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The Greensboro Affordable Home Loan Initiative (GAHLI) is a program that provides home-buyer counseling, education, and financial assistance to low and moderate income first-time Greensboro home-buyers.

The program is administered by the Greensboro Housing Counseling Service (GHCS), whose goal is to serve approximately 40 households annually with home purchase support. Funding for the program is provided from the US Department of Housing and Urban Development and the City of Greensboro.

The program walks applicants through a three-step home-buying process.

Download this brochure about the process.

Step 1: Learn

The first step in working with GAHLI is scheduling a pre-qualification interview with a GHCS housing counselor.

What you should bring to the interview:

  • $25 non-refundable processing fee (paid upon acceptance into the program)
  • Photo identification (such as a driver’s license)
  • Proof of income and employment for the past three years (recent pay stub, federal tax returns along with W-2s for the last three years)
  • Bank statements showing current checking and saving account balances.

The one-hour counseling interview will cover program eligibility requirements, lending criteria, and credit worthiness. A credit report will be pulled and discussed with the applicant(s). If the applicant is not ready to purchase a home, the counselor will determine what steps will be necessary to qualify the applicant for assistance in the future. 

Step 2: Search

If the applicant is accepted into the program, he or she will be instructed to enroll in a home-buyer training session presented by Consumer Credit Counseling Service (CCCS). To contact CCCS, call 336-373-8882. Completion of this course is mandatory before a homebuyer signs a purchase contract or receives GAHLI financial assistance.

The session covers the following topics:

  • Family budget management
  • Homeowner’s insurance
  • Fair housing
  • Working with a realtor
  • Home inspection
  • Mortgage financing
  • Closing on your home
  • Rights and responsibilities of home ownership
  • Basic home maintenance

Once training has been completed, qualifying home buyers are eligible to apply and receive a GAHLI second mortgage.

Step 3: Qualify

For qualified home buyers GAHLI provides a no-interest second mortgage. Repayment is deferred until the property is sold (properties must remain owner-occupied) or the first mortgage is paid. Funds may be used for down payment, closing costs, and/or principal reduction, but GAHLI funds cannot be used to pay discount points, buy downs, or prepaid expenses*. In order to receive a second mortgage, participants in GAHLI must obtain a fixed-rate, 30-year first mortgage from participating FHA, VA, conventional (non-conforming, high interest rate and fee loans will not be accepted) or portfolio lenders. Lender- or seller-paid 2:1 buy downs will be accepted. GAHLI funds will not be approved in conjunction with ARM or balloon first mortgage financing. Participating lenders must receive an orientation session from GHCS and should assist the home-buyer in understanding GAHLI’s eligibility requirements.

The amount of GAHLI's financial assistance is determined by household size and income based upon the HUD figures for the Greensboro area.

The chart below shows the maximum assistance available.

Household

Below 50%

Maximum

Below 65%

Maximum

Below 80%

Maximum

Size

Median

Assistance

Median

Assistance

Median

Assistance

1

$19,850

$4,000

$25,805

$3,000

$31,750

$2,000

2

$22,700

$5,000

$29,510

$4,000

$36,300

$3,000

3

$25,550

$5,000

$33,215

$4,000

$40,850

$3,000

4

$28,350

$5,000

$36,855

$4,000

$45,350

$3,000

5

$30,650

$5,500

$39,845

$4,500

$49,000

$3,500

6

$32,900

$5,500

$42,770

$4,500

$52,650

$3,500

7

$35,200

$5,500

$45,760

$4,500

$56,250

$3,500

8

$37,450

$5,500

$48,685

$4,500

$59,900

$3,500

 In addition to any financial assistance provided by GAHLI, purchasers must provide, from their own funds, the minimum down payment and prepaid costs described in the following chart. This home-buyer contribution is also based upon household income and family size.

Income Minimum Down Payment Requirement

Below 80% Median $1,250 + pre-paids* at closing

Below 65% Median $1,000 + pre-paids* at closing

Below 50% Median $ 750 + pre-paids* at closing

*The seller or a third party, if allowed by the first mortgage lender and loan underwriting, can pay pre-paids.

For purposes of calculating program eligibility and home-buyer subsidies, a maximum housing expense-to-income ratio in the range of 29-33 percent will be acceptable and a maximum debt-to-income ratio in the range of 38-41 percent will be allowed. In addition, home buyers are required to reserve the amount of one house payment in their savings or checking account. The lender must verify reserves.

Eligible properties include new, existing, or rehabilitated single-family homes and condominiums. First time home-buyers may purchase new homes with a sales price up to $175,000 and existing homes with a sales price up to $160,000 and located within Greensboro’s city limits. Properties must meet housing code standards. A home inspection must be performed on all existing homes. Purchasers may also qualify for an Energy Efficiency Grant in the amount of $3,000 through the GAHLI program when purchasing a newly built or renovated home that is Energy Star qualified.

Eligibility Requirements

  • Household income(s) must be at or below 80 percent of the area median income (see chart above)
  • Cannot have owned property within the last three years
  • Property must be located within the City limits of Greensboro
  • Purchase price of property may not exceed $175,000 for new construction and $160,000 for existing
  • Must complete eight hours of classroom home-buyer education
  • Maximum housing expense ratio is 33 percent
  • Maximum debt-to-income ratio is 41 percent

For more information contact
Rhonda Enoch at 336-373-4146.

 

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Last updated: 6/17/2016 3:16:45 PM