February 4th, 2019 8:41 AM by Jackie A. Graves
FREEFHAHomePurchaseAnalysis FREEFHAStreamlineAnalysis FHA(203K)RenovationLoan
Potential homebuyers looking for lower costs for FHA loans in
2019 are likely to be disappointed. In an annual presentation to Congress last
November, Commissioner Brian Montgomery said the agency will not be reducing
mortgage insurance premiums any time soon. He noted "While the MMI Fund
[FHA's self-insuring pool] is sound at this point in time, I think we're still
far away from being in a position to consider any reduction in our mortgage
Although the cost of an FHA-backed mortgage probably won't fall
in 2019, access to funding may improve as lenders continue to reduce or remove
so-called "overlays", where an individual lender will require a
higher credit score than the minimums that the FHA requires. Borrowers with
less-than-stellar credit should shop around for these more aggressive lenders.
Add lower down payment and credit requirements to the mix, and
the fact that these federally-insured loans are assumable, and FHA mortgages
are an attractive option to many borrowers.
Carla Blair-Gamblian, a home loan consultant for Veterans United
Home Loans in Columbia, Missouri, says that FHA loans will always have a place
in the market whether their costs rise or fall.
"Not everyone can qualify for a conventional loan, so
comparing [conforming loans] to FHA loans across the board may not yield the
best picture of what loan product is best," she says.
Here are the advantages of FHA mortgages in 2019:
The FHA requirements for credit score and down payments are far
lower than for conventional loans. Borrowers can technically qualify for an FHA
loan with credit scores of at least 580 and a down payment of just 3.5 percent,
according to HUD.
”While an FHA-backed mortgage with FICO 580 is theoretically available
to borrowers, many lenders add 'overlays' on these minimum requirements,” says
Keith Gumbinger, vice president of HSH.com in Riverdale, New Jersey. “Loans
with the lowest credit scores tend to default at a much higher rate, and
lenders are afraid that if they issue too many loans that later fail, HUD will
no longer allow them to write FHA-backed mortgages.”
Chris Fox, president of F&B Financial Group in St. Louis,
says that borrowers must have credit scores of at least 620 or 640 to qualify
for most conventional loans. Fox also says, though, that this is a bit of a
misleading benefit. He says that not many lenders will approve any loan,
conforming or FHA, for borrowers with credit scores under 620.
FHA mortgage rates are typically
lower than mortgage rates on conforming loans. FHA Borrowers with credit scores
of 660 will often qualify for the same interest rate as would conventional
borrowers with a score of 740, says Blair-Gamblian.
FHA loans allow sellers to pay up to 6 percent of the loan
amount to cover buyers' closing costs, says Tim Pascarella, assistant vice
president with Ross Mortgage Corporation in Royal Oak, Michigan. In
conventional loans, sellers can only pay up to 3 percent.
"For a lot of homebuyers, that's a big benefit," says
Pascarella. "A lot of buyers, especially first-time buyers, can save
enough money for a down payment, but then they have nothing else. An FHA loan
allows sellers to contribute more to closing costs."
FHA loans are assumable
FHA borrowers have yet another advantage over conventional
borrowers: FHA loans are assumable. When it comes time to sell, buyers can take
over sellers' existing FHA loans instead of taking out new mortgages at
whatever the current mortgage rate is at the time. This is especially
advantageous in a rising-rate environment.
"In an environment of rising interest rates, [an assumable
loan] can give sellers an advantage over their neighbors," says Dan Green,
a loan officer in Cincinnati and author of TheMortgageReports.com.
Assuming an FHA loan isn't always simple, though. While buyers
will have to meet all the typical mortgage requirements, they may need a much
larger down payment depending on the seller's equity.
If the original mortgage balance was $200,000 and the buyer
assumes the loan at a balance of $160,000, the buyer must come up with $40,000
in cash to reach the original balance. The buyer might have to take out a
second loan to come up with that figure, which may or may not negate the
benefit of a lower interest rate.
Despite the numerous advantages, there are also downsides to FHA
mortgages in 2019.
FHA mortgage insurance premiums
The biggest downside of FHA loans has long been the costs
associated with the upfront and annual mortgage insurance premiums.
The upfront mortgage insurance premium is 1.75 percent of the
loan amount. That's $3,500 on a $200,000 mortgage loan. Although you can pay it
out-of-pocket, this cost is usually added to the principal balance of your
loan. So your loan amount is actually $203,500.
Then, there are annual mortgage insurance premiums to consider.
Unlike Private Mortgage Insurance (PMI), which has a range of costs depending
on the borrower's credit score and down payment, FHA Mortgage Insurance
Premiums (MIP) go by down payment only. Borrowers with less than a 5% down
payment are charged 0.85% of the outstanding loan amount each year, while
borrowers with more than a 5% down payment are charged 0.80% per year for loans
with terms greater than 20 years. For a borrower with a $200,000 loan and just
a minimum 3.5% down payment, this means an MIP of over $143 per month. For a
borrower with great credit, that's about $40 per month more than a similar
Annual MIP rates are lower for borrowers who are taking out
15-year FHA-backed mortgage loans. Borrowers putting less than a 10% down
payment are charged 0.70% of the loan amount each year, and those with more
than a 10% down payment are charged 0.45% of the loan amount each year.
In both cases, FHA MIP are much higher for borrowers who look to
take out "jumbo" FHA-backed mortgages in high-cost markets.
FHA mortgage insurance for the life of the loan
With conventional mortgage loans, borrowers don’t have to pay
for private mortgage insurance if they come up with a 20 percent down payment.
Conventional borrowers can even request that private mortgage insurance be
dropped once their mortgage balance falls to 80 percent of the value of their
With FHA loans, borrowers who closed their loans after June 3,
2013 must make mortgage insurance payments every year for the life of the loan,
no matter how much equity they accrue.
"The only negative of an FHA loan is its cost," says
Pascarella. But if a solid credit score and down payment are a stretch for you,
an FHA loan might be your only option.
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