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Five Advantages of FHA Multifamily Construction Loans

In the last three years, multifamily construction has reached levels not seen since the 1980s, supported, in part, by the U.S. Department of Housing and Urban Development’s (HUD) Federal Housing Administration (FHA) loans. If you are exploring the acquisition, refinancing, rehabilitation, or new construction of conventional multifamily, affordable housing, seniors housing, or a healthcare facility, consider FHA multifamily construction loans, a stable financing option with excellent terms and many other attractive advantages.

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Where are Single-Family Rental (SFR) Rents Rising the Fastest?

While the single-family rental (SFR) sector’s rent growth averages have retreated from record highs, structural tailwinds are keeping price growth positive — both nationally and in major SFR markets. In this research brief, Chandan Economics and Arbor Realty Trust analyze DBRS Morningstar data, which covers the top 20 MSAs by SFR activity, to discover the metropolitan areas where SFR rent growth is the hottest right now.

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Fannie Mae Small Loans Cap Raised to $9 Million

Fannie Mae recently announced that its Small Loan cap has increased from $6 million to $9 million for all loans committed as of August 22, 2023. Multifamily borrowers and lenders have praised the change to the Fannie Mae Small Loans program, which will encourage greater investment in a rapidly growing sector where demand remains high despite market volatility.

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The Top Five Emerging Metros for Retiree Relocation

As Baby Boomers reach retirement age, their evolving geographic preferences are strengthening housing markets and local economies in new locations, which feature attractive climates, relative affordability, and ample outdoor activities. With swelling populations of senior citizens, our top five emerging metropolitan areas for retiree relocation are fertile ground for multifamily real estate investment.

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FREDDIE MAC®

Manufactured Housing Community Loan

With flexible financing, competitive pricing, certainty, and speed of execution, a manufactured housing community (MHC) loan provides financing for affordable housing for underserved populations, particularly in rural and non-metro areas across the country, where MHCs are an important, and sometimes only, source of affordable housing.

Eligible Property Types Existing, stabilized, high quality and professionally managed MHCs , with or without age restrictions, excluding Seniors Housing Loans
Eligible Borrowers
  • Key principal should have two or more years of experience in operating MHCs and own one other MHC property
  • Borrower may be a limited partnership, corporation, limited liability company or a tenancy in common (TIC) with 10 or fewer tenants in common
  • General partnerships, limited liability partnerships, REITs and certain trusts may also be acceptable in limited circumstances, subject to additional requirements
  • Borrower must be a Single Purpose Entity (SPE)
  • On loans less than $5M, a borrower other than a TIC may be a Single Asset Entity instead
  • If the borrower is a TIC, each TIC must be an SPE
Terms Up to 5-, 7-, and 10-year terms; longer term loans considered on a case by case basis
Amount $1M or larger
Maximum Amortization 30 years
Interest Rate Fixed- or floating-rate options available
Interest Only Partial-term and full-term interest-only available
Prepayment Provisions Refer to the Fixed-Rate Loan and Floating-Rate Loan Term Sheets for additional information
Recourse Requirements Non-recourse except for standard carve-out provisions
Supplemental Financing Available, subject to the Supplemental Loan offering requirements
Tax and Insurance Escrows Required
Replacement Reserve Escrows Minimum $50 per site per year
Application Fee $2,000 or 0.1% of loan amount, whichever is greater
Early Rate and Spread Lock Options Early rate lock and spread lock options available, typically ranging from 60 days to 120 days, including early rate lock and Index Lock options
Refinance Test No Refinance Test is necessary if the loan has an amortizing debt coverage ratio (DCR) of 1.40x or greater and a loan to value (LTV) ratio of 60% or less
Additional Considerations
  • The property must have a minimum of five paid sites
  • The percentage of homes owned by a borrower-affiliate or third-party investor cannot exceed 25% in aggregate
  • Homes must conform to the requirements of the Federal Manufactured Home Construction and Safety Standards Act of 1974 (HUD Code Standards)
  • Private wells and septic systems are allowed with considerations
  • Leases cannot contain options to purchase pad site
  • Retail sales or financing by borrowing entity of any manufactured home are not allowed
  • RV campgrounds and broken condominiums are excluded
MHC Tenant Protections Within 12 months after loan origination, MHC Tenant Protections must be included in all leases, community rules and regulations, or other written agreements approved by Lender, with owners and renters of Manufactured Homes at the property, as applicable:

  • One year renewable lease term, unless there is a good cause for non renewal. Good cause includes violations of law, an existing default in the payment of rent at time of lease renewal (subject to applicable grace period and cure rights), and serious or repeated violations of the material terms and conditions of its lease
  • 30-day written notice of rent increases*
  • Five day grace period for rent payments and the right to cure rent payments defaults within the cure period set forth in the lease. If the lease has no cure period, then the right to cure the rent payment default within 10 days after expiration of the four day grace period.*
  • Right to sell the manufactured home to a buyer that qualifies as a new tenant in the MHC, without having to first re-locate it out of the MHC
  • Right to sell the manufactured home in place within 30 days after eviction, subject to MHC owners right to prevent a dangerous condition or any threat or risk of bodily harm to tenants or visitors of the MHC; nothing prohibits the MHC owner from exercising any right or remedy available against tenant under law
  • Right to (a) sublease, and (b) assign the pad site lease for the unexpired term to the new buyer or sublessee of the tenant’s manufactured home without any unreasonable restraint, so long as the new buyer or sublessee, as applicable, qualifies as a new tenant within the MHC (including satisfying applicable credit and background checks and requirements in the MHC rules and regulations)
  • Right to post “For Sale” signs that comply with MHC rules and regulations
  • Right to receive at least 60 days’ notice of planned sale or closure of the MHC*

Any protection that violates applicable law or is less favorable to a resident than applicable law will be automatically void and will not affect the enforceability of any other provisions of the agreement.

 
Note: *All eight protections apply to owners of manufactured homes at the Property. Protections 2, 3 a nd 8 also apply to renters of manufactured homes at the Property.

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