FHA SECTION 241

HUDSupplemental financing for the improvements or additions to a multifamily project or healthcare/senior housing project already financed by an FHA insured project loan.

PROGRAM FEATURES

  • Used as a supplemental financing without prepayment of the existing FHA insured loan.
  • Maximum loan to value is 90% of the FHA estimate of the cost of improvements or addition. The term can not be longer than the remaining term of the existing FHA insured loan.
  • Requires minimum 1.11x debt service coverage of the debt service of the combined first and second insured loans.
  • Under LEAN processing, HUD has indicated that healthcare/senior housing loans underwritten with the following loan to values will be considered “high risk” and will require “justification/mitigation”:
    • Skilled nursing facilities, 80% (85% for Not for profit Owner/Operators)
    • Assisted Living facilities, 75% (80% for Not for Profit Owner/Operators)
  • Under LEAN processing, HUD has indicated that loans underwritten with debt service coverage below 1.45x will be considered “high risk” and will require “justification/mitigation”.
  • Loan is pre-payable, assumable and non-recourse.
  • Underwriting based on underwriting standards of existing FHA insured loan program.
  • Loans funded with tax-exempt bonds or Government National Mortgage Association (GNMA) Securities.

FEES

0.3% Application Fee to FHA
0.8% Mortgage Insurance Premium for multifamily projects; 0.45% for low-income housing tax-credit transactions.
0.57% Mortgage Insurance Premium for healthcare/senior housing; 0.45% for deals involving low income housing tax-credits.
0.5% Inspection Fee
2.00% Maximum Financing Fee
1.50% Maximum Placement Fee
2.00% Costs of Issuance for Bond Transactions

An annual 0.8% Mortgage Insurance Premium (0.57% for healthcare deals and 0.45% for all deals with low income housing tax-credits) payable to FHA is required. Additional fees may be required for environmental reports and appraisals as part of the loan application process.

ESCROWS

  • Full escrows required for property insurance, real estate taxes, and FHA mortgage insurance premium.
  • Replacement reserve escrow for on-going replacement of depreciable items is required for the term of the loan.
  • Working capital deposits or operating deficit escrows are generally not required.