Route 232: HUD Section 232 programs, queue and timing

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HUD Section 232 program chooser, weekly ORCF queue, closing times and note rates.

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estimate_232_timeline Read-only

How long a HUD Section 232 loan takes, from HUD's own closing records: for 223(f), median and middle-half days from firm application to underwriter assignment, firm commitment and closing, with estimated dates from a firm application date you give; for 223(a)(7), new construction and 241(a), firm-commitment-to-closing medians by fiscal year.

programstring, required

223f (refinance or purchase), 223a7 (streamlined refinance of an FHA loan), new-construction (new construction or substantial rehab) or 241a (supplemental loan).

from_fiscal_yearinteger

First fiscal year of firm-commitment-to-closing history to return (default 2023, earliest 2011).

firm_application_datestring

Date the lender submits (or submitted) the firm application, YYYY-MM-DD. Optional; with it, the steps come back as dates.

Tools (4)

estimate_232_timeline

read-only

Argument	Type	Description
program*	string	223f (refinance or purchase), 223a7 (streamlined refinance of an FHA loan), new-construction (new construction or substantial rehab) or 241a (supplemental loan).
from_fiscal_year	integer	First fiscal year of firm-commitment-to-closing history to return (default 2023, earliest 2011).
firm_application_date	string	Date the lender submits (or submitted) the firm application, YYYY-MM-DD. Optional; with it, the steps come back as dates.

Input schema (JSON)

{
  "type": "object",
  "required": [
    "program"
  ],
  "properties": {
    "program": {
      "enum": [
        "223f",
        "223a7",
        "new-construction",
        "241a"
      ],
      "type": "string",
      "description": "223f (refinance or purchase), 223a7 (streamlined refinance of an FHA loan), new-construction (new construction or substantial rehab) or 241a (supplemental loan)."
    },
    "from_fiscal_year": {
      "type": "integer",
      "default": 2023,
      "maximum": 2030,
      "minimum": 2011,
      "description": "First fiscal year of firm-commitment-to-closing history to return (default 2023, earliest 2011)."
    },
    "firm_application_date": {
      "type": "string",
      "pattern": "^\\d{4}-\\d{2}-\\d{2}$",
      "description": "Date the lender submits (or submitted) the firm application, YYYY-MM-DD. Optional; with it, the steps come back as dates."
    }
  },
  "additionalProperties": false
}

get_closing_stats

Note rates on HUD Section 232 loans at closing from HUD's fiscal-year closings file (count, median and middle half, by program, and month by month for 223(f)), plus the number of loans HUD endorsed each fiscal year since 2016 for the program. Historical rates, not a quote.

read-only

Argument	Type	Description
program	string	Default 223f. 223f (refinance or purchase), 223a7 (streamlined refinance of an FHA loan), new-construction (new construction or substantial rehab) or 241a (supplemental loan).
by_month	boolean	For 223f, include the month-by-month note rates (months with 3 or more loans).

Input schema (JSON)

{
  "type": "object",
  "properties": {
    "program": {
      "enum": [
        "223f",
        "223a7",
        "new-construction",
        "241a"
      ],
      "type": "string",
      "default": "223f",
      "description": "Default 223f. 223f (refinance or purchase), 223a7 (streamlined refinance of an FHA loan), new-construction (new construction or substantial rehab) or 241a (supplemental loan)."
    },
    "by_month": {
      "type": "boolean",
      "default": true,
      "description": "For 223f, include the month-by-month note rates (months with 3 or more loans)."
    }
  },
  "additionalProperties": false
}

get_queue_times

HUD ORCF's weekly Section 232 underwriting queue report, summarized: how many 223(f), 223(a)(7) and new construction/241(a) applications are waiting, Express Lane counts, median and oldest days waiting, how long this week's underwriter assignments waited, the fiscal-year median wait, and optionally every saved weekly snapshot.

read-only

Argument	Type	Description
limit	integer	Weeks of history to return (default 10, max 50).
offset	integer	Weeks of history to skip, for paging.
include_history	boolean	Also return the saved weekly snapshots, newest first.

Input schema (JSON)

{
  "type": "object",
  "properties": {
    "limit": {
      "type": "integer",
      "default": 10,
      "maximum": 50,
      "minimum": 1,
      "description": "Weeks of history to return (default 10, max 50)."
    },
    "offset": {
      "type": "integer",
      "default": 0,
      "maximum": 1000,
      "minimum": 0,
      "description": "Weeks of history to skip, for paging."
    },
    "include_history": {
      "type": "boolean",
      "default": false,
      "description": "Also return the saved weekly snapshots, newest first."
    }
  },
  "additionalProperties": false
}

which_232_program

Answers which HUD Section 232 program fits an assisted living, memory care or nursing home (223(f), 223(a)(7), new construction/substantial rehab or 241(a)) from the same questions as the Route 232 chooser, with eligibility warnings, and returns that program's published rules: who qualifies, loan limits, coverage, mortgage insurance and fees, required reports and the HUD median closing time. Pass "program" alone to get one program's rules.

read-only

Argument	Type	Description
goal	string	Only when has_fha_loan is true: a lower rate or payment, or money for improvements or an addition.
program	string	Skip the questions and return the rules of one program: 223f (refinance or purchase), 223a7 (streamlined refinance of an FHA loan), new-construction (new construction or substantial rehab) or 241a (supplemental loan).
operating	boolean	Only when has_fha_loan is false: is the building open and operating (false = building new or gutting it)?
has_fha_loan	boolean	Does the building have an FHA-insured (HUD) loan today?
licensed_20_plus_beds	boolean	Licensed or regulated by the state, with 20 or more beds?
years_since_completion	number	Only when operating is true: years since the building was completed or last substantially rehabilitated.

Route 232: HUD Section 232 programs, queue and timing

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estimate_232_timeline Read-only

Route 232: HUD Section 232 programs, queue and timing

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estimate_232_timeline Read-only

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