Breakfast 7:45 8:45 BRONZE SPONSORS

Transcription

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2 Breakfast 7:45 8:45 BRONZE SPONSORS

3 SESSION #1 Raising the Bar: Making the Most of Property Preserva<on Moderator: Steve Meyer, Safeguard Proper3es

4 Panelists Darcy Stennes, Sterling Claims Management Inc. Tracey Hager, Mortgage Contrac<ng Services, LLC John Long, Xactware Michelle R. Stevens, Al<source Brian Potasiewicz, SecureView, LLC Michael Greenbaum, Safeguard Proper<es

5 Discussion Points Maximizing Hazard Claim Opportuni<es Benefits and Opportuni<es to Leverage Cost-Es<ma<ng Tools and Technology Winning the Conveyance Game (conveying within 30 days) Alterna<ve Ways to Disposi<on Proper<es Strategies for Managing Proper<es in High-Vandalism Areas

6 Maximizing Hazard Claim OpportuniDes Emergency RemediaDon: Damages o^en occur at proper<es requiring immediate emergency mi<ga<on efforts (water extrac<on, drywall removal, etc.). The key to being able to recover these expenses under an insurance policy is adequate documenta<on (line-by-line invoices, before/ during/a^er photos). Other PreservaDon Expenses: Re-securing expenses, tree removals, roof tarps, etc. can also be recovered if related to an insurable loss, provided adequate documenta<on is available.

7 Maximizing Hazard Claim OpportuniDes Flag Damages as Early as Possible: Early documenta<on of damage is essen<al. Claims generally take days to resolve depending on the carrier and the nature of the loss, so ensuring that you have an effec<ve way of flagging damage, even if discovered on a drive-by inspec<on, is crucial to ensure the claim is filed <mely. The quality of photos and verbiage are a key component to ensuring a claim s success. Descrip<ve words referencing water, the^, vandalism damage, etc. are more helpful than neglect or wear and tear. Hazard and Property PreservaDon Synergies: U<lize technology to streamline data feeds between preserva<on and hazard vendors related to claim recoveries and repairs.

8 Maximizing Hazard Claim OpportuniDes DocumenDng First Time Vacancy: Insurance policies require that the carrier be no<fied of any known change in risk, occupancy, or ownership. If the carrier is not no<fied upon vacancy, subsequent insurance claims could be denied. Timely WinterizaDon: As we are entering into the months where freeze damage is a common occurrence, keep in mind that carriers can and will deny claims resul<ng from freeze damage if adequate effort was not made to maintain heat and/or winterize the property. It is crucial that winteriza<on takes place as soon as possible once a property is determined to be vacant.

9 Maximizing Hazard Claim OpportuniDes Recoverable DepreciaDon: As much as one-third of all funds available to repair a property are associated with recoverable deprecia<on. Comple<ng repairs <mely to ensure these funds are recovered is important in maximizing hazard claim opportuni<es. Scope VerificaDon: Ensure accuracy of the scope or work. If scope is not accurate, detailed informa<on such as photos and cost es<mates of the missing items needs to be provided so a supplemental claim can be pursued.

10 Benefits and OpportuniDes to Leverage Cost-EsDmaDng Tools and Technology WE LIVE IN THE ERA OF BID DATA, BUT WE ARE BECOMING DATA BLIND.

11 Benefits and OpportuniDes to Leverage Cost-EsDmaDng Tools and Technology

12 Benefits and OpportuniDes to Leverage Cost-EsDmaDng Tools and Technology

13 Benefits and OpportuniDes to Leverage Cost-EsDmaDng Tools and Technology OLD WORLD BOTG, Regional and Na<onal Vendors and Servicers all use different terminology to refer to the same items. Servicers rely on an ever expanding army of BOTG vendors to properly iden<fy, quan<fy and report material issues. Data is transferred by hand from system to system, introducing errors and stretching <melines. NEW WORLD Everyone speaks the same language from top to bohom. BOTG vendors in the field are prompted by technology to collect the right data at the right <me for easy decisioning. Properly gathered data flows back to the decision makers u<lizing systemic integra<ons and automated data exchanges (no more retyping).

14 Benefits and OpportuniDes to Leverage Cost-EsDmaDng Tools and Technology YOU DON T HAVE TO DO BUSINESS IN THE DARK.

15 Winning the Conveyance Game MeeDng a 30-Day Time Frame IniDal Secure Quality Control Review: Quality review at a fixed <me frame a^er the ini<al securing has been completed (45-60 days) in order to review against condi<ons reported at the <me of the order. The quality check ensures all condi<ons reported at the start of the pre-sale loan history are on a path to remedia<on and all internal dependencies were ini<ated. Soon a^er ini<al secure condi<ons are reported and ini<al bids are responded to, client engagement will be requested to, at <mes, make tough property decisions in or order to successfully transi<on to post-sale.

16 Winning the Conveyance Game MeeDng a 30-Day Time Frame IniDaDng Claimable Repair Work Pre-Foreclosure Sale: Delaying repairs un<l the loan has gone post-sale is one of the main drives for not mee<ng conveyance <meframes. Approval decisions do not happen immediately at foreclosure sale and repairs can take longer than 30 days to complete. Clients also have higher rates of success in recovering the recoverable deprecia<on and reducing out-of-pocket costs. 60 Day-to-Sale InspecDon: 60 to 90 days prior to the property going to a scheduled foreclosure sale, ini<a<ng a work order to complete the full convey maintenance work order, excluding the removal of debris. This provides for an updated full condi<on report and allows for ini<a<ons of all secondary processes to include hazard claims, repairs, and bid submissions.

17 Winning the Conveyance Game MeeDng a 30-Day Time Frame Establishment of Client Rules and Allowables to Aid Conveyance: Having delegated authority to address issues where investor allowables have been exhausted. Understanding these allowables upfront reduces the amount of escala<on required to our clients and overall losses related to addressing a known condi<on. Regular System ReconciliaDon and Organized Control ReporDng: Integra<ng as a best prac<ce with clients to ensure all property-related data is synchronized. This, as with many other steps in the process, requires effec<ve client engagement.

18 AlternaDve Ways to DisposiDon ProperDes AucDon Programs Leveraging claims without conveyance of <tle (CWOT) Reduces carrying cost and increases third-party sales Leveraging auc<on a^er sale MarkeDng REO vs Conveyance to HUD: Many factors affect this decision, but having a robust process to evaluate the loan prior to foreclosure sale or shortly a^er sale can significantly reduce carrying costs and expenses. Factors such as delay in foreclosure, code viola<ons, and even the loca<on (high-vandalism areas) should be evaluated. DonaDon: Working with local land banks and community groups. The cost to take REO or convey to HUD will far exceed the poten<al recoveries.

19 Strategies for Managing ProperDes in High-Vandalism Areas OpDons for Securing to Prevent Vandalism Use of polycarbonate products, steel panels, alarm systems, and AC cages Using AlternaDve Products/Methods for Repairs PEX vs Copper Pumng AC condenser in a secured loca<on to be installed a^er sale to a new homeowner Pre-Conveyance InspecDons Allows for confirma<on of convey condi<on work comple<on

20 Morning Break 9:45 10:00 BRONZE SPONSORS

21 SESSION #2 MCM Viewpoint: Gaining Insight on Successful Conveyances Moderator: Kellie Chambers, Safeguard Proper3es

22 Panelists William Collins, U.S. Department of Housing and Urban Development Ryan McDouleh, Informa<on Systems and Networks Corpora<on (ISN) Tim Brandt, Informa<on Systems and Networks Corpora<on (ISN) Keith Clay, U.S. Department of Housing and Urban Development

23 Who is ISN? Founded in 1980 Federal Government Contractor Performed work for over 135 Public Sector clients and over 135 Federal clients

24 ISN s Role as the MCM ISN processes approximately 75,000 various types of transac<ons each month submihed from the mortgagees(and their vendors), HOCs/NSC, FSMs, and AMs as they relate to the conveyance process. Below are some of the types of ac<vi<es handled by ISN for processing monthly: Overallowable Requests and Appeals Extension Requests and Appeals Surcharge Requests and Appeals Occupied Conveyance Requests and Appeals A,B,C,D,E Claim Package Reviews and Demands Title Packages Reviews FSM Requests for Monetary Demands and Appeals AM/FSM/NSC Requests for Reconveyance and Appeals Reacquisi<on Requests from Mortgagees Document Execu<on QCD Processing

25 MCM Overview OCT 1, 2015 to SEPT 30, 2016 Conveyances 58,907 Overallowable Requests 385,089 (includes HECM) Extension of Time Requests 70,186 Surcharge Requests 2, A Claims 59,113 (22,578 Non-Compliance Lehers Issued) Title Packages 73,486 (7,938 Package Rejec<ons) BCDE Claims 49,306 Demands 34,571 (YTD Recovered $53,528,034) Reconveyances 3,007 (YTD Recovered $405,558,446) ReacquisiDons Con<ngent Approvals: 6,262 Final Approvals: 3,191 YTD: 9,453 QCDs Processed 4,556

26 Key Factors to Consider Moving Forward HUD Regula<on Updates Release of ML , ML , ML Updated P&P Allowables Updated Property Cap ($5000) Updated P&P Policies HUD Handbook En<re Handbook is now effec<ve as of Updated Due Diligence Timeframes MCM is reviewing foreclosure/conveyance <meframes on all ac<vi<es where applicable. Updated Appeal Procedures & Timeframes Mtgee has 10 Days to appeal from issuance of PNOIR.

27 MCM ObservaDons Common Mortgagee Trends Common Trends Observed by the MCM Resul<ng in Denials or Loss to Mortgagee: Lack of suppor<ng documenta<on No clear explana<on why non-rou<ne P&P is needed on a property Delays or un<mely responses to MCM inquiries Lack of communica<on between the mortgagee and their vendors Submission of duplicate work failure to review prior OA history before submimng a new OA

28 MCM ObservaDons Common Mortgagee Trends Common Trends Observed by the MCM Resul<ng in Denials or Loss to Mortgagee: Photos Not date stamped Bad thumbnails Excessive/unnecessary photos Not appropriately labeled Low quality

29 MCM ObservaDons Common Mortgagee Trends Failure to: Properly submit request in HUD s system of record (P260) Adhere to updated HUD regula<on/policy Provide FC chronology on ques<onable delinquencies, 36+ months Properly u<lize Mtgee Comments Sec<on on A Claim Form Provide complete <tle package Provide completed A and BCDE claim packages Properly u<lize Cost to Date fields on OA submissions U<lize proper categories when uploading documenta<on or claim packages Appeal in a <mely manner

30 Over-Allowable Submissions Best Prac<ces Clear Explana<on of why work is necessary if not rou<ne P&P U<lize Mtgee Remarks Field or OA Notes Sec<on Complete Inspec<on History (Date of Default to Current Repor<ng Month) Detailed Date Stamped Photos to support each line item submihed on OA Itemized Bid with dimensions and materials needed FC Chronology on proper<es 36+ months delinquent with no valid delays being reported in FHA Connec<on Specialty Bids (Structural, Health Hazards, Viola<ons, Bio-Hazard, Non Rou<ne P&P) Provide if Applicable: insurance docs, viola<on docs, origina<on appraisal, leherhead bid for hazards, and other per<nent informa<on your office feels is necessary to jus<fy the scope of work.

31 Claim Package Submissions Best Prac<ces A Claims U<lizing Mtgee Comments sec<on to properly note damages and lis<ng per<nent informa<on necessary for MCM review. Ensure A Claim Form is properly filled out and complete to prevent hard edits If your office receives no<fica<on from the MCM regarding a Hard Edit, ensure to resolve it quickly. If the Hard Edit isn t resolved within 60 days, the MCM will ini<ate a QCD back to your office and request HUD to delete the claim BCDE Claims Provide Before/A^er photos of work completed for P&P expense claimed Do not provide unnecessary photos and ensure all photos are date stamped Ensure to upload the BCDE Claim package under the property category in P260, otherwise the system will not trigger a review by the MCM. Ensure the BCDE Claim form is properly filled out and complete.

32 Title Package Submissions Best Prac<ces All Title Packages Require the following: Recorded copy of Deed to HUD A Claim Form Mortgage (All Pages) Title Evidence: Title Policy and Cer<ficate of Title/Ahorney Cer<ficate Helpful Informa<on to include in Title Package: (But not required) Mortgage Note Subs<tu<on of Trustee, Appointment of Trustee, Trustee s Deed, or Trustee s Deed upon sale Foreclosure Deed/Sheriff s Deed No<ce of Default

33 Reconveyances Best Prac<ces Request for early billing. If there is no dispute to a PNOIR that has been issued, reques<ng an early billing leher is an effec<ve way to reduce holding costs. Doing so allows property to be returned to your office at an accelerated pace, crea<ng an opportunity to cure PNOIR issues and return property to HUD inventory faster Bypasses. Bypass approval is granted by HOC GTR and not the MCM. If there is no disagreement, bypass requests should go to MCM-Reconveaynce@ISNCorp.com. If a por<on of the reconveyance is in dispute, the appeal and bypass request should be submihed on the same request to the MCM-Appeals@ISNCorp.com inbox. Other helpful notes. No<fying the MCM of payment remihance for reconveyance will reduce the MCM s processing <me for QCD back to your office. An extension of <me to remit funds only can be requested from the Reconveyance inbox. This is not an opportunity to submit an addi<onal appeal or inquiry. Reques<ng early billing or bypass a^er PNOIR issuance is considered acceptance of the condi<ons/ issues outlined in the PNOIR in full and there is no opportunity for appeal

34 ReacquisiDons Best Prac<ces Incomplete reacquisi<on packets are one of the highest reasons for reacquisi<on denials. By providing the following, a full reacquisi<on review can be completed: FHA case number in the subject line PNOIR provided Succinct photo documenta<on clearly showing before/a^er photos of repairs as well as current property photos of all areas of the home (interior photos of every room as well as any detached structures as well as exterior photos of the property). If HUD was not in <tle was the reason for reconveyance, an executed deed to HUD must be provided for reacquisi<on to be considered. Please keep in mind that current property condi<ons are reviewed for both con<ngent and final reacquisi<on and denials for property condi<ons can occur on final reacquisi<on review. If there is any clarifica<on needed on either stage of a review, a denial can be issued with an explana<on provided. The goal of reacquisi<on reviews is to avoid unnecessary second reconveyances or demands. Being thorough in the reacquisi<on process helps achieve these goals and saves <me and money for both HUD and mortgagees.

35 QCDs (Quit Claim Deeds) Best Prac<ces In states where mortgagee must execute and send the deed from HUD for recording, it is impera<ve that these deeds be addressed as quickly as possible to avoid poten<al demands for addi<onal holding costs. All documenta<on must be uploaded to P260, HUDs system of record. Any documenta<on sent outside of P260 cannot be considered for review. ISN receives a high volume of document execu<on requests. A return label or self-addressed and stamped envelope is required. The request needs to include a cover leher with execu<on instruc<ons. All fields that need signature and/or notary must be indicated on the documents sent in for execu<on. Documenta<on requiring execu<on on HUD s behalf as the GRANTEE can be sent to the MCM Ahn: Document Execu<on Department Documenta<on requiring execu<on on HUD s behalf as the GRANTOR can be sent to MCM Ahn: QCD Department or MCM-QCD@isncorp.com Any CWCOT cases that need to be QCD d back to a mortgagee must be sent to NSCDeeds@hud.gov and not ISN.

36 Industry Updates New HUD Program/MCM Ac<vity Pre-Conveyance Inspec<ons Criteria is s<ll under review by HUD to determine what type of proper<es qualify for a pre-conveyance inspec<on by the MCM/FSM. The mortgagee will be able to order an inspec<on prior to conveyance through the MCM. The MCM will then coordinate with the FSM and obtain inspec<on results. Based on the FSM findings, the MCM will determine if the property is acceptable for conveyance or not. Details, Criteria, and Procedures will be provided a^er pilot is kicked off and func<onality is added in P260.

37 Industry Updates YARDI/P260 Improvements Reconveyance Module Target Release is November 14th 2016 YARDI will be conduc<ng webinars for industry training of the new module. If you would like addi<onal details please reach out to the MCM. Webinar 1 November 9 th PST Webinar 2 November 10 th PST Claim Block Module Target Release is end of Nov 2016 Mortgagee Contact Module Target Release is end of Nov 2016 Mortgagee Conference Calls with the MCM ISN is currently holding monthly conference with several mortgagees/servicers and is willing to accommodate mortgagees/servicers that have yet to u<lize this opportunity. This is helps to reduces common trends and keep your office up to date on regula<on/policy changes.

38 Guest Speaker Introduc<on Tod Burkert Safeguard Proper3es

39 Guest Speaker Cal Ripken, Jr. Baseball s All-Time Iron Man

40 Charity Raffle on Day 2 Enter to win a $1,500 travel voucher. Purchase *ckets at the charity raffle kiosk in the lobby. Raffle Dckets cost $20 each or three for $50 Drawing will take place during lunch.

41 Lunch and Raffle (HARBORSIDE D-E) 12:15 1:15 SPONSORS