Supplemental loans to expand or renovate existing skilled nursing, assisted living or specialized use facilities already financed with FHA-insured loans.
PROGRAM FEATURES
- Used when it is not feasible to refinance a project’s FHA-insured loan as part of an addition or renovation because the current loan has a favorable interest rate or because prepayment is still subject to a lock-out.
- Combines construction and permanent financing into a single transaction approved at the same time.
- Maximum insurable loan is generally the lesser of: a) 90% of the cost of the improvements; b) 90% of the increase in value after the completion of the renovations/expansions; c) an amount supported by a 1.45 debt service coverage (DSC) ratio; and, d) an amount based on total indebtedness.
- Loan is pre-payable, assumable and non-recourse.
- Underwriting is generally based on underwriting standards of existing FHA insured loan program; additions to existing properties generally must be self-supporting from a net operating income standpoint.
- The supplemental loan is typically cross-defaulted with the primary insured loan and shares the same collateral.
FEES
| 0.30% | Application Fee to FHA |
| 0.72% | Mortgage Insurance Premium |
| 0.45% | Mortgage Insurance Premium – Tax Credit Transactions |
| 0.50% | Inspection Fee |
| 2.00% | Maximum Financing (Origination) Fee |
| 1.50% | Maximum Placement Fee |
| 2.00% | Costs of Issuance for Tax-Exempt Bond Transactions |
An annual 0.72% Mortgage Insurance Premium (.45% for tax credit transactions) is paid to FHA as part of the monthly mortgage payment.
ESCROWS
- Replacement reserve escrow for on-going replacement of depreciable items is required for the term of the loan. The amount of the annual deposit will be revised after 10 years based on a capital needs assessment.
- Working capital deposits or operating deficit escrows are generally not required unless the project involves the addition of new beds.