31.8% of U.S. households are cost-burdened. Among these, 15.9% spent over half of their income on housing. Consequently, Millennials are opting for fixer-uppers as a budget-friendly housing choice, costing about 45% less than move-in-ready homes.
The main reason fixer-uppers have proven to be viable housing solutions is the Fannie Mae HomeStyle Loan. This mortgage combines a home’s purchase and renovation costs into a single loan. This financing solution provides flexibility and convenience for homebuyers.
Understanding Fannie Mae HomeStyle Loan
Fannie Mae HomeStyle Loan is an initiative of the Federal National Mortgage Association. It is a loan that covers the purchase and renovation costs of a home. With a simple loan application process and a single closing cost, it streamlines the process for homebuyers.
The loan is based on the estimated post-renovation value of the property. This means that the loan amount will be based on the future value of your home, not the current value. This way, you will get sufficient funds for the purchase and renovation.
Eligibility Criteria for Fannie Mae HomeStyle Loans
Fannie Mae itself is not a lender of loans, rather, the loans are provided by Fannie Mae-approved lenders. Further, the eligibility criteria for the loans are really simple and divided into three categories:
Personal
Fannie Mae HomeStyle loans are the same as traditional loans, as both majorly focus on similar factors. However, some additional criteria are only required:
- You must pay a pre-decided downpayment in case of a new purchase. In the case of a pre-owned property, you must have standing equity in it.
- You need a credit score of 620 or above, which is usually a pre-requirement of all lenders.
- A 45% debt-to-income ratio is a must to ensure the lender that the borrower will be able to make timely payments of the installments.
- The standard down payment for a HomeStyle loan usually ranges from 3% to 5% of the home’s purchase price.
- A detailed renovation plan, including a payment schedule, is crucial for loan approval and disbursement.
Property
Here is a list of HomeStyle Renovation loan-eligible properties:
- Single-family detached home
- Townhome
- Condo unit
- Co-op unit
- Duplex, triplex or quadruplex
- One-unit second home
- One-unit investment home
- One-unit manufactured home
Renovation
As long as the changes are permanent and add value to the home, they meet the key criterion for eligibility. This loan offers broad eligibility for renovations. You can update home aesthetics or renovate a fixer-upper, nearly all types of renovations are covered.
How to Get a Fannie Mae HomeStyle Loan?
Being a government initiative aimed to resolve the housing crises, getting a Fannie Mae HomeStyle loan is fortunately not a daunting task.
An Approved Contractor
The first thing a borrower needs to do is get a contractor. There is no explicit requirement for the contract to be licensed unless the state requires it. Beyond this, the borrower gets to appoint the contractor of their choice.
Draft a Construction Contract
A well-defined construction contract is essential for a HomeStyle loan, as withdrawals are scheduled based on the renovation plan. The contract should outline the entire scope of the project, including start and finish dates, expected costs, and details of each renovation.
The Scope of DIY Work
This loan allows the borrowers to contribute to the renovation through do-it-yourself projects. However, there is a 10% (of post-renovation value) cap on DIY projects, which should also be approved by the lender beforehand.
Creation of Reserves
This loan involves creating reserves to account for potential cost increases and secure lender interests. Contingency reserves cover labor and material cost rises, while payment reserves ensure monthly payments are covered.
Find Homes For Sale by Home Type and Style
The market offers a wider range of homes than ever before. But don’t get overwhelmed! Knowing your preferred style can help you narrow your search. Here are some options to target your search by home style:
The Math Behind Fannie Mae HomeStyle Loan
Let’s break this down with the help of an example where the purchase price of the property is $300,000. The down payment is 3%. The estimated post-renovation value is $400,000:
- Purchase: For the property, the loan amount will be, the purchase price minus the down payment. The loan amount will be $291,000.
- Renovations: For renovations, the eligible loan amount for renovations is 75% of the post-renovation value. This translates to $300,000 from the estimated $400,000 post-renovation value.
- DIYs: The eligible loan amount for DIY projects is 10% of the post-renovation value, equating to $40,000, covering materials only and excluding labor costs.
What Should I Consider Before Taking Out the HomeStyle Loan
Taking out a Fannie Mae Homestyle renovation loan is a big financial commitment. it is crucial to consider various factors that can potentially impact the loan and its payout:
- With a HomeStyle Loan, getting withdrawal approval is time-consuming.
- Despite the competitive Fannie Mae HomeStyle loan rates, the total cost can be significant.
- Unlike a conventional renovation loan, this loan is based on the estimated post-renovation value of the property. However, the loan cannot be withdrawn in a lump sum.
- Understand your financial commitment. You can use a mortgage calculator to gauge your monthly payments by adjusting the loan amount, term, and interest rates.
What Are the Alternatives to a HomeStyle Loan?
Despite their broad spectrum of usability, there are several instances where Fannie Mae Homestyle renovation loans tend to fall short. For such scenarios, homeowners can look into Fannie Mae Homestyle renovation loan alternatives:
Home Equity Loan
Home equity loans are loans based on the equity one has built in the home. Additionally, home equity loans are free from the hassle of various formalities like contractor plans, bank approvals, cash draws, inspections, etc.
Home Equity Line of Credit (HELOC)
When renovations are extended beyond 12 months opt for a Home Equity Line of Credit loan. HELOC lets the borrower take out the loan in installments. This way, you get funds as needed while paying interest only on the amount borrowed, not the entire credit line.
FHA 203(k) loan
An FHA 203(k) loan is a good alternative if you want to demolish the entire structure and rebuild a new home. However, the demolition will exclude the foundation. It is also a good option for renovations, which are not permitted under HomeStyle Loans.
Bottom Line
Fannie Mae HomeStyle loans have been a game changer. Borrowers use them to purchase and renovate a property, especially in cases of a fixer-upper. The loans are generally reasonably priced and have easy-going terms and conditions.
However, all relevant factors should be considered before taking out a Fannie Mae renovation loan. Despite their benefits, these loans may still not meet your individual needs. A thorough understanding of the workings of such loans is crucial to making a wise decision.
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Frequently Asked Questions
How many borrowers can be on a Fannie Mae loan?
Fannie Mae guidelines allow up to four borrowers on a single mortgage. To determine loan terms, each borrower's eligibility is evaluated. This generally includes income, assets, credit history, and debt obligations.
What is the difference between FHA and Fannie Mae?
FHA loans are government-insured and designed for first-time homebuyers and those with lower credit scores and smaller down payments. Fannie Mae loans are for borrowers with higher credit scores and larger down payments, backed by a government-sponsored enterprise.
Can you apply for a loan with Fannie Mae directly?
No, Fannie Mae does not directly provide loans to borrowers. Instead, borrowers obtain loans through lenders following Fannie Mae's approved lenders. Such lenders include banks, credit unions, and mortgage companies.
Is there a restriction on the types of property under a Fannie Mae HomeStyle loan?
Here is a list of home-style renovation loan-eligible properties: Single-family detached home, townhome, condo unit, co-op unit, duplex, triplex or quadruplex, one-unit second home, one-unit investment home and one-unit manufactured home
