You may have heard that the real estate market has started to take off again, with home prices going back up and even a recent increase in interest rates. That means it is now harder for investors to buy numerous distressed properties for pennies on the dollar, but that doesn't mean it’s time to give up investing in real estate and property ownership. With many around the country facing a housing crunch, there is more need than ever for rental housing. This is also a time of change in healthcare, with fewer uninsured individuals and ever-increasing need for residential treatment, acute care and hospitals. These factors create opportunities to invest in purchasing, refinancing, building or rehabilitating multifamily housing and healthcare facilities.Unfortunately, banks have not returned to the high loan approval rates of the housing boom, which can make financing a multi-million dollar purchase seem out of reach. Luckily that doesn't have to be the case. Just as there are resources to help families find affordable mortgages, there are programs to help investors purchase and provide affordable rental housing and accessible healthcare properties. By working with a reputable and knowledgeable lender like Commercial Loan Direct, it is possible.
1. What are FHA Home Loans? What is FHA Multifamily Financing?
Since 1934, the Federal Housing Administration, or FHA, has helped Americans to afford their own homes. Today, the FHA is a program of the Department of Housing and Urban Development (HUD) and it serves not just individuals trying to buy their first homes, but it helps increase access to affordable housing and to programs such as assisted-living facilities, special-needs homes and even hospitals. In contrast to the traditional FHA home loans, financing of these multifamily and healthcare properties is provided not through lenders but insured through the FHA.
Here are several financing programs for purchase, rehabilitation, construction, or refinancing of different types of properties:HUD FHA 221(d)(4) – Apartment loans for construction or substantial rehabilitation of multifamily propertiesHUD FHA 223(f) – Apartment loans for the acquisition or refinance of multifamily propertiesHUD FHA 223(a) – Refinance of an existing FHA multifamily mortgage or healthcare mortgageHUD FHA 232 – Loans for construction, acquisition or refinance of healthcare propertiesHUD FHA 241(a) – Supplemental loans to borrowers with existing FHA loans HUD FHA 242 – Loans for the construction, modernization or expansion of hospitals and acute-care facilitiesHUD FHA 207 – Loans for the construction or rehabilitation of manufactured home parksThe most important features of these loans are that they offer very competitive fixed interest rates for up to 40 years, are non-recourse loans, have LTV of 80 percent or higher. However, they come with hefty fees, continued HUD involvement, including setting the amount and even use of replacement reserves in escrow, and require a long and complex underwriting process. Because of this, it is important to work with an experienced lender, preferably one who has alternative loan options to lessen the potential effects of underwriting delays.
2. Who needs an FHA Multifamily Loan?
FHA Multifamily loans are not for individual home owners, individuals looking to invest in single family homes, or small two- to four-family units. These loans have a minimum of $1 million to $5 million depending on the specific program and have no upper limit. Thus, these loans are typically for large developments and often include requirements for how the purchased property will be managed. These are not for casual investors.Those who already own such properties can also qualify for FHA loans to refinance and to complete updates and rehabilitation. While these are often used for affordable or income-based housing, it is also possible to get FHA financing for market-rate housing.While working with an experienced lender can facilitate the process, this product is still best suited to experienced managers who are ready and willing to deal with the ongoing demands associated with it. These include annual audits, maintenance of a high escrow reserve and HUD property inspections.
3. How do I get an FHA Multifamily Loan?
Again, it is important to stress that working with an experienced and reputable lender, such as Commercial Loans Direct, is imperative in this process. The FHA makes strong efforts to reduce the risk of default on the loans it insures and so has a lengthy and complicated underwriting process that can be difficult for lenders accustomed to regular home loans or single-family FHA loans. Start the process by familiarizing yourself with the different FHA loan programs available that are described at www.commercialloandirect.com/multifamily-fha-loans-rates.html. Or get more information by calling 800-687-0797. If you feel confident that you know what sort of loan you want, it is possible to start the application process immediately online.
4. FHA Multifamily Loan Terms
While the terms vary from one program or section to the next, there are a few things that most FHA multifamily loans have in common. As already noted, FHA-insured multifamily loans generally have fixed interest rates and up to 35- or 40-year repayment terms. They are non-recourse loans, thus affording less liability to the borrower. Loan minimums range from $1 million to $5 million with no upper limit. For more information on terms for specific programs, Visit this page here.
5. FHA Multifamily Loan Requirements
Given the benefits of FHA-insured multifamily loans, they are a great option for anyone interested in purchasing, constructing, rehabilitating or refinancing apartments or healthcare facilities. However, there are a number of complex requirements that should be understood before proceeding. In addition to the normal credit and financial capability assessments, it is preferred to have experienced owners as well as managers. There are also significant origination costs including hefty sums to be held in escrow for maintenance costs over time. It is also important to note the importance placed by HUD on the condition of property to be purchased or rehabilitated. While much of this information is available online, there is no substitute for working with one of the select HUD-approved lenders. Commercial Loan Direct is available to provide guidance and to start the application process.