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What potential FHA layoffs could mean for homebuyers

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Department of Housing and Urban Development

Source: Department of Housing and Urban Development

Tens of thousands of federal workers have lost their jobs in recent weeks as the Trump administration attempts to slash government spending.

Employees at the Federal Housing Administration could be one of the next targets, according to Antonio Gaines, president of the American Federation of Government Employees National Council 222, a labor union that represents the largest number of employees at the Department of Housing and Urban Development.

It’s unclear how many and what type of workers are at risk of losing their jobs within the FHA, an agency under HUD.

“It will not be near the 40% to 50% range that other program areas are experiencing, but there will be some cuts,” Gaines told CNBC.

HUD Secretary Scott Turner launched a Department of Government Agency Task Force in February to review HUD’s budget and look for ways to cut spending.

Bloomberg reported a potential 40% slash to the agency’s headcount. HUD did not return CNBC’s requests for comment, but HUD officials told Bloomberg that the 40% figure is “not accurate.”

The White House did not respond to requests for comment.

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The FHA is one of the main government agencies that offers low down payment mortgages for qualifying homebuyers in the U.S. FHA loans can require as little as 3.5% down for qualifying borrowers, which include first-time buyers, low- and moderate-income buyers and buyers from minority groups.

About 15% of mortgaged home sales used an FHA loan in December, up from mid-2022’s decade-low of roughly 10%, according to Redfin. The rise could be a sign of the competition in the housing market winding down, Chen Zhao, a Redfin economist, recently told CNBC.

Here’s what potential staff cuts to the FHA could mean for homebuyers in the U.S. down the line, according to experts. 

How fewer staffers at FHA can affect homebuyers

While it remains to be seen if FHA staff cuts materialize, and to what extent, any layoffs should not affect the ability for borrowers to get an FHA loan, said Melissa Cohn, regional vice president at William Raveis Mortgage. But they may slow the process.

“Fewer loans will get approved in the same time period because there are just fewer people working on them,” she said.

Ingrid Gould Ellen, a professor of urban policy and planning, and director of housing and urban policy at New York University, agreed, saying “I can imagine the cuts potentially leading to delays at all stages.”

That could mean it takes longer to receive approvals, or resolve any issues between the loan originator and FHA after the loan closes, she said. 

“These delays would ultimately lead to higher costs of mortgages,” Gould Ellen said, as it will take more time to close a loan and lock in an interest rate.

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FHA staff typically run borrowers’ applications through a model program that determines whether or not they get approved for a loan, said Richard Green, director and chair of Lusk Center for Real Estate at University of Southern California.

In some cases, the system will flag applicants as “exceptions,” or individuals who need to go through manual underwriting. This can be a “labor intensive process,” he said. 

“For those who got loans through manual underwriting, I would imagine it’s going to take longer,” if there are staff cuts, Green said.

With fewer FHA staff workers available, third-party loan officers who are tasked with processing FHA loans could potentially charge higher fees to compensate for the added labor, he said.

“People’s time has value. And if you’re telling loan officers that they’re going to have to take more time to do an FHA loan, it will show up in cost,” Green said.

Higher fees could eat into how much a buyer is able to put down. This will ultimately further burden individuals who are seeking out low-down payment mortgages because they don’t have enough savings to fully cover upfront costs.

‘Business as usual’ for now

“So right now, it’s business as usual,” she said.

But keep in mind that any staffing cuts could affect how long it takes to get an FHA loan, Cohn said: “Buyers who are looking to buy today are going to have to take more time to get the deal done.” 

Slower processing times could make your offer less competitive, especially if sales in your market typically close in shorter periods, she said. 

For instance, if you’re shopping in a place where it usually takes 30 days for a transaction to complete, “a seller might not be willing to wait” any longer to get an FHA deal to close, Cohn said. 

Therefore, if you’re a first-time homebuyer on the market, you may benefit from casting a wide net when searching for mortgage financing. Look at down payment assistance programs at the state or local level, which can help you put down more and broaden your lending options, experts say.

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Here’s how tuition-free college aid programs can backfire

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Entrance to NYU Langone Hospital, New York City. 

Joan Slatkin | Universal Images Group | Getty Images

New York University’s Grossman School of Medicine made history in 2018 when it became the first top-ranked medical program to offer full-tuition scholarships to all students, regardless of need or merit. 

The number of applicants, predictably, spiked in the year that followed. But then, the share of incoming students considered “financially disadvantaged” sank to 3% in 2019, down from 12% in 2017, reports showed. 

“Tuition-free schools can actually increase inequity,” said Jamie Beaton, co-founder and CEO of Crimson Education, a college consulting firm. 

“Tuition-free colleges experience surges in application numbers, dramatically boosting the competitive intensity of the admissions process,” he said. “This in turn can skew admissions towards middle- or higher-income applicants who may be able to access more effective admissions resources, such as tutoring or extracurriculars.”

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“Our goal for tuition-free education was to clear pathways for the best and brightest future doctors from all backgrounds to attend NYU Grossman School of Medicine without the stress of taking on the average $200,000 in debt medical students typically incur,” Arielle Sklar, a spokesperson for the school told CNBC. “This allows students to align career choices with their passions in medicine rather than immediate economic pressures.”

Sklar, however, did not directly address the issue of declining low-income student enrollment.

Since the initiative by NYU’s Grossman School of Medicine, other top schools and programs have embraced the tuition-free model.

Harvard University was the latest undergraduate school to announce that it will be tuition free for undergraduates with family incomes of up to $200,000 beginning in the 2025-26 academic year, following similar initiatives at Vanderbilt University, Dartmouth, University of Pennsylvania and Massachusetts Institute of Technology.

Nearly two dozen more schools have also introduced “no-loan” policies, which means student loans are eliminated altogether from their financial aid packages.

In the case of Harvard, “you may see a trend of families with income closer to $200,000 outcompeting low-income students for slots,” Beaton said. “This may shift the proportion of Harvard students from the top 1% of income down, but it might also decrease the share of low-income students to the benefit of middle or middle-upper income families.”

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More generous aid packages and tuition-free policies remove the most significant financial barrier to higher education but attract more higher-income applicants, other experts also say. 

“Even though it sounds like lower-income students are going to be advantaged, it’s the middle class that’s going to win here,” said Christopher Rim, president and CEO of college consulting firm Command Education.

“These colleges are trying to build a well-rounded class, they need middle class and wealthy students as well,” he added. “They are not trying to take fewer rich kids — they need them because they’re the ones that are also going to be donating.”

For lower income students, “anything that increases the number of applications will be detrimental,” said Eric Greenberg, president of Greenberg Educational Group, a New York-based consulting firm.

Nearly all students worry about high college costs

These days, taking on too much debt is the top worry among all college-bound students, according to a survey by The Princeton Review. 

College tuition has soared by 5.6% a year, on average, since 1983, significantly outpacing other household expenses, a recent study by J.P. Morgan Asset Management also found.

This rapid increase means that college costs have risen much faster than inflation, leaving families to shoulder a larger share of the expenses, experts say.

For the 2024-25 school year, tuition and fees plus room and board for a four-year private college averaged $58,600, up from $56,390 a year earlier. At four-year, in-state public colleges, it was $24,920, up from $24,080, according to the College Board.

To bridge the affordability gap, some of the nation’s top institutions are in an “affordability arms race,” according to Hafeez Lakhani, founder and president of Lakhani Coaching in New York. 

However, overall, most institutions do not have the financial wherewithal to offer tuition-free or no-loan aid programs, added Robert Franek, The Princeton Review’s editor in chief. “More than 95% of four-year colleges in the U.S. are tuition driven,” he said. 

Even if a school does not offer enough aid at the outset, there are other ways to bring costs down, according to James Lewis, co-founder of National Society of High School Scholars.

“Get beyond, ‘I can’t afford that,”‘ he said. “A lot of institutions will have a retail price but that’s not necessarily what a student will pay.”

Many schools will provide access to additional resources that can lower the total tab, he said, either through scholarships, financial aid or work-study opportunities.  

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You have options if you can’t pay your taxes by April 15

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Fotostorm | E+ | Getty Images

The tax deadline is days away — and the IRS is urging taxpayers to file returns on time and “pay as much as they can.”

However, if you can’t cover your total tax balance, there are options for the remaining taxes owed, according to the agency.

For most tax filers, April 15 is the due date for federal returns and taxes. But your federal deadline could be later if your state or county was impacted by a natural disaster.

If you are in the military stationed abroad or are in a combat zone during the tax filing season, you may qualify for certain automatic extensions related to the filing and paying of your federal income taxes.

Additionally, those living and working abroad also have extra time to file. 

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If you’re missing tax forms or need more time, You can file a tax extension by April 15, which pushes the federal filing deadline to Oct. 15.  

But “it’s an extension to file, not an extension to pay,” said Jo Anna Fellon, managing director at financial services firm CBIZ.

File by April 15 and ‘pay what you can’

If you can’t cover your balance by April 15, you should still file your return to avoid a higher IRS penalty, experts say.  

The failure-to-file penalty is 5% of unpaid taxes per month or partial month, capped at 25%.

By comparison, the failure-to-pay penalty is 0.5% of taxes owed per month, limited to 25%. Both penalties incur interest, which is currently 7% for individuals.

File on time and pay what you can.

Misty Erickson

Tax content manager at the National Association of Tax Professionals

“File on time and pay what you can,” said Misty Erickson, tax content manager at the National Association of Tax Professionals. “You’re going to reduce penalties and interest.” 

Don’t panic if you can’t cover the full balance by April 15 because you may have payment options, she said.

“The IRS wants to work with you,” Erickson added.

Options if you can’t pay your taxes

“Most individual taxpayers can qualify for a payment plan,” the IRS said in a recent news release.

The “quickest and easiest way” to sign up is by using the online payment agreement, which may include a setup fee, according to the agency.

These payment options include:

  • Short-term payment plan: This may be available if you owe less than $100,000 including tax, penalties and interest. You have up to 180 days to pay in full.
  • Long-term payment plan: You’ll have this option if your balance is less than $50,000 including tax, penalties and interest. The monthly payment timeline is up to the IRS “collection statute,” which is typically 10 years.  

The agency has recently revamped payment plans, to make the program “easier and more accessible.”    

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Regulated finance needs to build trust with Gen Z

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Parents want schools to step up in teaching kids financial literacy

Misinformation and lack of trust in traditional institutions runs rampant in our society.

The regulated financial sector is no different, particularly among young people. Roughly 38% of Gen Zers get financial information from YouTube, and 33% from TikTok, according to a recent Schwab survey.

As a former regulator and author of kids’ books about money, I am truly horrified by the toxic advice they are getting from these unqualified “finfluencers” — advice which, if followed, could cause lasting damage to their financial futures.

Most troubling are finfluencers who encourage young people to borrow. A central theme is that “chumps” earn money by working hard and that rich people make money with debt. They supposedly get rich by borrowing large sums and investing the cash in assets they expect to increase in value or produce income which can cover their loans and also net a tidy profit.

Of course, the finfluencers can be a little vague about how the average person can find these wondrous investments that will pay off their debt for them. Volatile, risky investments — tech stocks, crypto, precious metals, commercial real estate — are commonly mentioned.

‘The road to quick ruin’ for inexperienced investors

Contrary to their assertions, these finfluencers are not peddling anything new or revelatory. It’s simply borrowing to speculate.

For centuries, that strategy has been pursued by inexperienced investors as the path to quick riches, when in reality, it’s the road to quick ruin. There is always “smart money” on the other side of their transactions, ready to take advantage of them. For young people just starting out, with limited incomes and tight budgets, it’s the last thing they should be doing with their precious cash.

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Debt glorification is not the only bad advice being peddled on the internet.

You can find finfluencers advising against diversified, low fee stock funds in favor of active trading (without disclosing research consistently showing active trading’s inferior returns). Or ones that discourage individual retirement accounts and 401(k) plans as savings vehicles in favor of real estate or business startups (without mentioning lost tax benefits as well as the heavy costs and expertise needed to manage real estate or high failure rates among young companies).

Some encourage making minimum payments on credit cards to free up money for speculative investments (without mentioning the hefty interest costs of carrying credit card balances which compound daily).

Why are so many young people turning to these unqualified social media personalities for help in managing their money instead of regulated and trained finance professionals?

One reason: the finfluencers make their advice entertaining. It may be wrong, but it’s short and punchy. Materials provided by regulated financial service providers can sometimes be dry and technical.

Where to get trustworthy money advice

Xavier Lorenzo | Moment | Getty Images

They may be boring, but regulated institutions are still the best resource for young people to get basic, free information.

FDIC-insured banks can explain to them how to open checking and savings accounts and avoid unnecessary fees. Any major brokerage firm can walk through how to set up a retirement saving account. It’s part of their function to explain their products and services, and they have regulators overseeing how they do it.

In addition, regulators themselves offer educational resources directly to the public. For young adults, one of the most widely used is Money Smart, offered by the Federal Deposit Insurance Corporation — an agency I once proudly chaired.

There are also many excellent regulated and certified financial planners. However, most young people will not have the budget to pay for financial advice. 

They don’t have to if they just keep it simple: set a budget, stick to it, save regularly, and start investing for retirement early in a low-fee, well-diversified stock index fund. They should minimize their use of financial products and services. The more accounts and credit cards they use, the harder it will be to keep track of their money.

Above all, they should ignore unqualified “finfluencers.” 

Check their credentials. Question their motives. Most are probably trying to build ad revenue or sell financial products. In the case of celebrities, find out who’s paying them (because most likely, someone is).

Regulated finance needs to reclaim its status as a more trustworthy source for advice. The best way to do that is, well, provide good advice. Every time a young adult is burnt by surprise bank fees, seduced into over borrowing by a misleading credit card offer, or told to put their retirement savings into a high fee, underperforming fund, they lose trust.

I know regulation and oversight are out of favor these days. But we need a way to keep out the bad actors, and practices to protect young people new to the financial world. It’s important to their financial futures and the future of the industry as well.

Sheila Bair is former Chair of the FDIC, author of the Money Tales book series, and the upcoming “How Not to Lose $1 Million” for teens. She is a member of CNBC’s Global Financial Wellness Advisory Board.

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