HUD Archives: News Releases

HUD No. 22-070
HUD Public Affairs
(202) 708-0685
For Release
April 18, 2022

Federal Housing Administration Adds 40-Year Mortgage Modification with Partial Claim to Home Retention Options for Struggling Borrowers
Addition to loss mitigation home retention options allows servicers to assist additional FHA forward mortgage borrowers who are behind on mortgage payments due to COVID-19.

WASHINGTON - The Federal Housing Administration (FHA) announced on Monday that it is adding a new, 40-year mortgage modification option for mortgage servicers to use in conjunction with its partial claim option to assist additional borrowers who are behind on their mortgage payments for FHA Title II forward mortgages. This new loss mitigation home retention option is designed to help those borrowers who cannot achieve a minimum targeted 25 percent reduction in the Principal and Interest portion of their mortgage payment through FHA's existing 30-year mortgage modification with a partial claim.

"Over the last year we have made substantive changes to our COVID-19 recovery options that are showing strong results in helping homeowners with FHA-insured mortgages recover from the devastating financial effects of the pandemic. Adding a 40-year modification with partial claim to our toolkit for servicers today reaffirms our long-term commitment to continue helping as many struggling homeowners as we can to keep their homes," said Principal Deputy Assistant Secretary for Housing and the Federal Housing Administration Lopa P. Kolluri.

The 40-year modification with partial claim is now included as a component of FHA's COVID-19 Recovery Modification and is consistent with 40-year modification options provided by other mortgage industry participants. The 40-year modification with partial claim is to be used by mortgage servicers for borrowers where FHA's other Recovery options are unable to achieve the minimum targeted 25 percent reduction.

Mortgage servicers may begin implementing the new 40-year modification with partial claim option immediately but must begin offering this solution to eligible borrowers with FHA-insured Title II forward mortgages, except those funded through Mortgage Revenue Bonds under certain circumstances, within 90 calendar days.

40-year Mortgage Modification Proposed Rule

On April 1, 2022, FHA published a proposed rule ( in the Federal Register to solicit public comments on a proposal to allow servicers to provide a standalone 40-year loan modification option. The public comment period closes on May 31, 2022. When finalized, the rule will give FHA the ability to add a permanent 40 year term to its loss mitigation options.

FHA Single Family Loss Mitigation Home Retention Fact Sheet

Data as of February 28, 2022

  • FHA's seriously delinquent rate has significantly decreased from a high of 11.90% or 942,000 mortgages at the end of November 2020 to 6.48% or 474,000 mortgages as of February 2022, due in large part to the effectiveness of FHA's loss mitigation home retention options.
  • Since January 2021 alone, more than 1.1 million borrowers have exited forbearance.
  • From January 2021 through February 2022, FHA servicers have completed more than one million COVID-19 loss mitigation or other FHA loss mitigation home retention actions.

FHA COVID-19 Recovery Loss Mitigation Home Retention Options

FHA's COVID-19 Recovery options for use by mortgage servicers include the COVID-19 Advance Loan Modification (ALM). Available to owner-occupant and non-occupant borrowers, the COVID-19 ALM is a permanent change in one or more terms of a borrower's mortgage that achieves a minimum 25 percent reduction to the borrower's monthly Principal and Interest (P&I) payment and does not require borrower contact. Mortgage servicers will proactively mail the modified mortgage documents to borrowers who can achieve the required payment reduction. If the borrower chooses to accept the COVID-19 ALM they only need to sign and return the mortgage modification documents sent to them by their mortgage servicer.

FHA's current COVID-19 Loss Mitigation Home Retention "waterfall" of options for servicers to use with eligible owner-occupant borrowers with FHA-insured Title II forward mortgages contains the following:

  • COVID-19 Recovery Standalone Partial Claim: For borrowers who can resume making their current mortgage payments, the COVID-19 Recovery Standalone Partial Claim allows mortgage payment arrearages to be placed in a zero interest subordinate lien against the property. The Partial Claim amount does not require payment until the first of the following events occurs: the maturity of the FHA-insured mortgage, the sale of the property, the payoff of the FHA-insured mortgage, or if provided for under the Partial Claim note, the termination of FHA insurance, except that HUD will agree to subordinate the Partial Claim note to an FHA-Streamline Refinance.

  • COVID-19 Recovery Modification: For borrowers who cannot resume making their current monthly mortgage payments, the COVID-19 Recovery Modification resolves the outstanding mortgage payment arrearages by adding it to the principal loan balance of the first mortgage. The mortgage servicer then extends the term for 30 years (360 months) at an interest rate that is no greater than the current fixed market interest rate identified in FHA policy as of the date the borrower is offered a COVID-19 Recovery Modification, or extends the term for 40-years (480 months) at an interest rate that is no more than 50 basis points greater than the current fixed market interest rate identified in FHA policy as of the date the borrower is offered a COVID-19 Recovery Modification. The COVID-19 Recovery Modification targets reducing the borrower's monthly principal and interest portion of their monthly mortgage payment. The COVID-19 Recovery Modification must include a Partial Claim, so the borrower must have Partial Claim funds available.

Additional information about these recovery options and FHA's COVID-19 Recovery home retention for non-occupant borrowers is available on FHA's COVID-19 Loss Mitigation Options for FHA Homeowners web page.


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Content Archived: January 2, 2024