Pssst - Wanna Buy a Fixer-Upper?

I have made some additions and corrections to this post after talking to Paul Weldon of 203kContractors.com. He called me after reading the original and got me up to speed on some changes recently made to the program and some elements of my treatise that were slightly "off".

203kContractors.com is a great site. Their focus is on training contractors to become certified in the program, but they have a great FAQs page that really explains everything in more detail than I have here.

They also have a U.S. map showing the locations and contact information for all the Certified 203(k) Contractors. I'm sure it's a great marketing tool for them. I was astonished to see that there is only ONE certified contractor in the entire Bay Area!

Paul also told me that thirty-two 203(k) Mortgages were written in the Bay Area last month (July 2011). He gave me the following list of the best companies to approach for a 203(k) Mortgage:

Academy Mortgage
Wells Fargo
Prospect Mortgage
Freedom Mortgage
Prime Lending
He said Bank of America does them, but is so slow that not many go through.

He also sent me HUD's MORTGAGEE LETTER 2005-50, with lots more useful information for consumers.

Thanks Paul!

Peggy

In the current real estate market it is really difficult, even with decent credit, to get a loan to buy a property that may be foreclosed and even stripped of its copper pipes and fixtures. Thus houses that could be homes for willing buyers and DIYers are languishing in limbo, waiting for cash buyers with money to spare to do the necessary work.

There is a little-known FHA loan category that can help. It's called a 203(k) Mortgage. Most realtors and lenders don't have the foggiest notion about it. You need to be very prepared. It also works for a refi, where you have as long as you need to prepare. Here's the scoop:

* FHA's 203(k) program applies to fixed-rate or adjustable loans. You negotiate the loan terms with the lender.

* If applying for a Streamline 203(k), you MUST work with a realtor, loan officer and Certified 203(k)Contractor who are familiar with the 203(k) Mortgage. Not doing so jeopardizes the entire complicated process.

* Existing homeowners can refi into a Standard 203(k) Mortgage at 6% or less.

* Hire a HUD consultant to help you get through the process.

* You must work with your local city or county building department and get permits. Realize too that your local building department may make further demands than the 203(k) Mortgage process does.

* You may need to submit plans of your proposed remodel if it is at all complex. That means hiring an architect, or designer, or a contractor with design capabilities, to help develop the plans. Talented DIYers may also be able to put together a package that would qualify.

Architectural Exhibits

The improvements must comply with HUD's Minimum Property Standards (24 CFR 200.926d and/or HUD Handbook 4905.1) and all local codes and ordinances. The homebuyer may decide to employ an architect or a consultant to prepare the proposal. The homebuyer must provide the lender with the appropriate architectural exhibits that clearly show the scope of work to be accomplished. The following list of exhibits are recommended, but may be modified by the local HUD Field Office, and/or your local building department, as required.

A. A Plot Plan of the Site is required only if a new addition is being made to the existing structure. Show the location of the structure(s), walks, drives, streets, and other relevant details. Include finished grade elevations at the property corners and building corners. Show the required flood elevation. San Francisco requires plot plans for any project that changes the exterior of a home in any way.

B. Proposed Interior Plan of the Dwelling. Show where structural or planning changes are contemplated, including an addition to the dwelling. (An existing plan is no longer required.) Though MAY be required by your city/locale.

* The amount of the mortgage is determined by the projected value of the home once repairs and remodeling are completed. That's right. You get the money to buy the house AND remodel it all in one mortgage package or refi!

* The remodeling part of the mortgage is insured by HUD (Housing and Urban Development). This process takes 30-45 days after closing on the house. Here's HUD's page on the entire process: Rehab a Home w/HUD's 203(k)

* There are two 203(k) Mortgage versions:

(1) Streamline 203(k) Mortgage - $0 to $35,000 - This version is limited to whatever is needed to bring the property up to code and obtain a certificate of occupancy. No structural work is allowed. A reserve of 10-20% is not required to be included in this mortgage.

(2) Standard (Full-Version) 203(k) Mortgage - Improvements from $5,000 up to 110% of the appraised value on completion. Plus a 10-20% contingency reserve.

* You need to work with an FHA-approved lender, and it pays to pick a lender that is familiar with the loan.

* To qualify you need to have a good FICO score, have been in your present job for two years, and have enough savings for a 3-1/2% down payment, which will be based not only on the purchase price but also the added remodeling costs, plus a 10-20% contingency reserve.

* Once you get through all the approval process you then seek bids and select a Certified 203(k)Contractor.

Cost estimates must include labor and materials sufficient to complete the work by a contractor. Homebuyers doing their own work cannot eliminate the cost estimate for labor, because if they cannot complete the work there must be sufficient money in the escrow account to get a subcontractor to do the work. The work write-up does not need to reflect the color or specific model numbers of appliances, bathroom fixtures, carpeting, etc., unless they are nonstandard units.

The consultant who prepares the work write-up and cost estimate (or an architect, engineering or home inspection service) needs to inspect the property to assure: (1) there are no rodents, dryrot, termites and other infestation; (2) there are no defects that will affect the health and safety of the occupants; (3) the adequacy of the existing structural, heating, plumbing, electrical and roofing systems; and (4) the upgrading of thermal protection (where necessary).

* The lender will furnish the contract for the contractor - Contractors cannot use their own. The consumer signs the contract with the contractor.

* The property is appraised with the planned improvements in the appraisal. This appraisal will determine the value of the home AFTER the work is completed.

* The lender lends the money, holding the remodeling money in escrow and inspecting the work as it proceeds. The lender doles the money to the contractor in phases.

Caveats:

* The contractor's bid MUST be very accurate. The 203(k) Mortgage amount cannot be increased beyond the built-in 10-20% contingency amount. Anything not covered by the contingency comes out of the homeowner's pocket - if the contractor properly protects himself.

* Get your proper permits for your locale. The local inspectors may come in and make demands not required by lender/HUD inspectors. Ask questions! Be prepared!

All in all I would say it's a sweet deal if you are willing to jump through the hoops and can afford the loan. Where else can you get a 3-1/2% down deal these days?

Peggy