What Are Fannie Mae Apartment/Multifamily Loan Guidelines?
Fannie Mae, short for Federal National Mortgage Association
gives apartment/multifamily building investors some of the best rates and terms
available in America. Rates can be fixed from 5 to 30 years.
Guidelines for Fannie Mae Apartment/Multifamily Loans/Financing:
- No tax returns Required
- Up to 80% loan to value available
- Loans are amortized for 30 years.
- Loan assumable for 1% fee
- Commercial Space - 35% of Rental Space or 20% of Gross Income
- Non-Recourse
Fannie Mae or the Federal National Mortgage Association is a publicly traded corporation that creates mortgage pools for securitization on Wall Street. Apartment lenders can originate multifamily loans with their own funds and then sell the loans to Fannie Mae and get their money back to lend out again. Fannie Mae Apartment mortgages have some of the lowest long term fixed rates (fixed from 5 – 30 years) in America.
Fannie Mae Apartment Loans Terms and Requirements
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Fannie Mae Multifamily Loan Guidelines and Programs
Fannie Mae Small Loan Program:
The small loan program is streamlined with lower loan expenses for the purchase and refinance of apartment complexes. Loans range from $750,000 to $3,000,000, and $5,000,000 for major cities.
| The amount of the loan | The minimum is $750,000 |
| Length of amortization | Maximum of 30 years |
| The term of the loan | A maximum of 30 years |
| LTV Maximum | 80% if term is 7 years or greater. 75% if cash-out. If it’s 5 year term, then it’s 75% and with cash out it’s 70%. |
| DSCR Minimum allowed | 1.25 |
| Structure of Rates | Both fixed and adjustable |
| Type of Property that Qualifies | 5 or more units of an apartment complex |
| Requirements for Occupancy | 90% or greater physical occupancy |
| Borrowers who are eligible | Individual borrowers, US Citizen, co-tenants allowed, as well single asset entities. |
| Reserve for Replacement | If Required a minimum of $250 per unit annually that it is underwritten at. |
| Escrows for Tax and Insurance | The requirement is monthly deposits |
| Recourse/non-recourse | In certain markets non-recourse is allowed |
| Commercial Space Allowed | 35% of the rentable area net is allowed, and no more than 20% of effective gross income |
| Type of Pre-payment | Yield Maintenance or step down |
| Reports That Are Required | Physical Needs Assessment, Appraisal, and Environmental Screening |
| Rate Lock Period | 10 day rate lock which is standard, but there are extended rate options you can get |
| Fee for Origination |
1.00% |
| Fee for Processing | Varies |
| Deposit for Application | It’s $10,000 which takes care of costs for underwriting which includes site inspection as well as fee for processing |
| Refundable Rate Lock deposit | 1 - 2% of loan amount, but it is 1% of loan amount pertaining to some transactions of $3,000,000 or less, having periods of commitment of 45 days or could be less. |
| Pricing for Supplemental Loans | Borrowers can get secondary financing 12 months after property closes, involves pricing matrix. If LTV is lower and the DSCR is higher, more favorable terms can be given. |
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Fannie Mae Student Housing:
| Amount of Loan | $1,000,000 or more |
| Amortization period | Maximum of 30 years |
| DSCR minimum | 1.30 |
| How rates are structured | Both fixed and adjustable choices you have |
| Loan to value maximum | 75%. But if you have cash out, it’s 70% |
| Properties that are eligible | Student housing that is dedicated just for a tenant base for students. Must be more than 80% occupied by students. Cannot readily be converted to conventional apartment building housing. Has requirements of guarantees from parents and leases that are 12 months. The length of the lease can be shorter than 12 months for 20% of tenants. Food services are not allowed. Student housing has to have between 40 to 80 % tenants who are students. |
| Requirement for occupancy | 90% minimum |
| Escrows of tax and insurance | Required are monthly deposits which can be waived based on certain criteria being met |
| About replacement reserves | $250 per unit annually is how it’s underwritten and it requires funding. |
| Recourse and non-recourse | Non-recourse except for violations of misrepresentation or fraud |
| Commercial property space | It is eligible |
| Requirement for students | Pertaining to student housing that is dedicated, minimum requirement of 10,000 students |
| Type of repayment allowed | Only yield maintenance |
| Reports that are required | Assessment of property condition, appraisal, phase 1 environment |
| Can loan be assumed? |
Yes, There is a fee of 1%. |
| Financing that is subordinate | It is not permitted |
| Rate lock period | Standard ten day. Both Extended and and early options are available for rate lock. |
| Deposit for application | A fee of $12,500 which handles underwriting expenses including the fee for processing. |
| Fee for processing | Non-refundable $1500 to $3,000 fee |
| Fee for origination | There is a minimum of one percent |
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Fannie Mae Senior Housing:
| Amount of the loan | $5,000,000 is the minimum, and case by case basis there are exceptions |
| Term of the loan | Term of the loan |
| Amortization period | Maximum of 30 years |
| DSCR minimum | For 100% independent living, 1.30x. If part of it is assisted living, &/or if it has an Alzheimer’s part of it greater than 50%, 1.40x. If property is Alzheimer’s & Dementia Care and stand alone, it’s 1.45x. Coverage will be based on weighted average for properties with less than ½ ALZ or AL. |
| LTV maximum | It’s 75%. But it’s an 80% fixed rate concerning tax exempt bonds. |
| Properties that are eligible |
-Properties that are independent living -Properties that are Alzheimer’s, Dementia Care -Properties that are assisted living -Properties that are senior housing, newly constructed and stabilized, and also on a case by case basis, campuses with skilled nursing beds |
| Requirement for property | All properties required to have in all units separate category fully operational sprinkler system as well as in common areas. No entrance fees are allowed. Permitted are community fees that are typical fees. |
| Structure of rates | You have the options of fixed and adjustable rates. |
| Borrowers who are eligible | No less than 5 years senior housing experience owning, managing or both at least 5 properties that are stabilized. Has to be single asset entity. |
| Requirement for occupancy | For properties that are IL, an average of 90% physical occupancy for a duration of 12 months. For properties that are ALZ/AL, prior to funding an average of 15 months must be at least 90% occupied. |
| Escrows for tax and insurance | Escrows are required for tax and insurance, replacement reserve must be fully funded. |
| Reserves for replacement | $300 per year minimum for each unit is the underwriting |
| Recourse/non-recourse | Borrowers can get non-recourse, but standard carve outs are required for violations of misrepresentation or fraud. |
| Space that is commercial | No more than 10% rentable area net, and no more than 10% effective gross income. |
| Types of prepayment | The choices are yield maintenance, graduated pre-payment premium, as well as defeasance. |
| Can loan be assumed? | Loans can be assumed, but needs to be reviewed and approved by Fannie Mae as well as the lender concerning borrowers experience as well as financial strength. There is an assumption fee of 1 %. |
| Financing that is subordinate | Not permitted |
| Financing that is supplemental | Available |
| Concerning pricing | Pricing that is risk based. If borrower has lower LTV, and higher DSCR, can get better pricing. |
| Concerning rate lock | Commitments are on a 30 day to 90 day basis. If you get Fannie Mae’s prior approval, you can get early rate lock option, permitting borrower to rate lock after preliminary underwriting is completed. Borrower can also have extended rate lock feature. Thus, the rate can be locked by the borrower 45 days to 365 days prior to closing. |
| Deposit for application | It is around $15,000, which takes care of estimated costs for underwriting. This also includes the fee for processing. |
| Fee for processing | Non-refundable $3000 amount |
| Fee for legal closing | Actual legal fees |
| Fee for origination | 1 percent of total loan amount. |
| Deposit for good faith | It is due when the rate is locked, and it’s 2 percent of the total loan amount. At post-closing, it’s refundable. |
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Fannie Mae Mobile Home Park Financing:
| Amount of loan | Minimum of $1,000,000 |
| Term of loan | Maximum of 30 years |
| Amortization Period |
Standard 25 years MHC, restricted by age of 30 years |
| DSCR minimum | It’s 1.25 |
| LTV maximum | It’s 80%, 75% if cash out |
| Structure of rates | Both fixed as well as adjustable rate options |
| Borrowers who are eligible | Need to have entity that is single asset |
| Properties that are eligible | It needs to be manufactured housing with no less than 50 sites, at least 50% double wide, and a property that is 4 or 5 stars. |
| Requirement for occupancy | Physical occupancy that is at least 90%, non-owner occupied no more than 5%. |
| Escrows for tax and insurance | Required are monthly deposits |
| Reserves for replacement | No less than $25 annually per unit it is underwritten to Recourse/non-recourse. Non-recourse is allowed with standard carve outs required for violations of misrepresentation or fraud |
| Space that is commercial | It is eligible |
| Reports that are required | Assessment for property condition, appraisal, and a phase one |
| Type of prepayments | Choice of yield maintenance or prepayment that is declining |
| Can loan be assumed? | First it needs to be approved and there is a 1 percent fee for assumption |
| Loans That are supplemental | After 12 months you can get secondary financing |
| How things are priced | A matrix that is tiered pricing. If borrower has lower LTV, and higher DSCR, can get better pricing. |
| Concerning rate lock | Rate lock period of time is standard 10 day. Borrower can also have extended rate lock feature. |
| Deposit for application | It is $12,500 |
| Fee for origination | Not less than 1%. Borrower can get par pricing |
| Fee for processing | Fee of $3000 that is not refundable. With application deposit it is included. |
| Deposit for good faith | It is two percent of the amount of the loan. |
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Fannie Mae Green financing:
| Incentives borrower gets |
1. Interest rate that is lower 2. Fannie Mae pays for 100% of auditing report on energy and water. 3. For Green Reservation plus loans, and also Green Rewards, a maximum of 5 percent more available for loan proceeds. |
| Term for loan | Maximum of 30 years |
| DSCR minimum |
1. 1.20 affordable, and 1.25 conventional for Green Rewards. 2. 1.20 affordable, and 1.25 conventional on pricing break on Green Building Certification 3. 1.15 affordable for Green Preservation Plus |
| Amortization Period |
1. Maximum of 30 years for Green Rewards. Option of interest- only available 2. Maximum of 40 years for Green Preservation Plus. Balloon Structures, 30 years. Not permitted are interest-only periods. |
| LTV maximum |
1. Maximum of 80% for Green Building as well as Green Rewards 2. Maximum of 85% for Green Preservation Plus |
| Structure for rates |
1. For Green Building Certification as well as Green Rewards, fixed and adjustable options are available. 2. For Green Preservation Plus, fixed rate only available. |
| Method that is interest accrual | Actual/360 as well as 30/360 |
| Property that is eligible |
1. Affordable housing, conventional housing, military housing, senior housing, and cooperative properties nationwide. 2. Borrowers need to commit to putting in capital improvements that allow for a reduction of 20% or greater for the entire property’s energy or water use on an annual basis. |
| Borrowers who are eligible | Asset needs to be single entity |
| Requirement for occupancy | For 90 days, 85% or more physical occupancy. Economic occupancy of 70% or more is needed. |
| Escrows of tax and insurance | The requirement is monthly deposits |
| Space for commercial | Net rentable area is no more than 35%, and no more than 20% of gross effective income total. |
| Recourse/Non-recourse | Non-recourse is accepted with carveouts for fraud and misrepresentation |
| Reports that are required | Assessment of property condition, appraisal, phase 1 environmental. Green Preservation Plus, as well as Green Rewards both require a High Performance Building Report (HPB). Dependent on loan closing at Green Rewards, 100% of the cost of the High Performance Building Report, Fannie Mae will reimburse. |
| Prepayment penalty | Choice of yield maintenance or prepayment that is declining |
| Loan assumption | First it needs to be approved and there is a 1 percent fee for assumption. |
| Financing that is subordinate | Requires written approval |
| Regarding pricing | A matrix of tiered pricing. If borrower has lower LTV, and higher DSCR, can get better pricing. |
| Regarding rate lock | Rate lock period of time is standard 10 day. Borrower can also have early or extended rate lock feature. |
| Deposit for application | It is $12,500. Which also takes care of estimated costs for underwriting. This also includes the fee for processing. |
| Fee for origination | No less than 1 percent. Borrower can get par pricing. |
| Fee for processing | Fee of $3000 that is non-refundable |
| Legal fee – closing fee | Attorney fee of Arbor decided at time of application |
| Deposit for good faith | It is two percent of the amount of the loan, payable at time of rate lock and it is refunded. |
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Fannie Mae Standard DUS Financing:
| Amount of the loan | A minimum of $3,000,000 |
| Term of the loan | A maximum of 30 years |
| Period of amortization | Maximum of 30 years, available are also interest only loans |
| DSCR minimum | It is 1.25 |
| Structure of rates | Choice of both fixed as well as well as variable rates |
| LTV maximum | It is 80% if it’s a 7-year term or more, and It’s 75% if it’s cash out. It’s 75% if it’s 5 years, and 70% if it’s cash out. |
| Properties that are eligible | Multifamily that is 5 or more units. |
| Borrowers who are eligible | Must have single asset entity |
| Requirements for occupancy | For 90 days, must have 85% or more physical occupancy, and there must be 70% or more economic occupancy. |
| Reserves for replacement | No less than $250 annually per unit it is underwritten to |
| Recourse/non-recourse | Borrowers can get non-recourse with carveouts for misrepresentation and fraud. |
| Space for Commercial | Net rentable area is no more than 35%, and no more than 20% of gross effective income total. |
| Prepayment penalty | Choice of yield maintenance or declining prepayment if property ranges from 5 units to 50 units. |
| Loan assumption | First it needs to be approved, and there is a 1 percent fee for assumption. |
| Financing that is subordinate | Written approval is required. |
| Loans that are supplemental | After 12 months you can apply for secondary financing. |
| Regarding pricing | A matrix of tiered pricing. If borrower has lower LTV, and higher DSCR, can get better terms. |
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Fannie Mae Supplemental loan:
This is a second position loan done by Fannie Mae
| Amount of loan | No less than $500,000 |
| Term of loan | Maximum of 30 years, Concerning original mortgage, it needs to be coterminous with the first mortgage |
| List of requirements |
1. The first mortgage of Fannie Mae is required to have been with the same lender 2. A minimum of 12 months must have past between a DUS supplemental loan closing and the latest pre-existing mortgage closing. 3. Five years is the minimum term for the supplemental loan. |
| Transactions that are acceptable |
1. It can be fixed rate or it can be ARM, not having anything to do with structure of rate on the loan that is pre-existing. 2. Permitted are supplemental loans on Affordable Deals (MAH), but for a rate that is adjustable, required is a 80% loan to value, and a DSCR of 1.25; and for a fixed rate, 75% loan to value, and a DSCR of 1.30. 3. Supplemental loans are accepted for small loans. |
| About workings |
1. The first loan only has funding for replacement reserves. 2. Needed is a new title insurance policy. 3. If certain requirements are met for title, no new survey is needed. 4. Needed is a third party appraisal report. |
| DSCR minimum | If the loan is coterminous, it’s 1.30 |
| LTV maximum | For a non-coterminous loan, it’s 70% |
| Loan assumption | First it needs to be approved, and there is a 1 percent fee for assumption (but only for non-recourse loans) |
| Regarding prepayment | Choice of defeasance or yield maintenance |
| Fees for application |
For small loans, $10,000. For DUS, $12,500 |
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