www.hudclips.org U. S. Department of Housing and Urban Development Washington, D.C. 20410-8000 May 22, 1992 OFFICE OF THE ASSISTANT SECRETARY FOR HOUSING-FEDERAL HOUSING COMMISSIONER Mortgagee Letter 92-17 TO: ALL APPROVED MORTGAGEES ATTENTION: SERVICING MANAGERS (Single Family) SUBJECT: Servicing FHA-Insured Mortgages Affected by the Los Angeles Riots (April 30, 1992) The Department of Housing and Urban Development (HUD) is providing the following information to mortgagees and servicers of FHA-insured mortgages on one-to-four-family residences to assist them in responding to the Los Angeles riots of April 30, 1992, and its aftermath. The relief measures described in this Mortgagee Letter are intended not only to mitigate the hardships faced by mortgagors with FHA-insured mortgages in areas affected by the riots, but also to allow mortgagees time to obtain the hazard insurance benefits that are available and to reduce the impact of the riots on claims submitted for FHA insurance benefits. Included are certain directives pertaining to a moratorium on foreclosures, as well as a series of recommended actions HUD/FHA would prefer that mortgagees take in regard to servicing the affected loans over the coming months. I. MORATORIUM ON FORECLOSURES. The Department is hereby establishing a moratorium on foreclosures in all the National Disaster Areas identified by FEMA, the Federal Emergency Management Agency, following the riots. (The attached Appendix contains a listing of the areas in California which have been identified. The moratorium is effective as of the date of the Mortgagee Letter, and will expire in ninety (90) days, unless extended by HUD. Foreclosures already in process should be suspended for the duration of the 90-day period. The property has to be directly affected by the riots to be included in the moratorium. All mortgagors affected by the moratorium on foreclosures should be seriously considered for the recommended servicing actions enumerated below. In those cases where the moratorium causes the initiation of foreclosure to occur past the normal deadline of twelve months after the date of default, the Department will grant an extension of up to 90 days for the mortgagee to initiate foreclosure. Extensions will have to be requested in writing from the Los Angeles HUD Office. _____________________________________________________________________ 2 II. RECOMMENDED SERVICING ACTIONS. In addition to the above moratorium on foreclosures, HUD is strongly recommending that cases where the riots directly affected the condition of the property and/or the mortgagor's financial viability be given utmost consideration by mortgagees or their servicers for forbearance. The Department recommends exploration of one or more of the following, depending on the circumstances of each case. Refer to Chapter 8, "HUD-Approved Relief Provisions", of HUD Handbook 4330.1, Administration of Insured Home Mortgages, for additional details. 1. Special (written) forbearance can be for up to 18 months, and mortgagors with no other property subject to an FHA-insured mortgage are eligible without HUD's advance approval. 2. Refinancing, reamortization or recasting the mortgage may be appropriate, especially where repairs to the property are necessary and secondary financing may be sought to complete the repairs. 3. Mortgagees should also consider waiving any late payment charges if the mortgagor's payment is late because he or she incurred added expenses or loss of income as a result of the riots, or if he or she needs additional time to receive a pending insurance settlement. 4. In addition, mortgagees or their servicers should temporarily suspend reporting delinquencies to credit bureaus if they are aware that the mortgagor's delinquency is attributable to hardships he or she incurred as the result of the riots. 5. If a viable forbearance plan cannot be reached, servicers may accept deeds-in-lieu of foreclosure -- after the moratorium, if they are offered and the applicable criteria are met. III. DEALING WITH PROPERTY DAMAGE. Mortgagees are expected to follow existing procedures pertaining to damaged properties unless instructed by HUD to do otherwise. No action should be taken (including the initiation or completion of _____________________________________________________________________ 3 foreclosure proceedings, after expiration of the foreclosure moratorium) if it will jeopardize the full recovery of a hazard insurance settlement. Mortgagees or their servicers should take affirmative steps to ensure that hazard insurance claims are filed and settled as expeditiously as possible, and that the affected properties undergo full repair. In damage cases, insurance proceeds are payable jointly to the mortgagee and the mortgagor and are frequently mailed to the mortgagee. The mortgagee should expedite turning over proceeds to the mortgagor, in accordance with existing inspection and verification procedures, and should not retain proceeds to make up an existing arrearage without the written consent of the mortgagor. (See Handbook 4330.1, Chapter 9, paragraph 9-10E, and refer to Instructions for Single Family Application for Insurance Benefits, page 8.) Property damage caused by the riots and its aftermath, whether or not a given mortgage delinquency preceded the riot date, should predispose the mortgagee to consider forbearing on the loan in order to allow the mortgagor additional time to stabilize his or her financial situation, as well as to arrange with the insurance carrier for repair and restoration of the premises. The goal should be a formal relief provision that will cure the delinquency as soon as possible without imposing an undue hardship on the mortgagor. Headquarters has instructed the Los Angeles HUD Field Office which has jurisdiction over the areas affected by the riots to have available a complete list of FHA-approved fee appraisers who can be called upon to perform inspections as the repair work progresses on damaged properties. Mortgage servicers should contact the Loan Management Branch Chief to obtain a copy of this list. If the premises has been totally destroyed, the mortgagee should compare the unpaid principal balance with the anticipated insurance proceeds and any other circumstances affecting the case, for example, local laws barring reconstruction of the destroyed property. If, after referring to HUD Handbook instructions, questions regarding the most appropriate course of action remain, they should be directed to the Property Disposition Branch Chief. _____________________________________________________________________ 4 IV. PROCESSING ASSIGNMENT APPLICATIONS. Mortgagees are encouraged to send the HUD Exhibit Letters (pertaining to the assignment program) via Certified Mail-Return Receipt Requested, as well as by first class mail, to mortgagors in the identified disaster areas. Also, mortgagors affected by the riots should generally be granted "good cause" deadline extensions by mortgagees for responding to these letters. The Department appreciates your cooperation and your attention to the directives and the recommendations contained in this Mortgagee Letter. Servicers are reminded to document fully their mortgage files regarding all servicing actions relating to the riots and its aftermath. Reasonable doubts as to the riots effect on a property's condition or a mortgagor's income or employment status should either be resolved in the mortgagor's favor, or else cause any proposed action against the mortgagor to be suspended until a definite determination can be made. Questions pertaining to this Mortgagee Letter should be directed to the HUD Los Angeles Field Office which has jurisdiction over the properties involved in the moratorium. Very sincerely yours, Arthur J. Hill Assistant Secretary for Housing - Federal Housing Commissioner Attachment _____________________________________________________________________ APPENDIX Federally Defined Disaster Areas Los Angeles Riots (4/30/92) in California Counties Cities LA County Los Angeles *U.S. Government Printing Office: 1992 -- 312-218/60163