U.S. DEPARTMENT OF HOUSING AND URBAN DEVELOPMENT ...

[Pages:1009]U.S. DEPARTMENT OF HOUSING AND URBAN DEVELOPMENT WASHINGTON, DC 20410-8000

ASSISTANT SECRETARY FOR HOUSINGFEDERAL HOUSING COMMISSIONER

Special Attention of: All FHA Approved Mortgagees All Direct Endorsement Underwriters All FHA Roster Appraisers All FHA Roster Inspectors All FHA Approved 203(k) Consultants All HUD Approved Housing Counselors All HUD Approved Nonprofit Organizations All Governmental Entity Participants All Real Estate Brokers All Closing Agents

Transmittal: Handbook 4000.1 Issued: December 30, 2016 Effective Date: Multiple; See Below

1. This Transmits:

The incorporation of previously published updates to Handbook 4000.1, FHA Single Family Housing Policy Handbook.

2. Explanation of Materials Transmitted:

This revision to the FHA Single Family Housing Policy Handbook, or Handbook 4000.1 (Handbook), is being published to update existing sections.

Below is a list of content updates being made to the Handbook:

Handbook Section

Handbook Changes

Page Number

Section I ? Doing Business with FHA

I.A.3.c.iv(B)(3)(b)(ii) Employees ? Added guidance for mortgagee use of

Standard ? Compensation;

Professional Employer Organizations

I.A.6.j.i Use of Contractors ?

(PEO) as announced in ML 2016-18

Permissible Use;

published on November 28, 2016.

I.A.6.j.iii Use of Contractors ?

Standard;

I.A.6.j.iv Use of Contractors ?

Required Documentation

16, 40, 41

Section II ? Origination Through Post-Closing/Endorsement

II.A.2.a.ii(B) Low Cost Area;

Added guidance for forward

II.A.2.a.ii(C) High Cost Area;

mortgage limits as announced in ML

II.A.2.a.ii(D) Special Exceptions for 2016-20 published on December 1,

Alaska, Hawaii, Guam, and the Virgin 2016 and ML 2016-25 published on

Islands

December 22, 2016.

II.A.5.d.xi Back to Work ?

Added bracketed text to clarify policy

Extenuating Circumstances

expired for case numbers assigned on

or after October 1, 2016.

II.A.8.a.i(B) Eligible Supplemental Removed effective date language for

Programs and Products

endorsements for Solar and Wind

II.A.8.m.i(B) Eligible Programs and Technologies.

Transaction Types

II.A.8.l.ii(B) Escrow Closeout

Removed bracketed text.

Certification;

II.A.8.m.viii(C) Escrow Closeout

Certification

II.A.8.n.vi(A) Processing Fee and

Added guidance for a processing fee

Other Costs;

for assumptions as announced in

III.A.3.b.iii(A) Allowable Charges ML 2016-24 published on December

Separate from Assumption Processing 7, 2016.

Fees

156, 157

331 363, 453 452, 456 459, 726

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Handbook Section

Handbook Changes

Page Number

Section III ? Servicing and Loss Mitigation

III.A.2.i.iii(A) Borrower's Financial Revised bracketed text to reflect new

Information;

effective date for affected sections as

III.A.2.i.viii Notice to Borrower after announced in ML 2016-22 published

Loss Mitigation Review;

on December 1, 2016.

III.A.2.j.iii HUD's Loss Mitigation

Option Priority Waterfall;

III.A.2.k.iv(D)(2) Special Forbearance

? Unemployment Agreement ?

Standard;

III.A.2.k.v Loan Modification;

III.A.2.k.v(G) FHA-HAMP Loan

Modification Provisions;

III.A.2.k.v(H) FHA Mortgage

Insurance Coverage and MIP;

III.A.2.k.vi(D)(2) FHA-HAMP

Standalone Partial Claim;

III.A.2.k.vi(F) FHA-HAMP Trial

Payment Plans;

III.A.2.p.iv Independent Third-Party

Providers;

III.A.2.r.i(D)(1)(c) Prohibition of

Foreclosure due to Federal Law or

Regulations;

III.A.2.r.i(G) Manufactured Housing

Review

599, 602, 609, 615, 618, 623, 624, 629, 631, 672, 677, 679

3. Implementation:

For Handbook updates incorporating policies with future effective dates, the Handbook updates are effective as of those previously announced future effective dates. All other changes to the Handbook are effective immediately.

For changes announced in Mortgagee Letter 2016-14, as amended by Mortgagee Letter 2016-22, Mortgagees may continue to use the guidance in the June 30, 2016 version of the Handbook 4000.1 until the extended implementation date of Mortgagee Letter 2016-14.

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4. Superseded Policy:

Previous versions of Handbook 4000.1 are amended as described in this Transmittal. Below is a list of Mortgagee Letters, Housing Notices, and/or Handbooks containing content related to these sections of Handbook 4000.1 that are hereby superseded in their entirety and are canceled on December 30, 2016. All previously superseded or canceled Mortgagee Letters, Housing Notices, and/or Handbooks remain canceled or superseded, but will continue to be available for informational purposes only on HUD's website along with the items listed below. Policy documents that have been superseded in full by the Handbook can always be found on HUD's Client Information Policy Systems (HUDClips) web pages, accessible from the Single Family Housing Superseded Policy Documents page at .

Mortgagee Letter(s) Superseded in Whole

2017 Nationwide Forward Mortgage Limits - Correction for Special Exception Areas ((Alaska, Hawaii, Guam, and the Virgin Islands) ? (to be superseded on January 1, 2017)) Processing Fee for Assumptions Extension of Implementation Date of Selected Sections of Handbook 4000.1 - ((effective March 1, 2017) - Mortgagees may continue to use the guidance in the June 30, 2016 version of the Handbook 4000.1 until the extended implementation date of Mortgagee Letter 2016-14)) 2017 Nationwide Forward Mortgage Limits ? (to be superseded on January 1, 2017) Mortgagee Use of Professional Employer Organizations

ML Number 2016-25

2016-24 2016-22

2016-20 2016-18

5. Paperwork Reduction Act

The information collection requirements contained in this document have been approved by the Office of Management and Budget (OMB) under the Paperwork Reduction Act of 1995 (44 U.S.C. 3501-3520) and assigned OMB control numbers 2502-0005; 2502-0018; 2502-0059; 2502-0117; 2502-0189; 2502-0302; 2502-0306; 2502-0322; 2502-0358; 2502-0369; 2502-0404; 2502-0414; 2502-0429; 2502-0468; 2502-0477; 2502-0494; 2502-0496; 2502-0525; 2502-0527; 2502-0538; 2502-0556; 2502-0561; 2502-0584; 2502-0595 and 2502-0600. In accordance with the Paperwork Reduction Act, HUD may not conduct or sponsor, and a person is not required to respond to, a collection of information unless the collection displays a currently valid OMB control number.

____________________________ Edward L. Golding Principal Deputy Assistant Secretary for Housing

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FHA Single Family Housing Policy Handbook Table of Contents

FHA Single Family Housing Policy Handbook TABLE OF CONTENTS

I. DOING BUSINESS WITH FHA .................................................................1

A. FHA LENDERS AND MORTGAGEES .............................................................................. 1

Types of Program Approvals .................................................................................................... 2 a. Title I................................................................................................................................... 2 b. Title II ................................................................................................................................. 2 Types of Approved Mortgagees................................................................................................ 2 a. Supervised Mortgagee ........................................................................................................ 3 b. Nonsupervised Mortgagee .................................................................................................. 3 c. Government Mortgagee ...................................................................................................... 4 d. Investing Mortgagee ........................................................................................................... 4 Application and Eligibility Requirements for Approval........................................................... 5 a. Title I and Title II Program Applications ........................................................................... 5 b. Online Application.............................................................................................................. 5 c. Eligibility Requirements ..................................................................................................... 9 d. Processing of Applications ............................................................................................... 25 e. Application Approval........................................................................................................ 25 f. Application Denial ............................................................................................................ 26 Branch Offices ........................................................................................................................ 26 a. Registration ....................................................................................................................... 26 b. Single Family Lending Area ............................................................................................. 26 c. Managers........................................................................................................................... 27 d. Net Branching Prohibition ................................................................................................ 27 Supplemental Mortgagee Authorities ..................................................................................... 28 a. Title II Direct Endorsement Authority.............................................................................. 28 b. Title II Single Family Lender Insurance Authority .......................................................... 35 c. Title I Manufactured Housing Loan Direct Endorsement Authority................................ 37 d. Title II Multifamily Accelerated Processing Authority .................................................... 37 Post-Approval Operations....................................................................................................... 38 a. Operating Requirements and Restrictions ........................................................................ 38 b. Providing Information to FHA.......................................................................................... 38 c. Compliance with Law ....................................................................................................... 39 d. Servicing of FHA-Insured Mortgages .............................................................................. 39 e. Employee Compensation .................................................................................................. 40 f. Conflicts of Interest........................................................................................................... 40 g. Payment of Operating Expenses ....................................................................................... 40 h. Prohibited Payments ......................................................................................................... 40 i. Staffing.............................................................................................................................. 41 j. Use of Contractors ............................................................................................................ 41 k. Affiliates ........................................................................................................................... 42 l. Branch Office Requirements............................................................................................. 42 m. Fair Housing Notice .......................................................................................................... 42 n. Advertising........................................................................................................................ 43

Handbook 4000.1

i

Effective Date: 09/14/2015 | Last Revised: 12/30/2016

*Refer to the online version of SF Handbook 4000.1 for specific sections' effective dates

FHA Single Family Housing Policy Handbook Table of Contents

Post-Approval Changes .......................................................................................................... 45 a. Requirements for All Post-Approval Changes ................................................................. 45 b. Information Updates ......................................................................................................... 46 c. Change in Corporate Officer............................................................................................. 46 d. Change in Partnership or Principal Owners ...................................................................... 46 e. "Doing Business As" Names ............................................................................................ 46 f. Relocation to a Different State.......................................................................................... 47 g. Liquid Assets or Net Worth Deficiency............................................................................ 47 h. Operating Loss .................................................................................................................. 47 i. Fidelity Bond .................................................................................................................... 47 j. Errors and Omissions Insurance ....................................................................................... 48 k. Principal Activity Change of Nonsupervised Mortgagee ................................................. 48 l. Servicing for Investing Mortgagees .................................................................................. 48 m. Fiscal Year End Date ........................................................................................................ 48 n. Supervision Change .......................................................................................................... 48 o. Business Form................................................................................................................... 49 p. Bankruptcy........................................................................................................................ 49 q. Lending License(s)............................................................................................................ 50 r. Mergers, Acquisitions, and Reorganizations .................................................................... 50 s. Conservatorship, Receivership, or Transfer of Control .................................................... 56 t. Cease Operations .............................................................................................................. 56 u. Unresolved Findings or Sanctions .................................................................................... 56 Annual Recertification ............................................................................................................ 57 a. General Requirements....................................................................................................... 57 b. Online Certification .......................................................................................................... 58 c. Annual Recertification Fee ............................................................................................... 59 d. Financial Data Submission ............................................................................................... 59 e. Rejection of a Mortgagee's Recertification Package ........................................................ 60 f. Recertification Extension Requests .................................................................................. 60 g. Failure to Recertify ........................................................................................................... 60 Voluntary Withdrawal of FHA Mortgagee Approval............................................................. 60 a. Standard ............................................................................................................................ 61 b. Required Documentation .................................................................................................. 61 c. Reapplication .................................................................................................................... 61

B. OTHER PARTICIPANTS ................................................................................................... 61

Appraisers ............................................................................................................................... 61 a. FHA Appraiser Roster ...................................................................................................... 61 b. Application and Approval Process.................................................................................... 62 c. Renewal............................................................................................................................. 63 d. Post-Approval Requirements ............................................................................................ 63 203(k) Consultants .................................................................................................................. 66 a. 203(k) Consultant Roster .................................................................................................. 66 b. Application and Approval Process.................................................................................... 66 Direct Endorsement Underwriters .......................................................................................... 69 a. Program Overview ............................................................................................................ 69 b. DE Underwriter Eligibility ............................................................................................... 70

Handbook 4000.1

ii

Effective Date: 09/14/2015 | Last Revised: 12/30/2016

*Refer to the online version of SF Handbook 4000.1 for specific sections' effective dates

FHA Single Family Housing Policy Handbook Table of Contents

c. Mortgagee's Approval Process ......................................................................................... 71 d. Post-Approval Requirements ............................................................................................ 71 Nonprofits and Governmental Entities ................................................................................... 71 a. Program Overview ............................................................................................................ 71 b. Application and Approval Process.................................................................................... 74 c. Post-Approval Requirements ............................................................................................ 96 Real Estate Brokers............................................................................................................... 102 a. Definition ........................................................................................................................ 102 b. Requirements .................................................................................................................. 103 c. Application and Registration Process ............................................................................. 103 d. Annual Recertification .................................................................................................... 103 Closing Agents...................................................................................................................... 104 a. Requirements .................................................................................................................. 104 b. Application and Approval Process.................................................................................. 104 Additional Other Participants ............................................................................................... 105

II. ORIGINATION THROUGH POST-CLOSING/ENDORSEMENT ...106

A. TITLE II INSURED HOUSING PROGRAMS FORWARD MORTGAGES ............. 106

Origination/Processing.......................................................................................................... 107 a. Applications and Disclosures.......................................................................................... 107 b. General Mortgage Insurance Eligibility.......................................................................... 130 Allowable Mortgage Parameters........................................................................................... 155 a. Maximum Mortgage Amounts........................................................................................ 155 b. Loan-to-Value Limits...................................................................................................... 158 c. Required Investment ....................................................................................................... 161 d. Maximum Mortgage Term.............................................................................................. 161 e. Mortgage Insurance Premiums ....................................................................................... 161 Underwriting the Property .................................................................................................... 163 a. Property Acceptability Criteria ....................................................................................... 163 b. Required Documentation for Underwriting the Property ............................................... 176 c. Conditional Commitment Direct Endorsement Statement of Appraised Value ............. 176 Underwriting the Borrower Using the TOTAL Mortgage Scorecard (TOTAL) .................. 177 a. Underwriting with an Automated Underwriting System ................................................ 177 b. Credit Requirements (TOTAL)....................................................................................... 181 c. Income Requirements (TOTAL)..................................................................................... 197 d. Asset Requirements (TOTAL)........................................................................................ 222 e. Final Underwriting Decision (TOTAL).......................................................................... 248 Manual Underwriting of the Borrower ................................................................................. 250 a. Credit Requirements (Manual) ....................................................................................... 250 b. Income Requirements (Manual) ..................................................................................... 271 c. Asset Requirements (Manual)......................................................................................... 296 d. Final Underwriting Decision (Manual)........................................................................... 322 Closing .................................................................................................................................. 340 a. Mortgagee Closing Requirements................................................................................... 340 b. Mortgage and Note ......................................................................................................... 346 c. Disbursement of Mortgage Proceeds .............................................................................. 346

Handbook 4000.1

iii

Effective Date: 09/14/2015 | Last Revised: 12/30/2016

*Refer to the online version of SF Handbook 4000.1 for specific sections' effective dates

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