Mortgage News and Notes

Dear Friends:

Sometimes news creates an opportunity for us to explain to our readers various parts of the mortgage process. That happened this week when business media highlighted the fact that a significant rule may expire this year. The rule involves one of the most important metrics for evaluating a mortgage application, the Debt-to-Income ratio (DTI). Your DTI is calculated by taking your monthly housing expenses (including insurance, taxes, and HOA/condo fee) and adding to it your other fixed monthly expenses such as auto loans and the minimum payment on any credit card debt. Divide that total by your monthly income. That is your DTI. Besides your credit score, it is the most important number in qualifying you for a mortgage.

For example, your housing expense is $2200 per month. Your car loan is $350 per month. Perhaps you also have a small credit card balance which has a minimum monthly payment of $20. Your monthly gross income is $7000. Therefore, your DTI is approximately 38%. That is a number that will get you easily approved for a mortgage, all other things being equal.

The rule that may be allowed to expire is one that allows your DTI to exceed 43%. That max DTI was established in the wake of the 2009 financial crisis, but Congress and our regulators made a rule that allowed the DTI limit to exceed 43%, and in fact up to 50%, if your loan application is approved under rules established by Fannie Mae and Freddie Mac. These exceptions make sense because Fannie and Freddie approve mortgage applications based on a totality of factors, as opposed to just one single factor. However, if not extended, the maximum DTI for what are considered “Qualified Mortgages” will be 43%, regardless of any compensating factors.

We have always found that having extra flexibility regarding DTI has helped many of our clients, particularly when there is income that cannot be counted for qualifying purposes such as irregular bonuses or room rents. We will keep an eye on whether this flexibility will continue, and keep you posted.

Steven H Hofberg, Operations Manager

Posted by Steven Hofberg on March 2nd, 2020 1:24 PM

A recent Wall Street Journal article was a reminder to us that not everyone is aware that you can get a home mortgage at virtually any age, even one that amortizes on your 120th (or later) birthday. Entitled “You’re Never Too Old to Apply for a Mortgage,” the Journal article makes two important points. One, the Equal Credit Opportunity Act forbids age discrimination in mortgage lending, and two, there are mortgage products now available which are tailored to those at or near retirement age. This means that if you qualify for a mortgage, you can get one even if you are in your 80s or older. In other words, your mortgage can be designed to outlive you.

 

Qualifying for the mortgage can be done the traditional way, with income from employment or a business, Social Security, monthly pension benefits, or regular distributions from an IRA or 401k. If income from those sources add up to an amount sufficient to meet the lender’s criteria, then it qualifies.

 

But what about those that don’t have fixed regular income, and instead take distributions from retirement investments as needed for expenses, or those whose Social Security and other monthly income is insufficient to qualify? You now have more options, as lenders have recently created mortgages that rely on your retirement assets, even if you are not taking regular distributions. These programs go by various names; asset depletion, asset annuitization, etc., but their main feature is that the lender will consider “imputed” income for qualifying purposes. Imputed simply means that the borrower need not take actual distributions, but instead the lender calculates what the borrower could reasonably withdraw on a monthly basis.

 

Both Fannie Mae and Freddie Mac allow lenders to make such loans to borrowers age 59.5 and older, but they use different formulas. With Fannie, the total value of retirement assets is first reduced by 30% (to allow for down markets), then the resulting amount is divided by 360 to get the monthly imputed income. For example, if your retirement investments are valued at $1,000,000, that would be 1,000,000 x 70% = 700,000 / 360 = $1944 in imputed monthly income. Freddie uses 240 months instead of 360, so in this example the imputed income would be $2917. Freddie also allows the use of non-retirement investment portfolios, for borrowers ages 62 and older.

 

Asset based mortgage loans can be a big help for those planning their finances ahead of retirement – it is one more tool for your financial toolbox. If you would like additional information on these programs, or if you wish to discuss how they might fit into your particular financial situation, please contact Margie. She would be happy to discuss the details with you.

 

Steven H Hofberg, Operations Manager

Posted in:Qualifying and tagged: debt to incomeQualifying
Posted by Steven Hofberg on January 22nd, 2020 11:11 AM

Quick Credit Guide

Are you thinking about buying a home? Use this guide to boost your credit score!


 

Establishing Credit

 


·         Get one or two credit cards to grow your credit history

·         Debit cards do not count towards your score

·         Use the card/s each month

·         Pay them off each month

·         Pay on time

·         If you cannot get a credit card, get a secured card by putting money “down” on a bank card

 

Building Credit

·         Increase the credit limit on your cards

·         Keep track of your debt-to-credit limit ratio. You should aim for a ratio of 30%, but the lower the better. 

·         Don’t close old, paid-off debt – it looks good on your record (like getting A’s in high school)

·         Pay off disputes and then fight them (cable companies, medical bills, etc.)

·         Limit inquiries on your credit report

·         Monitor your credit – www.annualcreditreport.com can give you all three bureaus once a year (checking one bureau every 4 months will give you an idea of how your credit score is doing).

 

 


 

Posted by Steven Hofberg on April 9th, 2015 1:20 PM

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