By Laura Kusisto
The Trump administration is vastly expanding the scope of
condominium purchases eligible for lower-down-payment loans.
The move, to be announced Wednesday by the Federal Housing
Administration, could help revive the entry-level condo market for
first-time buyers because FHA-backed loans require only a 3.5% down
payment and lower credit score than conventional loans.
It also loosens financial-crisis-era rules and could expose the
government to a higher likelihood of loan default if the housing
market continues to slow and prices fall.
The FHA insured a million home loans last year made by banks and
other private lenders, the vast majority of which were for
single-family homes. With the new rules, the agency estimates it
could insure as many as 60,000 additional condo loans each year, on
top of the 16,000 condo loans it backed in 2018.
Condos are a more affordable alternative for first-time buyers
in cities like Seattle, Austin and Denver, where single-family
homes are increasingly out of reach for many. The median price of
an existing condo or co-op unit was just over $260,000 in June,
compared with nearly $290,000 for the median existing single-family
home, the National Association of Realtors said.
"This is set to really expand homeownership," said Ben Carson,
secretary of the Department of Housing and Urban Development, which
oversees the FHA.
Skeptics say now is a risky time for the government to back more
condo loans. David Stevens, retired chief executive of the Mortgage
Bankers Association, who ran the FHA through the fallout from the
2008 housing crisis, said he worries about repeating the mistakes
of the past.
"FHA is already a higher-risk program," Mr. Stevens said. "Layer
that on top of a higher-risk product called the condominium, and
you definitely have to prepare yourself for the fact that in the
next correction you're going to take more losses at FHA than
anywhere else."
Mr. Stevens said condos are a dicier proposition because units
in a building can be turned into rentals, which tend to be less
well-maintained. A single foreclosure in a condo building can
affect other units as windows aren't washed, balconies aren't
painted and maintenance dues aren't paid.
One reason the FHA became enmeshed in risky condo loans during
the previous housing boom were because of a practice known as spot
approvals. Entire condo buildings are supposed to be certified
before borrowers can get FHA loans there, but the agency began
routinely making exceptions and granting individual loans, Mr.
Stevens recalls.
Beginning in 2008, the FHA tightened its lending standards for
condos, including eliminating spot approvals. Condo lending became
a niche part of its business: Only 6.5% of the 150,000 condo
projects in the U.S. are FHA-certified.
Now, the FHA will once again approve loans for individual units
in buildings that aren't certified. FHA Commissioner Brian
Montgomery said the agency has tightened requirements to avoid the
abuses of the last housing boom. Individual loans will be approved
in most buildings only if no more than 10% of the loans are to FHA
borrowers.
The new rules won't help the struggling luxury-condo markets in
Miami or New York. FHA loans are targeted at moderate-income
borrowers and are capped at around $350,000 in Miami and around
$730,000 in the New York area.
A low-down-payment loan did help Ryan Bielby, a 27-year-old
voice designer in Seattle, afford his first home. Mr. Bielby has
been living for about five years in Capitol Hill, where
single-family homes in the area were completely out of his price
range of $300,000 to $400,000.
He found a top-floor condo unit with views of the city and
hardwood floors and was able to afford it putting about 5% down.
Mr. Bielby said he had spent several years saving for that down
payment and didn't want to wait much longer. "I wanted to start
putting more money down to start building up some equity," he
said.
Lawrence Yun, chief economist at the National Association of
Realtors, said the new rules could help stimulate demand from more
moderate-income buyers and boost the housing market late in the
cycle. Still, he said that unless builders shift from building
luxury apartments to condos, supply shortages at the lower end will
persist.
"This is bringing additional potential demand, and right now we
are in a housing shortage, so this is a move in the right direction
but clearly we need more supply," Mr. Yun said.
The changes have been in the works since 2016 but came to a halt
when the presidential administration changed.
"It's an insurable risk. Just do it with your eyes open," said
Ed Golding, a fellow at the Urban Institute and former FHA
commissioner during the Obama administration. "It's too important a
part of the housing stock to just completely ignore."
Write to Laura Kusisto at laura.kusisto@wsj.com
(END) Dow Jones Newswires
August 14, 2019 13:30 ET (17:30 GMT)
Copyright (c) 2019 Dow Jones & Company, Inc.