{"id":4582,"date":"2022-03-22T16:15:00","date_gmt":"2022-03-22T16:15:00","guid":{"rendered":"https:\/\/www.dinsmore.com\/?post_type=publications&p=4582"},"modified":"2025-11-24T20:00:51","modified_gmt":"2025-11-24T20:00:51","slug":"chapter-19-of-huds-map-guide-one-year-later-what-have-we-learned","status":"publish","type":"publications","link":"https:\/\/www.dinsmore.com\/publications\/chapter-19-of-huds-map-guide-one-year-later-what-have-we-learned\/","title":{"rendered":"Chapter 19 of HUD\u2019s MAP Guide: One Year Later, What Have We Learned?"},"content":{"rendered":"\n
\"People<\/figure>\n\n\n\n

In March of 2021, Dinsmore published a client alert titled \u201cChapter 19 of HUD\u2019s New MAP Guide \u2013 Initial Takeaways for Lenders and Borrowers<\/a>.\u201d In that article, we offered our observations about new requirements in the MAP Guide and predicted how those requirements might impact the loan closing process. <\/p>\n\n\n\n

Now that we\u2019ve lived with the \u201cnew\u201d MAP Guide for over a year and seen how HUD staff utilize it on deals throughout the country, we decided to take a step back and reflect on what we\u2019ve learned. Here\u2019s the sequel to our initial list of Chapter 19 takeaways:<\/p>\n\n\n\n

1.  Tentative Closing Dates have been hugely helpful<\/strong><\/p>\n\n\n\n

In our March 2021 article, we expressed optimism about Chapter 19\u2019s tentative closing date (TCD) concept and predicted that it would help maintain momentum on deals from commitment through closing. That has absolutely proven to be the case. We\u2019ve found that HUD has more often than not agreed to the TCD that we proposed when submitting a pre-closing package. And in those instances where HUD couldn\u2019t accommodate our requested TCD, the agency has offered suitable alternative dates.<\/p>\n\n\n\n

HUD\u2019s willingness to establish a TCD early in the process has provided a lodestar by which lenders and borrowers can guide their transactions toward closing in a timely, predictable fashion. The TCD is particularly useful in applying soft pressure to third parties (surveyors, title agents, commercial tenants, etc.), who are more likely to expedite their work product when we say \u201cthis deal is tentatively scheduled to close on Nov. 23\u201d then when we say \u201cwe are aiming to close this deal in late November.\u201d<\/p>\n\n\n\n

2.  HUD staff have consistently referenced the 30-business day rule in connection with TCDs<\/strong><\/p>\n\n\n\n

Per Section 19.1.2.3.D of the MAP Guide<\/a>, lender\u2019s counsel must submit the pre-closing package at least 30 business days prior to the requested TCD. The communications we\u2019ve received from HUD closing coordinators and other HUD staff demonstrate that they are closely following the 30 business day rule. <\/p>\n\n\n\n

Given the record-breaking volume of deals FHA saw in 2021, we were not surprised to see some HUD offices grant TCDs that were later than the 30 business day mark, presumably to ensure that their staff kept their heads above water. Less commonly, we\u2019ve seen HUD offices agree to TCDs that are slightly earlier than the 30 business day mark. When requesting such a TCD, we recommend 1) acknowledging the 30 business day rule and the fact that your request is a deviation from the rule and 2) presenting your strongest business case for moving the deal forward at a faster-than-standard tempo (e.g., avoiding extension fees).<\/p>\n\n\n\n

3.  Program participants need to be mindful of the five-business day rule<\/strong><\/p>\n\n\n\n

In Section 19.1.2.4.I.1 of the MAP Guide, HUD states that \u201cto maintain a tentative closing date, lender and lender\u2019s counsel must respond to HUD comments [on the initial package of draft closing documents] within five business days after the date comments were distributed.\u201d Dinsmore initially read this provision with both enthusiasm and trepidation. On one hand, we supported the idea of HUD requiring responses within a specific number of days; we believed the \u201cfive-day\u201d rule would help prevent parties from dragging their feet en route to closing. On the other hand, we foresaw potential issues with providing comprehensive responses to HUD\u2019s comments within five business days, especially on deals involving secondary financing, commercial leases and other complicating factors. On those deals, would adherence to the five-day rule force lender\u2019s counsel to submit incomplete response packages, creating the need for second response packages that could have been prevented if the first response package had been submitted, say, seven days after receiving HUD\u2019s comments?<\/p>\n\n\n\n

Here\u2019s what we\u2019ve learned:  if you want to keep your TCD, submit your response package within five business days of receiving HUD\u2019s comments, even if you haven\u2019t gathered 100 percent of the documents needed to fully respond to HUD\u2019s comments. HUD has generally been tolerant of response packages that are missing a document or two (e.g., a revised surveyor\u2019s report). In those situations, we recommend that lender\u2019s counsel provide narrative responses to HUD\u2019s comments (imbedded in red font next to HUD\u2019s comments, as suggested in the MAP Guide) that 1) highlight the omission, 2) explain the reason for the omission and 3) inform HUD as to when they\u2019ll have the missing document.    <\/p>\n\n\n\n

4.  HUD\u2019s openness to signing in counterpart has proven valuable<\/strong><\/p>\n\n\n\n

Section 19.1.3.4 of the MAP Guide states that \u201cHUD will sign original recordable closing documents in counterpart when allowed under state and local law.\u201d When it comes to getting the regulatory agreement fully executed, Dinsmore typically follows the standard procedure of collecting the borrower\u2019s signature(s) and presenting an original regulatory agreement to HUD that is complete except for the missing HUD signature. However, we have on at least one occasion relied on 19.1.3.4 to obtain HUD\u2019s regulatory agreement signature page without providing the department with the original borrower signatures. While HUD agreed to sign in counterpart, they also insisted on lender\u2019s counsel providing evidence that the borrower had already signed. Accordingly, Dinsmore sent an email to HUD staff with the borrower signature pages attached as pdfs. HUD\u2019s flexible approach to signing and circulating documents allowed us to shave one critical day off the timeline and keep our TCD.<\/p>\n\n\n\n

5.  Specific timelines \u2013 not uniformly requested, but always advisable<\/strong><\/p>\n\n\n\n

Per Section 19.1.2.3 of the MAP Guide, a lender\u2019s request for a TCD must be paired with \u201ca specific timeline for closing by its preferred target date based on HUD\u2019s established review times…\u201d The \u201cwelcome\u201d or \u201chello\u201d emails that HUD sends to lenders shortly after the issuing firm commitments sometimes, but not always, include a request for lenders to propose a closing timeline. Whether HUD requests a timeline or not, we recommend that lenders and\/or their counsel draft timelines and provide them to HUD as part of their closing preparation routine. Here\u2019s an example, based on a pre-closing package that was submitted on Wednesday, Feb. 23:<\/p>\n\n\n\n

Monday, Feb. 28 \u2013 HUD closing attorney contacts Dinsmore via email per the MAP Guide.<\/p>\n\n\n\n

Wednesday, March 9 \u2013 HUD Housing and Office of General Counsel provide Dinsmore with comments on the pre-closing package.<\/p>\n\n\n\n

Wednesday, March 16 \u2013 Dinsmore provides HUD with a supplemental package addressing HUD\u2019s comments.<\/p>\n\n\n\n

Monday, March 21 \u2013 HUD confirms the closing date of March 30 after reviewing Dinsmore\u2019s supplemental package and authorizes Dinsmore to submit the regulatory agreement and note to HUD for signature.<\/p>\n\n\n\n

Monday, March 28 \u2013 Dinsmore provides HUD with an electronic closing docket, two days in advance of the closing. This docket would include documents except the title-related documents (title policy, recorded documents, title agent letter of authority and closing protection letter).<\/p>\n\n\n\n

Tuesday, March 29  \u2013 Dinsmore supplements the docket with title policy and stamped recorded documents OR title-certified copies of the documents submitted for recording.<\/p>\n\n\n\n

Wednesday, March 30  \u2013 Closing day – Dinsmore provides title agent letter of authority and closing protection letter, HUD releases the endorsed note.<\/p>\n\n\n\n

Upon confirming that our timeline is acceptable to HUD, we enter the relevant dates into our calendars, such that we know when it\u2019s time to revise documents, check in with HUD counsel or borrower\u2019s counsel, get UCC\/docket searches ordered or take any other steps necessary to keep the closing train running on time. In this way, the timeline becomes a simple but highly effective tool.<\/p>\n\n\n\n

Should you have any questions regarding these or any other HUD-related issues, please contact a Dinsmore attorney.<\/p>\n","protected":false},"excerpt":{"rendered":"

In March of 2021, Dinsmore published a client alert titled \u201cChapter 19 of HUD\u2019s New MAP Guide \u2013 Initial Takeaways for Lenders and Borrowers.\u201d In that article, we offered our observations about new requirements in the MAP Guide and predicted how those requirements might impact the loan closing process.  Now that we\u2019ve lived with the\u2026<\/p>\n","protected":false},"author":8,"featured_media":0,"menu_order":0,"template":"","format":"standard","meta":{"_acf_changed":false,"footnotes":""},"tags":[],"publication-type":[8],"class_list":["post-4582","publications","type-publications","status-publish","format-standard","hentry","publication-type-articles"],"acf":[],"yoast_head":"\nChapter 19 of HUD\u2019s MAP Guide: One Year Later, What Have We Learned? - Dinsmore & Shohl<\/title>\n<meta name=\"description\" content=\"Chapter 19 of HUD\u2019s MAP Guide: One Year Later, What Have We Learned? 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