NORTH SUBURBAN CONSORTIUM DOWN PAYMENT ASSISTANCE LOANS
Malden is the lead “representative” of an eight-community jurisdiction known as the North Suburban Consortium (NSC). The NSC is comprised of the contiguous communities of Malden, Medford, Arlington, Melrose, Chelsea, Everett, Revere and Winthrop that have signed a cooperative agreement to gain access to U.S. Department of Housing & Urban Development (HUD) HOME Program funds – the annual federal block grant that funds the NSC HOME Program and which is dedicated to the rehabilitation, creation and preservation of affordable housing.
Since 1991, the Malden Redevelopment Authority (MRA) has carried out lead representative responsibilities. The MRA administers affordable housing programs for the NSC and actively seeks affordable housing opportunities in NSC member communities that can be partnered with NSC HOME funds. Other agencies responsible for administering the NSC's programs include Housing and Community Development Departments of member communities and other city departments, as applicable. Local Community Action Program (CAP) agencies and various non-profit organizations involved in affordable housing development, services for the homeless, elderly, disabled, substance abuse victims and victims of domestic violence also play an important role in assisting NSC member communities in creating and maintaining affordable housing.
Down Payment Assistance
The North Suburban Consortium (NSC) offers Down Payment Assistance loans (DPA) to income-eligible First Time Home Buyers (one who has had no homeownership interest in a principal residence during the past 3 years OR a displaced homemaker or single parent who has only owned a home with a former spouse while married) (FTHB) purchasing a condominium, townhome or single-family property in one of the eight NSC communities. DPA can be used to assist with the down payment and customary closing costs, however, it cannot be used for reimbursement for previously paid earnest money down payment; funding monthly housing payment reserves requirements; prepayment of life insurance premiums; or to bridge the gap between purchase price and appraised value. Applicant’s primary mortgage lender must agree to fund DPA amount at closing and accept reimbursement after closing. Applicant cannot receive money back at closing.
DPA: UP TO $7,500.00 for non-subsidized property; UP TO $3,000.00 for HOME-subsidized property (loan amount will be determined at completion of NSC underwriting). DPA is a 0% interest, no monthly payments, five (5) year loan. Each year, on the anniversary date, 20% of the original DPA amount is forgiven. At the end of five (5) years, the loan is completely forgiven and the owner will be provided with a discharge of mortgage that they must record at the appropriate registry of deeds. Owner must live in the property as their primary residence. NSC does not subordinate DPA. If an owner refinances, sells or no longer resides in the property before the end of the term, they are required to repay a pro-rated portion of the DPA.
Please allow three to four weeks from date of submission for review of DPA Loan Application and supporting documentation, loan underwriting, required inspection, preparation of documents, contact with parties, primary mortgage lender, closing attorney, etc.
How Do I Qualify?
1. Primary Mortgage Financing: Applicant must obtain primary fixed interest rate mortgage financing from a lender. Massachusetts Housing Partnership ONE Mortgage Program, Mass. Housing Mass Advantage, VA and FHA loans are all approved mortgage products. Applicant should contact a bank for pre-approval and to obtain primary mortgage financing. (Primary mortgage lender must agree to fund DPA amount at closing and accept reimbursement after the Malden Redevelopment Authority receives original executed NSC Promissory Note and copies of recorded NSC Mortgage and closing settlement statement.) Information about mortgage products, resources, buying a home, lenders and home buyer counseling can also be found at My Mass Mortgage and HUD Homeownership Assistance websites.
2. Home Buyer Counseling: Applicant must attend and complete a FTHB counseling workshop. Effective August 1, 2020, homebuyer counseling must be performed by a HUD certified counseling agency. Click here for a list of HUD certified counseling agencies in Massachusetts.
3. Income Qualifications: Applicant's combined household income (gross) cannot exceed 80% MFI income limits set by the U.S. Department of Housing and Urban Development (HUD). Income from ALL household members 18 years of age or older must be included, however, in certain circumstances, full time student dependents' income may be excluded.
Applicant/Household (gross) income cannot exceed 80% Median Family Income (MFI) Limits set annually by HUD. HUD 80% MFI Income Limits (effective June 1, 2021):
1 person household: $70,750.00 2 person household: $80,850.00
3 person household: $90,950.00 4 person household: $101,050.00
5 person household: $109,150.00 6 person household: $117,250.00
7 person household: $125,350.00 8 person household: $133,400.00
4. Purchase Price Limits: The property purchased cannot exceed Purchase Price Limits for existing and new housing (effective June 1, 2021).
- Revere, Chelsea, Winthrop (Suffolk County):
1 Unit - $513,000.00 (existing or new housing)
- Malden, Medford, Melrose, Arlington, Everett (Middlesex County):
1 Unit - $466,000.00 (existing or new housing)
Asset Limits: Applicant cannot have more than $75,000.00 in liquid assets. Liquid assets include stocks, bonds, CDs, cash, savings, trust funds, retirement accounts, 401K, 403B, 457 and IRA accounts (see HUD Part 5 Assets Inclusions and Exclusions information below).
Credit Score: Applicant must have a minimum credit score of 620 for a condominium, townhome or single-family purchase. If more than one Applicant, the average of all Applicants' credit scores must be a minimum of 620.
Inspection: A housing quality standards inspection will be completed - at no cost to Applicant - to ensure the property meets state and federal housing codes.
Housing-to-Income Ratio (HTI): Applicant can have a maximum HTI of 35% for a condominium, townhome or single-family purchase. The HTI is the ratio of Applicant's complete monthly mortgage payment consisting of principal, interest, taxes, insurance and condominium fee (PITI) to Applicant's total monthly household income. (Primary mortgage lender will issue a truth in lending disclosure or similar document that clearly shows PITI).
Debt-to-Income Ratio (DTI): Applicant can have a maximum total DTI of 50% for a condominium, townhome or single-family purchase. The total DTI includes other debt such as student loans and consumer debt in addition to housing debt.
Sufficient Cash Reserves (post-closing): Applicant must have sufficient cash reserves on hand, including the DPA amount, to pay two months' PITI.
How Do I Apply?
DPA Loan Application should be submitted only when Applicant has signed a Purchase and Sale Agreement to purchase a condominium, townhome or single-family property.
Complete the DPA Loan Application (Application) then contact the NSC community representative for the city/town where the property is located (see contact information below) to make arrangements to submit to the community representative the completed Application and all required documentation (by mail or hand delivery - no emails accepted). All documents listed below and shown on the Application checklist must be submitted with the Application unless it is noted that the NSC will prepare document(s) or document(s) will be signed at closing.
- Signed Purchase and Sale Agreement
- Voluntary Sale Disclosure (to be signed by seller prior to signing Purchase and Sale Agreement)
- Right to Withdraw (to be signed by seller if Purchase and Sale Agreement has been signed)
- Evidence of permanent resident alien status or legal alien status, if applicable, for Applicant, Co-Applicant and all other household members age 18 or older
- Authorization for Release of Information Form (a separate form must be completed by Applicant, Co-Applicant and all other household members age 18 or older)
- Primary (fixed interest rate) mortgage financing Loan Application
- Primary (fixed interest rate) mortgage financing Commitment Letter from qualified lender
- Form 1008 Uniform Loan Transmittal Summary issued by Applicant's primary mortgage lender
- Truth in Lending Disclosure or similar documents issued by Applicant's primary mortgage lender (detailing PITI)
- Copy of complete credit report (or credit reports if more than one Applicant)
- Certificate from HUD certified FTHB counseling workshop (not more than two years old)
- If self-employed, copies of current year-to-date profit and loss statement and copies of 3 years federal tax returns (including ALL schedules)
- Copies of 3 most recent years federal tax returns (including ALL schedules) and 3 most recent years W2s from ALL employers for Applicant, Co-Applicant and all other household members age 18 and older
- Copies of 3 most recent months statements for ALL accounts including stocks, bonds, CDs, cash, savings,checking, trust funds for Applicant, Co-Applicant and all other household members age 18 and older
- Copies of 3 most recent months statements for ALL 401Ks, IRAs, stocks, bonds, retirement/pension accounts for Applicant, Co-Applicant and all other household members age 18 and older
- Copies of 3 most recent months paystubs (from ALL employers) for Applicant, Co-Applicant and all other household members age 18 and older
- Copy of current Social Security award letter(s), including disability income, if applicable, for Applicant, Co-Applicant and all other household members age 18 and older
- Proof of "other" income sources including alimony, child support, welfare assistance, etc., for Applicant, Co-Applicant and all other household members age 18 and older
- Divorce decree, if applicable
- Zero Income Affidavit (a separate affidavit must be completed by every household member age 18 and older who has no income)
- Liquid Asset Certification
- IRS Certification AND Form 4506-T
- Housing Quality Standards (HQS) Disclosure
- HOME Written Agreement and Recapture Agreement (NSC to prepare - both to be signed by Applicant along with DPA Commitment Letter)
- NSC Promissory Note (NSC to provide to closing attorney - to be signed at closing)
- NSC Mortgage (NSC to provide to closing attorney - to be signed at closing and recorded at registry of deeds by closing attorney)
Upon approval, Applicant will receive and be required to sign DPA Commitment Letter; Recapture Agreement acknowledging DPA amount can be recaptured if the owner no longer resides in the property or if the property is refinanced, sold or transferred within five (5) years; and HOME Agreement evidencing the household and property complies with HUD standards.
Lender and Closing Attorney/Settlement Agent Information:
For lender reimbursement, the closing attorney/settlement agent must submit the original NSC Promissory Note and copies of recorded NSC Mortgage and closing settlement statement (showing DPA amount) to the Malden Redevelopment Authority, Malden City Hall, 215 Pleasant Street, Third Floor, Malden, MA 02148 ATTN: HOME Director.
If the property purchased is HOME-subsidized and subject to NSC affordable housing covenant (AHC), the closing attorney/settlement agent will be provided with an AHC to be signed at closing and recorded at the appropriate registry of deeds. A copy of the recorded AHC must be returned to the Malden Redevelopment Authority along with DPA loan documents noted above, etc. (Recapture Agreement not necessary if the property is subject to an AHC.)
Malden: Maureen Taylor 781-324-5720 x 5730, firstname.lastname@example.org
Medford: Danielle Evans 781-475-5631, email@example.com
Arlington: Mallory Sullivan 781-316-3094, firstname.lastname@example.org
Chelsea: Alex Train 617-466-4187, email@example.com
Everett: Matt Lattanzi 617-394-2230, firstname.lastname@example.org
Melrose: Lori Massa 781-979-4193, email@example.com
Revere: John Festa 781-286-8194 x 20318, firstname.lastname@example.org
Winthrop: Rachel Kelly 617-892-2624, email@example.com