Are you trying to buy a home with a roof that needs repair or are you trying to figure out how to get an insurance claim check endorsed by your mortgage company? We will be covering how ways you can finance homes with roof problems. Republic Roofing will be sharing how to file a claim for a roof repair. They will talk about what type roof materials to use and NOT use.
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To Your Success,
Jo Garner, Mortgage Loan Officer and Radio Talk Show Host
Good morning, Memphis! Welcome to our internet listeners and podcast listeners across the 50 states! You’re on Real Estate Mortgage Shoppe. I’m your host, Jo Garner, Mortgage Loan Officer. You can connect with me at www.JoGarner.com. Our general topic is MY MORTGAGE AND MY ROOF—PROTECTION FROM THE STORMS.
If you have a question or comment, text me at (901) 482-0354 or if you’re on Twitter, make them to #JoGarner or call me directly off the show at (901) 482-0354. You can call us while we are live at (901) 535-9732 or outside the Memphis area (800) 474-9732 Today is April 8th, 2017.
FINANCING, FILING AND FIXING WITH MORTGAGES AND INSURANCE
Are you trying to buy a home with a roof that needs repair or are you trying to figure out how to get an insurance claim check endorsed by your mortgage company? We will be covering how ways you can finance homes with roof problems. Republic Roofing will sharing how to file a claim for a roof repair. They will talk about what type roof materials to use and NOT use.
INTRODUCING THE ROOFERS
Justine and Angie Brady of Republic Roofing and Restoration in Collierville, TN is a licensed general contractor with a primary focus on fire, wind, water and hail damage. You are a preferred contractor for Owens Corning and a Certified Weather Stopper Roofing and well-known in the business networking circles in the Memphis area. Tell us a little bit about you and what you do for your clients.
ROOFS AND RAIN ON FAST FORWARD
As a homeowner and landlord, I have experienced a number of roof repairs and replacements. The one I will never forget is the sunny, summer morning the roofers had torn the roof and decking off of one of my rental properties where a dear lady lived. The roof replacement job seemed to be going along at a steady pace, when suddenly, seemingly out of nowhere, big dark rain clouds began forming and blustering toward us. The feeling of panic started in the pit of my stomach and I could only imagine what a palooza of wind and water pouring down on this roofless house would do to my tenant living in the house and to my pocket book too.
The roofers could see me pacing the lawn in utter distress. When I looked up at the guys on the roof, it was like watching a movie at regular speed and then having someone suddenly click the DVD to play at a faster and faster speed. These guys started moving at fast forward speed. That roof decking got nailed down in double time. It was something to see! And just in time before the monsoon hit us.
The roof is a very important part of the house because it protects all of the other systems and structures. Government mortgage programs are strict on making sure the roof is in good condition before the borrower can close on a home purchase or a refinance. Sometimes the mortgage company requires a licensed roofer to inspect the roof and give a certification of the roof’s condition. If the roof is not leaking and the roofer indicates more than an estimated 2 years of life to the roof, the loan is allowed to close with no repair to the roof.
If an appraiser makes a notation on the home appraisal about the roof being in disrepair or in need of replacement, mortgage underwriters will almost always require the roof be in good condition before the loan is allowed to close. There are some exceptions to this though. In some cases, someone like the buyer or seller can put up one and a half times the amount of money a licensed roofer says it will costs to fix the roof. The money is put into an escrow account at the title company. The loan is allowed to close but the escrowed money is not released until after the roof is fixed and the mortgage company has a clear inspection certification.
SEALED FROM THE INSIDE AND BREATHABLE FROM THE OUTSIDE
Republic Roofing talks about the roof needs to be sealed from the inside and breathable from the outside. Justin Brady explains that insulation is needed to seal the roof from the inside. Ventilation is needed to make your roof breathable on the outside.
MORTGAGE MARKET NEWS
We are going to be talking more about your Mortgage, Your Roof-Protection From the Storms when we come back from break. Before we go to our station break, here’s a quick mortgage market update. Yesterday mortgage companies across the country were placing their bets that the price on mortgages would go lower. Usually when there is political unrest overseas AND the job report is not as good as expected, people throw their money into bonds, sending mortgage rates lower. But yesterday it was a case of “too much good news is not to be trusted.” Mortgage lenders actually slightly raised the price on mortgage rates. The 30-year fixed rate conventional loans were quoted about 4.125% to 4.25% with the 15 year fixed rate coming in around the mid 3’s. Still terrific rates for home purchases or refinances. Take a spin on my calculator and let’s see how much we can make your life easier. But you have to talk with me personally so I can work with you personally . You can connect with me at www.JoGarner.com or call me directly at (901) 482-0354. MAKE YOUR PLAN. LET’S WORK YOUR PLAN. IF THE DEAL WORKS FOR YOU TODAY, DO IT TODAY!
QUESTIONS ANSWERED BY REPUBLIC ROOFING
- What is your advice on the best way for people to file insurance claims on a roof repair or replacement?
- Talk a little bit about the other home services you offer other than roof repair.
- What type roofing products do you recommend? Which roof types would you NOT recommend?
- What roof types tend to perform better than others?
- What are some things homeowners can do to help maintain their roof?
- Do you work with real estate investors?
- Do you have warranties on the work you do?
- What do you do in the restoration business? Please talk a little about how a fire or other damage can affect a homeowner.
- Do you have any advice for someone who has had a fire or water leak in their home?
QUESTIONS ANSWERED BY JO GARNER
- Why does the mortgage company have to endorse the insurance claim check to fix my roof?
Recently I got a call from a past client who had to replace his roof. He handed me the check from his insurance company made out to him and the mortgage company. “Can you have someone over at your office endorse this check today so I can pay the roofer?” He wanted to pay his roofer that week. My advice to him was to be patient. There is a process to something as simple as a signature on a check.
Insurance companies make the repair claim check out to the contractor and the mortgage company who holds the lien on your home. They do this because the bank owns your home as much as you do. It’s the same reason vehicle insurance checks are made out to the lienholder and the car owner jointly. In a lot of cases, you will need to send the insurance claim check to the proper mortgage department so they can endorse the check so you can get the money back and pay your contractor.
The best tip on getting your funds from the insurance company with all of endorsements, is to BE PATIENT. Review your insurance policy. Review the amount of your claim check and the costs of the repairs. Make sure you are getting the full amount of what is due to you.
- What if the roof shows signs of leaking or has missing shingles on the home I am about to buy?
If you are the buyer and you are getting a mortgage to purchase this home, the appraiser who goes out to the home will very likely notate on the appraisal report that the roof has missing shingles and appears to be leaking.
Mortgage underwriters typically will require the roof be repaired before your loan can close. The roof is considered a repair that affects the habitability of the home. Sometimes appraisers will require a certified roofer to write a letter stating the condition of the roof and how many years of life left in the roof. If a certified roof inspector states the roof has less than 2 years of life, then most loan programs will require the roof be replaced before the loan can close.
Some loan programs will allow the roof repair or replacement to be completed AFTER closing if the buyer or seller puts one and half times the amount of money needed to fix the roof into an escrow account at the title company at closing. Once the roof is fixed and it has passed inspection, the funds are released from the escrow table at the title company.
- How do I finance a fixer-upper house where there may be $5,000 or even $105,000 or more in costs to repair the home?
A while back my assistant, Susan, and I had a borrower who was a Vietnam veteran. He found a major fixer-upper home. The price was a little over $150,000 and the repairs were over $75,000, but the house would be worth over $275,000 . He was walking into quite a bit of equity, so on paper it made since. But this veteran didn’t care about the equity. He told us when he walked through the house, he felt peace and he felt happiness. He knew he had finally found his forever home. He knew exactly how he wanted to fix up this home. Talk about motivation! The realtor and our mortgage team rolled up our sleeves and got him to his celebration closing day.
On home purchases that require over $5,000 in repairs on the home, some buyers opt to use a special renovation and repair loan. Other buyers opt to pay cash for the home and perhaps later refinance the home and get their cash back.
The standard government loan renovation and repair mortgages, the repair work has to be done by licensed contractors and not by the borrower. The mortgage company will appoint a HUD Consultant to review the bids from contractors, inspect the property and the repairs as they are being done to make sure the work is being done properly. The renovation and repair loans are more expensive because of the cost of the HUD Consultant, the inspections and title updates, but if the house is worth more than the borrower has paid, in the end, it can be a great deal.
- Talk Shoppe offers free networking & education to anyone interested in real estate or in business. Talk Shoppe meets every Wednesday 9A-10A CT at Nova Copy Conference Center 7251 Appling Farms Parkway Memphis, TN. This Wednesday April 12th, 2017 Talk Shoppe presents: “Beat The Battle of The Bugs” by Richard Hill, 901 Pest Control (901) 327-8803 .
- Talk Shoppe events are free thanks to sponsors like Kevin Yee, of Save Energy Solutions (901) 492-1649 www.sesinfo.biz Kevin seals the ducts in your home to keep bad air out of your home.
- Thank you to www.BackupRX.com for keeping Talk Shoppe’s computer data backup and safe. To protect YOUR digital data, connect at www.BackupRX.com
- For more about Talk Shoppe, go to www.TalkShoppe.com.
- FOR THIS PODCAST OF REAL ESTATE MORTGAGE SHOPPE AND MORE, GO TO JOGARNER.COM
- Real Estate Mortgage Shoppe reminds you that IF THE DEAL WORKS FOR YOU TODAY, DO IT TODAY.
- THANK YOU TO MEGAN WOLFE, OUR AWESOME VIDEOGRAPHER WITH MEGAN WOLFE PHOTOGRAPHY www.meganwolfephoto.com
SPECIAL NOTE: REAL ESTATE MORTGAGE SHOPPE RECOMMENDS THAT YOU CONSULT WITH A FINANCIAL, LEGAL OR OTHER CERTIFIED, LICENSED PROFESSIONAL BEFORE ACTING OR INVESTING ON ANYTHING YOU HEAR OR SEE FROM THE CONTENT ON THIS SHOW OR BLOG POSTS. THE INFORMATION WE SHARE ON REAL ESTATE MORTGAGE SHOPPE IS GENERAL IN NATURE MEANT FOR GENERAL EDUCATIONAL PURPOSES ONLY.
Peggy Lau, Independent Representative with World Ventures (901) 289-0747 Immerse yourself in a one-of-a-kind travel community. Earn free first-class trips
Mary Lou Nowak, Mid-South Home Helpers www.homehelpershomecare.com (901) 414-9696 @homenearyou Mary Lou makes life easier by helping at home:
Companionship, Meal Preparation, Bathing/Dressing, Transportation, Medication Reminders, Errands
Jana Cardona, Executive Director of Business Network International www.bnimidsouth.com 901-492-1264
Transitional Music: Up On The Roof by The Drifters; Riding The Storm Out by REO Speedwagon; Rocking With The Rhythm of the Rain by The JUDDS; “Memphis” by Johnny Rivers for the Look Back Memphis Trivia Contest
About Republic Roofing and Restoration, Collierville, TN
“Where the friendship of those we’ve served are the foundation of our business.”
@RepublicExteriors www.RepublicExteriors.com (901) 297-4141
Republic Roofing & Restoration is a licensed general contractor with a primary focus on fire, wind, water and hail damage. As a preferred contractor for Owens Corning and a Certified Weather Stopper Roofing Contractor for GAF, Republic Roofing & Restoration has the ability to offer the nations leading manufacturers warranties as well as workmanship warranties for the entire lifetime of the roofing system. Please contact us today to schedule your free in-home consultation and damage evaluation.
About Jo Garner
cell: (901) 482 0354
Jo describes her job description: “As a mortgage loan officer, my job is to give my client the benefits they want from their financing terms– listening to my client and determine what’s of the most value to THEM– What is their comfort level on a house payment, how much are they comfortable paying down, what type of financing do they need to get the house they want to buy or refinance. Different clients have different priorities in life—some are buying their first home with very little down payment funds. Some are recovering from medical challenges, divorces or preparing to send children to college and some are embarking on a long term goal of buying properties to build rental income. Whatever their personal priorities are, my job is to put together a mortgage with comfortable terms that will help them achieve their goals.”
Jo Garner is a mortgage officer with extensive knowledge in tailoring mortgages to her customers who are refinancing or purchasing homes all over the country. She offers conventional, FHA, VA or other loan programs for refinancing and purchases.
Jo can help you look at rent vs buy, when it makes sense to refinance, how to get the best deal on your home purchase financing.
Jo Garner has been in the real estate/financing business for over 20 years. She got her start in Portland, Maine where she first began her real estate career. She received her real estate education from the University of Southern Maine and was personally mentored in San Diego, California by Robert G. Allen, author of Nothing Down, Creating Wealth and The Challenge.
On moving back to West Tennessee in 1987, she went into business buying and selling discounted owner-financed notes secured on real estate. In 1990 Jo went to work for a residential mortgage company and has been a mortgage loan officer for over 20 years. Her goal is to offer excellent, affordable service to her customers, tailoring the loan programs to the specific needs of her clients.
In addition to her work in the mortgage field, Jo Garner is the primary sponsor and founder of Talk Shoppe in Memphis. www.TalkShoppe.com Jo is host of Real Estate Mortgage Shoppe and currently publishes on her blog www.JoGarner.com