{"id":2374,"date":"2015-12-04T16:28:35","date_gmt":"2015-12-04T22:28:35","guid":{"rendered":"http:\/\/www.manufacturedhomepronews.com\/industryvoices\/?p=2374"},"modified":"2015-12-04T16:29:19","modified_gmt":"2015-12-04T22:29:19","slug":"calling-mh-innovators-lets-be-realistic-about-duty-to-serve-and-get-something-done-to-bring-home-only-loans-to-our-manufactured-home-communities","status":"publish","type":"post","link":"https:\/\/www.manufacturedhomepronews.com\/industryvoices\/calling-mh-innovators-lets-be-realistic-about-duty-to-serve-and-get-something-done-to-bring-home-only-loans-to-our-manufactured-home-communities\/","title":{"rendered":"Calling MH Innovators . . . Let\u2019s be realistic about Duty to Serve and get something done to bring Home-Only Loans to our Manufactured Home Communities"},"content":{"rendered":"

The Federal Housing Finance Authority (FHFA) will soon issue a draft Duty to Serve (DTS) rule. The final rule that follows the brief comment period will tell Freddie Mac and Fannie Mae what the two Government Sponsored Enterprises (GSEs) will have to do in terms of providing loans to consumers for manufactured homes (MH). The ruling will influence things for as long as the two GSEs are in fact government-sponsored, which I bet will be a very long time. <\/span><\/span><\/p>\n

Everyone involved in the land-lease community (LLC) sector wants there to be more chattel lenders. Clearly, a healthy housing sector cannot rely on just three national lenders and a bunch of captives. <\/span><\/span><\/p>\n

Will DTS add the GSEs to this short list of chattel lenders? <\/span><\/span><\/p>\n

The short answer is no. The FHFA will not require the GSEs to start financing chattel MH loans. <\/span><\/span><\/p>\n

There are three very basic political realities that make calls for GSE chattel lending entirely hollow: <\/span><\/span><\/p>\n

    \n
  1. The GSEs will do everything possible to not add chattel lending to their products list. They were burned in the late 90s by large pools of chattel MH loans and they still remember it. <\/span><\/span><\/li>\n<\/ol>\n
      \n
    1. The FHFA won\u2019t make them. The FHFA has both a \u201csafety and soundness\u201d responsibility for GSE oversight and a Duty to Serve mandate. Under safety and soundness, the FHFA will not require the GSEs to incorporate chattel based solely upon the record of chattel loan performance. <\/span><\/span><\/li>\n<\/ol>\n
        \n
      1. Industry and consumer groups are not working together to create any real pressure though they\u2019re not far apart from my read of things. That said, even together they probably couldn\u2019t overturn factors 1 and 2. <\/span><\/span><\/li>\n<\/ol>\n

        I note #3 because it\u2019s been my experience that lawmakers and regulators don\u2019t like being in the position of settling debates between opposing parties. When faced with that sort of disagreement, regulators will, whenever possible, choose deferral and non-action. <\/span><\/span><\/p>\n

        Before you get caught up in the inevitable diatribe that will follow the draft DTS rule, consider an alternative based upon an opening that I expect we will see in the rule.<\/span><\/span><\/p>\n

        I expect the FHFA will look at bringing back a pilot program that Freddie Mac and some well-known industry leaders implemented in early 2000\u2019s. Specifically, that program had Freddie providing conventional residential home only mortgage loans in LLCs where there was a long-term lease. <\/span><\/span><\/p>\n

        Don\u2019t say it can\u2019t be done. It\u2019s been done. I and the other LLC owners who spearheaded the program with Freddie Mac have done it. Home only mortgages that don\u2019t compromise the underlying land (the LLC) or your ability to finance or sell the LLC. But, they do make conventional rates and terms available in communities possible. <\/span><\/span><\/p>\n

        How would buyers of homes in your LLC respond to a bank making conventional residential home loans in your community? Could you sell more homes on vacant sites if lender would do 10% down-payment and 30-year fixed rate financing? <\/span><\/span><\/p>\n

        Such a program would require long-term leases because conventional lenders won\u2019t lend long-term on a home that doesn\u2019t have a long-term lease. I know of community owners with 20 year leases today so this isn\u2019t too much of stretch, really. <\/span><\/span><\/p>\n

        And, don\u2019t be confused with the term mortgage. Yes, the home would be titled as real estate and the security interest would be a mortgage on the home only. The titling of the home and the mortgage instrument don\u2019t include the land and don\u2019t interfere with your commercial mortgage. This type of lending has been done in a range of leasehold arrangements. It works. <\/span><\/span><\/p>\n

        Understandably, not all \u201cparks\u201d would make the trade-off. But, higher-end LLCs where the highest and best use is a LLC and where the homes are relatively expensive, conventional loan rates would be a significant benefit to both buyers and LLC owners. It\u2019s a different value proposition and a different public image than a \u201cpark\u201d, indeed. <\/span><\/span><\/p>\n

        But, for those who are interested, let\u2019s pull together and urge the FHFA to keep or include home only mortgage lending in LLCs in the final rule. Let\u2019s make sure the GSEs know that there\u2019s interest in using home only mortgages in some LLCs. <\/span><\/span><\/p>\n

        What we can\u2019t have is a chorus in unison saying, \u201cMake them do chattel!\u201d That\u2019s the equivalent of spitting into the wind. Join the chorus if you want more of the same, just cover your face. <\/span><\/span><\/p>\n

        The Duty to Serve is too important to squander. Drop me a line if you want to learn more and coordinate input to the FHFA\u2019s draft rule when it gets released. It will happen fast, which is why I\u2019m going public with my assessment of where we\u2019ll be once the draft rule is published. <\/span><\/span><\/p>\n

        We as an industry need to let the FHFA and GSEs know that some innovators in the market want to find a solution to getting 4% home only mortgage loans in our communities. ## <\/span><\/span><\/p>\n

        \"PaulBradleyROCUSA-postedMHProNews-com-75x91-\"<\/a>Paul Bradley, President, ROC USA<\/a>. <\/span><\/span><\/p>\n

         <\/p>\n

         <\/p>\n

        (Editor’s Note<\/strong>: Paul Bradley is featured in a new video interview, see this link here<\/a>. \u00a0As on any MH issue, we welcome confirming or other viewpoints.)<\/span><\/span><\/p>\n

         <\/p>\n

         <\/p>\n","protected":false},"excerpt":{"rendered":"

        The Federal Housing Finance Authority (FHFA) will soon issue a draft Duty to Serve (DTS) rule. The final rule that follows the brief comment period …<\/p>\n

        Calling MH Innovators . . . Let\u2019s be realistic about Duty to Serve and get something done to bring Home-Only Loans to our Manufactured Home Communities<\/span> Read More \u00bb<\/a><\/p>\n","protected":false},"author":3,"featured_media":0,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"site-sidebar-layout":"default","site-content-layout":"default","ast-global-header-display":"","ast-main-header-display":"","ast-hfb-above-header-display":"","ast-hfb-below-header-display":"","ast-hfb-mobile-header-display":"","site-post-title":"","ast-breadcrumbs-content":"","ast-featured-img":"","footer-sml-layout":"","theme-transparent-header-meta":"","adv-header-id-meta":"","stick-header-meta":"","header-above-stick-meta":"","header-main-stick-meta":"","header-below-stick-meta":""},"categories":[1],"tags":[2108,2110,2111,428,18,2107,451,2109],"yoast_head":"\nCalling MH Innovators . . . 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