Month: July 2023

Fannie Mae Introduces Permanency to Condo Policy Updates. Loft Buyers Need to Know How to Overcome Unique Mortgage Hurdles

REAL ESTATE NEWS (Los Angeles, CA) — The U.S. Federal National Mortgage Association, better known as Fannie Mae, has recently confirmed updates to its policies surrounding condominiums and co-operatives, as announced in an email communication and followed by an article published on MPA Mag. The updates address various concerns related to projects with deferred maintenance, special assessments, and even some safety concerns, which had previously been only temporary provisions.

In a move that reflects the evolving landscape of condo ownership and financing, Fannie Mae is making many of these temporary provisions permanent. These provisions are designed to manage risks associated with aging infrastructure and financial instability in condominium and co-operative housing projects.

A Focus on Safety and Sustainability

The updates were first introduced on a temporary basis in 2021, with an aim to tackle the pressing issues of condo and co-op project safety and sustainability. This move came as a result of increased concerns over the aging infrastructure of such residential complexes, an issue that has been rising to the fore over recent years. Reports have suggested structural challenges have been leading to evacuations and condemnations in certain cases.

With the risk associated with these infrastructural challenges becoming more apparent, Fannie Mae has taken steps to implement the previously temporary provisions as part of its updated policies. This transition to permanency underlines the significance of these issues and Fannie Mae’s commitment to addressing them.

Addressing Deferred Maintenance and Special Assessments

The updated policies are designed to handle projects that need critical repairs, those having material deficiencies, and special assessments for projects consisting of five or more attached units. Essentially, Fannie Mae is prioritizing the safety, soundness, structural integrity, and habitability of condominiums and co-operatives and their amenities.

In order to accomplish this, developers are now required to disclose any required critical repairs and significant deferred maintenance that could potentially affect the aforementioned aspects of a condo or co-op project. This move towards transparency can provide prospective buyers with a clearer understanding of what they’re getting into when purchasing a unit in these projects.

Moreover, the Government-Sponsored Enterprise (GSE) has decided not to purchase loans secured by units in condo and co-op projects that require critical repairs or have unresolved significant deferred maintenance, until the necessary repairs are made. This is a clear move to protect both the agency and borrowers from potential risks associated with such properties.

Furthermore, Fannie Mae has adopted a new policy that requires lenders to evaluate special assessments thoroughly. This includes analyzing the reason for the assessment and evaluating the capacity of the unit owners to make timely payments for the assessment.

Promoting Safe and Sustainable Homeownership

In a blog post on Fannie Mae’s website, Jodi Horne, the director of single-family collateral risk management, expressed that the updated condo and co-op requirements aim not just to protect lenders and Fannie Mae from a risk management perspective, but also to safeguard borrowers from physically unsafe or financially unstable projects. These unstable projects could lead to unexpected spikes in homeownership costs, which can put homeowners in precarious financial situations.

In conclusion, the updates introduced by Fannie Mae underscore the organization’s commitment to promoting safe and sustainable homeownership. By making these temporary provisions permanent, the agency is taking proactive measures to ensure that homeowners, developers, and lenders are all protected from potential risks associated with condo and co-op projects. This move is likely to shape the landscape of condo and co-op ownership and financing moving forward.

What are the requirements and details of FNMA financing for a condo? Are all structurally sound condos approved for fnma financing? How, when and why does a home buyer and mortgage loan originator use FNMA for a condo purchase loan?ChatGPT

Fannie Mae (FNMA), being a government-sponsored enterprise (GSE), plays a critical role in the mortgage market by buying loans from mortgage lenders, packaging them into mortgage-backed securities, and selling them to investors. This process provides lenders with the liquidity needed to keep providing loans to borrowers. For condo purchases, Fannie Mae sets specific guidelines for loans to be eligible for purchase. Loft buildings sometimes have a harder time meeting the requirements, but loft specialist lenders are familiar with the solutions.

Fannie Mae Condo Requirements:

While individual lenders might add their own requirements, Fannie Mae provides a standard set of guidelines that need to be met for a condominium to be eligible for financing. These guidelines include:

1. Project Completion: The project in which the condo is located must be completed, including all units and common elements.
2. Owner-Occupancy Ratio: Fannie Mae typically requires at least 50% of the units in a project to be owner-occupied. This rule can help ensure the stability of the condo association.
3. Delinquency Rates: No more than 15% of the total units can be 60 days or more past due on their condo association dues.
4. Insurance Coverage: The homeowners association (HOA) must maintain a master or blanket insurance policy that covers common areas. Individual owners must also have insurance for personal property and liability.
5. Budget Review: The project’s budget should be adequate to manage and maintain the property, with enough set aside for reserves.
6. Single Entity Ownership: No single entity (like a person or an investment group) may own more than 10% of the units in a project.
7. Legal Phasing: For projects with multiple phases, each phase must be legally separate with its own budget and financials.
8. Litigation: The condo association should not be involved in any litigation that relates to the safety, structural soundness, or habitability of the project.
9. Commercial Use: No more than 35% of the project’s total floor area can be used for commercial purposes.
10. Special Assessments: If there are special assessments, the lender must review them, including the reason for the assessment and the ability of unit owners to make timely payments.

Are All Structurally Sound Condos FNMA Approved?

Even if a condo is structurally sound, it doesn’t automatically mean that it will be approved for Fannie Mae financing. It must meet all the other requirements listed above.

How, When, and Why Use FNMA for a Condo Purchase Loan?

Home buyers and mortgage loan originators use Fannie Mae for condo purchases primarily when the condo meets all Fannie Mae guidelines and the buyer meets the borrower requirements set by Fannie Mae (such as credit score, debt-to-income ratio, etc.).

Home buyers may choose to use Fannie Mae-backed loans because these loans often come with competitive interest rates and can require lower down payments. Additionally, they may also offer more lenient credit requirements than other loan types.

For loan originators, selling loans to Fannie Mae allows them to remove the loans from their books, freeing up capital so they can make more loans. They can also potentially earn income from servicing the loan if they retain the servicing rights.

It’s crucial to note that if a condominium doesn’t meet Fannie Mae’s guidelines, it’s considered non-warrantable, and financing options can be more limited. However, some lenders specialize in non-warrantable condo loans, and alternative financing options might be available.

Are most condo loans FNMA? What percentage of condo loans are FNMA?

The exact percentage of condominium loans backed by Fannie Mae (FNMA) can fluctuate over time and is not publicly disclosed on a regular basis. However, it’s important to note that Fannie Mae, together with Freddie Mac, another Government-Sponsored Enterprise (GSE), is a significant player in the U.S. residential mortgage market.

Fannie Mae and Freddie Mac together own or guarantee about half of all mortgages in the United States, including a significant portion of condominium loans. The rest of the market consists of various other players such as the Federal Housing Administration (FHA), Veterans Administration (VA), private lenders issuing jumbo and non-qualified mortgages, and others.

Fannie Mae and Freddie Mac have traditionally been popular choices for financing condominiums due to their favorable terms, relatively low interest rates, and less stringent credit requirements compared to some other types of loans. However, they have specific criteria that a condominium project must meet to be eligible for their loans, which can sometimes limit their use in certain situations.

If a condominium project doesn’t meet Fannie Mae or Freddie Mac’s guidelines, it may be considered “non-warrantable,” and the availability of Fannie Mae or Freddie Mac financing for units in the project will be limited. In these cases, potential buyers might have to seek alternative financing options, such as portfolio loans from banks or other lenders.

Some loft buildings have issues that affect their qualification for financing. To avoid delays and loan failures, such as falling out of escrow, it is often advisable, sometimes a requirement, to use a loft specialist lender when financing the purchase of an industrial, historic conversion or live/work loft condominium. A free list of local loft lenders is available upon request. Fill out the online form:

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Copyright © This free information provided courtesy L.A. Loft Blog with information provided by Corey Chambers, Broker DRE 01889449. We are not associated with the seller, homeowner’s association or developer. For more information, contact 213-880-9910 or visit LALoftBlog.com Licensed in California. All information provided is deemed reliable but is not guaranteed and should be independently verified. Text and photos created or modified by artificial intelligence. Properties subject to prior sale or rental. This is not a solicitation if buyer or seller is already under contract with another broker.