
Most
Commonly Asked Questions Concerning Lender Branches
(Revised
March 20, 2008)
1. How
do I originate FHA loans in a State where I have a license to take loan
applications or are exempt from having a State lending license or the
State does not require a license?
2.
What are FHA requirements for a lender’s branches?
3.
How does a FHA Lender to register a new branch?
4.
When does a lender’s branch office of a lender need its own
10 digit FHA Lender ID number?
5.
What are the requirements for a Satellite Office and does it get its
own 10-Digit FHA Lender ID number?
6.
What is a Direct Lending Branch and what are its special
registration requirements?
7.
How do I get the lending area of my home office or one of my branches
expanded to cover additional States?
8.
What are the geographic limits for originating FHA insured streamlined
refis?
9.
What are the geographic limits on a lender’s home office or
branch for originating FHA single family loans?
10.
Does FHA allow Net Branches?
11.
When I tried to add a new branch I got an error message that cited one
of our branches and said that branch “has been terminated via
Credit Watch” What does this mean and what do I do?
12.
I’m a FHA approved lender and when I go to register
a new branch, I get an error message about the address and I
can’t add the branch. What do I do?
13.
I’m getting an error message about part of an updated address
for one our offices is not valid. What do I do?
14.
What do I do when I get an error message when I try to update a Direct
Lending Branch’s information in FHA’s systems?
15.
What do I do when I get a CAIVRS hit on a branch manager’s
name?
16.
What do I do when I get an error message that a branch manager name I
enter is not allowed because he/she is currently listed as a
full time officer of another lender?
17.
How does a lender terminate a branch it has registered with FHA?
18.
How does a lender reinstate a terminated branch?
19.
How does a lender get a replacement “FHA
Approved Lending Institution” Seal?
1. How
do I originate FHA loans in a State where I have a license to take loan
applications or are exempt from having a State lending license or the
State does not require a license?
In order to take FHA loan
applications in a State, you must first meet all requirements of the
State (either have a State license, exempt from having a license or
State doesn’t require a license) and have that State in the
FHA lending area of your home office or a branch office that is
registered with FHA.
Each lender office’s
“Lending Area” is composed of the State that the
office is located in plus all adjacent States where a FHA registered
branch or its home office. This geographic restriction does
not apply to streamline refinance loans. In the FHA
Connection, a lender can see the lending area of each of its registered
branches and its home office under the section entitled AAFB (Areas
Approved for Business). The AAFB is a listing of all HUD
field offices located in the States within the lending area and is
located under the Institutional Profile tab in the
Anyone can use FHA’s
Neighborhood Watch web site to look up a lender and its branches and
see the AAFB of each of its offices. To do this, go to: https://entp.hud.gov/sfnw/public/.
Under its “Details” tab, click on lender details
and follow the instructions on the screen.
2.
What are FHA requirements for a lender’s branches?
A
lender is fully responsible for the actions of its offices and must
meet all State and local government requirements of any branches where
it conducts its FHA business.
Office
Facilities
Traditional and Direct Lending
branches:
1. Be located
in commercial space
2. Have
adequate office space and equipment;
3. Be in a
location conducive to mortgage lending;
4. Be separated
from any other entity by walls or partitions. (Entrances and
reception areas may be shared.);
5. Be
identified to the public;
6.
Display a fair housing poster; and
7.
Provide privacy for conducting interviews.
Nontraditional branch:
Same as Traditional branches except for the following:
1.
It may be located in non-commercial space, but it must have adequate
office space and equipment and must conform to the local government use
requirements.
2.
It must display a fair housing poster if the public is ever received.
While
a lender’s office must be located in a space that is separate
and apart from any other entity, it may share general reception-type
entrances or lobbies with another business.
Staff:
A lender must have at least one
full time employee at each branch office. Loan officers in
traditional and nontraditional branches can be outstationed from the
branch within the branch’s lending area. Loan
officers in a direct lending branch must be located at the direct
lending branch and cannot be outstationed. A manager must be
assigned to each traditional and nontraditional branch office.
A separate manager must be located at each direct
lending branch.
Additional
Net Worth: Nonsupervised
Loan Correspondents must have $25,000 of adjusted net worth for each
branch they wish to register above the $63,000 required to maintain
their approval. Once a nonsupervised loan correspondent has
$250,000, no additional net worth is required to register additional
branches.
Branch
Registration Process:
Please see the “How does a FHA Lender to register a new
branch?” for details on how to register a branch.
References:
paragraphs 2-11, 2-12 and Chapter 5 of the Title II Mortgagee Approval
Handbook 4060.1 at: http://www.hud.gov/offices/adm/hudclips/handbooks/hsgh/4060.1/40601handbookHSGH.doc
Mortgagee Letter 2006-30, Form 92001-B
3. How
does a FHA Lender to register a new branch?
Please see Chapter 5 of Handbook
4060.1 for the basic requirements and types of branches a lender may
register.
Registration of Originating and/or
Servicing Branches
Nonsupervised mortgagees (commonly
known as mortgage lenders or mortgage bankers), supervised mortgagees
and supervised loan correspondents.
These types of lenders can register
their new branches via the FHA Connection in the lender approval
section of their account as explained in the lender approval part of
the FHA Connection Guide available at: https://entp.hud.gov/pdf/mp_lndapp.pdf
Note:
Before a user can access this part of their company’s FHA
Connection account, they must be granted access by their
company’s FHA Connection Coordinator. This access
is not granted by anyone at FHA. The Coordinator grants
access by checking the box next to “Update
Institution” in the “Authorizations for
Branches are added using the
“Add Branch” link on the “Branch
Functions Query” page.
Effective November 26, 2007, all
lenders adding a branch themselves must submit a payment request to the
Department of Treasury’s pay.gov system for the $300 branch
registration fee to complete the branch registration process.
This payment method is mandatory.
Once a lender submits its payment
request in pay.gov, a 10 branch ID number will be issued for the new
branch.
The screen tells lenders to check
back after 2 business days to confirm their payment request was
successfully processed because the pay.gov system processing payment
requests in the evenings.
The Payment History link in on the
first page of the lender approval part of the FHA Connection because it
also allows a lender to check other payments made using the pay.gov
system.
If the payment is not successfully
processed by the pay.gov system, then the new branch’s FHA ID
number will be terminated.
Registration Process for
Nonsupervised loan correspondents (commonly known as mortgage brokers).
This type of lender registers their
branches 2 different ways.
to FHA for processing. They must
include documentation they meet the additional net worth requirement
(See paragraph 5-7(C) on Handbook 4060.1)
The CPA can do a compilation, review or audit of
the balance sheet when verifying a lender’s
adjusted net worth. In addition, they must provide a copy of
their $300 branch registration check and the Title II Fee Cover Sheet
at: : http://www.hud.gov/offices/hsg/sfh/lender/titl2app.pdf
. The cover sheet and the $300 fee are mailed to lockbox
address in
If you are a Title I lender, you
use the Title I Fee Cover Sheet at http://www.hud.gov/offices/hsg/sfh/lender/titl1app.pdf
. The fee is the same, but it is mailed to a different
lockbox address in
Nonsupervised Loan Correspondents
must send their material:
Via US Mail to:
Attn:
Room B-133/P-3214
Via Overnight Delivery to:
Attn:
490 L'Enfant Plaza East, SW
Sending the branch form to the
Registration of Underwriting and/or
This requirement has been delayed
until FHA's systems are modified for these
registrations. See Mortgagee Letter 2006-30 at http://www.hud.gov/offices/adm/hudclips/
Registration of Direct Lending
Branches
Please see paragraph 5-8 for the
process of registering direct lending branches.
The Title II Mortgagee Approval
Handbook 4060.1 is at:
http://www.hud.gov/offices/adm/hudclips/handbooks/hsgh/4060.1/40601handbookHSGH.doc
4.
When does a lender’s branch office of a lender need its own
10 digit FHA Lender ID number?
Whenever it is
involved in the taking an application for a loan that will be submitted
for FHA insurance.
See Chapter 5 of
the Title II Mortgagee Approval Handbook 4060.1, Rev-2 at: http://www.hud.gov/offices/adm/hudclips/handbooks/hsgh/4060.1/40601handbookHSGH.doc
for the information on how to register a branch with FHA.
5.
What are the requirements for a Satellite Office and does it get its
own 10-Digit FHA Lender ID number?
HUD no
longer allows a lender to originate FHA loans from a satellite
office. A satellite office was an office of a
lender that was not approved or registered with HUD but could take FHA
loan applications which were sent to FHA registered branches for
processing. The use of satellite offices was authorized in
Mortgagee Letter 94-39, but this Mortgagee Letter was cancelled when
the current version of the Title II Mortgagee Handbook was issued on
August 16, 2006. .
This
change was made because the lending area of each registered branch has
been greatly expanded to cover much larger areas allowing a lender to
consolidate its FHA origination business into fewer
locations. Lenders can have outstationed loan officers from
their FHA registered traditional and nontraditional branches.
In addition, having a lender register all branches where they do FHA
originations improves the effectiveness of the FHA monitoring of a
lender's originations. See paragraph 2-19 of the
Title II Mortgagee Approval Handbook 4060.1, Rev-2 at: http://www.hud.gov/offices/adm/hudclips/handbooks/hsgh/4060.1/40601handbookHSGH.doc
for more details on origination lending areas.
6.
What is a Direct Lending Branch and what are its special registration
requirements?
A mortgagee may request a separate
FHA branch ID number for a traditional type branch that will be used
for the sole purpose of direct lending to consumers through a call
center type operation. Each mortgagee will be limited to only
one branch ID number for its direct lending operation. This
operation must have a separate manager and may be co-located in an
existing office or established at a new location. The
following is process for registering a direct lending branch:
All requests for approval of a
direct lending branch must be submitted to
A fully executed HUD Form 92001-B
at:
http://www.hud.gov/offices/adm/hudclips/forms/files/92001-b.pdf,
Branch Office
Notification form; A statement that it agrees to
originate only direct mortgages through the branch ID number and not
use the ID number to order case numbers for loans that are not
originated through any means other than their internet and/or call
center operation. This is required so the Department will be
able to track and evaluate this type of origination.
A list of the States where the
mortgagee plans to originate FHA single family mortgages by direct
lending. Mortgagees will be granted approval to only
originate in the States requested.
Note:
Effective November 5th, applicants must include
a copy of all State license(s), registration (s) or exemption(s) or
information to show they meet a State’s requirements to take
loan applications in that State. State exemptions
that allow lenders to originate a small number of loans cannot be used
by a direct lending branch. This change was made because a
number of lenders who already obtained a direct lending branch ID did
not have all of the States licenses they certified they had.
In addition, please include the
toll free phone number and web site that consumers will use to contact
your company.
A certification as of the date of
the request that:
o
The
mortgagee has updated its quality control plan to include specific
elements covering direct market lending. At a minimum, QC plan reviews of
direct lending branch originations must verify each loan applicant
applied for a mortgage loan in response to the lender’s
direct marketing efforts to consumers and was not referred by a third
party. Lenders can also make other changes it deems
appropriate to monitor the originations of its “direct
marketing branch” operation.
o
The
mortgagee agrees to notify HUD in writing if it no longer meets the
requirements of any of the States to originate mortgage
loans. This will result in the State being removed from the
lending area of the direct lending branch.
o
Neither
the mortgagee nor any of its officers, directors, or principals or
employees have been denied a license or otherwise sanctioned by any
Federal, State, or Local agency or have been suspended, debarred, or
otherwise denied participation in HUD programs.
All nonsupervised loan
correspondents need to read about the additional $25,000 of adjusted
net worth required for an additional branch. Please see the
details on this requirement in FAQ # 2 and 3 above and submit what is
listed in FAQ #3 if necessary.
Mortgagees are reminded that false
certifications may subject the mortgagee and/or its agents to
sanctions, including but not limited to, debarment, reprimand,
withdrawal, and civil money penalties.
Each request must include a $300
check payable to HUD as a non-refundable processing fee and sent to one
of the following addresses:
Mail
Overnight
490 L’Enfant Plaza East,
SW,
FHA will review all information,
copies of State licenses and certifications provided and will also
determine whether the mortgagee is in good standing with the
Department, including that it has: (1) no unresolved issues
regarding renewal of its FHA approval, (2) no actions pending or
unresolved issues with the Mortgagee Review Board; and (3) no
unresolved audit findings with HUD’s Quality Assurance
Division or HUD’s Office of the Inspector General
A
mortgagee may request additional States be added to the lending area of
its direct lending branch at any time after its initial registration
for no additional fee by submitting their request the
See paragraph
5-8 in Chapter 5 of the Title II Mortgagee Approval Handbook 4060.1,
Rev-2 at: http://www.hud.gov/offices/adm/hudclips/handbooks/hsgh/4060.1/40601handbookHSGH.docfor
the approval criteria and process.
7.
How do I get the lending area of my home office or one of my branches
expanded to cover additional States?
FHA no
longer expands the lending area of a home office or
branch. We use to when the lending area of each
branch were smaller. They use to be the HUD field office
jurisdiction where the lender’s office was located
plus all other adjacent HUD field offices jurisdictions. There are 81
HUD field office jurisdictions. In 2005, the lender area was
greatly enlarged to be at a minimum, the State where a the
lender’s office is located plus all adjacent States.
If
you take loan applications in a State that is not within your lending
area, you must open and register a branch with FHA to includes the
State in its lending area.
This
limitation only applies to taking a loan
application. Mortgagees who have full unconditional
direct endorsement approval to underwrite FHA loans can underwrite any
of their own originations plus the originations of their loan
correspondents and principal mortgagees once they establish a
relationship with them in the FHA Connection.
8.
What are the geographic limits for originating FHA insured streamlined
refis?
There is no
geographic limit on the where an FHA approved mortgagee (mortgagee
lender) or loan correspondent (mortgage broker) can originate a
streamlined refi.
See paragraph
2-19(D) in Chapter 2 of the Title II Mortgagee Approval Handbook
4060.1, Rev-2 at: http://www.hud.gov/offices/adm/hudclips/handbooks/hsgh/4060.1/40601handbookHSGH.doc
9. What
are the geographic limits on a lender’s home office or branch
for originating FHA single family loans?
Each lender office has a
“Lending Area” which is composed of the State that
the office is located in plus all adjacent States where a FHA
registered branch or the home office of a FHA approved lender can
originate new single family loans for FHA insurance.. FHA
discontinued in 2005 approving “extended” or
“extra territorial” to lending
areas. This geographic restriction does
not apply to streamline refinance loans. In the FHA
Connection, a lender can see the lending area of each of its registered
branches and its home office under the section entitled AAFB (Areas
Approved for Business). The AAFB is a listing of all HUD
field offices located in the States within the lending area and is
located under the Institutional Profile tab in the
As long as the lender meets State
requirements to be a mortgage broker or lender in a specific State,
they can originate loans eligible for FHA insurance in any of States in
their lending area.
See paragraph
2-19 in Chapter 2 of the Title II Mortgagee Approval Handbook 4060.1,
Rev‑2 at: http://www.hud.gov/offices/adm/hudclips/handbooks/hsgh/4060.1/40601handbookHSGH.doc
The current Single Family
Origination Lender Areas are listed in the
10.
Does FHA allow Net Branches?
1. Require all
contractual relationships with vendors such as leases, telephones,
utilities, and advertising to be in the name of the
“employee” (branch) and not in the name of the FHA
approved mortgagee;
2. Require the
“employee” (branch) to indemnify the FHA approved
mortgagee if it incurs damages from any apparent, express, or implied
agency representation by or through the
“employee’s” (branch’s)
actions; and
3. Require the
“employee” (branch) to issue a personal check to
cover operating expenses if funds are not available from an operating
account.
See paragraph 2-14 of the Title II
Mortgagee Approval Handbook 4060.1, Rev-2 at:
http://www.hud.gov/offices/adm/hudclips/handbooks/hsgh/4060.1/40601handbookHSGH.doc
11.
When I tried to add a new branch I got an error message that
cited one of our branches and said that branch “has been
terminated via Credit Watch” What does this mean
and what do I do?
When a lender has a branch lose
part of its origination area (a HUD field office
jurisdiction) due to a Credit Watch termination, the lender
is not allowed to either register a new branch or relocate an existing
branch into that field office jurisdiction. This restriction
will be removed once the lender meets the requirements to have it
origination approval restored pursuant to procedures outlined in
Mortgagee Letter 00-17. A link to this mortgagee letter and
other information on Credit Watch is located at: http://www.hud.gov/offices/hsg/sfh/lender/credit.cfm.
Go to: http://www.hud.gov/offices/hsg/sfh/lender/lendterm.cfm
for a list of all Credit Watch terminations. . A lender can
also see its Credit Watch terminations in the Lender Details section of
Neighborhood Watch.
12.
I’m a FHA approved lender and when I go to register a new
branch, I get an error message about the address. What do I
do?
This
problem has to do with a conflict between the lookup table FHA uses to
geocode the branch’s location based on Census Bureau data and
the validity of the address with the United States Postal
Service’s zip code system. We are working on
resolving the conflict but in the interim, please do the following so
we can manually go into the HUD system where branch information is
stored and register your new branch for you:
Please submit
1. A
Cover letter that states you can’t register this branch due
to an error message you got about which address.
2.
Form 92001-B ( A copy is located at: http://www.hud.gov/offices/adm/hudclips/forms/files/92001-b.pdf
) filed out with all the required information about the branch.
3. A
check for the $300 branch registration fee made payable to HUD.
Send the
package:
Via US Mail to:
Attn:
Room B-133/P-3214
Via Overnight
Delivery to:
Attn:
490 L'Enfant
Plaza East, SW
13.
I’m getting an error message about part of an updated address
for one our offices is not valid. What do I do?
This problem has to do with a
conflict between the lookup table FHA uses to geocode the
offices’ location based on Census Bureau data and the
validity of the address with the United States Postal
Service’s zip code system. We are working on
resolving the conflict but in the interim, please do the following so
we can manually go into the HUD system where the office address
information is stored and make the entry for you:
Please submit a letter that states
you are getting an error message about the address and include the
address you need entered. Please include full 10 digit FHA
lender ID number for the office in question.
You can FAX it to 202-755-0303,
send it as an attachment to an eMail to FHALender@hud.gov
or send it:
Via US Mail to:
Attn:
Room B-133/P-3214
Via Overnight Delivery to:
Attn:
490 L'Enfant Plaza East, SW
See Chapter 6 in
the Title II Mortgagee Approval Handbook 4060.1, Rev‑2 at: http://www.hud.gov/offices/adm/hudclips/handbooks/hsgh/4060.1/40601handbookHSGH.doc
14.
What do I do when I get an error message when I try to update a Direct
Lending Branch’s information in FHA’s systems?
All changes to a direct lending
branch’s information must be submitted to FHA because the FHA
computer system will inadvertently delete part of the
branch’s lending area when some updates are made.
In order to avoid this problem, FHA staff must make these updates.
Please submit a written request on
company letterhead signed by an authorized official stating the
problem, the 10 FHA ID number for the direct lending branch.
Also include the information that needs to be updated.
You can FAX it to 202-755-0303,
send it as an attachment to an eMail to FHALender@hud.gov
or send it:
Overnight: HUD
490 L’Enfant Plaza East, SW,
US
Mail:
HUD
Washington, D. C. 20410
15..
What do I do when I get a CAIVRS hit on a branch manager’s
name?
Please advise the branch manager
their Federal debt must be paid, under a repayment plan or cleared by
the relevant agency before they may be approved as the branch
manager. If the agency is FHA, please have the person send an
eMail to FHALender@hud.gov
to inquire on the amount of the debt. They must provide their
full name and any specifics they have on their defaulted FHA loan
including the property address.
See
paragraph 5-7 in Chapter 5 of the Title II
Mortgagee Approval Handbook 4060.1, Rev-2 at: http://www.hud.gov/offices/adm/hudclips/handbooks/hsgh/4060.1/40601handbookHSGH.doc
16.
What do I do when I get an error message that a branch manager name I
enter is not allowed because he/she is currently listed as a
full time officer of another lender?
The most common reason for this
error message is the branch manager’s previous employer has
not updated their records to remove his/her name as a manager of one of
their branches. The other lender must update their branch
data in the FHA Connection to replace his/her name with the new branch
manager's name. Simply deleting a former branch manager from
their list of FHA Connection users is not sufficient. Lenders
make these updates in the lender approval part of their FHA Connection
account. They can go to: https://entp.hud.gov/pdf/mp_lndapp.pdf
for instructions on the lender approval portion of FHA
Connection. Lenders are required to update any business
change such as the name and SSN of a branch manager within 10 business
days per Chapter 6 of the Title II Mortgagee Approval Handbook 4060.1.
If this is not the case, please
provide us with the lender ID number and name of the former employer of
you new branch manager as well as the branch manager's name and the
last four digits of his/her SSN and request our assistance on resolving
this matter. We cannot do an automated search for a specific
person but can request our computer contractor to do the search for us.
See
paragraph 2-12(B) of the Title II Mortgagee Approval Handbook
4060.1: http://www.hud.gov/offices/adm/hudclips/handbooks/hsgh/4060.1/40601handbookHSGH.doc
17.
How does a lender terminate a branch it has registered with FHA?
Lenders terminate branches via the
FHA Connection in the lender approval section of their
account. Please see the lender approval part of the FHA
Connection Guide available at: https://entp.hud.gov/pdf/mp_lndapp.pdf
for details.
18.
How does a lender reinstate a terminated branch?
We are sorry but
the error message shown below that a lender gets when trying to
register a new branch:
ERROR RETURNED FROM F51PIN20: 97.
BRANCH ADD FAILED. PLEASE CONTACT OLA TO REVERSE THE TERMINATION OF [a
specific branch id number is displayed at the end of this error message]
is no longer
accurate and is confusing. A request to change the error
message has been submitted, but is still pending.
Effective
November 26, 2007, a lender can reinstate any branch they terminated by
using their FHA Connection Account. This is sometimes called
reversing the termination of a branch. Lenders are required
to reverse the termination of a branch to reuse its branch ID number
when they wish to register a new branch in a HUD field office
jurisdiction within 6 months of terminating a branch in that field
office jurisdication.. This is required to improve the effectiveness of
the Credit Watch Initiative’s analysis of each
mortgagee’s activities in each HUD field office
jurisdiction.
To reinstate a
branch in the FHA Connection, a lender must select
Lender
Functions, then
Branch Functions.
On the Branch
Functions Query page, enter the terminated branch’s ID number.
This will bring
up the Branch Details page for that branch.
At the bottom of
that page, click on the Reinstate Branch button and follow the prompts
to complete the reinstatement process.
Payment of the
$300 branch registration fee is now done online and is part of the
reinstatement process.
After the branch
ID is reinstated, the lender must update the branch information to
reflect the address, phone, fax, branch manager’s name, etc
for the new branch..
19.
How does a lender get a replacement “FHA Approved Lending
Institution” Seal?
Submit
a written request on company letterhead signed by an authorized
official of the company that explains why a replacement seal is needed.
The request must also include the 10 FHA Lender ID of the office that
needs the seal in order to ensure only those offices registered with
FHA have a seal for display. The replacement seal will be
mailed to the lender office that needs a replacement seal.
Replacement
fair housing posters can also be sent if requested.
If
an office is being relocated and its current seal cannot be removed
with damaging it, please include the new address in the request because
the seal will be mailed to that address.
The request can
be FAXed to 202/755-0303 or mailed:
Mail
Overnight
490 L’Enfant Plaza East,
SW,
See Chapter 6 in
the Title II Mortgagee Approval Handbook 4060.1, Rev‑2 at: http://www.hud.gov/offices/adm/hudclips/handbooks/hsgh/4060.1/40601handbookHSGH.doc
for related information concerning the relocation of a
lender’s home office or one of its branches.