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How National Flood Insurance Program deadline may affect home buyers

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Consumers in the market for a home have been patiently waiting for the Federal Reserve to cut interest rates — a move it seems poised to make in September.

But without action from Congress, there could be another change at the end of that month that makes it temporarily trickier to buy or sell a home in some areas, or to refinance an existing mortgage.

That’s because the National Flood Insurance Program — the government-sponsored public insurance program that is the largest flood insurer in the U.S. — needs to be reauthorized by Sept. 30 to continue to issue new policies or increase coverage on existing policies.

If you are buying or selling a house, you want to avoid the end of September and the beginning of October.

Jaret Seiberg

managing director and financial policy analyst at TD Cowen

Homeowners insurance policies typically don’t cover flood damage, meaning consumers who want to protect their home and its contents from that peril need a stand-alone flood policy. Mortgage lenders may require applicants to obtain such a policy before closing on a home, depending on the flood risk for the property.

“This is about the ability to get a mortgage in a flood zone after Sept. 30,” said Jaret Seiberg, a managing director and financial policy analyst at TD Cowen. “Without an [NFIP] extension, you’re not going to be able to get a mortgage in any area that requires flood insurance.”

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Congress established the NFIP in 1968 to provide reasonably priced flood insurance coverage. The Biggert-Waters Flood Insurance Reform Act of 2012, which included the NFIP authorization, expired on Sept. 30, 2017. Since then, Congress has extended the NFIP’s authorization 30 times — but it has also lapsed briefly three times in that period.

“This has been an issue now for many years where the program faces expiration and Congress, [at the] last minute, reauthorizes it,” said Bryan Greene, vice president of policy advocacy at the National Association of Realtors. “We’re trying to prevent natural disasters, but we seem to always face this potential man-made disaster of not acting timely enough.”

What a program lapse would mean for home sales

If the NFIP experiences a lapse in its authority, it will not be able to issue new policies, including for people whose lenders require flood insurance or increase coverage on existing policies (including property owners looking to refinance existing mortgages), according to a spokesperson for the Federal Emergency Management Agency, which operates the NFIP.

It’s possible the home sale transaction would be halted or be held up until the buyer can obtain flood insurance, said Jeremy Porter, head of climate implications research at First Street Foundation, a nonprofit organization in New York that focuses on quantifying the financial risk of climate change. That might entail waiting for Congress to reauthorize the NFIP, or looking for coverage on the private market.

The latter tactic isn’t easy. “There are very few private insurers that offer any type of flood insurance,” said Daniel Schwarcz, a professor of law at the University of Minnesota Law School who focuses on insurance law and regulation.

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“There are some very niche types of policies out there … but for all intents and purposes,” he said, the NFIP is “the only available option for flood insurance.”

And if the NFIP lapses, it could make the search for a private insurer more difficult: “If you eliminate that foundation, the rest of the market isn’t there,” said Seiberg.

When the program lapsed from May 31 until July 2 in 2010, 6% of real estate agents reported a delayed or canceled sale, according to a report by the National Association of Realtors. In that report, from 2011, it estimated a one-month NFIP lapse could affect about 40,000 closings.

“If you are buying or selling a house, you want to avoid the end of September and the beginning of October,” said TD Cowen’s Seiberg. “There is no need to take the risk that the flood insurance program will lapse when you could close ahead of Sept. 30.”

How homeowners would be affected by a lapse

The NFIP insures 4.7 million policyholders and protects more than $1.28 trillion in assets. Those existing policyholders may be shielded by the effects of a lapsed NFIP, said Seiberg.

Policies that are in force will remain in force and the NFIP will continue to pay claims under those policies during a lapse, according to the FEMA spokesperson.

If your flood insurance policy’s renewal or expiration date is around Sept. 30, try to renew it early, said Yanjun Liao, an applied microeconomist and fellow at Resources for the Future, a nonprofit research institution in Washington, D.C.

“Check the expiration date and make plans in advance,” said Liao, whose research focuses on natural disaster risk management and climate adaptation.

Homeowners considering refinancing an existing mortgage may also want to weigh the timing with the Sept. 30 reauthorization deadline in mind, if their lender has required flood insurance coverage.

Rates need to move lower to see significant increase in refinancing, says Frost Bank's Phil Green

Why NFIP reauthorization is a ‘catch-22’

Sen. Bill Cassidy, R-La., spoke in early August about the rising costs of NFIP premiums in his Gulf Coast state, and urged Congress to improve the program.

“My team is working on a bipartisan solution that will roll back Risk Rating 2.0, and make flood insurance affordable and accountable again,” said Cassidy in his speech.

Congress is unlikely to let the NFIP entirely expire, given the number of homeowners who depend on the program, Seiberg said.

“The real problem is that the flood insurance program is a financial debacle and Congress doesn’t seem capable of fixing it and, instead, what Capitol Hill does is just kick the can down the road,” he said.

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Lenders pull incorrect amounts from student loan borrowers’ accounts

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Lenders often encourage federal student loan borrowers to enroll in automatic payments. It can seem like a good idea to do so: Borrowers don’t need to worry about missing a payment and often get a slightly lower interest rate in exchange.

However, the decision can backfire in a lending space plagued by consumer abuses, according to a new report by the Consumer Financial Protection Bureau.

“Unfortunately, autopay errors were one of the most widespread, basic and consequential servicer errors we saw this year,” CFPB Student Loan Ombudsman Julia Barnard told CNBC. “These errors are incredibly costly and completely unacceptable.”

In some cases, borrowers had money pulled from their bank accounts despite never consenting to autopay, Barnard said. Other autopay users saw incorrect amounts taken or were charged multiple times in the same month.

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CNBC wrote last year about a woman who was supposed to have a $0 monthly student loan payment under the plan she was enrolled in, but was charged $2,074 one month. After that unexpected debit, she worried she wouldn’t be able to pay her mortgage.

In March, one borrower told the CFPB that their student loan servicer took $6,897 from their account when they only owed $1,048.

“Borrowers have told the CFPB that these errors have made it hard or impossible for them to cover basic needs like food, medical care and rent,” Barnard said.

What borrowers can do about autopay errors

Despite the issues some student loan borrowers experience, higher education expert Mark Kantrowitz recommends that people remain enrolled in the automatic payments.

After all, it’s one of the only ways to get an interest rate discount, he said. The savings is typically 0.25%.

In addition, he said, “they are less likely to be late with a payment.”

But some borrowers on a tight budget may prefer to forgo those benefits to make sure they’re not overcharged, experts said.

There are steps you can take to protect yourself from incorrect billing, Kantrowitz said.

You can set up an alert with your bank and get notified whenever a debit occurs over a certain amount. If you set that amount a little under what your student loan bill should be, you can use that alert to check that the debit was correct each month and also have a record of your payment history, which can be especially helpful to those working toward loan forgiveness, Kantrowitz said.

If your loan service takes the wrong amount from your bank account, you should immediately contact the servicer and demand a refund, Kantrowitz said. You should also ask your servicer to cover any late fees from bounced checks or an overdraft, he said.

Unfortunately, Barnard says, the CFPB has heard from borrowers who weren’t able to get a timely refund.

“We’ve seen instances where borrowers have waited months or even years to receive a refund related to autopay errors,” she said.

As a result, she also suggests borrowers reach out to their bank about the incorrect payment.

“The borrowers’ financial institution may be able to quickly resolve errors in autopay amounts,” she said, so long as the borrower notifies them within 10 business days of the amount being debited.

If you run into a wall with your servicer, you can file a complaint with the Education Department’s feedback system at Studentaid.gov/feedback. Problems can also be reported to the Federal Student Aid’s Ombudsman, Kantrowitz said.

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Why Trump’s tax plans could be ‘complicated’ in 2025, policy experts say

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U.S. President-elect Donald Trump speaks during a meeting with House Republicans at the Hyatt Regency hotel in Washington, D.C., on Nov. 13, 2024.

Allison Robbert | Via Reuters

Congressional lawmakers will soon debate expiring tax breaks and new promises from President-elect Donald Trump.

Agreeing on cuts and spending, however, could be a challenge.

With a majority in the House of Representatives and Senate, Republican lawmakers can pass sweeping tax legislation through “reconciliation,” which bypasses the Senate filibuster. Republicans could begin the budget reconciliation process during Trump’s first 100 days in office.

But choosing priorities could be difficult, particularly amid the federal budget deficit, policy experts said Tuesday at a Brookings Institution event in Washington.

Legislators will be “representing their districts, not their party,” Howard Gleckman, a senior fellow at the Urban-Brookings Tax Policy Center, said Tuesday in a panel discussion at the Brookings event.

“This is a lot more complicated than just the reds against the blues,” he said.

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‘Political divisions’ could be a barrier

With a slim majority in Congress, Republican lawmakers will soon negotiate with several blocks within their party. Some of these groups have competing priorities.

Enacted by Trump in 2017, the Tax Cuts and Jobs Act, or TCJA, is a key priority for the next administration.

Without action from Congress, trillions of tax breaks from the TCJA will expire after 2025. These include lower tax brackets, higher standard deductions, a more generous child tax credit, bigger estate and gift tax exemption, and a 20% tax break for pass-through businesses, among other provisions.

The more things you try to bring in, the more potential political divisions we have to navigate.

Molly Reynolds

senior fellow in Governance Studies at Brookings Institution

Tax bill could take longer than expected

Since budget reconciliation involves multiple steps, policy experts say the Republican tax bill could take months.

Plus, Congress has until Dec. 20 to fund the government and avoid a shutdown. A stopgap bill could push the deadline to January or March, which could take time from Trump’s tax priorities.

“The idea that they’re going to do this in 100 days, I think, is foolish,” Gleckman said. “My over-under is Dec. 31, 2025, and that might be optimistic.”

However, the bill could get through by Oct. 1, 2025, which closes the federal government’s fiscal year, other policy experts say.

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Why it helps to file early

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We are overly reliant on student loans to fund higher education, says NACAC CEO Angel Perez

This week, the new Free Application for Federal Student Aid expanded its “phased rollout” so all students can now apply for aid for the upcoming academic year.

Up until Monday, the 2025-26 FAFSA was only available to limited groups of students in a series of beta tests that began on Oct. 1.

Now, the form is open to all and the Department of Education has said it will be out of testing entirely by Nov. 22 — which puts the official launch ahead of schedule.

Typically, all students have access to the coming academic year’s form in October, but last year’s new simplified form wasn’t available until late December after a monthslong delay.

This year, the plan was to be available to all students and contributors on or before Dec. 1.

Students who submit a form during this final “expanded beta” phase before Nov. 22 will not need to submit a subsequent 2025–26 FAFSA form, the education department said.

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There are still some issues with the new form, some of which also plagued last year’s college aid application cycle, but they all have workarounds, according to higher education expert Mark Kantrowitz.

Altogether, this year’s rollout is “much better than last year,” he said. 

Last year, complications with the new form resulted in some students not applying at all. Ultimately, that meant fewer students went on to college.

Why it’s important to file the FAFSA early

“Students should take full advantage of the early rollout and submit their FAFSA as soon as possible,” said Shaan Patel, the CEO and founder of Prep Expert, which provides Scholastic Aptitude Test and American College Test preparation courses.

The earlier families fill out the form, the better their chances are of receiving aid, since some financial aid is awarded on a first-come, first-served basis, or from programs with limited funds.

“The earlier you apply, the better your chances of securing more aid that doesn’t need to be repaid,” Patel said.

“Submitting early also means you’ll receive your financial aid award letters sooner,” he said. “This gives you ample time to compare offers from different schools and make an informed decision without feeling rushed. Finally, knowing your child’s financial aid status earlier reduces stress and allows your family to focus on other important aspects of college preparation.”

For many students, financial aid is key.

Higher education already costs more than most families can afford, and college costs are still rising. Tuition and fees plus room and board for a four-year private college averaged $58,600 in the 2024-25 school year, up from $56,390 a year earlier. At four-year, in-state public colleges, it was $24,920, up from $24,080, the College Board found.

The FAFSA serves as the gateway to all federal aid money, including federal student loans, work-study and especially grants — which have become the most crucial kind of assistance because they typically do not need to be repaid.

Submitting a FAFSA is also one of the best predictors of whether a high school senior will go on to college, according to the National College Attainment Network. Seniors who complete the FAFSA are 84% more likely to enroll in college directly after high school, according to an NCAN study of 2013 data. 

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