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Posted 03/11/2016

Fannie Mae Lowers Mandatory Waiting Period After Bankruptcy, Short Sale, & Pre-Foreclosure

Fannie Mae guidelines change for mortgage borrowing after a significant derogatory event including bankruptcy, short sale, and foreclosure

Mandatory Waiting Period Reduced To 2 Years

It's getting easier to get approved for a mortgage.

Following a similar change with FHA mortgage loans, mortgage-backer Fannie Mae has reduced the mandatory waiting period to make a mortgage application after a bankruptcy, short sale, or pre-foreclosure.

Borrowers no longer must wait 4 years before re-applying to get a mortgage.

Borrowers can now re-apply for a loan just two years after a bankruptcy, short sale, or pre-foreclosure. This is one year longer than the FHA's minimum waiting period via the FHA Back to Work program, and a major improvement for conventional mortgage borrowers nationwide.

Mortgage guidelines are loosening across all loans.

Fannie Mae is the most recent publisher of mortgage guidelines to help borrowers with a history of poor credit because of bankruptcy, short sale, and pre-foreclosure.

Click to see today's rates (May 29th, 2016)

New Fannie Mae Rules For Bankruptcy, Pre-Foreclosure, & Short Sales

Recently, Fannie Mae changed its mortgage rules for borrowers with a recent bankruptcy, pre-foreclosure, or short sale. The group has reduced its mandatory waiting period after such an event from four years to 2 years.

The change nearly mirrors a similar update from the FHA as part of that group's Back to Work program.

Via FHA Back to Work, certain mortgage borrowers are eligible to apply for a loan just 12 months after a significant derogatory event.

"Significant derogatory event" is defined as any one of the following which may appear on a person's mortgage credit report:

  1. A pre-foreclosure
  2. A short sale
  3. A deed-in-lieu of foreclosure
  4. A bankruptcy
  5. A mortgage loan charge-off

However, just because you qualify for a conventional mortgage via Fannie Mae doesn't necessarily mean it's the best loan for you. Significant derogatory events can affect a person's credit score by 100 points or more, and conventional mortgage rates change for borrowers with generally-low scores.

If you've had a significant credit event, then, it's important to compare conventional mortgage rate quotes against FHA mortgage rates to make sure you're getting "the best deal".  FHA mortgage rates are typically lower than comparable conforming rates -- especially for credit scores below 680.

FHA mortgage insurance premiums can add to the overall cost of an FHA loan, though.

Any mortgage lender can help you decide which loan program best suits your needs. Explore all available options -- you never know how much you might save.

Click to see today's rates (May 29th, 2016)

New Fannie Mae Guidelines For Derogatory Events

Fannie Mae has reduced its mandatory waiting period after a pre-foreclosure, short sale, or bankruptcy.

Prior to the change, Fannie Mae required borrowers to wait four years after a significant derogatory credit event before re-applying for a home loan.

That mandatory waiting period is now just 2 years.

The table below compares Fannie Mae prior policy against its current one; and against the FHA Back to Work program which may be more suitable for borrowers with less available downpayment.

FHA loans permit home down payments of just 3.5 percent. Fannie Mae loans typically require 5 percent down or more (although 3% down payment programs exist).

Prior Fannie Mae Minimum New Fannie Mae Minimum Current FHA Minimum
Short Sale 4 Years 2 Years 1 Year
Bankruptcy 4 Years 2 Years 1 Year
Pre-Foreclosure 4 Years 2 Years 1 Year

For a Fannie Mae loan, "extenuating circumstances" are situations which (1) occur one-time only; (2) are beyond the borrower's control; and, (3) result in a sudden, significant, and prolonged reduction in income.

The label of "extenuating circumstances" may also be applied to situations in which a borrower is subject to a catastrophic increase in financial obligations.

Examples of extenuating circumstances may include divorce, illness, sudden loss of household income, and/or job loss.

Mortgage applicants wishing to apply for a loan using Fannie Mae's Extenuating Circumstances program should be prepared to provide documentation in support of the claim. Valid documentation may include a copy of a divorce decree; medical bills; and, notice of job loss or job severance papers.

Borrowers should also be prepared to write a brief letter describing the hardship and how it directly led to the bankruptcy, pre-foreclosure, or short sale. The letter should make it clear that default was the borrower's only reasonable course of action, given the circumstances.

Borrowers should also make it clear that the derogatory event was a one-time event, and that financial obligations have been paid on-time in the months since.

Click to see today's rates (May 29th, 2016)

Buyers Gain Additional Purchasing Power

Along with softening mortgage guidelines, today's mortgage rates are making it easier to get mortgage-qualified.

This is because low mortgage rates lower a mortgage applicant's expected monthly payment, which, in turn, reduces its debt-to-income ratio.

When mortgage rates are low, purchasing power extends.

Extra purchasing power can mean the difference between buying a 2-bedroom home versus a 3-bedroom one; between buying a home with large closets versus small closets; and, between buying an upgraded home versus a "dated" one.

Extra purchasing power can also mean the difference between buying in a top-rated school district and a second-tier one.

And, now, with Fannie Mae's looser mortgage guidelines, more mortgage applicants can qualify for home loan financing.

What Are Today's Mortgage Rates?

Mortgage lenders have loosening mortgage guidelines, so it's easier to get mortgage-approved. With mortgage rates low, it's an excellent time to compare today's rates.

Get today's live mortgage rates now. Your social security number is not required to get started, and all quotes come with access to your live mortgage credit scores.

Click to see today's rates (May 29th, 2016)

The information contained on The Mortgage Reports website is for informational purposes only and is not an advertisement for products offered by Full Beaker. The views and opinions expressed herein are those of the author and do not reflect the policy or position of Full Beaker, its officers, parent, or affiliates.

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2016 Conforming, FHA, & VA Loan Limits

Mortgage loan limits for every U.S. county, as published by Fannie Mae & Freddie Mac, the Federal Housing Administration (FHA), and the Department of Veterans Affairs (VA)