: E3, E40-41, E38, E46) -HUD-92438 (01-03D) FORMTEXT       FORMCHECKBOX  Single-Asset Entity with no parent company, Skip Section F. Section F: Credit Worthiness/Character of the Owner/Operator facility Operator/Parent StepActivityKey PointInfoPath ChoicesSource DocumentCommentsF1 Check Standard & Poors (or equivalent) Score. If corporate credit rating is equivalent to an S&P B+ they are low risk and HUD will consider the parent company acceptable without further review. Credit reports must be current within 60 days of application submission. Equivalent Credit Ratings Comparison helpful link: HYPERLINK "http://www.blaha.net/Finance%20Corporate%20Debt%20Ratings.php"http://www.blaha.net/Finance%20Corporate%20Debt%20Ratings.php Is the S&P (or equivalent) score B+ or Greater with no negative outlook?  FORMCHECKBOX yes, skip remainder of SECTION F  FORMCHECKBOX no, continue with this section If No, because no score is available, continue with this section.-Credit Report -Lender Narrative (Exhibit: 01-02: Parent of Operator Credit History) FORMTEXT      F2Review Accounts PayableMaterial amounts are those in excess of 5% of Effective Gross Income. Also of concern are accounts-payable older than 90 days. Aging of Accounts payable is a measure of an entity s current and past payment history.Has the lender appropriately addressed any material accounts payable (AP) over 90 days?  FORMCHECKBOX yes  FORMCHECKBOX no  FORMCHECKBOX NA If yes or NA, move on. If no, contact lender.-Lender Narrative (Exhibit: 01-02: Parent of Operator Credit History) -Balance Sheet (Exhibit: 06-07) and Aging of Accounts Payable FORMTEXT      F3 Evaluate cash flow for financial condition by reviewing Profit and Loss statement (P&L) and/or statement of changes in financial position and/or statement of cash flow.  Working Capital = current assets  current liabilitiesIs cash flow positive for Parent of Operator?  FORMCHECKBOX yes, move on  FORMCHECKBOX no, Contact Lender for explanation If No, was negative cash flow acceptably discussed and justified by the lender?  FORMCHECKBOX yes, move on  FORMCHECKBOX no If No, Negative cash flow was not acceptably discussed and justified by the lender - Obtain explanation from the lender. Is Working Capital positive for Parent of Operator?  FORMCHECKBOX yes, move on  FORMCHECKBOX no, Contact Lender for explanation-Lender Narrative (Exhibit: 01-02: Parent of Operator) -Financial Statements (Exhibits: 06-07 through 06-10) -Lender Narrative (Exhibit: 01-02: General Review, Financial Statements)  FORMTEXT        FORMCHECKBOX  Operator is the same entity as the Management Agent, Skip Section G. Section G: Credit Worthiness/Character of Management Agent Please use the Participant Matrix as Guide StepActivityKey PointInfoPath ChoicesSource DocumentCommentsG1Determine if the project has a Management AgentDoes the project have a Management Agent?  FORMCHECKBOX yes  FORMCHECKBOX no If Yes, Move On If No, STOP. DO NOT COMPLETE SECTION G. Lender Narrative (Exhibit 01-02) Organizational Chart (Section 9:Management Agent). Organizational Documents (Section 9: Management Agent). Participant Matrix FORMTEXT      G2Determine whether the Management Agent: a) hold the license to provide care, b)directly controls the operations of the facility, c) has a management agreement with the Mortgagor.HUD needs security interest in the license, AR, provider agreements and the CON. A detailed review of the Management Agent is required. Special Condition: If the Management Agent contracts in its own name with the residents or is named on the license for the facility, at closing the Management Agent will be required to sign an Operator Regulatory Agreement and a Security Agreement acceptable to Hub.Does the Management Agent hold the license to provide care, directly control the operations of the facility or have a management agreement with the Mortgagor?  FORMCHECKBOX Yes (to any of the above), continue with Section G.  FORMCHECKBOX No. If none of the items apply to the Management Agent. STOP. DO NOT COMPLETE SECTION G.-Lender Narrative (Exhibit: 01-02: Program eligibility -Licensing/Certificate of Needs/Keys Amendment) -Licenses (Exhibit: 08-02) FORMTEXT       G3 Review the Management Agreement and determine if it meets HUD requirements (see comment section)A legal document agreement between the owner and management agent that protects the two parties and ensures HUD s interests in the property, its assets and its operation are protected Does Mgmt. Agrmt. meet HUD requirements including; Description of services and fees Description of computation and payment Description of HUDs right to require termination of agent and/or take possession of the property Statement as to HUDs rights and requirements prevailing Statement as to all accounts, investments and records turned over by 30-days after termination Statement that hold harmless clause is prohibited Description of contracts length of term1.) Is the Management Agreement is acceptable?  FORMCHECKBOX yes, move on  FORMCHECKBOX no, contact lender 2.) Does the document addresses HUD requirements listed in Key Point section?  FORMCHECKBOX yes, move on  FORMCHECKBOX no, contact lender 3.) Is the document consistent with Owner/Management Certification?  FORMCHECKBOX yes, move on  FORMCHECKBOX no, contact lender-Lender Narrative (Exhibit: 01-02: Management Agent -Management Agreement (Exhibit 07-02) -Certifications (Exhibit 07-01B)G7 Check the Lender Narrative for review of the Owner/Management Agents Agreement form HUD-9839-BDocument provides information regarding management fee percentage and term of the owner/agent agreement that matches the ones noted in the Management Agreement. Has the Lender reviewed the Owner/Management Agents Agreement?  FORMCHECKBOX yes, move on  FORMCHECKBOX no, contact lender-Lender Narrative (Exhibit: 01-02) -Management Agents Agreement (Exhibit: 07-04) FORMTEXT      G8 Determine whether the Lender reviewed the Management Entity Profile form HUD-9832The document provides information about the management agent entity, principals, including experience and property management and operating procedures, and experience levels.Has the Lender reviewed the Management Entity Profile?  FORMCHECKBOX yes, move on  FORMCHECKBOX no, contact lender-Lender Narrative (Exhibit: 01-02) -Management Agent s Agreement (Exhibit: 07-04) FORMTEXT      G10 Review Accounts PayableMaterial amounts are those in excess of 5% of Effective Gross Income. Also of concern are accounts-payable older than 90 days. Aging of Accounts payable is a measure of an entitys current and past payment history.Has the lender appropriately addressed any material accounts payable (AP) over 90 days?  FORMCHECKBOX yes  FORMCHECKBOX no  FORMCHECKBOX NA If yes or NA, move on. If no, contact lender.-Lender Narrative (Exhibit: 01-02: Operator Financial Statements Q4) -Balance Sheet (Exhibit: 05-07) and Schedule of Accounts Payable FORMTEXT      G11 Review Accounts Receivable Material amounts are in excess of 2% of gross income Aging of Accounts receivable is measure of an entity s ability to collect. Funds from a local, State, or Federal source that are older than 120 days may be considered if evidence is provided that source is historically late & it can be expected that these funds will be received before initial closing. It is not unusual for Medicaid and Medicare to pay 30 -90 days after service.Has the lender appropriately addressed any material accounts receivable (AR) over 120 days?  FORMCHECKBOX yes  FORMCHECKBOX no  FORMCHECKBOX NA If yes or NA, move on. If no, contact lender.-Lender Narrative (Exhibit: 01-02: Operator  Financial Statements  Q5) -Balance Sheet (Exhibit: 05-07) and Schedule of Accounts Payable FORMTEXT      G12 Review Net Operating IncomeIf negative NOI, review lender narrative to assess justification. NOI is before depreciation and amortization and lease paymentIs the Net Operating Income (NOI) negative or declining for the year-to-date and last 3 fiscal years (as applicable)?  FORMCHECKBOX Yes,  FORMCHECKBOX No, move one  FORMCHECKBOX  If Yes, is it Justified by lender?  FORMCHECKBOX Yes, move on  FORMCHECKBOX If No, not justified - further review and explanation required from lender.-Lender Narrative (Exhibit: 01-02: Operator Financial Statements Q3) -Operator Financial Statements (Exhibits: 05-07 / 05-08 / 05-09 / 05-10) -(Mortgagor Financial Statements  Exhibit 03-07) FORMTEXT       SECTION H: PROFESSIONAL LIABILITY INSURANCE (PLI) PLI FOLLOWS THE ENTITY THAT HOLDS THE LICENSE  PLEASE USE PARTICPANT MATRIX AS GUIDE Entity that holds the license:  FORMCHECKBOX Mortgagor  FORMCHECKBOX Operator  FORMCHECKBOX Management Agent StepActivityKey PointInfoPath ChoicesSource DocumentCommentsH1 Confirm PLI exhibits are complete and Lender Narrative provides a complete analysisPLI documentation requirements only apply to the insured party providing the coverage and exclude additional named insured parties. Operator/manager is the entity that actually performs & overseas the operation of the facility can be the operator or manager or owner or any combination of all three. Typically the operator/manager will be the entity that is contractually bound to provide a full range of services to the resident. All operator/managers must have PLI that covers their employees. The parent or controlling entity must have PLI on all entities that it controls or manages.Are PLI exhibits complete and does Lender Narrative provides a complete analysis?  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$%&+ǻֻֻ֬֬qb֬Lֻ+jh@5h;oCJOJQJUaJhmvh}CJOJQJaJhmvho!}CJOJQJaJ+jqh@5h;oCJOJQJUaJ+jh@5h;oCJOJQJUaJh@5hS@CJOJQJaJhS@CJOJQJaJh@5ho!}CJOJQJaJ%jh@5h;oCJOJQJUaJ+jh@5h;oCJOJQJUaJ+23:;IJKUb³ճ{jYJ4+jh@5h;oCJOJQJUaJh@5ho!}CJOJQJaJ h@5ho!}CJOJQJ^JaJ h@5h6"CJOJQJ^JaJhx3ho!}>*CJOJQJaJ#h@5hS@>*CJOJQJ^JaJ+j_h@5h;oCJOJQJUaJh@5hS@CJOJQJaJ%jh@5h;oCJOJQJUaJhS@CJOJQJaJhS@B*CJOJQJaJphhmvhS@CJOJQJaJN-./89;<JžwhU?UhU+j5h@5h;oCJOJQJUaJ%jh@5h;oCJOJQJUaJh@5h0kCJOJQJaJh@5hL(25OJQJh@5hL(2CJOJQJaJh@5hL(2CJOJQJaJh@5hL(25CJOJQJaJh5CJOJQJaJ h@5ho!}h@5ho!}CJOJQJaJ%jh@5h;oCJOJQJUaJ0jh@5ho!}CJOJQJUaJmHnHuN91/11$a$gdL(2kdM$$Iflֈ f!~6DKQ  t0 L44 layto!}{gNO $Ifgd:w $IfgdBR $Ifgd?A $$Ifa$gdMFf $$Ifa$gdA $$Ifa$gd'X $Ifgd'XgdL(2$a$gdL(2JKLTUWXfgh{ǸǢǐssl[M[>h@5hBRCJOJQJaJhBRCJOJQJ^JaJ h@5hBRCJOJQJ^JaJ h@5hBRh@5hBR5CJOJQJaJhBR5CJOJQJaJ#h@5hBR5CJOJQJ^JaJ+j!h@5h;oCJOJQJUaJh@5h0kCJOJQJaJh@5hL(2CJOJQJaJ%jh@5h;oCJOJQJUaJ+jh@5h;oCJOJQJUaJfgj}n[nE[n5hmvhBR>*CJOJQJaJ+jhmvh;oCJOJQJUaJ%jhmvh;oCJOJQJUaJhmvh:wCJOJQJaJh:wCJOJQJaJ+j+h@5h;oCJOJQJUaJh@5h:wCJOJQJaJ%jh@5h;oCJOJQJUaJhBRCJOJQJ^JaJ h@5hBRCJOJQJ^JaJh@5hBRCJOJQJaJh@5hBR>*CJOJQJaJLender Narrative (Exhibit 01-02: Insurance Professional Liability Insurance Firm Commitment Exhibits: Section 10 Notices: 04-15; H 2003 H2 Review PLI coverageThe minimum PLI coverage is $1M per occurrence and $3M aggregate (w/ maximum $100K deductible) If operator has numerous PL claims made in past 6 years ($X> $35K) pending or potential, critically review UW narrative and analysis of anticipated claims Notes: HQ will perform a mortgage credit review of large portfolios before Hub /PC can issue a firm commitment. States (listed in Appendix 1 of Notice 04-15) where PLI is difficult to obtain Hub/PC can refer operator/manager to HQ for an evaluation. 50 or fewer - $1M per occurrence; $3M aggregate; per occurrence deductible shall not exceed $100,000. HUD may require lower deductible after reviewing claims history, etc. More than 50 HQ review before firm issued; $1M per occurrence with an aggregate cap to be established by HUD. 1.) Does PLI coverage meet the HUD minimum standard?  FORMCHECKBOX yes, move on  FORMCHECKBOX no If No, Was a Waiver requested?  FORMCHECKBOX yes, move on  FORMCHECKBOX no, contact lender 2.) Is coverage adequate to meet past and potential claim?  FORMCHECKBOX yes, move on  FORMCHECKBOX no, contact lender to ask for a revision. Include as a special condition in Firm Commitment.-Lender Narrative (Exhibit: 01-02: Insurance Professional Liability Insurance Q2-__) -Loss History (Exhibit: 10-03) -Potential Claims Certification (Exhibit: 10-04) Evidence of current PLI cost [Exhibit 10-06] H3 Review PLIC Coverage type Per Occurrence coverage means that a claim is covered as long as the incident occurred while the policy was in effect, regardless of the claim date. Claims Made coverage means that a claim is covered only if the claim is made during the policy period, regardless of the date of the incident. The term of either claims made or occurrence policies must provide coverage for current operations and all past operations during the applicable statute(s) of limitation period(s). Statute of limitations varies from state to state. 1.) If the current policy(s) provide per occurrence coverage, have the operations been covered by per occurrence for the entire statute of limitations period?  FORMCHECKBOX yes, move on  FORMCHECKBOX no, contact lender for remedy 2.) If the current policy(s) provide claims made coverage, do the current ACORD show a retroactive date covering the entire statute of limitations period?  FORMCHECKBOX yes, move on  FORMCHECKBOX no, contact lender for remedy 3.) FORMCHECKBOX  Provide email of PLI approval to Legal -Lender Narrative (Exhibit: 01-02: Insurance Professional Liability Insurance Summary and Q__) -Evidence of PLI coverage for statute of limitations period (Exhibit: 10-05) -Statute of Limitations website: HYPERLINK "http://www.edgarsnyder.com/statute-limitations/index.html" \o "http://www.edgarsnyder.com/statute-limitations/index.html"link  H4 Is an Actuarial Study applicable and acceptable?Most recent study required: If available for any operator/manager with 50 or fewer healthcare facilities, Required of any operator/manager of more than 50 healthcare facilities.Is an Actuarial Study applicable and acceptable?  FORMCHECKBOX yes, move on  FORMCHECKBOX NA, move on  FORMCHECKBOX no, contact lender -Lender Narrative (Exhibit: 01-02: Insurance Professional Liability Insurance Q2-__) Actuarial Study Exhibit: 10-08 H5 Review Insurance Carriers licensureCaution: The broker is not the insurance carrier. Caution: There may be more than one insurance carrier on the ACORD certificate. Select the one which is providing the PLI policy. Most insurance information can be found on a States Insurance Commission website. (Search for States Insurance Commissioner) Is the Insurance Carrier/Provider licensed or authorized as a surplus lines carrier in the state where the subject property is located?  FORMCHECKBOX yes, move on  FORMCHECKBOX no, contact lender -Lender Narrative (Exhibit: 01-02: Insurance Professional Liability Insurance -Summary) -Evidence of PLI coverage for statute of limitations period (Exhibit: 10-05) -State Insurance CommissionH6 Review Insurance Carriers ratingInsurance company must be rated by AM Best B++. Or if carrier is a Risk Retention Group, an insurance captive, or a small insurance provider, it must be rated by A.M. Best B++ or better, or by Demotech at A or better. Is rating of insurance carrier acceptable?  FORMCHECKBOX yes, move on  FORMCHECKBOX no, a waiver is required to proceed. Contact HQ. -Lender Narrative (Exhibit: 01-02: Insurance Professional Liability Insurance, Summary) -Evidence of Insurers Rating (Exhibit: 10-07) HYPERLINK "http://www3.ambest.com/ratings/"AM Best link HYPERLINK "http://www.demotech.com/"Demotech link Section I: Firm Commitment StepActivityKey PointInfoPath ChoicesSource DocumentComments I1 FORMCHECKBOX Collect the original HUD 4128 signed by the HUD Appraiser.  FORMCHECKBOX Review 4128 findings, and recommendations This must be completed prior to firm commitment. All 4128 conditions must be resolved prior to issuance of firm commitment, with exception of O& M plan if there is good cause. If underwriter does not concur with appraisers finding, consult with supervisor prior to routing to Director. Signatures required on 4128 include the Multifamily normal full concurrence chain and, if project exceeds 200 units, the regional environmental officer. Is the project recommended for approval?  FORMCHECKBOX Yes, continue OR  FORMCHECKBOX Yes, with conditions -Notify lender of the conditions. The lender must resolve prior to issuance of firm  FORMCHECKBOX No, Immediately, notify lender of environmental findings and advise the project must be rejected unless resolved. -Phase 1 (Exhibit: 02-02) -Phase 2 (Exhibit: 02-02, if applicable) -Lender Narrative (Exhibit: 01-02: Environmental) -HUD-4128 FORMTEXT      I2Confirm that the prepayment has been approved, if refinance of a HUD loan.There must be an approval to prepay the existing HUD mortgage.Has the prepayment been approved, if refinance?  FORMCHECKBOX yes  FORMCHECKBOX no  FORMCHECKBOX NA, not currently a HUD insured mortgage If Yes, Move On. If No, Determine status of 9807 approval. HUD-9807, Insurance Termination Request for Multifamily Mortgage has been approved. (Either by Insurance Operations Branch or in conformance with Mortgagee Letter 2004-21).  FORMTEXT      I3 Was an appraisal desk technical reviews completed?May impact overall underwriting review and/or result in a special condition.Was an appraisal desk technical reviews completed?  FORMCHECKBOX no review, move on  FORMCHECKBOX yes If yes, Follow up with any additional underwriting requirements if necessary. Add special conditions to Firm Commitment if necessary. Technical review documents (if applicable). FORMTEXT      I4 Confirm that comments have been received from Legal. Confirm if Legal has requested changes to leases and/or organizational documents. Legals comments may affect Firm Commitment. Legal review of leases and organizational documents for commercial and subordination issues UW must work with Legal to determine if any Special Conditions are necessary for extraordinary legal concerns (most are covered in Firm Commitment). FORMCHECKBOX Legals comments have been received. If not received, contact WLM.  FORMCHECKBOX Add condition to Firm Commitment, if necessary.  FORMCHECKBOX Comments from Legal have not been received. Follow-up with Legal. Legal forms and documents. FORMTEXT       I5 Review all requisite forms for correctness, and approval if applicable.Forms are the basis for the underwriting and must be accurate. Are all forms in the Source Document column are complete and, accurate, and approved (if appropriate at this Step)?  FORMCHECKBOX yes, move on  FORMCHECKBOX no If No, Follow up with errors or omissions on forms.FHA Form 2453-MM Special Conditions to Firm Exhibit A- Legal Description Exhibit B- Reserve for Replacement Schedule Exhibit C Repair List HUD-92264-HCF HUD-92264-A HUD-92329 HUD-92447 HUD-9839 (if applicable) HUD-9832 (if applicable) Exhibit D Closing checklist FORMTEXT      I6Confirm that draft Firm Commitment is consistent with HUD master 223f Firm Commitment template, and ALL items on the Firm Commitment are correct and accurate.Firm Commitment is a legal document and must be totally accurate Include any special conditions from Accounts Receivable (A/R) Punchlist. May need Lender to resend these documents to HUD Underwriter in Word for changes if necessary. NOTE: If there is a change in the loan amount, recalculate the Application Fee. The difference will either be a refund or an amount due. Notify the lender.Is Draft Firm Commitment consistent with the template and ALL items on the Firm Commitment correct such as; FHA number, address, loan amount, interest rate, term, Reserve deposits, repairs, special conditions, et cetera, et cetera?  FORMCHECKBOX yes  FORMCHECKBOX no If Yes, Move on If No, and if there are variances between the Firm Commitment and the HUD-92264-A, return to lender for correction. If No, and there are variances, but not with HUD-92264-A, correct the Firm Commitment.Lenders draft Firm Commitment, and HUD 223f Firm Commitment. FORMTEXT       I7Prepare for Loan Committee Meeting.The days/times for loan committees are generally Mondays from 1-3 EST (10-12 PST) and Thursdays from 3  5 EST (12-2 PST). UW uploads all loan committee documents to SharePoint  under  Loan Committee folder. When WLM (usually 1 coordinates for others) emails request for projects that will go to Loan Committee, respond that project is ready for Loan Committee. WLM (usually 1 coordinates for others) sends out Outlook scheduler notification to the following: Bill Lammers, Renee Greenman, Mark Williams, Michael Vaughn, plus the OHP 232 UW email list with a list of project names, project numbers, loan types, and the conference call information. Optional Invitees to Loan Committee: OHP Appraiser Field Reviewer Other Technical Reviewers  FORMCHECKBOX  Post Loan Committee documents to SharePoint.  FORMCHECKBOX  Email response to WLM that project is ready for Loan Committee  FORMCHECKBOX  Invite OGC Closing Attorney to Loan Committee, providing them with the date, time and conference call information  FORMCHECKBOX Invite any optional members to Loan Committee, providing them with the date, time and conference call information Loan Committee Memorandum and attachments FORMTEXT      I8Update DAP. DAP Entry (E08)  Firm Commitment Issued OR (E04)  Firm Preliminary Reject/Deficiency Letter If rejection is issued Ensure that all necessary fields are complete and correct so that HUD-290 is later correct. Transaction status changes in DAP need to be made as soon as the loan committee has confirmed their verbal approval of Firm Commitment. If the loan committee is running late and you have to leave immediately after giving your presentation you will need to alert your assigned WLM ahead of time. He will make sure the change is made in DAP the day verbal approval is given. FORMCHECKBOX Completed. Ensure that the expiration date in DAP is the same as the Tickle date and date given to the lender for the expiration.-Firm Commitment or Reject letter. -OHP Development SharePoint and DAP Updating Protocol (Revised 12/20/09)  FORMTEXT      I9Send out electronic copy of Firm Commitment and initial coordination with Closing Coordinator. After Loan Committee, the WLM will change the status of the project in SharePoint to Firm Issued. The Closing Coordinators will assign a closer, enter into SharePoint, and email the OHP Underwriter with the closer name. Once closer assigned, the UW will email the Lender (copying the Closing Coordinator, HUD Attorney and OHP Account Executive), to present the Closing team and provide contact information. Please note, do not send the Firm Commitment to anyone other than the above the lender will coordinate distribution to the lender attorney, borrower attorney and borrower. Use Template below FORMCHECKBOX Closing Coordinator Assigned Date:  FORMTEXT        FORMCHECKBOX Email sent Date:  FORMTEXT      I10Conduct Hand-off Conference CallsUW will schedule Hand Off conference call. Internal call includes the UW, Closing Coordinator and OGC Closing Attorney. Goal: ensure all information is transferred, and that all Special Conditions are clear. 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h@5hBxh@5hBxCJOJQJaJhBxhBxCJOJQJaJhBxCJOJQJaJ+jh,h;oCJOJQJUaJUh,hBx>*CJOJQJaJh,hBxCJOJQJaJ h@5hsLh@5hsLCJOJQJaJh,hnCJOJQJaJh,hsLCJOJQJaJ%jh,h;oCJOJQJUaJ0jh,hnCJOJQJUaJmHnHuRR"RjR5,# $Ifgdny $Ifgd:kd$$Iflֈ f!~6DKQ  t0A_844 layt`IjRS)4J_~ $Ifgdny $IfgdBxECKBOX Complete transition process SharePoint -Tools & Resources -All Programs -2_PostFirm; and -4_PostClosing Closing Email Template: Red sections are to be completed with appropriate names and other information, and then whole message sent in standard black font. ******************************************************************************************************************************* Lenders Underwriter Name responsible for the project: Hello and Congratulations on your HUD Loan Committee approval. FIRM COMMITMENT: An electronic version of the signed firm commitment is attached. You should be receiving a hard copy via FedEx shortly. Once the firm commitment has been signed by both you and the borrower, please return the signed original directly to the Closing Coordinator, Closing Coordinators Name. Any amendments to the firm commitment should also be submitted directly to Closing Coordinators Name. Ive included Closing Coordinators Name contact information below: {Insert full Signature Block/mailing address of Closing Coordinator} CLOSING: Please contact HUD Attorneys Name, the HUD Attorney in the Name of HUD Office, to schedule the loan closing. HUD Attorneys Name telephone number is (___) ___-____ and her/his email address is HUD Counsels email, he/she is also copied on this email. Please send one copy of the draft closing documents to Closing Coordinators Name and one copy to HUD Attorneys Name. If you have any questions concerning the closing, contact Closing Coordinators Name or HUD Attorneys Name directly. (Note: It is helpful if you copy both individuals on your emails.) HUD Attorneys Names mailing address is also provided below: {Insert full Signature Block/mailing address of HUD Attorney} (Insert as applicable) I have attached a copy of the Owners Certification for Completion of Critical Repairs. Once the repairs have been completed, please have the borrower complete this form. The form, along with the attachments, should be submitted with the closing package. Please also note that all conditions, including the cost certification, must be submitted as soon as possible, and though we will work with you toward an agreeable closing date for all parties, we cannot make any commitments or promises toward those dates at this time. Finally, please make sure that this information is passed on to your closing department. Thank you for all of your time and assistance on this project. I look forward to working with you again. Thank you. OHP Underwriter Name     Process Name: 232/223f Underwriting Punch-list DATE: XX/XX/XX ASSIGNED HUD UNDERWRITER: XXXXXXXXXXX PROJECT NAME: XXXXXXXXXXX PROJECT NUMBER: XXX-XXXXX PAGE  PAGE 1 Rvsd 7/2/10 Version Date: May 19, 2010 nmr ;50000gdi_kdH$$Iflֈ f!~6DKQ  t0A_844 layt`I:6EF6Oļ|pccVMhL{Jh`ICJhL{Jhi_B*CJphhL{Jhi_B*CJphhL{Jhi_5CJ\hL{Jhi_5>*CJ\hL{Jhi_CJhL{Jhi_6B*CJ]phhL{Jhi_B*CJphh8(hd<B*CJphThi_B*phT *h)hi_B*phT *h)hi_B*ph *hi_B*ph *hi_ *hi_hi_ *hL{J *h8(56_`aBC)+,.gdd<gdi_Oi^_`aiy-@BHpּ毟|jj^j^ּ֒hL{Jhi_6CJ]"hL{Jhi_6>*B*CJ]phhL{Jhi_5>*CJ\hL{Jhd<CJhL{Jhi_B*CJphhL{Jhi_5B*CJ\phhL{Jhi_B* CJphI}hL{Jhi_B*CJphhL{Jh`IB* CJphI}hL{Jhi_6>*B*CJphhL{Jhi_CJhL{Jh`I6>*B*CJph#458K24ABC̼̪̠̪~qhXNBNhL{Jhi_6CJ]hL{Jhi_5CJhL{Jhi_6B* CJ]phphL{Jhd<CJhL{Jhi_B*CJphhL{Jhi_5B*CJ\ph"hL{Jhi_6>*B*CJ]phThL{Jhi_CJ]"hL{Jhi_6>*B*CJ]phhL{Jhi_6>*B*CJphhL{Jhi_CJhL{Jhi_B*CJphhL{Jhi_B*CJphhL{Jhi_6B*CJ]phC()*,-/0235cd ÷ÐÐ{sk`Xkh U CJaJhRh\`CJaJh\`CJaJhsw@CJaJhDH0JmHnHuh\` h\`0Jjh;o0JUh+h\`CJOJQJaJh+h\`5>*OJQJh+h\`5OJQJhdjhdUhL{Jhi_6B*CJ]phhsw@6B*CJ]phhL{Jhi_CJhL{Jhi_>*CJ"./1245ds gdd<gdyO &`#$gdd $a$gd( pgd} hL{Jhi_CJhdhRh\`CJaJhACJaJ9&P1h0:pyON /!"# $ % v$$If!vh5(5 5555#v(#v #v#v#v#v:V l4  t<0K5(5 5555p<yt%kd$$Ifl4ֈ f!~6D*B*^JphB^@B d Normal (Web)dd[$\$PO!P d bodytextb1#5B*CJOJQJ\^JaJphHO1H d bodytext1B*CJOJQJ^JaJph4 @B4 d Footer !.)@Q. d Page NumberB'aB BComment ReferenceCJaJ<r< B Comment TextCJaJ@jqr@ BComment Subject5\HH B Balloon TextCJOJQJ^JaJ44 {Header !FVF B4FollowedHyperlink >*B* ph*W* "Strong5\>> A Footnote TextCJaJ@&@ AFootnote ReferenceH*<@< 9@ List Paragraph^DZD ! mi0 Plain Text CJOJPJQJaJJJ mi0Plain Text CharCJOJPJQJaJPK![Content_Types].xmlj0Eжr(΢Iw},-j4 wP-t#bΙ{UTU^hd}㨫)*1P' ^W0)T9<l#$yi};~@(Hu* Dנz/0ǰ $ X3aZ,D0j~3߶b~i>3\`?/[G\!-Rk.sԻ..a濭?PK!֧6 _rels/.relsj0 }Q%v/C/}(h"O = C?hv=Ʌ%[xp{۵_Pѣ<1H0ORBdJE4b$q_6LR7`0̞O,En7Lib/SeеPK!kytheme/theme/themeManager.xml M @}w7c(EbˮCAǠҟ7՛K Y, e.|,H,lxɴIsQ}#Ր ֵ+!,^$j=GW)E+& 8PK!Ptheme/theme/theme1.xmlYOo6w toc'vuر-MniP@I}úama[إ4:lЯGRX^6؊>$ !)O^rC$y@/yH*񄴽)޵߻UDb`}"qۋJחX^)I`nEp)liV[]1M<OP6r=zgbIguSebORD۫qu gZo~ٺlAplxpT0+[}`jzAV2Fi@qv֬5\|ʜ̭NleXdsjcs7f W+Ն7`g ȘJj|h(KD- dXiJ؇(x$( :;˹! 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