After the financial crisis hit the US back in 2008, FHA loans suddenly became pretty popular among borrowers who found it tough to secure a conventional mortgage. Before that, FHA loans were typically an option reserved mainly for low-income homebuyers.

Fast forward eight years later, and FHA loans are still a popular option for homebuyers who might struggle to get approved for a conventional mortgage. Thanks to their lower down payment requirements and softer lending criteria, FHA loans often make an attractive alternative for many borrowers.

Here are a few things you should know about these types of loans if you’re considering one.

1. An FHA-Approved Lender is Required

Don’t let the name fool you – the FHA itself doesn’t actually provide loans directly to borrowers. Instead, these loans need to be funneled through an FHA-approved lender. The FHA insures these loans and backs up lenders who provide them to qualified borrowers. That means the FHA will reimburse the mortgage company for its losses should the borrower default on payments.

In exchange for this insurance, borrowers are charged both an upfront fee and a yearly premium. This added protection gives FHA-approved lenders the ability and peace of mind to offer financing to borrowers who might not necessarily qualify for a typical home loan.

2. Mortgage Insurance Can Make FHA Loans More Expensive Than Conventional Ones

Speaking of insurance, it’s this feature that tends to make up the biggest cost for FHA loans. While the interest rates are often lower than conventional rates through Freddie Mac and Fannie Mae, mortgage insurance can make FHA loans more expensive.

As stated above, FHA mortgage insurance premiums (MIP) insure your loan in the case of default. It’s these premiums that allow the FHA to continue to keep this program available to homeowners without dinging the taxpayer.

FHA mortgage insurance premiums are paid in two parts. The first, referred to as “Upfront MIP,” is paid out at closing. This amount is automatically added to the mortgage balance by the FHA and is equal to 1.75% of the amount of your loan.

Your yearly mortgage insurance premiums, on the other hand, are paid out on a monthly basis. The cost of these annual MIP payments range depending on your location, and can be as high as 1.10% in more expensive areas of the country like New York City or San Francisco. On average, however, MIP is usually somewhere between 0.45% and 0.85% per year. The exact cost will also be based on how much is being borrowed, the length of the loan, and the loan-to-value ratio (LTV).

3. Minimum Down Payment is 3.5%

You’re probably already aware of the fact that FHA loans don’t require massive down payments in order to get approved for one. That’s probably one of the big traits that may have lured you to FHA loans in the first place.

What you may not know is that there is a minimum down payment, albeit a pretty small one. For the majority of borrowers, a minimum of 3.5% of the purchase price of a property is required by the FHA. That’s a very appealing feature of these loans when you factor in how expensive a home purchase can be.

4. Your Down Payment Will Determine the Credit Score Needed For Loan Approval

While FHA loans attract borrowers who don’t have excellent credit or a large amount of liquid cash to put towards a down payment, there is a caveat. The minimum credit score needed to be approved for an FHA mortgage depends on the type of loan that’s required by the borrower. In order to take advantage of a 3.5% down payment, your credit score needs to be 580 or higher.

If your score is between 500 and 579, you’ll need to come up with at least a 10% down payment. Make sure you know your credit score before applying for an FHA loan so you don’t come across any unpleasant surprises.

5. Closing Expenses May Be Covered

When buying a home, plenty of closing costs can creep up on the sale and really put a dent in the wallet. Appraisals, lawyer fees, title expenses, credit reports, and other closing costs can add up, but many times the FHA will allow such costs to be covered by sellers, lenders, and home builders. Oftentimes these costs are offered as an incentive for the buyer to purchase a certain property.

As great as this sounds, there’s a catch: lenders may charge a higher interest rate on the FHA loan if they pay for closing costs. Before agreeing to such an arrangement, it’s a good idea to compare loan estimates to determine which option makes more economic sense.

6. Costs of Certain Repairs Can Be Built Into the Loan

If the home you plan on buying needs a little TLC, you might be able to access the extra cash needed to bring the home up to par. The FHA has a product called an FHA 203(k) loan which helps cover the costs associated with repairs and renovations. This specialized loan product is built into the mortgage, so you end up paying for the repair costs little by little rather than all in one shot. This can be extremely helpful if you can’t scrape together a lump sum of money to pay for the renovations.

As if this wasn’t beneficial enough, the loan amount is based on the forecasted value of the home after the repairs are done, rather the current appraised value.

Getting a mortgage can be tough if your financial ducks aren’t all in a row. FHA loans can be a great option if you find yourself struggling to scrounge a decent amount of cash for a down payment, or if your credit score is barely scratching the surface of what’s considered stellar. But there are also other expenses that come with these government-backed loans; namely, mortgage insurance. Make sure you have an in-depth chat with your mortgage specialist to determine whether or not taking the FHA loan route is best for you.

Every 15 seconds, a home is broken into and burglarized in the US. Thieves spend hours scoping out targets, and once they zero in on them, it takes less than 60 seconds to break in.

Locking the doors when you’re not home is only scratching the surface when it comes to keeping your home impermeable to intruders. These thieves are smart, and have an arsenal of tricks up their sleeves when it comes to pinpointing which house on the block is easiest to break into, and has the pricey goods to steal.

Here are 6 things burglars don’t want you to know.

1. Shrubbery Makes For Great Coverage

Outdoor landscaping is an excellent way to boost curb appeal and enhance the esthetics of your home’s exterior. But all those shrubs that you meticulously maintain on the weekends could be doing a lot more than just making your home look pretty.

This greenery also does double-duty by acting as coverage for ne’er do wells who are looking to make their way into your home without being spotted by passersby in the meantime. When you’re planting shrubs and hedges, make sure they’re positioned far enough away from your windows so they don’t give burglars the opportunity to crack the windows open and slip in without being spotted. And make sure they’re trimmed low too so that as much of the windows are exposed as possible.

2. Big Boxes From New Electronics Are a Tip-Off

Any big-ticket electronics or appliances typically come encased in cardboard boxes. And after you’ve taken your prized possessions out and set them up in your home, you’ve got to discard these boxes somehow.

Most likely you’ll be leaving them at the bottom of your driveway come garbage/recycling day, which is exactly what burglars are watching for. Rather than blatantly announcing to the world that you just bought a new flat-screen TV, make sure you cut the cardboard boxes up into small pieces and stack them in such a way as to hide the labels that show what came in the box. Or else, consider storing the cut-up sections inside a bin until the morning of recycling pick-up.

3. Service Technicians Might Be Doing More Than Repairs

Whether you need to call a plumber to clear a clogged drain, or an electrician to revamp your electrical panel, letting a complete stranger in your house is always a gamble. While most service technicians coming into your home are honest workers who are there simply to rectify whatever issue you have, you just never know when one of them has an ulterior motive.

Some burglars use jobs like these as a means to go into other people’s homes to scope out the goods inside, as well as the best ways to get in when you’re not home. They’ll even go so far as to unlock windows while in the bathroom to make their break-in that much more convenient.

4. Mirrors Reflect a Lot More Than Your Image

Hanging mirrors in the entrance of homes is a pretty common design practice, and for good reason. It’s helps enlarge an often tight space and brightens the area up while providing a decorative element to the entryway. But while mirrors are attractive and all, they can also be a burglar’s ally. If your home has an alarm system installed, that mirror that you use to check your makeup on the way out for work will also reflect the alarm pad.

And if you forgot to set the alarm system before leaving your home, thieves will see that. And even if it is set, they’ll know that your home has an alarm system and may be crafty enough to disarm it by finding and cutting the telephone wire that it’s hooked up to. If you’ve got a mirror in your entryway, make sure the alarm system pad doesn’t show from the outside.

5. Those Door Hangers Might Not Be From the Local Real Estate Agent or Cleaning Company

Local professionals regularly advertise their services to homeowners via paper advertisement, whether they’re flyers, mail, or door hangers. But savvy thieves often use the door-hanger tactic to see how long it takes before this piece of paper is removed from the handle.

If it sits there for a few days, odds are the homeowners are away on holidays, which means it’s prime time to break in and help themselves to your belongings. If you happen to be away for more than a couple of days, ask your neighbor or a friend to clear these door hangers – as well as newspapers and your mail – while you’re gone to thwart off thieves.

6. Facebook is a Treasure Trove For Holiday-Goer’s

When you’re on vacation, you’re probably dying to show pictures of the glorious beaches or amazing landmarks you’re experiencing. But instead of waiting until you come home to do this, you’re likely plastering these images all over your Facebook page and Instagram account, just like millions of Americans do all the time.

But in addition to your friends scoping out your pics, burglars are doing the same. Mention that you’re out of town for however long, and these invaders will target your home, knowing that they’ve got plenty of time to ransack the place before you get back. Do yourself a favor and wait until the holidays are over before bragging to the world about your amazing vacation.

The Bottom Line

Burglars these days are always upping their game when it comes to breaking into homes and making off with valuables. That means you’ve got to keep up with their game in order to protect your home and its belongings. With an estimated $4.7 billion in property losses annually according to FBI stats, it’s well worth the effort to go beyond simply locking your doors and putting in an alarm system. In essence, think like a thief in order to impede on their efforts.

You’ve found the perfect home, put in an offer, and the seller accepted. Congrats! But the deal isn’t quite done yet.

There’s this little thing called ‘escrow’, and it involves a bunch of contingencies that need to be met before you get the keys to your new home.

So, what exactly is ‘escrow’, and what’s involved in the process?

Mortgage Financing

After the offer on the home has been mutually accepted by both you and the seller, and all the terms and conditions of the contract have been agreed upon, the escrow process can start. And one of the more pertinent steps during escrow is for you to secure mortgage financing.

If you were pro-active, you would have already gotten a pre-approval letter from your lender before you even started looking for a home. While a pre-approval doesn’t exactly guarantee that you’ll be approved at the time that your offer on a home is accepted, at least it gets the ball rolling and keeps your lender briefed on your home-buying intentions.

After you’ve given the mortgage lender the address of the property that you’ve accepted to purchase, a statement will be prepared that details your loan amount, interest rate, and any other costs involved. Should the lender approve a loan and provide you with written proof, you can remove the financing clause on the contract and continue on with the escrow process.

Property Insurance

Your lender will want to see proof that your home can be insured, and that the insurance process has already begun before a mortgage can be secured. You’ll need to get in touch with an insurance agent and discuss the type and amount of insurance that your specific property will need.

Lender Appraisal

The lender who is providing your mortgage will want to have the property appraised to make sure it’s actually worth what you agreed to pay for it. Lenders want to make sure their financial interests are protected at all times, and aren’t in the business of lending huge sums of money for properties that are worth a lot less than what buyers agree to pay for of them.

If the appraisal comes in at a price that’s lower than your offer price, mortgage financing will likely be declined, unless you can come up with more money to put towards the downpayment, or if the seller agrees to shave a few bucks off the price to match the appraised value.

Home Inspection

A home inspection should always be part of a purchase agreement, with very few exceptions. While the contract is in escrow, a licensed home inspector will check out the integrity of the property’s structure and finishes. Any problems that are identified will be itemized on a report, along with any suggestions on how to rectify them and the cost associated with doing so.

If any issues are identified, you have the option to renegotiate the price in order to cover the costs of making any repairs, or ask that the seller make the repairs prior to you taking possession. Of course, the seller can always decline, at which point you have the option to either go ahead with the sale anyway, or back out as a result of the home inspection not being satisfactory to you.

HOA Document Review

If you’ve purchased a property in a homeowner’s association, then the HOA documents will need to be reviewed by your lawyer. You could do it yourself, but these documents are lengthy and complex, so you’re better off leaving it to an attorney to review on your behalf.

Analyzing these documents will help identify if there are any potential problems with the HOA, such as pending lawsuits, limited reserve funds, problems with the building, and so on. If you’re not satisfied with what the HOA documents reveal, you can back out of the deal before final closing.

HUD-1 Settlement Sheet

As the closing date approaches, a HUD-1 Settlement Sheet will be prepares which lists all the debits and credits for the buyer and seller. For instance, if the seller owes any back taxes on the property, they’ll be considered as a debit to the seller, and listed on the HUD-1 sheet as such.

Final Walk-Through

If you’ve included a contingency in your contract that allows you a final inspection a couple of days before closing, then you have the opportunity to go back and make sure everything is the way it was when you agreed to buy the property.

The Bottom Line

As you can see, there’s a lot that goes on in escrow, which is why it can often take a while to complete before final closing. But don’t get too concerned about the complexities involved, since your real estate agent will be there to oversee the whole process.

If a good deal is what you’re looking for when it comes to buying a house, the last people you want to put off are the sellers.

The truth is, there’s a certain etiquette that buyers should follow throughout the home-buying process, and failure to follow it could actually cost you a lot of money.

At the end of the day, it all comes down to being courteous and having some common sense. Even if you mean no harm, you could inadvertently turn the sellers off with a certain gesture or comment that could potentially sabotage your negotiating power.

Stick to the following rules of home-buying etiquette to make sure the experience is a good one.

Stick With Reasonable Viewing Times

Use common sense when it comes to the days and times that you want to go see a listed home. Generally acceptable viewing times are typically between 10am and 8pm throughout the week. Asking to booking a showing at 10pm on a Tuesday night or 7am on Sunday morning isn’t going to cut it. Agents will likely get shut down if they ask the sellers for a showing at any one of these unreasonable times.

Don’t Demand Last-Minute Appointments

While your agent is working diligently to find you the right home, he or she is not at your beck-and-call. While many times agents and sellers can accommodate an immediate showing, many times they cannot.

While it doesn’t hurt to ask if there’s a last-minute time slot available, don’t demand it. The typical protocol is to book showings at least 24 hours in advance to allow the seller to make arrangements to not be home during the showing, and to have the home adequately prepped to be viewed. It also helps agents ensure that there is free time in their schedules to accommodate an appointment.

Skip the Unauthorized Photography

When you’re at a viewing, don’t whip out your smartphone and start snapping photos of the interior and exterior of the home unless you’ve been given direct permission to do so. That’s just rude and inconsiderate. After all, it’s not a public place – it’s still the sellers’ home, and it’s private property.

Don’t Deal With Any Other Agent if You’ve Already Signed With One

If you’ve already signed a contract with an agent, don’t call the listing agent of a home you’re interested in seeing. Actually, don’t call any other agent at all except your own. Even if your agent is away on holidays, proper etiquette would entail speaking with the agent who is covering for yours while they’re away. Not only is it discourteous to your agent and the other, it could even cost you money considering you’re under contract.

Be Honest With Your Agent About How Serious You Are About Buying

Don’t waste your agent’s time, nor the time of sellers with showings if your immediate intentions are not to buy anytime soon. Agents and sellers are busy enough without entertaining people who are just curious about seeing how other people live.

And even if you are serious about buying, don’t ask your agent to show you 10 houses in one afternoon. Viewing homes takes a lot of time, and taking up your agent’s entire afternoon is expensive for them. Not only that, but seeing too many homes at once will actually cloud your judgment and make it difficult to remember what you saw in which house. Stick to a maximum of only 3 or 4 home listings for each round of showings.

Make Sure You Can Afford the Place

If you’re looking at a home that’s listed for $600,000, but you can only realistically afford one for no more than $300,000, you’re wasting everyone’s time, including your own. Maybe you really do think you can afford the place, and are just naive to the whole home buying process.

That’s where a mortgage pre-approval can come in handy. This will give the lender a chance to analyze your income and current debt to see what you can realistically and comfortably afford. That way, you can focus only on the homes that fit your budget.

Many real estate agents actually require their clients to be pre-approved, and many sellers prefer to see an offer come in from prospective buyers who already have a pre-approval letter from their lender.

Be Polite and On-Time at Showings

This one goes without saying, but it’s still worth mentioning. Be polite to your agent, and to the sellers if they happen to be present. And don’t go sifting through clothes drawers or ransacking the storage closet. Looting around during a showing is definitely not polite.

In addition, make sure you’re on time for the showings. These appointments are usually only for a half hour to an hour, so you want to use each minute to your advantage to get a good sense of the home. Not only that, but it doesn’t show much respect to your agent to make them wait around forever for you to show up. They’ve likely got better things to do. 

Don’t Directly Contact the Homeowner

If a home is listed through an agent, then it’s protocol for any communications to take place between your agent and the seller’s. Under no circumstance is it acceptable to contact the homeowner directly. Not only will you seem overly aggressive, you’ll likely upset the homeowner.

Don’t Act Like the Home is Yours Until it Actually is

Even if you’ve fallen madly in love with a house, and have gone so far as to put an offer on it, the house isn’t yours until the keys are physically in your hands. Don’t show up to the home unannounced and start taking measurements for the sunroom addition you’ve got planned, or where you want the pool to go. Wait until the deal is formally done before you start making any plans.

Don’t Make Comments About the House When the Seller is Around

If the seller happens to be present when you’re viewing the home with your agent, reserve your comments until you’ve left. The homeowner might not appreciate hearing your thoughts on the outdated paint colors or the unattractive living room furniture. You’ll only hurt their feelings, as well as your negotiating power.

The Bottom Line

These tips aren’t hard to follow. In fact, they can be applied to any aspect of life. Use some common sense, be courteous, and be open and honest so that everyone’s happy.

When your home is listed for sale, you want it to get as much attention from prospective buyers as possible. Imagine the attention that your home would get if you planted a For Sale sign that was framed in flashing lights and was as big as the house itself.

The thing is, local governments can regulate these signs based on their esthetics, as well as where they are placed. And if you’ve got one of those neighbors who likes to complain about everything, you can bet that your sign will be questioned if it doesn’t fall within these established regulations.

But don’t fret – federal courts have established that the use of signs – including For Sale or Open House signs – is protected by the first amendment to the Constitution. Any local government regulations need to be “content neutral,” which means they can’t flat-out prohibit the use of these signs when you’re trying to market your property’s listing. 

They do, however, have the right to regulate signs based on esthetic and safety purposes. So that bright, flashy sign we mentioned earlier would most definitely fall under the “denied” category.

You can find more specifics about the power that local governments have when it comes to For Sale signs on private property in the California Civil Code (sections 712 & 713) itself. The code states that owners or their real estate agents have the right to put a For Sale sign on the owner’s private property, or on the private property of an individual who provides consent.

Once this right is established, the signs themselves need to meet certain criteria. For starters, the sign needs to be located in a logical spot where the public has clear view of it. The sign also needs to be a fair size with a reasonable design, and not compromise traffic and public safety. Basically, the sign shouldn’t abut the curb and spill onto the roadway. In this case, you can bet the sign will be yanked.

The local government can specifically define these criteria, as long as they are reasonable. Once these restrictions are established, a separate private entity can’t just swoop in and make further demand or limitations.

Case in point: HOAs. If the city has already stated that your sign meets the criteria, the HOA can’t make up a more prohibitive rule. So, if the city’s current sign ordinance states that For Sale signs can be any color, an HOA can’t make up a rule that says signs can only be emerald green.

That should help homeowners breathe a sigh of relief if their HOAs are known to be sticklers.

Unfortunately, there is a potential loophole in the matter of private entities like HOAs infringing their absurd rules about For Sale signs. If the city doesn’t have an established rule about a specific trait, then an HOA can actually legally enforce their sign rule, as silly as it may sound. For instance, if the city’s sign law specifically stated that any color is allowed, the HOA’s demands would have no ground to stand on.

Thankfully, the federal court recognizes the legal right that local governments have when it comes to managing For Sale signs and ensuring that the regulation content is neutral. Hopefully, the city you live in has reasonable sign statutes that are spelled out in detail so you can plant your For Sale sign on your front lawn in peace.