HOSPITALS | FHA/HUD Section 242/223(f)

Acquisition and Refinancing of Hospital Properties

Our HUD Section 242/223(f) program provides for the acquisition or refinance of hospital properties.

Hospitals

Eligible Properties

The facility must be a licensed hospital.

Eligible Borrowers

For-profit or not-for-profit.

Term

Up to 25 years, self-amortizing.

Interest Rate

Locked before closing and fixed for the duration of the term. (Subject to market conditions)

Security

First mortgage on subject property and all improvements.

Loan Parameters

Over the past three years:

  • Aggregate debt service coverage ratio greater than 1.40%.
  • Aggregate positive operating margin.

HUD Fees and Expenses

  • FHA application (examination) fee: 0.3% of mortgage amount.
  • FHA inspection fee (varies by deal).
  • Mortgage Insurance Premium of 0.65% of the outstanding loan amount.

Third-Party Reports

Phase I Environmental Assessment and may include study of market need and financial feasibility prepared by a CPA firm (HUD will determine the need for such a study on a case-by-case basis).

Timing

Approximately 8 – 10 months for engagement, submission, FHA/HUD review, and closing.

Funding

Ginnie Mae guaranteed mortgage-backed securities.

Eligibility Requirements

The hospital must have an aggregate operating margin of greater than or equal to 1:1 and an average debt service coverage ratio of at least 1.40 for the past three years, and meet three of the following seven criteria:

  1. Total operating expenses will be decreased as a result of refinancing by at least 0.25%.
  2. New interest rate will be at least 50 bps less than the current rate.
  3. Current interest rate has increased at least 1 % since January 1, 2008 or will very likely increase by that amount within a year of filing an application.
  4. Total annual debt service in the most recent audited financials is at least 3.4% of total operating revenues.
  5. Credit enhancement on current financing has been or will imminently be withdrawn or expired, or the provider has been or will be downgraded.
  6. Existing financing has overly restrictive or onerous bond covenants.
  7. Other circumstances exist that demonstrate that the hospital’s financial health depends upon refinancing its existing capital debt.

Other Program Parameters

  • Escrows for property taxes, insurance, MIP, working capital, and replacement reserves are required.
  • If the State has a Certificate of Need (CON) process, a CON must be issued or pending.
  • Mortgage cannot be insured if a major construction project is currently underway. Construction must be complete for at least two years prior to applying for an FHA refinance loan. Starting with commencement of amortization, FHA requires insured hospitals to make contributions to a Mortgage Reserve Fund (MRF). The MRF must be funded through annual contributions so that it achieves a funding level equal to one year of debt service by five years after commencement of amortization and two years of debt service after ten years of amortization. The MRF may be used, at FHA’s discretion, to assist the hospital with mortgage payments if the need arises.

HEALTHCARE PROPERTIES | FHA/HUD Section 232/223(f)

Acquisition and Refinancing of Healthcare Properties

Our FHA/HUD Section 232/223(f) program provides long-term permanent financing for the acquisition or refinance of healthcare properties.

Healthcare Facilities

Eligible Properties

Licensed assisted living, skilled nursing homes, intermediate care, and board and care facilities.

  • Facility must be licensed by the state.
  • Facility must provide three meals per day.
  • Facility must provide continuous protective oversight.
  • Non-resident day care must not exceed 20% of gross area and 20% of gross income.
  • May include up to 25% non-licensed independent living units.

Eligible Borrowers

Experienced for-profit or not-for-profit owners. Single asset, special purpose entity.

Term

Up to 35 years, or 75% of the remaining economic life, but no less than 10 years.

Interest Rate

Locked before closing and fixed for the duration of the term. (Subject to market conditions.)

Guarantees

Non-recourse for the duration of the term.

Prepayment

Customizable, typically a 10-year step down, based on market conditions and borrower preferences.

Assumable

Subject to FHA/HUD and lender approval.

Loan Parameters

For-Profit 100% 80%* 1.45 .065% (0.45%)
Not-for-Profit 100% 85%* 1.45 .065% (0.45%)

(*For acquisition financing, LTV increase by 5%.)

HUD Fees and Expenses

  • FHA Application Fee of 0.30% of loan amount.
  • FHA Inspection Fee of the greater of $30 per /bed or 1% of repairs.

Commercial Space

Limited to 20% of net rentable area and 20% of effective gross income.

Third-Party Reports

Appraisal, Environmental, Property Capital Needs Assessment (PCNA).

Repairs/Improvements

Funds for repairs, deferred maintenance, and capital improvements for generally up to 15% of value can be included in the loan amount, subject to the maximum loan limitations.

Timing

Approximately 6-9 months for engagement, submission, FHA/HUD review, and closing. Process may vary due to Office of Residential Care Facilities volume.

Funding

Ginnie Mae guaranteed mortgage-backed securities.

Other Program Parameters

  • Escrows for property taxes, insurance, MIP and replacement reserves are required.
  • Cash-Out is not permitted.
  • Facilities financed under this program must be at least 3 years old.
  • Existing debt to be refinanced must be at least two years old unless it was used for an eligible purpose as defined by FHA (refinancing of prior eligible indebtedness, arms-length acquisition, property improvements, operating losses, etc.).
  • A master lease may be required when an owner finances 3 or more properties or $15 million or greater in combined loan amounts with the FHA healthcare programs within an 18-month period.

MULTIFAMILY | FHA/HUD Section 223(f)

Acquisition and Refinancing of Multifamily Properties

Our HUD Section 223(f) program provides for permanent financing for the purchase or refinance of market rate multifamily properties, affordable or rental assisted properties.

Multifamily Housing

Eligible Properties

Multifamily properties of any class, affordable or rental assisted properties.

Term

Up to 35 years.

Interest Rate

Locked before closing and fixed for the duration of the term. (Subject to market conditions.)

Guarantees

Non-recourse for the duration of the term.

Prepayment

Customizable, typically a 10-year step down, based on market conditions and borrower preferences.

Assumable

Subject to FHA/HUD and lender approval.

Loan Parameters

Maximum loan amount will be the lessor of the original principal balance when first insured or parameters below.

Market Rate 85% 1.176
Affordable 87% 1.15
Subsidized 90% 1.11

(*Max LTV for cash out refinance is 80%.)

HUD Fees and Expenses

  • The annual Mortgage Insurance Premium (MIP)is 0.60% of the outstanding loan amount for market rate transactions. Reduced MIP rates for affordable projects or projects that qualify for Green/Energy Efficient Housing.
  • FHA Application Fee of 0.30% of loan amount.
  • FHA Inspection Fee is $30 per unit where the repairs/improvements are greater than $100,000 in total but $3,000 or less per unit or $30 per unit or 1% of the cost
    of repairs or $1,500, whichever is greater, where the repairs/improvements are more than $3,000 per unit or $1,500 where the repairs/improvements are less than $100,000.
  • Replacement Reserves determined by a 20-year capital needs analysis, minimum of $250 per unit per annum.

Commercial Space

Limited to 25% of net rentable space and 20% of gross income.

Third-Party Reports

Appraisal, Environmental, Property Capital Needs Assessment (PCNA) required.

Timing

Approximately 6-9 months for engagement, submission, FHA/HUD review, and closing.

Funding

Ginnie Mae guaranteed mortgage-backed securities.

Other Program Parameters

  • Escrows for property taxes, insurance, MIP, and replacement reserves are required.
  • Total repairs are limited to approximately $45,000 per unit.
  • Age restricted properties may quality so long as head of household is 62 or older and occupancy is not restricted to any remaining occupants.