HUD Home Purchasing Requirements In Georgia
I want to buy a HUD Homewhat do I need to do?


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Buying A HUD Home


Your Primary Concerns:



You must decide upfront whether home ownership is truly for you at this time. 


That means purchasing within your income limits so that you don't struggle with home ownership. 


In addition, you must be ready for "all that home ownership entails" from property taxes, to mowing your own yard, to replacing and repairing appliancesand on and on...



In particular, if you are purchasing a HUD Home in Georgiayou need to know the following:



Earnest Money will be needed upfront to show your sincerity in purchasing the HUD property and to help ensure that you are not just wasting everyone's time. 


Depending on the purchase priceyou will have to have $500 (purchase offers of $50,000 or less) or $1,000
(purchase offers of more than $50,000) and the earnest money will have to be in "Certified Funds" only—meaning they must be in the form of one of the following:



1) Cashier's Check


2) Money Order


3) Bank Certified Check



The certified funds must be made payable to your Selling Brokerthe broker representing you in the transaction"prior to"  electronic bidding.


Your Selling Broker must explain the Earnest Money forfeiture process to you prior to submitting your offer and if your offer is accepted the Earnest Money must be deposited on the next business day.


A Pre-qualification letter from the lender of your choice will be needed and your Selling Broker must put the pre-qualification on their letterhead prior to submitting your offer.


If you overbid on the FHA (AS-IS) value and you will be using FHA financingyou must pay the difference in cash.


If you are purchasing with all cashthat too must be proven, verified and submitted to HUD on the Selling Broker's letterhead.


If you are purchasing a HUD Home as a non-profit organization and your goal is to rehab and resell, or rent propertiesyou will have to sign a "Land Use Restriction Addendum" that will survive the closing and will hold the non-profit liable for improper use after closing.



Other Key Points & A Review of What Has Just Been Discussed



Prior to purchasing your HUD Home you should be pre-qualified and have a $500 or $1,000 Earnest Money in certified fundsdepending on the price of the property.


• If you choose FHA financing and you are purchasing as an owner-occupant you may be eligible for $100 down if you are purchasing in Georgia.


• Broker Bonuses are available in certain states and at certain times.


• You and your agent will submit a bid onlineand an original sales contract will also be submitted if your bid is ultimately accepted by HUD.


• Be sure that all purchaser(s) are on the contract and their name(s) are signed and printed in the same style.


• The purchase price must be rounded to the nearest whole dollar amount. Conventional Financing and a Cash Purchase is always an option on HUD Homes.


• You can choose among various financing. If the property is in decent condition FHA will normally “insure” (you will see—“IN” or INSURED listed near the photo) the property and you could choose an FHA 203b loan (FHA Standard Financing).

If the property is listed (IE) or INSURED w ESCROW that means it is “insurable but there is an escrow fund set aside” for what are normally minor repairs (less than $5,000 in repairs needed)—by being insurable it too would qualify for FHA 203b financing.


• If the property is listed as (UI) or UNINSURED that means that the property “is not insurable” with FHA 203b financing but could still be purchased with FHA 203k (Rehab Loan in addition to standard loan) financing.

Use caution when purchasing a HUD property that is uninsurable (UI) as they usually have major repairs that are neededwhether they are readily apparent to you or not.



Key Contract Stipulations:



• Per HUD contractclosing costs cannot exceed 3% of the purchase price.


• Selling Commission cannot exceed 5% of the purchase price—if you are purchasing as a non-profit you would not have to enter any amount.


• If you are purchasing the property as an owner/occupant you must occupy the property for 12 months after closing and you could not have purchased a HUD Home as an owner-occupant within the past 24 months.


• If you are an Officer, Teacher, Firefighter, EMT or Non-Profit purchaser you may be entitled for an additional discount on the purchase priceif the property qualifies.


• You must close with a HUD designated Attorney and the closing must be 45 days or lessif 203k financing is sought60 days or less. Extension Addendums are available, however there may be a fee to extend the closing deadline.


• Lead Based Paint Addendum must be attached if the property was built prior to 1978. Other addendums must be attached if applicable to the contract.


All purchaser(s) must sign and initial the written offer contract—if the electronic bid offer is accepted.


• As a purchaser your identification and contact info will be needed on the offer contract.


• The Real Estate Broker (Selling Broker) must include all contact info on the offer contractincluding signatures, agent’s name and phone numberand other identification information.



Final Thoughts on HUD Homes



Purchasing a HUD Home can be in many cases a great way to purchase your new home.  However, purchasing a HUD Home or any home is no substitution for wise money management.

Doing your due diligence on the front end is a requirement if you are one who sincerely desirereal success in your future!


However, if you purchase properly, and get the winning bida HUD Home with their low down payment requirements and homes that in many cases only need cosmetic fixescan be a real bargain. 


Be sure to do your research on the front end and not after you purchase so that you can put yourself and your family in a winning financial position that can last throughout your lifetime.


In addition, keep in mind that the HUD Guidelines mentioned abovecan and often do changetherefore your lender may be able to provide you more timely and updated information if you are seriously considering purchasing a HUD Home.



For a more in-depth discussion of HUD Homes and how you can purchase oneCLICK HERE...


If you are considering a HUD Home in the Metropolitan Atlanta AreaCLICK HERE...



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About This Article:

 

The above article was written by Thomas (TJ) UnderwoodThomas (TJ) Underwood is a former fee-only financial planner, a former top producing loan processor and is currently a licensed real estate broker in the state of Georgia. 


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He is the writer behind The Real Estate & Finance 360 Degrees Series of Books that include The Wealth Increaser, Home Buyer 411, Home Seller 411, and  Managing & Improving Your Credit & Finances for this MILLENNIUM.  

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He is the creator of TheWealthIncreaser.com where he regularly blogs about helping consumers improve their credit, finance and real estate pursuits in an intelligent, consistent and proactive manner. 

He’s always looking for ways to make intelligent finance improvement happen for those who “sincerely desire” success in their future. He was the first financial planner to coin the phrase "financially alert mind"  and he consistently writes in a style that is designed to provide consumers the ability to take control of their lives and achieve great results.

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