Community Partners Loan Pool Participation Guidelines - Nchfa

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North Carolina Housing Finance AgencyCOMMUNITY PARTNERSLOAN POOLPARTICIPATION GUIDELINESNORTH CAROLINA HOUSING FINANCE AGENCYHome Ownership Community (HOC) Programs/HOC TeamSonia B. Joyner, Director of Home Ownership Programs, 919-877-5630Rich Lee, Senior Community Partner Coordinator, 919-877-5688Shareka Williams, Community Partner Coordinator, 919-877-5678Kim Hargrove, Team Leader – Documentation & Compliance, 919-877-5682Deborah Hamilton, Senior Program Documentation Specialist, 919-877-5709Vedera Mimms, Program Compliance Underwriter, 919-877-5655Mailing Address: Post Office Box 28066 - Raleigh, NC 27611-8066Delivery Address: 3508 Bush Street - Raleigh, NC 27609Updated: SEPTEMBER 1, 2022These guidelines will be revised periodically. The most current version can be found on the NCHFA -partners-loanpool/forms-and-resources

September 1, 2022Table of Contents1. Program Overview . 3Introduction . 3What CPLP Offers (Change in Maximum Loan Amount Effective: 9/1/22) . 3Loan Pool Member Benefits . 3How CPLP Works . 4Program Funding . 4Civil Rights Act & Fair Housing . 52. Becoming a Member of the Community Partners Loan Pool (CPLP) . 6Eligible Applicants for CPLP Membership . 6Applying to be a CPLP Member . 6Agency Evaluation of the Application for Membership . 7Other Membership Information: . 7Required Services of the CPLP Member . 93. Eligible Properties for CPLP . 10Required Inspections for Existing Homes . 11Home Inspection . 11Lead-Based Paint Pamphlet & Disclosure . 13Timing of Inspections . 13Maximum Sales Price Limits . 144. Borrower Requirements for CPLP Assistance . 15Eligible Home Buyers . . 15Borrower Ratios (Change in DTI Effective: 3/16/22) . 15Minimum Credit Scores . 17Borrower Contribution & Cash Out (Change in Cash Out Effective: 3/16/22). 185. Program Loan Underwriting & Income Qualifications . 21Timing the Verification of Income . 21Qualifying and Household Income. 21Student Loan Debt . 21Calculating Total Monthly Subsidy: . 22Required Third Party Documentation . 22How Much Income Documentation. 22Annualizing Income . 23Overtime and Other Income . 23Borrower Assets . 236. Program Financing / Program Options . 24CPLP Financing Availability & First Mortgage Requirements . 24CPLP Terms . . . 24CPLP Assistance Options . 26SystemVision Only Assistance & IDA Matching Funds . 291

September 1, 20227. General Loan Requirements for CPLP . 30Lender/Borrower Requests for CPLP Assistance After Sales Contract Signed . 30Upgrades for Newly Constructed Homes. 31Existing Home Inspections After Sales Contract Signed . 31Borrower Paid Appraisals . 31CPLP Submissions . 31Underwriting Package . 32PRE-CLOSING: Confirming Closing Date & Closing Documents . 33POST-CLOSING: Documentation Needed . 34Required Timeline for Submission of Closing Documents . 34Timeline for Payment of Member Fee . 35Timeline for Payment of SystemVision & Green Building Certification Fees . 35Emergency Response SystemVision Certification Policy . 358. Servicing Issues . 36Refinancing Standards: Loan Modifications, Subordinations, and Assumptions . 36Death of a Borrower . 36Information Security. 38Helping Home Buyers with Limited English Proficiency . 38Relocation Assistance . 38Affirmative Marketing and Fair Housing . 39Conflicts of Interest . 39Records Retention Policy: . 40Monitoring of CPLP Members . 40Home Buyer Written Agreement . 41Faith-Based Organizations . 41APPENDIX 1: Best Practices for Siting Homes & Green Building Standards (Updated) . 42APPENDIX 2: NCHFA Loan Pool Portal (Updated) . 44APPENDIX 3: Sample Loan Conditional Approval Letter . 46APPENDIX 4: Lead-Based Paint Visual Assessment Introduction & Assessment Forms . 48APPENDIX 5: Four Factor Analysis & LAP (Updated but Effective: 12-06-21) . 52APPENDIX 6: Cash Flow Worksheet for Calculating Borrower‘s Residual Income . 55APPENDIX 7: Recertification Form: Supplemental HB Education Completed: . 57APPENDIX 8: HUD Income Guidelines .59APPENDIX 9: Letter of Intent for USDA 502 Borrowers (New & Effective: 6/01/22) . 64APPENDIX 10: Program Contacts (Updated) . 672

September 1, 20221. Program OverviewIntroductionThe Community Partners Loan Pool (CPLP) program is a down payment assistance (DPA) program forlow- and moderate-income home buyers. Eligible households can use CPLP funds to purchase a newlyconstructed or existing home that meets program standards. Also, CPLP assistance must be combinedwith either a NC Home Advantage Mortgage or a USDA Rural Development 502 loan. Finally, homebuyers must work with a CPLP Member to apply for CPLP assistance.NCHFA provides a fee for service to Members for each CPLP loan closed as well as certification fees forhomes built or renovated to meet certain energy efficiency standards.The primary objectives of CPLP are: To assist qualified households at or below 80% of Area Median Income to become home owners; To increase home ownership opportunities in underserved communities; To increase the capacity of housing nonprofits and local government housing programs to producemore affordable homes; To leverage other public and private investment; and To encourage the production of healthy, energy efficient homes through the application of advancedbuilding science.What CPLP Offers (Change in Maximum Loan Amount Effective: 9/1/22)CPLP offers the following funding options for eligible home buyers: Up to 25% of the sales price, with a maximum of 50,000 per loan, when used in combination witha NC Home Advantage Mortgage . CPLP funds are provided as a deferred payment, subordinatemortgage loan at 0% for 30 years to eligible borrowers who purchase a newly constructed orexisting home.NOTE: Previous changes in maximum amount of CPLP assistance, from 20% to 25% of sales price,and from 30,000 to 40,000, were effective 5/2/22. Up to 10% of the sales price when used in combination with a USDA Rural Development 502 loan(Direct Purchase, Construction-to-Permanent or Mutual Self-Help). CPLP funds are provided as adeferred payment, subordinate mortgage loan at 0% for up to thirty-three (33) years to borrowerswho purchase a newly constructed or existing home. 1,000 to 2,000 secondary match for Individual Development Account (IDA) savings for homebuyers participating in a NCHFA-approved IDA Program (*see IDA Matching Funds on page 32 formore information).Loan Pool Member Benefits 2,000 fee for home buyer readiness services provided, including home ownership education andpre-purchase counseling, and for assembling and submitting the CPLP application via the NCHFAOnline Portal, and assisting home buyers through the closing process.3

September 1, 2022NOTE: Member Fees may be reduced or eliminated for poor performance (incomplete packages,insufficient documentation for property condition, last minute omissions on key eligibility data, poorcommunication by Member, etc.). 4,000 (slab) or 5,000 (crawl space) certification fee for homes built to SystemVision for NewHomes Standard 5,000 or 6,000 (new HVAC) fee for homes rehabilitated to SystemVision for Existing HomeStandard 1,000 certification fee for NCHFA recognized Green Building Certification for New or ExistingHomesHow CPLP Works1. CPLP membership is open to North Carolina non-profits or government agencies that assist incomeeligible home buyers prepare for the purchase of a home. Applications for membership areaccepted throughout the year.2. Once approved, the Member can reserve CPLP loan funding on a loan-by-loan basis for potentiallyeligible borrower(s).3. After the underwriting and unit information has been submitted and approved, the Memberselects the closing date, and the Agency provides funds and loan documents at closing.4. After the loan has been closed and required documentation received, the Agency pays the Memberthe appropriate fee for home buyer prep services provided as well as any fee for SystemVision certification with or without Green Building certification.Program Funding (Clarified)The Agency utilizes HOME funds from the U.S. Department of Housing and Urban Development (HUD)to support CPLP. The amount of assistance provided depends on which option(s) the Member requestsfor the home buyer.NCHFA budgets funds annually for CPLP down payment assistance and member fees for servicesrendered. The Agency announces fund availability in early January on the CPLP Program page on theNCHFA website: -loan-poolAlso, NCHFA limits how many CPLP loans each Member can reserve and close per quarter. This willensure that funds are available throughout the year. Here are quarterly caps: 1st Quarter (JANUARY-MARCH):Up to eighteen (18) loans per CPLP Membernd 2 Quarter (APRIL–JUNE):Up to fifteen (15) loans per CPLP Member 3rd Quarter (JULY-SEPTEMBER):Up to fifteen (15) loans per CPLP Member 4th Quarter (OCTOBER-DECEMBER):Up to twelve (12) loans per CPLP MemberThe maximum number of reservations is sixty (60) per Member. However, NCHFA will monitor fundingreserved/approved throughout the program year and may increase or decrease the quarterly or annualcaps based on demand for CPLP-assistance and funds availability.Two important notes regarding the quarterly reservation limits/caps:4

September 1, 2022 Reservations should be submitted for home purchases that are expected to be underwritten andclosed within 60 days (*NOTE: USDA 502 loans may require more time to close).For the last quarter of the year, Members should only submit reservations anticipated to close nolater than January 31 of the following year. Otherwise, new reservations should only be submittedin the year that the home is expected to close.Additional funding may also be available under SystemVision Only Assistance and/or IDA MatchingFunds. NCHFA will communicate with Members about funding availability throughout the calendaryear.Civil Rights Act & Fair HousingThe Civil Rights Act of 1968 and the Fair Housing Amendments Act of 1988 apply to all housing in theUnited States, including homes purchased with Community Partners Loan Pool assistance. The FederalFair Housing Act & NC Fair Housing Act prohibit discrimination based on the following protectedclasses: RaceColorReligionSexNational OriginDisabilityFamilial Status (Having children or being pregnant)The NC Fair Housing Act also includes low income housing as a protected class.5

September 1, 20222. Becoming a Member of the Community PartnersLoan Pool (CPLP)Eligible Applicants for CPLP MembershipThe following types of organizations can apply for membership, either individually or in partnershipswith other organizations: Non-profit developers of affordable for-sale homes Non-profit agencies with a home buyer education and/or counseling program Public agencies that administer a homeownership program such as a City Department of Housing orCommunity Development, a Regional Council of Governments or a Public Housing Authority.*NOTE: Lenders are not eligible to apply for CPLP membership. They must refer eligible borrowers to aCPLP Member who will help the home buyer apply for assistance. However, lenders working with aCPLP borrower must be approved to offer a NC Home Advantage Mortgage .Eligible Applicants for CPLP membership must have the capacity to prepare low- and moderate-incomefamilies for successful home ownership as well as identify or develop program eligible properties. If anonprofit or local government wants to participate in the program but does not have the expertise tooffer home buyer education and counseling, it can form a partnership with an agency that does.NOTE: NCHFA requires all Members partner with a HUD-Approved Housing Counseling Agency with atleast one HUD-certified housing counselor.To search for CPLP Members by County, please click on the following ng to be a CPLP MemberTo become a CPLP Member, please complete and return the Membership Application which can bedownload from the Agency website’s CPLP Forms and Resources ners-loan-pool/forms-and-resourcesNCHFA accepts CPLP Membership Applications on an on-going basis. All Applications that meetProgram threshold criteria will be admitted to membership in the CPLP; this is not a competitiveprogram. If you have questions about the CPLP Program or the CPLP Membership Application, pleasecontact a Community Partner Coordinator (*see Appendix 10 for contact info for current Coordinators).Completed Membership Applications can be emailed to staff listed above or mailed to:Community Partners Loan Pool / HOC TeamNCHFAP.O. Box 28066,Raleigh, NC 276116

September 1, 2022Agency Evaluation of the Application for MembershipThe Agency will evaluate an Applicant’s staff capacity, legal standing, financial stability, affirmativemarketing and outreach plan. Applicants should provide a good overview of their Home Buyerprogram. Roles and responsibilities necessary for implementation must be identified, including, butnot necessarily limited to marketing, home buyer education and pre-purchase counseling, screening,and qualifying applicants, working with local government and appropriate others, and communicatingwith first mortgage lenders.Each application will be evaluated taking the following into consideration:Applicant Capacity If the Applicant is a nonprofit organization, they must provide documentation of their 501(c) (3) taxexempt status.The Applicant organization (or at least one key member of the partnership) must have at least 1year of experience managing a home buyer program and/or facilitated the purchase of at least 5affordable homes.There must be no unresolved audit or monitoring findings or legal proceedings against theApplicant or Partnership.Home Buyer Education & Pre-Purchase CounselingMembers are responsible for preparing CPLP borrowers for their home purchase. Specifically,Members are responsible for borrowers completing at least 8 hours of home buyer education and prepurchase counseling. The home buyer course completed must be HUD-approved and the Pre-purchasecounseling must be provided by a HUD-certified counselor working at a HUD-approved housingcounseling agency.Most Members are HUD-approved housing counseling agencies and can provide the required homebuyer education and housing counseling services CPLP borrowers need to complete. Those that are notHUD-approved, must partner with one that can provide these needed services.For more information on the home buyer education and pre-purchase counseling CPLP borrowers needto complete, please see pages 19-20.Eligible Home Buyer ProgramsCPLP Members must operate a Home Buyer Program that serves households at or below 80% of theArea Median Income.Other Membership Information:Once an organization is preliminarily approved for membership, NCHFA will send the new Member thefollowing documents:HOME Written Agreement: At least once every two years, Members must sign a HOME WrittenAgreement with NCHFA that includes the following items: Maximum amount of CPLP assistance available to an eligible home buyer Member Fees that can be earned7

September 1, 2022 Member ResponsibilitiesCounties Served by the MemberOptional SystemVision Agreement:Members that develop energy-efficient homes built or rehabilitated to SystemVision standards canearn a certification fee for each home sold to a CPLP borrower. Interested Members sign a three-partyAgreement that outlines program provisions and governs the relationship between the Member,NCHFA, and Advanced Energy, which operates the SystemVision program. In addition, the Membermust send a representative (i.e. staff member and/or builder) to a free technical training sessionprovided by Advanced Energy.For more information on the SystemVision program, please contactLisa Manuel at Advanced Energy: 919- 857-9018 or lmanuel@advancedenergy.orgOnce the appropriate Member agreements have been executed, NCHFA will assign the new Member aCommunity Partner Coordinator who will be their primary point of contact for CPLP programquestions and training needs.NCHFA will provide training for Member staff on CPLP Program Guidelines as well as on using theNCHFA Portal to submit applications for CPLP assistance. As part of the Portal Training, NCHFA willprovide appropriate Member staff with a User Name and Temporary Password (*temporary passwordcan be changed once the Member logs into the Portal). Each Member must designate a primary staffmember to work on CPLP as well as a backup person.Before a new Member submits their first CPLP application via the Portal, they should contact theirassigned Community Partner Coordinator to review the application process and answer any questionsthe Member may have (*NOTE: See Appendix 9 for a list of current CPLP Contacts including CommunityPartner Coordinators).Finally, at the beginning of each calendar/program year, the Member must submit a CPLP MembershipRenewal form which updates NCHFA on changes with key personnel (staff & Board), Home BuyerEducation/Counseling services, and Outreach/Marketing efforts. The Member also provides anestimate of the number of CPLP loans they plan to submit for the year.NOTE: To download a copy of the current HOME Written Agreement, CPLP Membership Renewal Formor SystemVision for New Homes Program Service Agreement, click on the following tners-loan-pool/forms-and-resourcesA Member can become inactive and suspended from requesting CPLP funds for any of the followingreasons: Member fails to submit their Annual CPLP Membership Renewal Form Member fails to sign a HOME Written Agreement or other applicable Program Agreements8

September 1, 2022 Member has failed to comply with the terms of their Program agreements or fails to adhere toestablished Program Guidelines.The suspension will stay in place until corrective action has been taken.In addition, CPLP membership may be revoked or terminated if a Member is delinquent on submissionof the required post-closing documents, applicable certifications, and/or other requireddocumentation more than three (3) times in a calendar/program year. However, the Member mayreapply for membership when their organizational capacity has improved.Required Services of the CPLP MemberAll CPLP Members must perform the following services to remain active in the Loan Pool and beeligible to receive a fee for services:1. Perform outreach in their disclosed service area, intake of potential home buyers, and evaluationof their potential eligibility to participate in the Program. Outreach efforts must affirmativelyfurther Fair Housing opportunities.2. Ensure that participating borrowers have completed at least eight (8) hours of home buyereducation and counseling. Specifically, this means each borrower must complete a minimum of six(6) hours of home buyer education and two (2) hours of pre-purchase counseling. Home buyereducation and pre-purchase counseling is part of the Home Buyer Readiness Plan the Memberdevelops for each CPLP borrower. All home buyer education and Pre-purchase counseling providedto CPLP borrowers must be HUD-approved.3. Assemble/collect required documentation for the Agency to review the potential property andunderwrite the potential borrower’s household within three (3) months of closing or at the timethe sales contract is signed for newly constructed homes. This includes but is not limited to thedocumentation needed to conduct the environmental review, documentation of propertycondition, income documentation, loan documentation, and other needed documentation toreview the property, funding, or borrower household.4. Review all documentation regarding property condition. Members collect sufficientdocumentation for existing housing including but not limited to all needed inspections, work writeups, and proof of repairs. For properties older than 10 years old, Members carefully reviewproperty conditions which may include, but is not limited to, examining photos and videos ofproperty, site visits to property, and careful review of repair documentation, inspections, and workwrite ups.5. Facilitate communication between loan officers, realtors, inspectors, builders, repair contractors,energy raters, city officials, down payment assistance program staff, closing attorneys and theirparalegals, and potential borrowers. Further, Members may need to share information includingbut not limited to disclosures, loan approvals, loan amounts, program requirements, and timingwith any of the parties listed above. Members facilitate communication throughout the entireprocess and make efforts to ensure information shared is accurate and current.6. Members ensure that units receiving SystemVision and/or Green Certification fees meet theapplicable performance and design standards; and are approved for certification by the respectiveprograms. To receive the applicable certification fee, units must pass final inspection beforeoccupancy or closing; and NCHFA must receive appropriate documentation within 30 calendarsdays for SystemVision homes and within 120 calendar days for Green Building certified homes.9

September 1, 20223. Eligible Properties for CPLPThe Community Partners Loan Pool (CPLP) program is designed to support the purchase of qualityhomes for households that meet program income requirements. NCHFA requires that eligible CPLPproperties have an appraised value equal to or greater than the full contract sales price. All propertiesmust also have an appraisal conducted within 6 months of closing to document value.Eligible Properties:(Updated)To be eligible for CPLP financing, properties should be located on, or have direct access from, a publiclymaintained road. The Agency discourages the purchase of properties where the home buyer isresponsible for maintaining the access road to the property. However, we will consider properties witha Private Road Maintenance Agreement. Eligible properties can be new or existing single family, stickbuilt homes; new modular homes; new manufactured homes built to HUD Code on permanentfoundations; and townhouse or condominium units (condominiums must be Fannie Mae Approvedwhen applicable).Newly Constructed Units Newly constructed homes must obtain a Certificate of Occupancy before the borrower can close onthe CPLP loan.All new homes financed under CPLP must meet local development regulations and applicablebuilding codes, zoning, and other regulations.If applicable, newly constructed homes certified under the SystemVision option must also meetspecific design, construction and performance standards developed by Advanced EnergyCorporation. Members who build new homes that receive SystemVision , EnergyStar, or otherAgency recognized Green Building certification can earn a fee to offset the cost of certificationand/or to provide energy guarantees to CPLP-assisted borrowers.*NOTE: See Appendix 1 – Part B. for a list of Green Buildig certifications NCHFA accepts.Members developing new homes are encouraged to utilize Best Practices for Siting New/ExistingHomes (*see Appendix 1- Part A. for more information).Members developing new homes are encouraged to incorporate Universal Design and/orVisitability features whenever s p/docs/UDinHousing.pdf).Recently Built Builder Inventory Newly constructed homes that have been unoccupied for less than 12 months are eligible.However, if the property has been unoccupied for more than 12 months, the property will beclassified as an existing home, even if never occupied, and will require additional housinginspections (*see Existing Homes section below).Existing Homes (Clarified) All existing homes must pass two (2) required property inspections. Needed repairs or replacement mustsatisfactorily address health, safety, deferred maintenance, and durability issues for the homes to be eligible10

September 1, 2022for CPLP assistance. Quality, safety, and energy efficiency are important for the long-term success ofparticipating borrowers, and therefore are priorities of the program. Existing home must have major systems evaluated to have at least 5 years of useable life asdocumented by a licensed inspector or a qualified system contractor (i.e., licensed HVAC, HotWater Heater or Roofing contractor). Please see pages 12-13 for more info on SupplementalInspection of Major Building Systems.Existing homes that are GUT rehabilitated before sale, have passed all applicable state and localbuilding codes, and receive a new Certificate of Occupancy will be treated as new construction.Member should contact their Case Manager prior to submitting a Reservation for any home builtprior to 1978. These homes are the most challenging homes to assess properly due to the presenceof Lead Based Paint (LBP) and possible LBP hazard

Sep 1, 2022

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