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B2-1.1-01, Occupancy Types (10/05/2022)

Introduction
This topic contains information on occupancy type requirements, including:

Overview

Fannie Mae purchases or securitizes mortgages secured by properties that are principal residences, second homes, or investment properties. For the maximum allowable LTV/CLTV/HCLTV ratios and credit score requirements for each occupancy type, see the Eligibility Matrix.

Principal Residence Properties

A principal residence is a property that the borrower occupies as their primary residence. The following table describes conditions under which Fannie Mae considers a residence to be a principal residence even though the borrower will not be occupying the property.

Borrower Types Requirements for Owner Occupancy
Multiple borrowers Only one borrower must occupy and take title to the property, except as otherwise required for mortgages that have guarantors or co-signers (see B2-2-04, Guarantors, Co-Signers, or Non-Occupant Borrowers on the Subject TransactionB2-2-04, Guarantors, Co-Signers, or Non-Occupant Borrowers on the Subject Transaction).
Military service members

A military service member borrower currently on active duty and temporarily absent from their principal residence because of military service is considered to be an owner occupant.

Lenders must verify the borrower's temporary absence from the subject property by obtaining a copy of the borrower's military orders.

The military orders must evidence the borrower will be absent from the subject property as of the date the owner occupancy must be established as required by the security instrument.

Loans that meet these requirements must be delivered with Special Feature Code 754.
Parents or legal guardian wanting to provide housing for their handicapped or disabled adult child If the child is unable to work or does not have sufficient income to qualify for a mortgage on their own, the parent or legal guardian is considered the owner/occupant.
Children wanting to provide housing for parents If the parent is unable to work or does not have sufficient income to qualify for a mortgage on their own, the child is considered the owner/occupant.

Second Home Properties

The table below provides the requirements for second home properties.

✓ Second Home Requirements
  must be occupied by the borrower for some portion of the year
  is restricted to one-unit dwellings
  must be suitable for year-round occupancy
  the borrower must have exclusive control over the property
  must not be rental property or a timeshare arrangement1

If the lender identifies rental income from the property, the loan is eligible for delivery as a second home as long as the income is not used for qualifying purposes, and all other requirements for second homes are met (including the occupancy requirement above).
  cannot be subject to any agreements that give a management firm control over the occupancy of the property
  must be underwritten in DU and receive an Approve/Eligible recommendation, with the exception of high LTV refinance loans required to be underwritten in accordance with the Alternative Qualification Path (see B5-7-03, High LTV Refinance Alternative Qualification PathB5-7-03, High LTV Refinance Alternative Qualification Path).

An LLPA applies to certain loans secured by second homes. This LLPA is in addition to any other price adjustments that are otherwise applicable to the particular transaction. See the Loan-Level Price Adjustment (LLPA) Matrix.

Investment Properties

An investment property is owned but not occupied by the borrower. An LLPA applies to all mortgage loans secured by an investment property. These LLPAs are in addition to any other price adjustments that are otherwise applicable to the particular transaction. See the Loan-Level Price Adjustment (LLPA) Matrix.

Loans secured by an investment property must be underwritten in DU and receive an Approve/Eligible recommendation, with the exception of high LTV refinance loans that are required to be underwritten in accordance with the Alternative Qualification Path (see B5-7-03, High LTV Refinance Alternative Qualification PathB5-7-03, High LTV Refinance Alternative Qualification Path).

 

Defining Occupancy for a Group Home

Eligibility and pricing for group homes will be the same as currently provided under the terms and conditions established for principal residence, second home, or investment properties depending on the particular occupancy status of the borrower(s).

Investment properties that are or will be leased to business entities for use as a group home are eligible for purchase by Fannie Mae (provided all borrowers are individuals).

1

If the lender identifies rental income from the property, the loan is eligible for delivery as a second home as long as the income is not used for qualifying purposes, and all other requirements for second homes are met (including the occupancy requirement above).

Recent Related Announcements

The table below provides references to recently issued Announcements that are related to this topic.

Announcements Issue Date
Announcement SEL-2022-09 October 05, 2022
Announcement SEL-2022-05 June 01, 2022
Announcements SEL-2021-11 December 15, 2021
Announcement SEL-2021-03 April 07, 2021
Announcement SEL-2019-04 May 01, 2019
Announcement SEL-2019-02 March 6, 2019
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