Like many multifamily loans, HUD 223(f) loans have various prepayment provisions, which include certain prepayment penalties. One common prepayment provision is called a lockout, which prevents a borrower from repaying a loan at all for a specific period of time. While all prepayment provisions are negotiable for HUD 223(f) loans, lenders will typically insist on a lockout period of between 0 and 2 years.
When a loan is amortizing, it means that when a payment is made, it goes to both paying the loan's interest and paying off the principal. When a loan is fully amortizing, it means that the entire principal will be paid off by the end of the loan's term, while if a loan is partially amortizing, only a part of the principal will be paid off, leaving what's commonly known as a balloon payment. Fortunately for borrowers, HUD 223(f) loans are fully amortizing, which means that when the loan term is over (assuming the borrower does not default or refinance the loan), the entire principal will be paid off.
If you're considering taking out a HUD multifamily loan, like the HUD 223(f) loan, it's essential that you know the interest rate you'll be charged. Fortunately, low interest rates are one of the major benefits of HUD 223(f) loans, and, as of Nov. 2017, they average around 4.10% to 4.75% (including MIP) for 35-year, fixed-rate, fully amortizing loans.
FHA mortgage insurance premiums, or MIPs, are one of the most important expenses that HUD 223(f) borrowers need to factor into their budget. For most HUD 223(f) borrowers, annual MIP is 0.60% of the loan amount for conventional properties, while affordable properties receive an reduced MIP of 0.45%. However, with HUD's Green MIP Reduction program, borrowers can get a discounted 0.25% annual MIP, as long as they make energy-efficient improvements to their development.
If you're interested in acquiring or refinancing a senior housing community, can you use a HUD 223(f) loan to do so? Well, it depends. Senior, or age-restricted communities, are defined by HUD as any development intended for residents 62 years and older, and, while age-restricted communities are eligible for HUD 223(f) loans, some of them might be offering services that make them ineligible. Specifically, projects that are not eligible for HUD 223(f) financing include assisted living facilities, skilled nursing facilities, memory care facilities (including Alzheimer's/Dementia care facilities), and developments with communal dining areas.
HUD's Section 8 program provides rental assistance payments to landlords across the U.S. in order to help low-income families find clean and safe affordable housing. As of the most recent statistics, nearly 5 million households across the country use the Section 8 program-- making it an essential tool in HUD's mission to increase the supply of low-cost housing througout the United States.
Area Median Income, or AMI, is a statistic calculated by HUD that estimates the median annual income of households in a certain area. If you're a multifamily investor interested in using a HUD 223(f) loan to acquire or refinance an affordable property-- or you want to take advantage of LIHTC credits or the HUD Section 8 program, it's essential to know the AMI for the area in which your property is located.
HUD 223(f) loans allow for rehab work up to $15,000 per unit, which is multiplied by a local cost factor, often between 190-270%. In addition, renovations are not permitted to replace more than 50% of any two major building components, such as electrical systems, plumbing, mechanical systems, building structural systems, and the building envelope.
If you're a multifamily investor interested in purchasing or refinancing a property with a HUD 223(f) loan, you might be wondering if you're allowed to rent some of your space to commercial tenants-- and the answer is yes. HUD 223(f) loans allow for commercial development, albeit with somewhat strict limits: commercial tenants are restricted to using 25% of net rentable area and must not generate more than 20% of the project's effective gross income.
Like many types of multifamily financing, HUD 223(f) loans typically have prepayment penalties-- fees that are charged to the borrower if they attempt to pay off the loan early. HUD 223(f) prepayment penalties are negotiable, and can vary by lender, but often include a 0-2 year lockout, followed by a 8-10% to 1% declining prepayment penalty.
Fortunately for borrowers, HUD 223(f) loans are fully assumable with lender approval and a 0.05% fee. In order to approve the loan for assumption, the FHA has to examine the new borrower's financial credentials to ensure that they have the financial strength to pay back the loan. To do so, they'll have to perform due diligence, which is why they charge a small fee of 0.05% of the original loan amount in order for the loan to be assumed by the new borrower.
When it comes to the acquisition or refinancing of a multifamily property, investors typically have two options: fixed-rate loans and variable-rate loans. Fixed-rate loans, like the HUD 223(f) loan, maintain the same interest rate througout the entire life of the loan product, while variable-rate loans have interest rates that change throughout the loan's life.
If you're an investor looking to purchase or refinance a multifamily property, it's essential to understand the status of a loan's recourse provision before making any important financial decisions. If a loan is full-recourse, it means that if a borrower fails to pay back the loan, the lender can go after a borrower's personal assets in order to compensate for their losses. In comparison, non-recourse loans, like the HUD 223(f) loan, only permit the lender to repossess the property itself in the case of a borrower default.
When purchasing or refinancing a building with a HUD 223(f) loan, investors and developers often need to decide whether to set rents low enough to have the property legally qualify as affordable housing, or to set rents at the going market rate. While market rate units typically provide more rental income upfront, deciding to make an affordable housing development can have a variety of benefits for developers and investors.
When lenders are deciding whether to approve a loan, one of the most important factors they look at is LTV, or loan to value ratio. The higher a loan's LTV, the riskier it is for the lender, since there is little equity in the property that can be recovered if the borrower defaults. Developers and investors, however, like high LTV loans, since it means that they can purchase a property with less money down, freeing up their valuable cash for other investment opportunities.