USDA Critical UPDATE and MEMO breakdown on the USDA Guaranteed Rural Housing loan program. REDUX!!! Please review & save!

Mortgage and Lending with Funky Quail Vintage

  This is a very CRITICAL UPDATE and anyone using the USDA loan, or if you KNOW of someone using USDA loans, please pass this blog link along, or RE-BLOG it to your sphere!!

I have included at the bottom of the BLOG, the entire list of loan coordinators within the United States of America!  Email first if you can! 


   Also, check out the music video at the end as well!


The reason for this update is because the USDA is experiencing it's highest volume since the inception of the program! 

REDUX COMMENT:  Jeff Belonger brought up an issue in the comments that prompted me to do a little investigation.  His comment was directed at JP MORGAN CHASE!  I spoke to an upper level executive today at JP MORGAN about the "rumour" that they may be pulling out of the USDA business!  He kinda laughed and clearly stated there is NO TRUTH to that rumour!  Hence, if you have files assured, nothing is changing! He did state there was an internal stoppage on the RETAIL banking side regarding USDA loans, and the word he used was SUSPENDED.  This is STILL in effect.  I am confident that is only temporary though!  One more reason to use Mtg Brokers & Bankers! Yahoo..

Taylor Bean & Whittaker, I am still awaiting a response from!

Thanks!  Bucky



BEFORE I SUMMARIZE the changes, we need to first cover LENDER OVERLAYS!

What is a Lender overlay you ask?  Well, Im glad you asked!  Thanks!

A Lender overlay is a requirement that a specific LENDER has, that maybe another Lender does not have!  For example, if you speak directly with a USDA office about a specific requirement on a loan application, offer to purchase, or confront them about a situation, and you get a FAVORABLE RESPONSE, it may not mean anything at all!  WHY?  Because the LENDER that is UNDERWRITING and approving the loan PRIOR to the loan going to the USDA, may have a sticter rule, or may not approve a loan under those circumstances!  Hence, enter the LENDER OVERLAY

Another example, JP Morgan Chase & Taylor Bean & Whittaker, are the only two companies I AM AWARE of that allow a USDA loan product to be processed as a "Subject to" appraisal, or as a "fixer upper" loan!

Wells Fargo, and other companies do not!  Why?  Because they have LENDER OVERLAYS! What this is REALLY telling you is that they dont understand them, dont want to have anything to do with them, and aren't we all afraid of the unknown?  They do not want to take the risk!  Who does today?


 Realtors-  If you are not getting them already, start watching for a CHANGE in loan committments!  Loan committments are going to start coming through with stipulations on them!  This isn't a bad thing necessarily, but you will start seeing approvals come through that say..."this loan approval is SUBJECT TO an acceptable appraisal, and any other further sitpulations put forth by the Rural Development office!

Lenders-  Start looking over your appraisals WAY more closely!  DO NOT RELY on your internal underwriter,manager, or processor!  LOOK AT THE DARN THING YOURSELF!  A friend of mine recently had her USDA loan suspended, due to the site value being 30.10% of the appraised value!  Limit in USDA loans is 30%.  Yes, it is only 1/10th of 1 percent, but look at the grief we are getting!


Okay, now on to the summary!


 Let's first talk about rate locks!

 Rural Development has experienced a HUGE increase in volume.  Directly from the USDA, they are asking both Lenders & Realtors alike to allow ample time for a review of the file and a response.  "Plan accordingly with your rate locks and loan closings. Contacting Rural Development multiple times as a Lender,Broker,Realtor, or borrower, will only delay your important request. "  In other words folks, be patient!  Lenders, make sure your Realtors understand time frames and turn times!  Realtors, take your heart medication and drink lots of fluids!   In other words, plan for an extended delay in high volume processing areas!


This is a quote from the USDA alert regarding CONTACTING the RD office!

"While many parties are anxious for their request to be acted upon, commication concerning guaranteed loan applications will occur between the Rural Devlopment and the approved Lender!!!    Brokers, correspondent Lenders,Realtors,or potential borrowers,etc..should communicate with the approved lender, NOT Rural Development."



The Guaranteed Underwriting System (GUS), will reduce proceesing times and allow approved lenders to verity loan data for accuracy in a timely manner!  Here's the rub tho:  There are MANY new GUS rules that may REQUIRE ADDITIONAL DOCUMENTATION to be submitted on "ACCEPT" loan files when a "final" underwriting submission is executed. 

Read all  your findings!  What does this mean to Realtors?  Well, sadly, they can add things at the end!  I know we don't like hearing that...but they can!  Tough!  However, communication is VERY important on this!



 Okay, now here are Bucky's Tips & Best Practices straight from the USDA!

Any of these changes may adversely affect your Conditional Loan Committment!


1.  if the loan amount increases

2.  if the loan interest rate increases

3.  if there is an increase in mortgage or personal liabilities

4.  if there is a decrease of assets, and/or the income decreases 



 How about an example?  Let's say, your customer is buying a home.  They get their Conditional Loan Committment and everybody is happy!  House is inspected and/or appraised, and it is determined that the house needs a new roof.  Seller refuses to pay for it!  Well, the USDA plan allows for a new roof to be financed!  Hurrah!  However, that spells DELAY!  Hence, the loan amount increases,the mortgage liability increases, and more than likely the debt ratio goes up!  This means that it will need to go BACK to underwriting!  Sometimes this is 1 day, or 1 week!  Depends on volume!  PLAN AHEAD!




Click HERE for the income limits link

 Click HERE for the income income eligibility link

Click HERE for the property eligibility link



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 Thanks for reading & Keep selling!




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Re-Blogged 4 times:

Re-Blogged By Re-Blogged At
  1. Tom Burris 07/16/2009 01:28 PM
  2. Bridget Cella 07/16/2009 09:32 PM
  3. Jeani Codrey 07/17/2009 10:05 AM
  4. Raine Carraway 07/17/2009 06:55 PM
Mortgage / Finance
Posts to Localism
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Darin Osenberg
Funky Quail Vintage - Nashville, TN I dont need Air Jordans..You are gettin deleted!  WOOHOO!

Rich Cotton- Nice to see you again!  THANK YOU for the kind words!  You know, there are some blogs that are short, some too long, some verbose, and some that just need to be  explained!  I hope I fall into THAT category!  I know the length scares some people some times..but half of it was a cut & paste for that huge list!! :)  I already used the list this morning!! LOL..>Thank you so much! 

Integrity- You know, LENDER OVERLAYS are a blog in and of itself!  I AM VERY confident that Realtors NEED to understand what they are, because it helps in the relationship building process with their lender partner!  I have made some great friends, and business contacts by "accident" by just providing information!   Rich above is right...AR is a wealth of information!  Thanks!-  Darin

Jul 17, 2009 09:16 AM #34
Darin Osenberg
Funky Quail Vintage - Nashville, TN

Kristin- Thank you!  I think, especially with CONTACT lists and things like that...bookmarking is important!  If for nothing day you are going to say...."wait, ta daaaa , I CAN GIVE YOU THE #!"...:)   ANyway, I think the important message is just that...very important!  Take care  & thanks!

Steve-  Wow, what a compliment!  Oh, and welcome to the group!  One of the things I have tried to focus on in blogging, (which hasn't been that long), has not just been has been writing style and flow.  I take alot of time...Probably more than most, because I am SLOW..:)...before I hit publish...and even yesterday, due to some vision problems, I pulled it down BACK into Draft mode....added some stuff from CHASE, and then I had a few errrors etc..  Send me along on USDA loans ANY DAY!  I LOVE THEM!!! - Thank you!   D

Jul 17, 2009 09:22 AM #35
Darin Osenberg
Funky Quail Vintage - Nashville, TN

Brenda @ Home Team- Nice to see you and welcome!  Thanks for commenting and the compliments!  With your deal in particular, the FUNDER of the USDA loan is really important!  The FUNDER themselves, REALLY has to understand them...or, in some cases, may even be afraid to forward it ON to the USDA for Final Approval!  ...This just happend to one of my friends in Illinois who is working on one!  When doing a USDA loan, I think ALL sides have a RIGHT to know, WHO the FUNDER is!  If there isn't a problem..they should be happy to tell you!  If it is BOA, look out..wells, okay...Chase...that is all they do...TB&W, really good!  There are fringe others as well, and I am working on a USDA list!  Watch for it in the coming weeks on another blog!  Take care,  Darin..

Jul 17, 2009 09:25 AM #36
Jeani Codrey
RE/MAX Access - Garden Ridge, TX

I have reposted on my blog!  Thanks for the update...I live and work in a rural area where this program is used...I appreciate the update!  Keep us in the loop.

Jul 17, 2009 10:07 AM #37
Darin Osenberg
Funky Quail Vintage - Nashville, TN

Thanks Jeani!  Even tho I have been having some stress involved with the TIME LENGTHS right now...I still LOVE this program!    KEEP USING IT! 


Jul 17, 2009 10:27 AM #38
Robert Ott

Thanks for the info Darin! The lender overlays and the contact information were greatly appreciated!

Jul 17, 2009 11:33 AM #39
Robert Ott
Century21 Beal Inc. - College Station, TX

Your links also have been a great help Darin! Keep up the good work.

Jul 17, 2009 11:43 AM #40
Darin Osenberg
Funky Quail Vintage - Nashville, TN

Hi Robert!  Thank you!   You know, we have good days and bad, a bad day for me..but nice comments like yours make it worthwhile!   THANK YOU somuch!  And keep selling!


Jul 17, 2009 01:16 PM #41
Erica Ramus
Erica Ramus - Ramus Realty Group - Pottsville, PA - Pottsville, PA
MRE, Schuylkill County PA Real Estate

Darin--we see a lot of USDA loans in our area right now. Thanks for the post.

Jul 17, 2009 05:34 PM #42
Darin Osenberg
Funky Quail Vintage - Nashville, TN

Erica!  You got it!  You know, I BROKE THE RULES TODY!!!  I spoke to the RD office, and got yelled at!  AND< they LIKE ME!  They had the audacity to tell a customer, as well as a competitor of mine told the customer the SAME thing...that the USDA is not busy!  Yet, the gal WHO I SPOKE TO...( I should give out her name)...has RIGHT ON HER VOICEMAIL, "due to the extremely high volume, I will not be returing my phone calls, till such & such a time...WOW...good idea..granted...but hey, they aren't busy??

I think MEMO from the USDA that I BLOGGED ABOUT, tells it all!  Thanks so much again, for visiting!-  Darin

Jul 17, 2009 05:37 PM #43
Esko Kiuru
Bethesda, MD


Great primer for anyone who wants to know more about USDA. This program is becoming more popular here in Southern Nevada, too.

Jul 17, 2009 10:31 PM #44
Debra Leisek
Bay Realty,Inc Homer Alaska - Homer, AK

thank you very much for the information We do a lot of these loans and I am sending this to my lender ...the line in the sand keeps changing... thanks so much...

Jul 18, 2009 02:17 AM #45
Darin Osenberg
Funky Quail Vintage - Nashville, TN

ESKO- Nice to hear from you!  GLAD you got something out of this!  I am actually experiencing the stress of "waiting" on 5 purchase deals RIGHT NOW!  I have one customer that has totally lost patience, and faith...It is just as DISTURBING to us as lenders, as it is Realtors..believe me!  I believe in the product...just LOG JAMMED to the hilt!  Thanks again!  Glad Nevada is getting on board!

Debra-  Great to hear from ALASKA!  Which I LOVE btw!  My parents are thinking of coming there for some fancy cruise for their 50th wedding anniversary! Yowser!  You are absolutely WELCOME for all the information!  I love giving out info that actually HELPS, rather than JUST opinion all the time!  You are right, the line IN THE SAND is changing!  Please feel free to reblog it as well!  Take care, and thanks for commenting! -  Darin

Jul 18, 2009 04:20 PM #46
Roy Paeth
Top Flite Financial - Saint Charles, IL
Just a regular guy helping real people!

Great job as usual Darin. Hasn't TBW been going under for the last 2 years? For those who do not know you can find CNB at the following link . So far they have done a great job.

Jul 18, 2009 07:56 PM #47
Darin Osenberg
Funky Quail Vintage - Nashville, TN

Roy,  THANK YOU For that link!  Hopefully, Gerry Suarez contacted you!!  If not, I will re-direct him to that link!  Thanks!  Well, as far as TB&W goes...I have heard alot of mixed stuff!  First one thing, then another...I am going to publish the TRUTH, as soon as I find it!  :)

Roy, why dont you come back in here and activate that link, so people can just click to it!  I would ...but I dont think I can do that..even as blog author!  Thanks for the nice words!  Hope it helped!


Jul 18, 2009 09:31 PM #48
Jim Valentine
RE/MAX Realty Affiliates - Gardnerville, NV

Good stuff, Darin.  It is long, but aren't lender rules, regs and memos long and detailed anyway?  It is the details, after all, that separate one lender from another.  The USDA product is great and I really like how you advocate it.  Thanks for the information.

Jul 19, 2009 11:19 AM #49

Very informative post today.

I'll re-read later.


Patricia Aulson/portsmouth nh

Jul 19, 2009 12:15 PM #50
Darin Osenberg
Funky Quail Vintage - Nashville, TN

Jim V-  Thanks!  You know, I hate having to DO the long ones, but when they are important...if you LEAVE something out, then you get heckled by people for leaving something out!  It is a no win situation!  Hence, I blog for my business partners and customers!  THANK YOU for sharing Jim!

Patricia-  Thanks for commenting!  I post them just for people like you, who will re-read it, and in some small way, it hopefully helps them!!!-  Thanks again!  Darin

Jul 19, 2009 03:28 PM #51
Lisa Udy
Platinum Real Estate Group - Logan, UT
Logan Utah Realtor

Hey Darin, 

Thank for the awesome post, so much info, and I need to call my rep today and find out what's going on. Thanks for the number, and I will be returning to get my head around all of this great info! :)


Jul 20, 2009 12:31 PM #52
Darin Osenberg
Funky Quail Vintage - Nashville, TN

Hi Lisa!  You are welcome!  I have been "suggested" by my friends here in the RAIN, that my blogs are a little too meaty...but on THIS particular topic, I dont think there is any way around it!  I am hoping people will at least cut & paste their local phone# and contact information, like you , they know where to call!  Additionally, if you do a home buyer seminar, and you talk to your rep, sometimes they will come out and work them with you!!=  Thanks as always lisa!   -  Darin

Jul 20, 2009 12:38 PM #53
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