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Maryland regulator extends foreclosure restrictions
On January 28, the Maryland commissioner of financial regulation issued guidance that extends the “re-start date” for the initiation of residential foreclosures to March 1, 2021. The guidance is issued pursuant to the Maryland governor’s executive order 20-12-17-02, which amended and restated previous executive orders covered here, and here.
FHA extends Covid-19 foreclosure and eviction moratorium
On January 21, FHA announced the extension of its foreclosure and eviction moratorium through March 31. The moratorium applies to homeowners with FHA-insured Title II Single Family forward and Home Equity Conversion (reverse) mortgages, excluding legally vacant or abandoned properties, which were previously set to expire on February 28. Additionally, FHA has also extended the public and Indian Housing (PIH) eviction and foreclosure moratorium until March 31. The extensions are reflected in HUD’s Mortgagee Letter 2021-03.
Additionally, FHA announced that it extended the date by which borrowers must engage with their servicer to obtain an initial Covid-19 forbearance to March 31 (details on the Covid-19 forbearance covered by InfoBytes here), and requires that mortgage servicers provide up to 6 months of forbearance or an additional 6 month extension of the initial Covid-19 forbearance. The extension is reflected in HUD’s Mortgagee Letter 2021-04.
FHFA further extends foreclosure moratorium
On January 19, the FHFA announced that Fannie Mae and Freddie Mac (GSEs) will extend their moratorium on single-family foreclosures and real estate owned (REO) evictions until at least February 28 (which was set to expire on January 31, previously covered here). The foreclosure moratorium applies to homeowners with a GSE-backed, single-family mortgage, and the REO eviction moratorium applies to properties that were acquired by the GSEs through foreclosure or deed-in-lieu of foreclosure transactions.
New York enacts moratorium on Covid-related evictions and foreclosures
On December 28, the New York enacted the Covid-19 Emergency Eviction and Foreclosure Prevention Act of 2020 (see the press release here). Among other things, the act imposes a moratorium on residential evictions for tenants that experienced Covid-related hardships through May 1, 2021, in addition to mandating specific disclosures regarding evictions. It also suspends residential foreclosures until May 1, 2021, enabling Covid-impacted homeowners and landlords with 10 or fewer residential dwellings to file hardship declarations with their mortgage lender to prevent foreclosure. The act also contains provisions prohibiting certain tax lien sales and Covid-related discrimination by lenders.
VA re-extends foreclosure and eviction moratorium for borrowers affected by Covid-19
On December 28, the Department of Veterans Affairs issued Circular 26-20-40, which further extends foreclosure and eviction relief for borrowers affected by Covid-19 (previously covered here). Specifically, all properties secured by VA-guaranteed loans, including those previously secured by VA-guaranteed loans but currently in the VA’s REO (real estate owned) portfolio, are subject to a moratorium on foreclosure and eviction through February 28, 2021. With the exception of abandoned or vacant property, the moratorium applies to the initiation of foreclosures, the completion of foreclosures in process and evictions.
FHA extends Covid-19 foreclosure moratorium and other flexibilities
On December 21, FHA announced the extension of several Covid-19-related flexibilities, which were set to expire on December 31. Specifically, FHA further extended its foreclosure and eviction moratorium through February 28. The moratorium applies to homeowners with FHA-insured Title II Single Family forward and Home Equity Conversion (reverse) mortgages, excluding legally vacant or abandoned properties. Additionally, FHA extended the date by which borrowers must engage with their servicer to obtain an initial Covid-19 forbearance to February 28 (details on the Covid-19 forbearance covered by InfoBytes here), and requires that mortgage servicers provide up to 6 months of forbearance or an additional 6 month extension of the initial Covid-19 forbearance. The FHA also extended (i) the timeframe for providing an insurance endorsement on single family mortgages in forbearance through March 31; (ii) the temporary re-verification of employment guidance and exterior-only appraisal inspection option through February 28; and (iii) temporary provisions for verification of self-employment, rental income, and 203(k) Rehabilitation Mortgage escrow accounts through February 28.
Maryland extends restrictions on repossessions and residential foreclosures
On December 17, 2020, the governor of Maryland issued an executive order that further prohibits certain repossessions, suspends foreclosures of occupied residential property absent adherence to specific procedural protections, including those provided by the federal CARES Act. The foreclosure suspension is in effect until the “re-start date,” which is either (1) January 31, 2021, or (2) such later date as established by the commissioner of financial regulation, not to be more than 30 days after the state of emergency is terminated.
FHFA extends foreclosure moratorium
On December 2, the FHFA announced that Fannie Mae and Freddie Mac (GSEs) will extend their moratorium on single-family foreclosures and real estate owned (REO) evictions until at least January 31, 2021 (which was set to expire on December 31, previously covered here). The foreclosure moratorium applies to homeowners with a GSE-backed, single-family mortgage, and the REO eviction moratorium applies to properties that were acquired by the GSEs through foreclosure or deed-in-lieu of foreclosure transactions.
9th Circuit affirms dismissal of bank’s quiet-title action against HOA
On November 5, the U.S. Court of Appeals for the Ninth Circuit affirmed a district court judgment, which had dismissed for failure to state a claim a national bank’s quiet-title action against the purchaser of real property at a foreclosure sale, a Nevada homeowners association (HOA), and the HOA’s agent (collectively, “defendants”). According to the opinion, borrowers financed the purchase of a home located within the HOA through the bank, but fell behind on their HOA dues. The HOA recorded a lien on the property for the delinquent assessments, foreclosed on the home to satisfy the lien, and ultimately sold the property at a public auction to a trust, which extinguished the bank’s deed of trust. The bank filed the quiet-title action against the defendants, alleging, among other things, that the foreclosure sale was invalid and that the bank’s “deed of trust continues as a valid encumbrance against the [p]roperty.” In addition, the bank claimed that applying Nevada Revised Statutes section 116.3116 “produces a harsh result” because it prioritizes an HOA lien over “all other liens, including the first deed of trust held by the mortgage lender,” and also violates the Takings Clause and the Due Process Clause of the U.S. Constitution. The bank further argued that the foreclosure sale was not valid because it did not receive adequate notice of the sale. The district court granted the defendants’ motion to dismiss, ruling, among other things, that the HOA had the right to foreclose on the property and that the bank had received adequate notice of the property’s sale.
On appeal, the 9th Circuit concluded that the bank’s constitutional rights under the Takings Clause—which provides that private property cannot be taken for public use “without just compensation”—were not violated. “Because the enactment of section 116.3116 predated the creation of [the bank’s] lien on the property, [the bank cannot] establish that it suffered an uncompensated taking,” the appellate court wrote, additionally noting that “the foreclosure proceeding itself was not a ‘taking’ because the Takings Clause governs the conduct of the government, not private actors.” With respect to the alleged violation of the Due Process Clause, the appellate court agreed with the district court’s determination that the bank had received adequate, actual notice of the delinquent assessment and the foreclosure sale.
Virginia stays residential foreclosure proceedings
On November 9, 2020 the Virginia governor signed House Bill 5115, which places restrictions on foreclosures. The law provides tenants who are defendants in a unlawful detainer action for failure to pay rent with a 60-day continuance, and a 30-day stay of foreclosure proceedings for owners of one-to-four-family units or larger residential dwelling units, if those tenants or owners provide “written proof” (as defined in the bill) that they were affected by Covid-19. Stays must be requested within 90 days following the end of the declared emergency, and the bill itself is set to expire 90 days after the end of the declared emergency.