Appendix A
Effect On Mortgage Amount Of
Energy Efficient Improvements
NOTE: All
examples assume the property appraised (not including the energy
efficient improvements) for an amount equal to or exceeding
the sales price of the property. All loan amounts are prior to
adding HUD's Up front Mortgage Insurance Premium (UFMIP). Calculate
maximum mortgage amounts (before adding the cost of energy efficient
improvements) as presently required by applying maximum loan-to-value
(LTV) ratios to the mortgage basis, as well as by applying the
97.75% (or 98.75 for properties at or below $50,000) limitation
to the appraised value excluding closing costs. The lower of the
two amounts determines HUD's maximum insurable mortgage (up to
the maximum dollar amount for the area) before adding the cost
of the energy efficient improvements and UFMIP. Except as noted,
no maintenance costs for the energy efficient improvements are
expected.
Example 1.
The existing property sold for $60,000. The borrowers wish to install
$2,000 worth of energy-efficient (EE) improvements that have a
useful life of 7 years and will save $35 in monthly utility costs.
The borrowers, closing costs total $1,200, including $200 of the
$250 charge for the HERS inspection report. The interest rate on
the mortgage is 8.00%
| $60,000 |
|
Sales Price |
$60,000 |
|
Ap. Value |
| + 1,200 |
|
Closing Costs |
x97.75% |
|
Max. LTV |
| $61,200 |
|
Mortgage Basis |
$58,650 |
|
Max Loan |
| x97/95% |
|
Maximum Loan-to-Value Ratio |
| $58,640 |
|
Loan Amount (before UFMIP) |
| $2,000 |
|
Installed Cost of EE Improvements |
| 7 Years |
|
Expected Life of Improvements |
| $35 |
|
Expected Monthly Savings |
| $420 |
|
Expected Yearly Savings |
| 5.206 |
|
Present Value Factor (8% Interest
Rate @ 7 Years) |
| $2,186 |
|
EE Premium (5.206PV x $420 Annual
Savings) |
Since the present value of the energy savings over the expected
life of the improvements (the EE premium) is greater than the
installed cost of the improvements, the entire cost of the improvements
may be added to the mortgage amount (as shown below):
| $58,640 |
|
Mortgage Amount from above |
| + 2,000 |
|
Installed Cost of EE Items |
| $60,640 |
|
Mortgage Amount with Installed EE Items |
Example 2.
The existing property sold for $60,000. The borrowers wish to install
$3,000 worth of energy-efficient (EE) improvements that have a
useful life of 10 years and will save $40 in monthly utility costs.
The borrowers, closing costs total $1,200, including $200 of the
$250 charge for the HERS inspection report. The interest rate on
the mortgage is 8.00%
| $60,000 |
|
Sales Price |
$60,000 |
|
Ap. Value |
| + 1,200 |
|
Closing Costs |
x97.75% |
|
Max. LTV |
| $61,200 |
|
Mortgage Basis |
$58,650 |
|
Max. Loan |
| x97/95% |
|
Maximum Loan-to-Value Ratio |
| $58,640 |
|
Loan Amount (before UFMIP) |
| $3,000 |
|
Installed cost of EE Improvements |
| 10 Years |
|
Expected Life of Improvements |
| $40 |
|
Expected Monthly Savings |
| $480 |
|
Expected Yearly Savings |
| 6.710 |
|
Present Value Factor (8% Interest
Rate @ 10 Years) |
| $3,220 |
|
EE Premium (6.710pv x $480 Annual
Savings) |
Since the present value of the energy savings over the expected
life of the improvements (the EE premium) is greater than the
installed cost of the improvements, the entire cost of the improvements
may be added to the mortgage amount (as shown below):
| $58,640 |
|
Mortgage Amount from above |
| + 3,000 |
|
Installed cost of EE Items |
| $61,640 |
|
Mortgage Amount with Installed EE Items |
Example 3.
The existing property sold for $60,000. The borrowers wish to install
$2,500 worth of energy-efficient (EE) improvements that have a
useful life of 7 years and will save $35 in monthly utility costs.
The borrowers, closing costs total $1,200, including $200 of the
$250 charge for the HERS inspection report. The interest rate on
the mortgage is 8.00%.
| $60,000 |
|
Sales Price |
$60,000 |
|
Ap. Value |
| + 1,200 |
|
Closing Costs |
x97.75% |
|
Max. LTV |
| $61,200 |
|
Mortgage Basis |
$58,650 |
|
Max. Loan |
| x97/95% |
|
Maximum Loan-to-Value |
| $58,640 |
|
Loan Amount (before UFMIP) |
| $2,500 |
|
Installed Cost of EE Improvements |
| 7 Years |
|
Expected Life of Improvements |
| $35 |
|
Expected Monthly Savings |
| $420 |
|
Expected Yearly Savings |
| 5.206 |
|
Present Value Factor (8% Interest
Rate @ 7 Years) |
| $2,186 |
|
EE Premium (5.206PV x $420 Annual
Savings) |
Since the present value of the energy savings over
the expected life of the improvements (the EE premium) DO NOT
exceed the installed cost of the improvements, the cost of the
improvements are not eligible to be added to the mortgage amount.
Example 4.
The existing property sold for $60,000. The borrowers wish to install
$5,000 worth of energy-efficient (EE) improvements that have a
useful life of 30 years and will save $40 in monthly utility costs.
The borrowers, closing costs total $2,500, including $200 of the
$250 charge for the HERS inspection report. The interest rate on
the mortgage is 7.50%
| $60,000 |
|
Sales Price |
$60,000 |
|
Ap. Value |
| + 2,500 |
|
Closing Costs |
x97.75% |
|
Max LTV |
| $62,500 |
|
Mortgage Basis |
*$58,650 |
|
Max Loan |
| x97/95% |
|
Maximum Loan-to-Value Ratio |
| $59,875 |
|
Loan Amount (before UFMIP) |
* Because of the 97.75% limitation applied to the appraised
value excluding closing costs, the maximum insurable loan before
UFMIP is $58,650.
| $5,000 |
|
Installed Cost of EE Improvements |
| 30 Years |
|
Expected Life of Improvements |
| $40 |
|
Expected Monthly Savings |
| $480 |
|
Expected Yearly Savings |
| 11.81 |
|
Present Value Factor (7.5% Interest @ 30
Years) |
| $5,668 |
|
EE Premium (11.810PV x $480 Annual Savings) |
Since the present value of the energy savings over the expected
life of the improvements (the EE premium) is greater than the
installed cost of the improvements, $4,000 of the improvements
may be added to the mortgage amount (as shown below). Only $4,000
of the improvements may be added to the mortgage because of the
limit on the amount of EE premium that can be added to the mortgage.
See paragraph IB of the Mortgagee Letter:
| $58,650 |
|
Mortgage Amount from above |
| + 4,000 |
|
Installed Cost of EE Items |
| $62,650 |
|
Mortgage Amount with Installed EE Items |
Example 5.
The existing property sold for $60,000. The borrowers wish to install
$3,000 worth of energy-efficient (EE) improvements that have a
useful life of 10 years, has average maintenance costs of $25 per
year, and will save $45 in monthly utility costs. The borrowers,
closing costs total $1,200, including $200 of the $250 charge for
the HERS inspection report. The interest rate on the mortgage is
8.00%.
| $60,000 |
|
Sales Price |
$60,000 |
|
Ap. Value |
| + 1,200 |
|
Costs |
x97.75% |
|
Max. LTV |
| $61,200 |
|
Mortgage Basis |
$58,650 |
|
Max. Loan |
| x97/95% |
|
Maximum Loan-to-Value Ratio |
| $58,640 |
|
Loan Amount (before UFMIP) |
| $3,000 |
|
Installed Cost of EE Improvements |
| 10 Years |
|
Expected Life of Improvements |
| $45 |
|
Expected Monthly Savings |
| $515 |
|
Expected Yearly Savings ($540-$25
maintenance costs) |
| 6.710 |
|
Present Value Factor (8% Interest
Rate @ 10 Years) |
| $3,456 |
|
EE Premium (6.710PV x $515 Annual
Savings) |
Since the present value of the energy savings (not of maintenance
costs) over the expected life of the improvements (the EE premium)
is greater than the installed cost of the improvements, the entire
cost of the improvements may be added to the mortgage amount
(as shown below):
| $58,640 |
|
Mortgage Amount from above |
| + 3,000 |
|
Installed Cost of EE Items |
| $61,640 |
|
Mortgage Amount with Installed EE Items |
Example 6.
The maximum mortgage limit for the area is $151,725. The existing
property sold for $155,000. The borrowers wish to install $10,000
worth of energy-efficient (EE) improvements that have a useful
life of 30 years and will save $75 in monthly utility costs. The
borrowers, closing costs total $5,000, including $200 of the $500
charge for the HERS inspection report. The property was valued
at $155,000. The interest rate on the mortgage is 8.00%.
| $155,000 |
|
Sales Price |
$155,000 |
|
Ap. Value |
| + 5,000 |
|
Closing Costs |
x97.75% |
|
Max LTV |
| $160,000 |
|
Mortgage Basis |
$151,512 |
|
|
| x97/95/90 |
|
Maximum Loan-to-Value Ratio |
| $150,750 |
|
Loan Amount (before UFMIP) |
| $10,000 |
|
Installed Cost of EE Improvements |
| 30 Years |
|
Expected Life of Improvements |
| $75 |
|
Expected Monthly Savings |
| $900 |
|
Expected Yearly Savings |
| 11.258 |
|
Present Value Factor (8% Interest
Rate @ 30 Years) |
| $10,132 |
|
EE Premium (11.258PV x $900 Annual
Savings) |
Although the present value of the energy savings over the expected
life of the improvements (the EE premium) is greater than the
installed cost of the improvements, the amount that may be added
to the mortgage amount is limited to the lowest of the cost of
improvements, $8,000 or 5% of the appraised value (as shown below):
| $150,750 |
|
Mortgage Amount from above |
| + 7,750 |
|
Lowest of installed cost ($10,000), $8,000
limit, or 5% of appraised value of $155 ($7,750) |
| $158000 |
|
Mortgage Amount with Installed EE items |
Also note that the mortgage amount permitted exceeds
the statutory limit for the area of $151,725 because of the amount
of the EE items.
Example 7.
The existing conventional loan is being refinanced to a HUD-insured
mortgage. The borrower owes $60,000 and wishes to install $2,500
worth of energy-efficient (EE) improvements that have a useful
life of 10 years and will save $35 in monthly utility costs. The
property was appraised for $65,000 and the borrower's closing costs
including discount points total $2,500, including $200 of the $250
charge for the HERS inspection report. The interest rate on the
mortgage is 8.00%
| $60,000 |
|
Unpaid Principal Balance |
$65,000 |
|
Ap. Value |
| + 2,500 |
|
Closing Costs |
+ 2,500 |
|
C. Costs |
| $62,500 |
|
Maximum Mortgage |
$67,500 |
|
Mort Basis |
| x97/95% |
|
Max LTV |
| $64,625 |
|
Loan Amount |
| $2,500 |
|
Installed Cost of EE Improvements |
| 10 Years |
|
Expected Life of Improvements |
| $35 |
|
Expected Monthly Savings |
| $420 |
|
Expected Yearly Savings |
| 6.710 |
|
Present Value Factor (8% Interest
Rate @ 10 Years) |
| $2,818 |
|
EE Premium (6.710PV x $420 Annual
Savings) |
Since the present value of the energy savings over the expected
life of the improvements (the EE premium) is greater than the
installed cost of the improvements, the entire cost of the improvements
may be added to the mortgage amount (as shown below):
| $62,500 |
|
Mortgage Amount from above |
| + 2,500 |
|
Installed Cost of EE items |
| $65,000 |
|
Mortgage Amount with Installed EE Items |
Example 8.
The existing property is being streamline refinanced without an
appraisal from a 12% interest rate mortgage to a 8% interest rate.
The borrower owes $60,000 (of an original debt of $61,500) and
wishes to install $2,500 worth of energy-efficient (EE) improvements
that have a useful life of 10 years and will save $35 in monthly
utility costs.
| $60,000 |
|
Unpaid Principal Balance (Loan excluding
MIP cannot exceed this amount; no closing costs may be
financed.) |
| $2,500 |
|
Installed Cost of EE Improvements |
| 10 Years |
|
Expected Life of Improvements |
| $35 |
|
Expected Monthly Savings |
| $420 |
|
Expected Yearly Savings |
| 6.710 |
|
Present Value Factor (8% Interest Rate @
10 Years) |
| $2,818 |
|
EE Premium (6.710PV x $420 Annual Savings) |
Since the present value of the energy savings over the expected
life of the improvements (the EE premium) is greater than the
installed cost of the improvements, the entire cost of the improvements
may be added to the mortgage amount (as shown below) provided
that the principal and interest of the new mortgage with the
energy efficient items added is less than the P&I of the
mortgage being refinanced:
| $60,000 |
|
Mortgage Amount from above |
| + 2,500 |
|
Installed Cost of EE Items |
| $62,500 |
|
Mortgage Amount with Installed EE Items |
| SP |
|
|
| Compare: |
|
P&I for $61,500 @ 12% = $633 |
| |
|
P&I for $62,500 @ 8% = $458 |
Since even with the inclusion of the energy efficient items
into the new mortgage amount there is a reduction to the borrowers
monthly principal and interest payment, the installed cost may
be added to the insurable mortgage.
