VA IRRRL

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VA IRRRL

15, 20, 25 and 30 Year Fixed4 5/1 ARMs

LTV

CLTV

Purpose

Occupancy

No Max No Max Rate Reduction Refi

O/O

No Max No Max Rate Reduction Refi

SH2

No Max No Max Rate Reduction Refi N/O/O

Units

1 1-4 1 1-4 1 1 1 1-4 1 1-4

Credit Score2,3

580 620 580 620 580 580 580 620 580 620

Channel

Wholesale/Correspondent Wholesale/Correspondent

Retail Retail Wholesale/Correspondent Retail Wholesale/Correspondent Wholesale/Correspondent Retail Retail

1. Only existing subordinate financing is allowed and it must be re-subordinated. 2. Manufactured Homes require minimum 640 credit score 3. Minimum Credit score for ARM products: 620 Standard Balance 4. Odd terms in annual increments between 21 ? 29 years available, see Loan Terms section for additional

information

PRODUCT NAME

LOAN TERMS

VA IRRRL Product Profile Guidelines Subject to Change

Standard Product Codes*: ? VA IRRRL 15 Year Fixed Rate ? VA IRRRL 20 Year Fixed Rate ? VA IRRRL 25 Year Fixed Rate ? VA IRRRL 30 Year Fixed Rate ? VA IRRRL 5/1 Treasury ARM ? VA IRRRL Credit Qualified 15 Year Fixed Rate ? VA IRRRL Credit Qualified 20 Year Fixed Rate ? VA IRRRL Credit Qualified 25 Year Fixed Rate ? VA IRRRL Credit Qualified 30 Year Fixed Rate ? VA IRRRL Credit Qualified 5/1 Treasury ARM

*Odd terms in annual increments between 21 ? 29 years available, see Loan Terms section for additional information ? Odd loan terms are allowed in annual increments between 21 and 29 years

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ALLOWABLE ORIGINATION CHANNELS COVID-19 ADDITIONAL REQUIREMENT

AGENCY LINKS

MIN. LOAN AMOUNT MAX. LOAN AMOUNT

? If a specific product code for the 25 year term is available, the loan must be priced with the 25 year product code

? For any term between 21 and 29 years that are not offered standard by the product, user must do the following when locking the loan in OB: ? In the Loan Term(s) section, check Non-Standard Term ? Enter the desired term in months (must be in annual increments (21 years = 252 months; 22 years = 264; 23 years = 276 months; 24 years = 288 months; 25 years = 300 months (only allowed when 25 year product code does not exist); 26 years = 312 months; 27 years = 324 months; 28 years = 336 months; 29 years = 348 months) ? Price the loan (product will price and lock under the 30 Year product code)

? Wholesale ? Retail ? Correspondent

? Please refer to COVID-19 Informational document for guidance pertaining to topics such as Income/VVOE, Title/Recording, Appraisals. Until further notice the guidance in the informational document supersedes the information provided in the product profiles

?

? In addition to any Product Profile requirements, you must always meet the published VA guidelines. If published VA guidelines are more restrictive then what is allowed in the Product Profile, you must always defer to VA Guidelines.

? All PRMG staff can access all end Agency guidelines though AllRegs Online at . Instructions on how PRMG staff can access the AllRegs service is available in the Resource Center.

? Use the following link to access VA Lender Handbook: ? ? No Minimum Loan Amount ? Note that loan amounts under $30,000 will require special pricing by Secondary

Marketing

? The county loan limits do not apply to IRRRLs. The VA will guarantee at least 25 percent on an IRRRL, regardless of whether the loan exceeds the loan limit for the particular county.

? All States except AK and HI: lessor of $647,200 (using the base loan amount) or Notice of Value (NOV)

? AK and HI: lessor of $970,800 (using the base loan amount) or Notice of Value (NOV) ? Please refer to the VA IRRRL High Balance product profile for base loan amounts

greater $647,200

GEOGRAPHIC RESTRICTIONS

VA IRRRL Product Profile Guidelines Subject to Change

? Please refer to PRMG's "Eligible States" list, which can be found at this link:

? If the property is in Texas, please refer to the addendum at the end of this product profile.

? Texas Section 50(a)(6) not allowed

? Manufactured homes not allowed in the states of West Virginia or Rhode Island

? Properties in flood zones not allowed, unless requirements from Manufactured Home Property Eligibility section in the Manufactured Home Requirements document is met.

? If the subject property is located in the Alabama Restricted Lending Area (Coliseum Boulevard Area of Montgomery - this area contains a subsurface chemical contamination condition or environmental condition known as the Coliseum

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MORTGAGE TYPES DOCUMENTATION

VA IRRRL Product Profile Guidelines Subject to Change

Boulevard Plume (CBP)) the loan must meet the following requirements: ? A fully executed disclosure issued by the Montgomery Area Association of

Realtors (MAAR), identified as the Coliseum Boulevard Plume Disclosure, must be a part of the purchase contract, signed, and dated by all required parties prior to closing. ? Properties located in Illinois in the counties of Cook, Kane, Peoria or Will requires copies of the following to be closely reviewed: (1) A copy of the Certificate of Compliance with the counseling requirements or the Certificate of Exemption, if the lender or transaction is exempt and (2) A copy of Title Commitment free from any exceptions related to the anti-predatory lending database requirements. ? Owner occupied properties in Kansas where the LTV exceeds 100% must have a full appraisal ? For properties in West Virginia: VA IRRRLs must be credit qualified. ? For Kansas (KS) primary residences, when an appraisal is not obtained, a property valuation determined by one of the following three (3) methods is required: (1) Most recent tax assessment value by county; (2) 2055 Drive-by Appraisal Report (not allowed with appraisal waivers); or (3) AVM. If LTV exceeds 100% based on the valuation, the LTV must be acceptable to the product and a Kansas High Loan-toValue Notice must be provided to borrower not less than three (3) days prior to closing and a copy must be retained in file. A free copy of appraisal valuation must be provided to borrower, if applicable.

? Any VA programs/mortgage types identified in the VA Lender Handbook that are not specifically allowed in the product profile, including but not limited, to Energy Efficient Mortgages are not eligible.

? Streamline Documentation ? All borrowers must have a valid social security number (as validated by COE, credit

report, etc. and any red flags should be addressed) ? For non-self-employed borrowers: Verbal VOE is required to be completed no more

than 10 days prior to the note date for wet funding states and escrow states. If the Verbal VOE is completed more than 10 days prior to the funding date, another Verbal VOE should be completed 10 days prior to funding date for escrow states. ? For self-employed borrowers: No more than 30 calendar days prior to note date, verify the existence of the borrower's business from a third party that may include a CPA letter (cannot be vague, must state length of time doing taxes and be signed by CPA), regulatory agency, or appropriate licensing bureau; OR verify a phone listing and address for the borrower's business through resources such as the telephone book, directory assistance, internet, or contact the appropriate licensing bureau. Verification may not be made verbally, and a certification by PRMG indicating the information was verified is not allowed. Documentation from the source used to verify the information must be obtained and in the file. Internet sites such as , Chamber of Commerce sites and where they allow the business owner to add their own information are not acceptable. Also single source verifications, such as from , and are not allowed. If all other methods of obtaining third party verification have been exhausted, the borrower can provide letters from three clients indicating the type of service performed, length of time of business relationship, frequency of service, payment arrangements, etc. and support the income with current bank statements, deposits, etc. The underwriter must thoroughly investigate that the business, income and proof of business is legitimate. ? Borrower must provide a certification of current or prior occupancy ? When paying off any non-transaction related item (i.e., debts, third party payouts,

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etc.), if the payoff amount does not match the amount on the credit report or the

documentation in the file with the payoff amount, then copies of the actual invoices

(statements), an updated (current) credit report/refresh or credit supplement

reflecting the current balance with a signed amendment (or similar) authorizing

disbursement for these account(s) are required.

? All documentation used in qualifying the borrower must be legible and if not in

English, will require a full written translation of the entire documentation into

English.

? Veteran's Comparison Statement must be provided to the veteran within three days

of application and at closing and the following information relating to the loan being

refinanced and the refinance loan, i.e. the IRRRL must be included: VA Loan

Identification Number (LIN); Loan Amount; Loan Term; Monthly Payment; Interest

Rate; and Borrower Name(s). The statement must also show the recoupment period

(in months) for all fees, expenses, and closing costs, (including taxes, amounts held in

escrow, and fees paid under chapter 37 such as the VA funding fee), whether

included in the loan or paid outside of closing. It is important to note that the

recoupment calculation for the Comparison Statement is different than what is used

for Eligibility Recoupment, as the funding fee and prepaids must be included in the

recoupment for the Comparison Statement. The recoupment on the Comparison is

able to exceed 36 months, as long as the Eligibility Recoupment is 36 months or less.

NON-CREDIT QUALIFYING ? Verbal VOE is required to be completed within 5 days (preferably within 48-72 hours)

DOCUMENTATION

of funding. In a wet funding state, it must be completed within 5 days (preferably

within 48-72 hours) prior to the note date.

? Mortgage Rating for 12 months or life of the loan (if loan is < 12 months old,

mortgage rating for any previous mortgages associated with the subject property

and borrowers).

? Mortgage only rating with scores is acceptable, a full tri-merge is not required. A tri-

merged in-file credit report with credit scores (only mortgage rating needs to be

reviewed) will also be accepted

? Current employment must be stated on the application

? Income must not be shown on the application (Must enter $1 in Other Income to

trigger disclosures)

? Asset verification is not required.

? Appraisal Requirement: No maximum LTV/CLTV, and no 2055 or AVM allowed (no

appraisal required). For applications taken on or after 5/25/18, appraisal may be

required if reducing rate with discount points for Net Tangible Benefit test. See Net

Tangible Benefit section for additional requirements.

? Documentation to validate prior loan information, including the case number on the

IRRRL certificate of eligibility, interest rate, principal and interest payment, and

original loan amount. This information can be provided from one or more of the

following, as long as the necessary information is provided: prior loan's note, deed

of trust, or mortgage coupon or demand, prelim, etc. Additionally this information

must verify the loan being refinanced is for the same insured VA loan as a new IRRRL.

? In Cook County, Illinois, Kane County, Illinois, Peoria County, Illinois and Will County,

Illinois Streamline Refinances are not exempt under Illinois law from the requirement

to enter applicant income information. The actual income must be

provided/estimated by the applicant(s) and listed on the application (1003) and

entered in the Illinois Anti-Predatory Lending Database (ILAPLD). It is not acceptable

to enter a nominal amount such as $1.00. However, the income will not be

considered in the underwriting of the loan.

CREDIT QUALIFYING

? Verbal VOE is required to be completed within 5 days (preferably within 48-72 hours)

VA IRRRL Product Profile Guidelines Subject to Change

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DOCUMENTATION

VA IRRRL Product Profile Guidelines Subject to Change

of funding. In a wet funding state, it must be completed within 5 days (preferably within 48-72 hours) prior to the note date. ? Amended tax returns must have been filed at least sixty (60) days prior to the earliest of the purchase agreement, initial credit report date, or mortgage application date, unless the changes made are non-material to the amount of income claimed, and qualification for the mortgage loan. When using the amended returns if filed within sixty (60) days to the earliest of the purchase agreement, initial credit report date, or mortgage application date, or after, the Underwriter must provide justification and commentary regarding its use, including that borrower does not require use of amended income for qualification. Regardless of when the amended returns were filed, due diligence must be exercised with close examination of the original, and amended returns, to determine if the use of the amended return is warranted and the following documentation should be reviewed when income from the amended return is required: A letter of explanation regarding the reason for the re-filing; evidence of filing (must be validated with a record of account (4506-C results); copy of the original 1040; any extensions filed, and evidence of payment of the taxes due, and the ability to pay, if the check has not yet cancelled. A payment plan is not allowed for amended returns. ? Per the 2016 Lenders Conference Edition of the LGY Newsletter, if a joint tax return shows a business loss, then that loss will have to be deducted from the Veteran's income in both community and non-community property states. What is reported to the IRS on a joint return must be used when applying for a federally guaranteed loan. In a situation where a couple has been faced with business losses, the Veteran and his or her spouse may want to consider both being on the loan in order to potentially qualify. ? As required by VA, for borrowers who have children up to the age of 12, a childcare expense letter is required to analyze residual income and ensure other qualifying calculations for VA are accurate. ? One month consecutive paystubs are not required if the current paystub includes a 30 day year-to-date total. If the Veteran has only been employed with their current employer for less than 30 days, all paystubs received are required. ? Last 2 years W-2s ? For self-employed borrowers who have not yet filed the previous year's tax returns, ? Mortgage Rating for 12 months or life of the loan (if loan is < 12 months old, mortgage rating for any previous mortgages associated with the subject property and borrowers). ? Letter of explanation for inquiries is required on all manually underwritten loans. ? Tri-merged in-file credit report with credit scores. ? 4506-C ? Provide a written analysis of the income used to qualify the borrower on the Transmittal Summary or like document(s) in the file. An Income Analysis must be completed for self-employed borrowers. ? Tax transcripts are not allowed to take the place of a tax return when it is required ? When all income used to qualify a loan for the borrower is made up exclusively of wage earner income reported on a W2 and/or fixed income reported on a 1099 (i.e., social security or VA benefits) transcripts are not required, unless full tax returns are required for the borrower by the AUS (i.e., borrower employed by family members). If multiple borrowers are qualifying on the loan, but the tax returns are not filed jointly, and one borrower requires full returns, but the other borrowers are qualified exclusively on W2 and/or fixed income then no transcripts are required for the W2/fixed income borrower and 1040 transcripts are required for the self-employed

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VA IRRRL Product Profile Guidelines Subject to Change

borrower/borrower requiring full returns. When using this option, there can also be no tax returns included in the loan file (including if tax returns are required to be reviewed by the PRMG underwriter for MCC Approval or other purpose). If the borrower earns other income that is used to qualify that would be able to be validated with 1040 transcripts (i.e., rental income from tax returns, etc.) then 1040 transcripts are required to validate that income. A completed and executable (signed) 4506-C must be submitted with the loan file. For the borrowers where transcripts are not required, be sure to select the W2/1099 option only when completing the 4506-C. Do not mark the 1040 or Record of Account option. ? When tax returns are required for a borrower or when borrower's qualifying income is not made up of W2 or fixed income reported on a 1099, validated 1040 tax transcripts are required if borrower's income is utilized as a source of repayment. If multiple borrowers are qualifying but the tax returns are not filed jointly (when one borrower requires full returns), then it is acceptable to provide no transcripts for the salaried/fixed income borrower and 1040 transcripts for the self-employed borrower/borrower requiring the tax returns. ? When required, transcripts must be provided for the number of years of income documentation required to be in the loan file, in accordance with the AUS findings and/or VA requirements. Tax transcripts are required to support the income used to qualify the borrower. The purpose of the 4506-C is to verify the income reported is accurate . ? Tax transcripts must come to lender directly from the IRS or through a third party vendor ordered/obtained by lender ? Evidence of a valid Social Security number ? Asset verification is not required. ? Appraisal Requirement: No maximum LTV/CLTV, and no 2055 or AVM allowed (no appraisal required). For applications taken on or after 5/25/18, appraisal may be required if reducing rate with discount points for Net Tangible Benefit test. See Net Tangible Benefit section for additional requirements. ? Documentation to validate prior loan information, including the case number on the IRRRL certificate of eligibility, interest rate, principal and interest payment, and original loan amount. This information can be provided from one or more of the following, as long as the necessary information is provided: prior loan's note, deed of trust, or mortgage coupon or demand, prelim, etc. Additionally this information must verify the loan being refinanced is for the same insured VA loan as a new IRRRL. Debt ratios are calculated. ? Note: The following scenario requires credit qualifying , however, PRMG does not allow IRRRLS where a payment is increasing or staying the same. ? If the PITIA increases by 20% or more, the loan must be processed as a credit

qualifying loan. ? The lender must determine that the veteran qualifies for the new payment from

an underwriting standpoint; such as determining whether the borrower can support the proposed shelter expense and other recurring monthly obligations in light of income that is established as stable and reliable ? the loan must include a certification by the lender that the veteran qualifies for the new monthly payment which exceeds the previous payment by 20% or more ? Please note, if the P&I payment stays the same or increases there can be no fees charged to the borrower. Per VA Circular 26-19-22, the veteran can occur no fees, closing costs, or expenses (other than taxes, amounts held in escrow, and the VA Funding fee). (all fees would have to be paid by a lender credit which are funds provided by the lender that are not a part of the rebate)

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DOCUMENT EXPIRATIONS ? CAIVRS needs to be run

? Credit documentation must not be more than 120 days old from the note date

? Notice of Value (NOV) is valid for six (6) months

AUTOMATED

? See below

UNDERWRITING

DESKTOP UNDERWRITER ? Not Allowed.

(DU)

LOAN PRODUCT ADVISOR ? Not allowed

(LPA)

? Formerly known as Loan Prospector (LP)

MANUAL UNDERWRITING ? All loans must be manually underwritten.

? For credit qualifying transactions, generally, max ratio of 41% allowed, ratios >41%

when residual income exceeds the guideline by at least 20% and significant

documented compensating factors exist. See Ratio section for complete

information.

PROPERTY TYPES

? See below

ELIGIBLE

? Single Family Residence.

? 1-4 Units

? Manufactured Homes (see section below)

? Modular Homes

? PUDs

? Condos

? For properties located in Disaster Areas, please refer to PRMG's Disaster Policy.

INELIGIBLE

? Hawaii properties in lava zones 1 and 2

? Hawaii Homeland Leasehold properties

? Multiple Unit Condos

? Mobile homes

? Condotels

? Hotel Condominiums

? Timeshares

? Working Farms and Ranches

? Unimproved Land

? Property Currently in Litigation

? Commercial Enterprises (i.e., Bed and Breakfast, Boarding House, Hotel)

? Mixed-Use

? Co-ops

? Geodesic dome, Earth or Geothermal homes

? Leased land

? Deed Restricted Properties

? Properties in a flood zone that do not participate in the National Flood Insurance

Program

? Properties with individual water purification systems (an individual water purification

system is a system that is needed to make the water safe and meet code when the

individual water supply is unsafe for human consumption unless the system is

operating properly. This is not a system that is installed to improve the taste or

softness of the water. Properties with individual water purification systems can be

identified by reviewing the appraisal.)

? Properties rated in "less than average" condition

? Indian land (leased or fee simple)

? Properties that have a Property Assessed Clean Energy (PACE) loan are not eligible

(such as the Home Energy Renovation Opportunity (HERO) Program) unless the lien

VA IRRRL Product Profile Guidelines Subject to Change

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will subordinate via a subordination agreement where the lien is no longer part of

the property taxes that can take first lien priority (note, the HERO subordination

agreement does not provide for this and is not eligible) and meets all Agency

requirements

? Properties with Manufactured Home Accessory Dwelling Units

DEED RESTRICTED

? Not allowed

PROPERTIES

PROPERTIES WITH

? Allowed in states where it is common and customary

UNEXPIRED REDEMPTION ? Must meet all agency requirements

RIGHTS

? Title must insure over the right of redemption

? Redemption bond is required when required by the title company

? Written disclosure to borrowers of properties that are subject to unexpired

redemption periods must be provided

? Must enter "Redemption Period" in Loan Program Comments section found on the

Borrower Summary Form under the Disclosures Tab in FT360

MODULAR HOMES

? Factory-built housing must assume the characteristics of site-built housing and be

legally classified as real property. The purchase, conveyance, and financing (or

refinancing) of the property, which must be evidenced by a valid and enforceable

first lien mortgage or deed of trust that is recorded in the land records, must

represent a single real estate transaction under applicable state law.

MULTIPLE PARCELS

MAXIMUM ACREAGE

2-4 UNITS PROPERTIES WITH UNPERMITTED ADDITIONS COMMUNITY DEVELOPMENT DISTRICT (CDD)

? Prefabricated, panelized, or sectional housing units must conform to all local building codes in the jurisdiction in which they are permanently located.

? Modular homes must be built to the state building code requirement of the state in which they are to be installed. There are several state agencies that have adopted a Uniform Building Code for modular homes.

? Marketing time must not exceed 6 months. ? Minimum of 2 similar factory-built comparables. ? More than one parcel or lot may be included as long as all of the property is

contiguous and legally marketable. VA does not set a limit on the number of acres that the property may have. If the property being appraised includes more than one parcel the appraisal must be prepared subject to placing all of the parcels on one deed. ? Maximum 40 acres ? Must enter "Over 10 Acres" in Loan Program Comments section found on the Borrower Summary Form under the Disclosures Tab in FT360 if property is over 10 acres ? Allowed ? Allowed ? The subject addition, improvement or conversion must comply with all VA guidelines

? Allowed, must meet any agency requirements in regards to special assessment districts

ILLINOIS LAND TRUST

? Illinois land trusts are allowed subject to the following: ? All beneficiaries are individuals; ? The Mortgage applicant(s) must be one of the beneficiaries of the trust; ? The trustee must be a corporation or financial institution customarily engaged in the business of acting as trustee under Illinois land trusts; ? The beneficiaries have sole power of direction over the land trust and trustee;

? All beneficiaries are obligated as individuals under the terms of the note;

? The Mortgage applicants have been underwritten and are qualified Borrowers

VA IRRRL Product Profile Guidelines Subject to Change

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