Eglin AFB and Hurlburt Field: HAP Update

By
Real Estate Broker/Owner with Rulnick Realty, Inc.

Eglin AFB Hurlburt Field

 

 

Since writing Eglin AFB and Hurlburt Field: Homeowner Assistance Program (HAP) for Short Sales, more information has come to light.  Or lack of thereof!  I have received numerous calls and emails looking for clarification on how the program will be implemented, and how it will affect PCS sellers (military relocation term meaning "permanent change of station").  Currently, the issue is there is no directive from the Department of Defense as to how to process HAP applications, nor many program specifics.  My area, from Navarre to Destin, Florida and up through Niceville and Crestview has approximately 3000 airmen relocating to other bases around the country and the world.  Many of those airmen purchased homes during 2004-2006, and do not have enough equity to sell their houses when they must relocate and pay off their mortgage balance.  HAP is supposed to help, but as of yet, there is no help.

 

 

 

Here is the latest result of my HAP research:

Mr. Frazier, of the HAP Savannah District told me:

  • There is no true timeframe by which the DOD directive with program details will be published.
  • Rumor is at the end of May, but it is far from confirmed.
  • Applications can not be "processed" at this time, but you can mail one in.
  • HAP will not buy homes.

When the DOD directive is implemented, he said:

  • Qualified military members may sell their homes at market value or 90% thereof.
  • At time of contract, use a 90 day closing date, HAP will try for sooner.
  • Make the offer contingent on HAP approval.
  • When a contract is entered into, call your HAP district for instructions.

Additionally, I inquired by email and received this communication from HAP Realty Specialist, B.M. Reed, summarized and with emphasis added:

Ms. Rulnick,

               The Department of the Army, in coordination with the other military departments, is in the process of finalizing implementation guidance for the expanded HAP, including determining eligibility, restrictions, and disqualifications.  Based on the current HQ timeline for review and official approval of the guidance, it may not be until late May before the implementation guidance is at district level.  When the implementation guidance is issued, it will be published on the official HAP website, which can be found at http://hap.usace.army.mil

        Unfortunately, without the referenced implementation guidance any attempt to provide detailed information on the Stimulus Bill HAP eligibility, disqualifications, benefits, or how benefits will be calculated would be merely speculation.

        Under this program the Government might be able to reimburse applicants part of the loss from F15 Eglin AFB HAPselling their home (private sale benefits) or assist applicants if they do not have enough proceeds from the sale of the home to pay off the mortgage at Closing (private sale augmentation).   Benefits may be based on the difference between the prior fair market value (PFMV) of the property and the current fair market value (CFMV).  The PFMV may be determined by an appraisal effective 1 July 2006, or possibly the purchase price of the property might be used; the CFMV may be determined by the appraised value at the time of sale or possibly the selling price itself.  The Government could pay an amount up to a stipulated percentage of the difference between the two figures used for the computation.  Again, guidance has not yet been published so a completely different scenario might be used to compute benefits.

        The term 'private sale augmentation' merely means when an applicant's benefit payment is brought by the Government to a Closing in order to assist the applicant with the payoff of a mortgage and typical seller closing costs so that the sale can be finalized.  In order to be eligible for a private sale augmentation, an applicant must maintain current payment status on his/her mortgage from the time an application is submitted through Closing.

       
        While the implementation guidance is being finalized, potential applicants are free to apply now by visiting the HAP website to fill out, print and mail in an application to the appropriate district for the area in which the property in question is located.  Instructions on how to apply can be found at http://hap.usace.army.mil/HowToApply.html

       
        I've attempted to provide you some information as best I can without having yet received implementation guidance on the program from the DOD.  What information there is available on the Stimulus Bill HAP (ARRA) can be located on the Army's official HAP website at http://hap.usace.army.mil.  There is wealth of information under the section of FQAs at http://hap.usace.army.mil/FAQs.html

B. M. Reed, Realty Specialist
HAP Section, Acquisition Branch,
    Real Estate Division (RE-HA)
US Army Corps of Engineers
PO Box 889
Savannah, GA 31402-0889

What a predicament for relocating servicemen.  How can you put a home on the market contingent on HAP approval, unless you get a buyer willing to wait with no closing date?  What if you have already changed bases and cannot continue to make mortgage and/or rent payments in both locations?  According to HAP, you must stay current on your mortgage payments to qualify for the program.

I encourage servicemen to contact their state and federal representatives to hasten a resolution of the HAP quandary.  Meanwhile, stay tuned for the latest updates.

It's Wendy!

Wendy Rulnick, Broker, CRP, CRS, GRI, ABR     Rulnick Realty, Inc.

Call toll-free 1-877-ITS-WNDY (1-877-487-9639) or local 850-650-7883 ext 204

Email Wendy to sell your home or buy a home: itswendy@rulnickrealty.com

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Wendy Rulnick, Broker/Owner Rulnick Realty, Inc.

Call Wendy Rulnick 1-850-650-7883 ext 204

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Wendy Rulnick is the marketing choice for sellers on the Emerald Coast who want to list and get their homes and condos sold in Destin, Sandestin, Bluewater Bay, Santa Rosa Beach, 30-A, Watercolor, Seaside, Rosemary Beach, Seacrest Beach, Kelly Plantation, Regatta Bay, Destiny and more.

Rulnick Realty

 

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Re-Blogged 1 time:

Re-Blogged By Re-Blogged At
  1. Eric Reid 05/11/2009 09:36 AM
Topic:
Real Estate General Information
Location:
Florida Okaloosa County Eglin AFB
Groups:
Realtors®
Short Sales and Forclosures ONLY
Short Sale Specialists & Pre-Foreclosure Education
Short Sales Specialists
Short Sale REALTORS®
Tags:
pcs
duke field
eglin afb
hurlburt field
whiting field
hap

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Ambassador
2,207,178
Robert Vegas Bob Swetz
Realty ONE Group - Las Vegas, NV
Las Vegas Henderson Homes for Sale

Hello Wendy - You have some very interesting reading in your post, thanks for the info!

May 11, 2009 12:33 PM #1
Rainmaker
2,764,460
Sally K. & David L. Hanson
Keller Williams 414-525-0563 - Brookfield, WI
WI Realtors - Luxury - Divorce

The government is just as under staffed as the lenders...we do not have bases here...but sure hope they get it together in time to help the many people in your area.

May 12, 2009 12:16 AM #2
Rainmaker
497,201
Wendy Rulnick
Rulnick Realty, Inc. - Destin, FL
"It's Wendy... It's Sold!"

Robert - Thank you, it is very military specific, but I appreciate your comment.

Sally & David - Yes, there is fear of lack of funding, too.

May 12, 2009 12:23 AM #3
Anonymous
Ryan

What are the tax implecations of using the expanded HAP program?  If you get taxed on the amount your upside down, it may not be worth it to use the program.

May 28, 2009 01:48 AM #4
Rainmaker
497,201
Wendy Rulnick
Rulnick Realty, Inc. - Destin, FL
"It's Wendy... It's Sold!"

Ryan - There are laws in effect until 2012- if your property is a primary residence, and the loans on it were used to purchase the property, you may be exempt from taxes with certain restrictions.  There are other favorable laws for insolvent investment owners.  Unfortunately, HAP may not be that much help.  My recent intel is that they will not help significantly upside down sellers at all.

May 28, 2009 02:16 AM #5
Anonymous
Don Duft

Wendy - Any thought on a pre-occupancy agreement to hold a buyer in place until the HAP is funded? I just searched the Federal registry and thru yesterdays issue there is no posting of the rules yet - promised at the end of May. As an alternative I talked to a Realty specialist on "Short Sales" at the VA Roanoke, VA office yesterday and IF the Seller has a VA loan they can do a Compromise/Short sale - meaning the VA gurantee covers the loss as a "Compromise Sale" which does not have to be repaid UNLESS the veteran wants to use their VA benefit again. It would be nice if the Corps rules allowed a Compromise Short Sale to allow the sale to proceed and then they reimburse the VA from the approved HAP payment. Frustrating at best at the peak PCS moves!

Don Duft, REALTOR, ABR, SRS, CAS

Foreclosure & Short Sale Specialist in the Fredericksburg, VA Area

Jun 06, 2009 01:21 AM #6
Rainmaker
497,201
Wendy Rulnick
Rulnick Realty, Inc. - Destin, FL
"It's Wendy... It's Sold!"

Don - I have heard that idea tossed about- renting until HAP implements.  I would not recommend anyone do this, because we have been told in the last couple of weeks that SHORT SALE LOSSES will not be covered except perhaps VERY low amounts.  I have emailed HAP, too, and they will  not give anything better in writing.  They have also changed their website in the last two weeks- first displaying a link to the directive with sale price limits, then REMOVING the entire paragraph.  I referenced the links and wrote another post about HAP based on that information, which now they've eradicated.  I am not pleased, nor should our servicemembers about the confused implementation and apparent lack of help for PCS'ing military.  Please post or email  me when you get any information, I will share as well.

Jun 06, 2009 02:50 AM #7
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