Wisconsin Rehab Loan, FHA 203 k, WI, Milwaukee, Washington County, Waukesha County, South Eastern WI

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Great Lakes Mortgage Corporation, Wisconsin
In business since 2000
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Donna Paserba

Donna Lee Paserba

License  #24698 - since 2002

Resident of Washington County


Offices in Milwaukee, West Milwaukee,
Delafield, Kenosha & Madison WI

414-698-5091 / fax:1-800-698-0818
* email: donna@glmcdirect.com *

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FHA 203(k)  REHAB PURCHASE OR REFINANCE HOME LOAN, WISCONSIN, WI........



WHAT IS A FHA  REHAB LOAN?
ALSO KNOWN AS THE FHA 203(k) LIMITED REPAIR PROGRAM
TO ASSIST BORROWERS WITH BASIC REPAIRS

Borrowers can purchase or refinance their home and include the costs to rehabilitate and repair it in the same loan.

FHA's Streamlined 203(k) program permits homebuyers to finance up to an additional $35,000 into their mortgage to improve or upgrade their home before move-in. With this new product, homebuyers can quickly and easily tap into cash to pay for property repairs or improvements, such as those identified by a home inspector or FHA appraiser.

The purchase of a house that needs repair is often a catch-22 situation, because the bank won't lend the money to buy the house until the repairs are complete, and the repairs can't be done until the house has been purchased.

HUD's 203(k) program can help you with this quagmire and allow you to purchase or refinance a property plus include in the loan the cost of making the repairs and improvements. The FHA insured 203(k) loan is provided through approved mortgage lenders nationwide. It is available to persons wanting to occupy the home.

The downpayment requirement for an owner-occupant (or a nonprofit organization or government agency) is approximately 3.5% of the acquisition and repair costs of the property.


The 203(k) loan includes the following steps:

A potential homebuyer locates a fixer-upper and executes a sales contract after doing a feasibility analysis of the property with their real estate professional. The contract should state that the buyer is seeking a 203(k) loan and that the contract is contingent on loan approval based on additional required repairs by the FHA or the lender.

The homebuyer then selects an FHA-approved 203(k) lender and arranges for a detailed proposal showing the scope of work to be done, including a detailed cost estimate on each repair or improvement of the project.

The appraisal is performed to determine the value of the property after renovation.

If the borrower passes the lender's credit-worthiness test, the loan closes for an amount that will cover the purchase or refinance cost of the property, the remodeling costs and the allowable closing costs. The amount of the loan will also include a contingency reserve of 10% to 20% of the total remodeling costs and is used to cover any extra work not included in the original proposal.

At closing, the seller of the property is paid off and the remaining funds are put in an escrow account to pay for the repairs and improvements during the rehabilitation period.

The mortgage payments and remodeling begin after the loan closes. The borrower can decide to have up to six mortgage payments (PITI) put into the cost of rehabilitation if the property is not going to be occupied during construction, but it cannot exceed the length of time it is estimated to complete the rehab.

Escrowed funds are released to the contractor during construction through a series of draw requests for completed work. To ensure completion of the job, 10% of each draw is held back; this money is paid after the lender determines their will be no liens on the property.

 

APPLICATION PROCESS:

  • Borrower locates property in need of repairs or determines that their current home needs improvements

  • Borrower determines improvements needed and schedules an inspection with a cost consultant (or creates a list of improvements)

  • Cost consultant or borrower completes the work write-up and prepares contractor bid packages to obtain cost estimates

  • Appraiser uses work write-up to determine "as-is" and "improved value"

  • Loan closes and is purchased by the Lender

  • Construction or repairs begin within 30 days of loan closing-must be completed in six months or less



FHA HAS LOAN LIMITS
: click here for FHA loan limits (click on state, then fill in county)


Max loan amount for Single Family homes:

Milwaukee, Washington, Waukesha, Ozaukee County: $315,000
Kenosha County: $410,000
Dane, Iowa, Columbia: $293,750
All Other Counties: $271,050




Time frames that are acceptable for FHA loans that have had a bankruptcy or foreclosure:

Chapter 7 – 2 years from discharge date

Chapter 13 – 1 year from file date (need a good Chapter 13 pay history)

Can leave Chapter 13 open or pay it off

must have good pay history after a BK


Foreclosure – 3 years

Foreclosure started; but didn’t foreclose? Can refinance 1 year later if good pay history
 


 

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Great Lakes Mortgage Corporation
8018 W. Capitol Drive
Milwaukee, WI  Wisconsin 53222
main office - 1 of 5 offices

Donna Paserba
cell:414-698-5091
fax: 1-800-698-0818
email: donna@glmcdirect.com