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HUD has relaxed its debt requirements on certain transactions, which allows an owner to consider HUD financing much sooner. Bisnow sat down with KeyBank Real Estate Capital VPs John Randolph and John Hink to discuss recent changes to the program.
Randolph tells Bisnow the change allows borrowers to obtain HUD-insured long-term fixed-rate financing up to 24 months earlier than similar loans in years past. This is especially important given the extremely low interest rate environment for HUD-insured debt right now.
This means more cash infusions can be put towards enhancements, remodels, repairs or other outside investments without delay. Additionally, a partner buy-out can now be financed with HUD in certain situations immediately, where you used to have to wait two years.
While the change is currently only accessible via a waiver, both Randolph and Hink fully expect the change to be made permanent shortly.
Hink asked Bisnow to imagine this specific scenario:
"Let’s say a partnership owns a property and one of the owners wants to exit the business. Historically, the acquiring partner would have had to go to the bank and get a two-year loan on the building to buy out his partner before the debt would become eligible for a HUD refinance.
With new HUD rules, a partner can buy out his or her counterpart immediately with a short-term bridge loan and then turn to HUD immediately.”
Enter KeyBank Real Estate Capital.
Borrowers in such a situation can come to KeyBank and apply for the bridge loan and the long-term HUD loan simultaneously. After the bridge loan is closed, it takes five or six months for the HUD one to be approved and funded.
While debt is still a necessary factor in the acceptance of the HUD loan, the process is much accelerated, which is a boon for capital improvements.
Hink tells Bisnow many borrowers may know the new option is available, but most need help understanding the details.
He encourages investors and property owners to reach out to a KeyBank representative, saying his institution is a conduit that helps get these deals done as seamlessly as possible.
As great as this opportunity might be for qualified borrowers, they are not the only winners.
Randolph says the rule change benefits HUD greatly as well.
"HUD wants to increase activity in [its] program,” he tells Bisnow.
"It was pretty restrictive. A borrower is going to incur long-term fixed-rate debt. If you have to do that, you want to go into a program with as much leverage as you can. In order to do that you want to pull some cash out to get to that maximum leverage point. You used to have to wait two years to do so.”
Without that delay, HUD and its fixed-rate terms become a much more attractive option and is no longer a last resort play.
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