FHA Skates On Thin Ice- Will They Get Bailout?
FHA skating on thin Ice
Just this morning, I was reading an article that I came across regarding a couple things that are going on with the Federal Housing Administration (FHA)….and it wasn’t pretty.
Basically what’s going on right now is that there are justifiable rumors that the FHA’s reserves (capital) are hovering around dangerous levels.
Congress requires that the magic number FHA needs to be at is 2%. At the moment, its speculated to be down to about 3% (down from 6.5% in 2007) and if it falls below that mark, Uncle Sam has to come in and save the day once again. (Is it just me, or is this a never-ending cycle? Has anyone seen AIG’s stock quote recently?)
At the moment, FHA’s defaults (90 days+) are nearing 8% and depleting a good portion of FHA’s reserves. While that number may not seem that HUGE, you have to see how all this links together.
Several high-cost areas in the US got hit pretty hard the past couple of years. What goes up, must come down, right?
Well because of those declining markets, FHA decided to increase their loan limits and availability to accommodate the supply/demand in those areas to as much as $729,000. Who has $140,000 for a down payment stashed under their mattress in CA to buy that $700,000 home? Not too many people. Well, who has around $25,000? Get the point?
Hopefully we do not see FHA thaw this much!
And while this WAS needed to help stimulate buyers, you have to think of what happens on the flip-side. When that $5,000 (est) payment can’t be made anymore, and its time to jump ship, and who gets stuck with the bill? FHA.
FHA then has to tap into their reserves to make good on this.
Think about this for a moment:
In Texas, about 4-5 homes have to foreclose to match that ONE home in California. The odds of 4-5 consumers simultaneously defaulting is not that likely, unless they’re Madoff’s advisors.
The point I’m trying to make is that the high-cost areas are affecting FHA a little bit more than other more stable areas. While I am not saying that FHA lending shouldn’t be available here, I think it would be a good idea (especially now) to implement some more stringent measures before approving every Tom, Dick, and Harry that apply. Last thing we ALL want is to wave bye-bye to FHA.
The remainder of the year will be quite interesting. An important incentive is coming to an end ($8k Tax Credit), and as for interest rates, well, let’s just hope they keep steady. Too many good things coming to an end is not a good thing.
Bill’s 2 Cents
I would safely venture to say that FHA credit score requirements will be going up here in the upcoming months- last week 2 lenders raised minimum credit scores to 620 from 640 and another lender raised criteria all the way to 660! We may even see larger down payments later down the line. While FHA loans have been the hot product, I wouldn’t be surprised to see Conventional loans start to SLOWLY creep back in and create a “2nd hand FHA loan” if capital continues to diminish as it has.
Remember what happened with Sub-Prime loans? High Demand, High Supply, POOF- they’re gone! History always repeats itself, let’s just hope we’ve learned our lesson the first time, and we don’t screw up FHA.
So once again I am trying to offer some advice to pass on to the people on the fence- “What is available today as far as programs and rates may not even be available tomorrow and the sooner they can get pre-approved the sooner they can have a roadmap to become a homebuyer.
Bill Black CMP
Branch Manager- Vancouver Branch
Loan Network LLC
Mortgage Banker
Homepath Homes- No Appraisals, No MI, 90% NOO!
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