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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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Forgotten 401(k) fees cost workers thousands in retirement savings

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No access to a 401(k)?

With more Americans job hopping in the wake of the Great Resignation, the risk of “forgetting” a 401(k) plan with a previous employer has jumped, recent studies show. 

As of 2023, there were 29.2 million left-behind 401(k) accounts holding roughly $1.65 trillion in assets, up 20% from two years earlier, according to the latest data by Capitalize, a fintech firm.

Nearly half of employees leave money in their old plans during work transitions, according to a 2024 report from Vanguard.

However, that can come at a cost.

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For starters, 41% of workers are unaware that they are paying 401(k) fees at all, a 2021 survey by the U.S. Government Accountability Office found.

In most cases, 401(k) fees, which can include administrative service costs and fees for investment management, are relatively low, depending on the plan provider. 

But there could be additional fees on 401(k) accounts left behind from previous jobs that come with an extra bite.

Fees on forgotten 401(k)s

Jelena Danilovic | Getty Images

Former employees who don’t take their 401(k) with them could be charged an additional fee to maintain those accounts, according to Romi Savova, CEO of PensionBee, an online retirement provider. “If you leave it with the employer, the employer could force the record keeping costs on to you,” she said.

According to PensionBee’s analysis, a $4.55 monthly nonemployee maintenance fee on top of other costs can add up to nearly $18,000 in lost retirement funds over time. Not only does the monthly fee eat into the principal, but workers also lose the compound growth that would have accumulated on the balance, the study found.

Fees on those forgotten 401(k)s can be particularly devastating for long-term savers, said Gil Baumgarten, founder and CEO of Segment Wealth Management in Houston.

That doesn’t necessarily mean it pays to move your balance, he said.

“There are two sides to every story,” he said. “Lost 401(k)s can be problematic, but rolling into a IRA could come with other costs.”

What to do with your old 401(k)

When workers switch jobs, they may be able to move the funds to a new employer-sponsored plan or roll their old 401(k) funds into an individual retirement account, which many people do.

But IRAs typically have higher investment fees than 401(k)s and those rollovers can also cost workers thousands of dollars over decades, according to another study, by The Pew Charitable Trusts, a nonprofit research organization.

Collectively, workers who roll money into IRAs could pay $45.5 billion in extra fees over a hypothetical retirement period of 25 years, Pew estimated.

Another option is to cash out an old 401(k), which is generally considered the least desirable option because of the hefty tax penalty. Even so, Vanguard found 33% of workers do that.

How to find a forgotten 401(k) 

While leaving your retirement savings in your former employer’s plan is often the simplest option, the risk of losing track of an old plan has been growing.

Now, 25% of all 401(k) plan assets are left behind or forgotten, according to the most recent data from Capitalize, up from 20% two years prior.

However, thanks to “Secure 2.0,” a slew of measures affecting retirement savers, the Department of Labor created the retirement savings lost and found database to help workers find old retirement plans.

“Ultimately, it can’t really be lost,” Baumgarten said. “Every one of these companies has a responsibility to provide statements.” Often simply updating your contact information can help reconnect you with these records, he advised.   

You can also use your Social Security number to track down funds through the National Registry of Unclaimed Retirement Benefits, a private-sector database.

In 2022, a group of large 401(k) plan administrators launched the Portability Services Network.

That consortium works with defined contributor plan rollover specialist Retirement Clearinghouse on auto portability, or the automatic transfer of small-balance 401(k)s. Depending on the plan, employees with up to $7,000 could have their savings automatically transferred into a workplace retirement account with their new employer when they change jobs.

The goal is to consolidate and maintain those retirement savings accounts, rather than cashing them out or risk losing track of them, during employment transitions, according to Mike Shamrell, vice president of thought leadership at Fidelity Investments, the nation’s largest provider of 401(k) plans and a member of the Portability Services Network.

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‘What’s the point’ of saving money

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Xavier Lorenzo | Moment | Getty Images

Gen Z seems to have a case of economic malaise.

Nearly half (49%) of its adult members — the oldest of whom are in their late 20s — say planning for the future feels “pointless,” according to a recent Credit Karma poll.

A freewheeling attitude toward summer spending has taken root among young adults who feel financial “despair” and “hopelessness,” said Courtney Alev, a consumer financial advocate at Credit Karma.

They think, “What’s the point when it comes to saving for the future?” Alev said.

That “YOLO mindset” among Generation Z — the cohort born from roughly 1997 through 2012 — can be dangerous: If unchecked, it might lead young adults to rack up high-interest debt they can’t easily repay, perhaps leading to delayed milestones like moving out of their parents’ home or saving for retirement, Alev said.

But your late teens and early 20s is arguably the best time for young people to develop healthy financial habits: Starting to invest now, even a little bit, will yield ample benefits via decades of compound interest, experts said.

“There are a lot of financial implications in the long term if these young people aren’t planning for their financial future and [are] spending willy-nilly however they want,” Alev said.

Why Gen Z feels disillusioned

That said, that many feel disillusioned is understandable in the current environment, experts said.

The labor market has been tough lately for new entrants and those looking to switch jobs, experts said.

The U.S. unemployment rate is relatively low, at 4.2%. However, it’s much higher for Americans 22 to 27 years old: 5.8% for recent college grads and 6.9% for those without a bachelor’s degree, according to Federal Reserve Bank of New York data as of March 2025.

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Young adults are also saddled with debt concerns, experts said.

“They feel they don’t have any money and many of them are in debt,” said Winnie Sun, co-founder and managing director of Sun Group Wealth Partners, based in Irvine, California. “And they’re wondering if the degree they have (or are working toward) will be of value if A.I. takes all their jobs anyway. So is it just pointless?”

About 50% of bachelor’s degree recipients in the 2022-23 class graduated with student debt, with an average debt of $29,300, according to College Board.

The federal government restarted collections on student debt in default in May, after a five-year pause.

The Biden administration’s efforts to forgive large swaths of student debt, including plans to help reduce monthly payments for struggling borrowers, were largely stymied in court.

“Some hoped some or more of it would be forgiven, and that didn’t turn out to be the case,” said Sun, a member of CNBC’s Financial Advisor Council.

Meanwhile, in a 2024 report, the New York Fed found credit card delinquency rates were rising faster for Gen Z than for other generations. About 15% had maxed out their cards, more than other cohorts, it said.

Market Navigator: Buy now, pay later boom

It’s also “never been easier to buy things,” with the rise of buy now, pay later lending, for example, Alev said.

BNPL has pushed the majority of Gen Z users — 77% — to say the service has encouraged them to spend more than they can afford, according to the Credit Karma survey. The firm polled 1,015 adults ages 18 and older, 182 of whom are from Gen Z.

These financial challenges compound an environment of general political and financial uncertainty, amid on-again-off-again tariff policy and its potential impact on inflation and the U.S. economy, for example, experts said.

“You start stacking all these things on top of each other and it can create a lack of optimism for young people looking to get started in their financial lives,” Alev said.

How to manage that financial malaise

Patricio Nahuelhual | Moment | Getty Images

“This is actually the most exciting time to invest, because you’re young,” Sun said.

Instituting mindful spending habits, such as putting a waiting period of at least 24 hours in place before buying a non-essential item, can help prevent unnecessary spending, she added.

Sun advocates for paying down high-interest debt before focusing on investing, so interest payments don’t quickly spiral out of control. Or, as an alternative, they can try to fund a 401(k) to get their full company match while also working to pay off high-interest debt, she said.

“Instead of getting into the ‘woe is me’ mode, change that into taking action,” Sun said. “Make a plan, take baby steps and get excited about opportunities to invest.”

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Trump admin seeks Education Department layoff ban lifted

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A demonstrator speaks through a megaphone during a Defend Our Schools rally to protest U.S. President Donald Trump’s executive order to shut down the U.S. Department of Education, outside its building in Washington, D.C., U.S., March 21, 2025.

Kent Nishimura | Reuters

The Trump administration on Friday asked the Supreme Court to lift a court order to reinstate U.S. Department of Education employees the administration had terminated as part of its efforts to dismantle the agency.

Officials for the administration are arguing to the high court that U.S. District Judge Myong Joun in Boston didn’t have the authority to require the Education Department to rehire the workers. More than 1,300 employees were affected by the mass layoffs.

The staff reduction “effectuates the Administration’s policy of streamlining the Department and eliminating discretionary functions that, in the Administration’s view, are better left to the States,” Solicitor General D. John Sauer wrote in the filing.

A federal appeals court had refused on Wednesday to lift the judge’s ruling.

In his May 22 preliminary injunction, Joun pointed out that the staff cuts led to the closure of seven out of 12 offices tasked with the enforcement of civil rights, including protecting students from discrimination on the basis of race and disability.

Meanwhile, the entire team that supervises the Free Application for Federal Student Aid, or FAFSA, was also eliminated, the judge said. (Around 17 million families apply for college aid each year using the form, according to higher education expert Mark Kantrowitz.)

The Education Dept. announced its reduction in force on March 11 that would have gutted the agency’s staff.

Two days later, 21 states — including Michigan, Nevada and New York — filed a lawsuit against the Trump administration for its staff cuts at the agency.

After President Donald Trump signed an executive order on March 20 aimed at dismantling the Education Department, more parties sued to save the department, including the American Federation of Teachers.

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