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VA: Circular 26-18-25: The Effect of Guaranty Claim Payments on Veteran Home Loan Entitlement

Investor Update
October 30, 2018

Source: VA

1. Purpose. This Circular provides clarification regarding a Veteran’s entitlement when a Department of Veterans Affairs (VA) guaranteed home loan is terminated by foreclosure, compromise sale (short sale), or deed-in-lieu of foreclosure (DIL) and a claim under the guaranty is paid.

2. Background. VA guarantees a portion of the loan by the percentage and dollar amount identified on the VA Loan Guaranty Certificate (LGC). If a loan terminates through foreclosure, short sale, or DIL and results in a loss, VA will pay a claim under guaranty and reimburse the loan servicer for their loss, up to the maximum guaranty amount. If the loan originated prior to January 1, 1990, VA may establish a debt against the Veteran and pursue collection.

3. Guidance. VA no longer establishes debts against Veterans on loans originating on or after January 1, 1990. As specified in Title 38 U.S. Code 3703(e), for loans closed after December 31, 1989, Veterans shall have no liability to VA with respect to the loan for any loss resulting from any default except in the case of fraud, misrepresentation, or bad faith. However, Title 38 U.S. Code 3702 (b)(1)(B), requires VA losses to be reimbursed fully by the Veteran in order to restore full entitlement for the reuse of the VA home loan benefit. The loss only affects the Veteran’s entitlement when using the VA Home Loan Guaranty program and does not impact any other VA benefits. Veterans may choose to repay VA to restore their full entitlement or take advantage of any remaining entitlement that may be available.

4. Communication. All communication pertaining to loans originated prior to January 1, 1990, which terminated through foreclosure, short sale, or DIL and resulted in a claim paid under guaranty, can reference an ‘established debt’ in association with the VA home loan benefit, when the debt has not been waived. All communication pertaining to loans closed on or after January 1, 1990, which terminated through foreclosure, short sale, or DIL and resulted in a claim paid under guaranty, should reference a ‘loss’ that must be fully reimbursed by the Veteran in order to restore full entitlement. Reference to an ‘established debt’ in association with these types of loans should not be included in any communication or correspondence unless fraud, misrepresentation, or bad faith has been proven.

5. Rescission: This Circular is rescinded October 1, 2020.

By Direction of the Under Secretary for Benefits

Jeffrey F. London
Director,
Loan Guaranty Service

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CEO

Alan Jaffa

Alan Jaffa is the Chief Executive Officer for Safeguard Properties, steering the company as the mortgage field services industry leader. He also serves on the board of advisors for SCG Partners, a middle-market private equity fund focused on diversifying and expanding Safeguard Properties’ business model into complimentary markets.

Alan joined Safeguard in 1995, learning the business from the ground up. He was promoted to Chief Operating Officer in 2002, and was named CEO in May 2010. His hands-on experience has given him unique insights as a leader to innovate, improve and strengthen Safeguard’s processes to assure that the company adheres to the highest standards of quality and customer service.

Under Alan’s leadership, Safeguard has grown significantly with strategies that have included new and expanded services, technology investments that deliver higher quality and greater efficiency to clients, and strategic acquisitions. He takes a team approach to process improvement, involving staff at all levels of the organization to address issues, brainstorm solutions, and identify new and better ways to serve clients.

In 2008, Alan was recognized by Crain’s Cleveland Business in its annual “40-Under-40” profile of young leaders. He also was named a NEO Ernst & Young Entrepreneur Of The Year® Award finalist in 2013.

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Esq., General Counsel and EVP

Linda Erkkila

Linda Erkkila is the General Counsel and Executive Vice President for Safeguard Properties, with oversight of legal, human resources, training, and compliance. Linda’s broad scope of oversight covers regulatory issues that impact Safeguard’s operations, risk mitigation, strategic planning, human resources and training initiatives, compliance, insurance, litigation and claims management, and counsel related to mergers, acquisition and joint ventures.

Linda assures that Safeguard’s strategic initiatives align with its resources, leverage opportunities across the company, and contemplate compliance mandates. She has practiced law for 25 years and her experience, both as outside and in-house counsel, covers a wide range of corporate matters, including regulatory disclosure, corporate governance compliance, risk assessment, compensation and benefits, litigation management, and mergers and acquisitions.

Linda earned her JD at Cleveland-Marshall College of Law. She holds a degree in economics from Miami University and an MBA. Linda was previously named as both a “Woman of Influence” by HousingWire and as a “Leading Lady” by MReport.

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COO

Michael Greenbaum

Michael Greenbaum is the Chief Operating Officer of Safeguard Properties, where he has played a pivotal role since joining the company in July 2010. Initially brought on as Vice President of REO, Mike’s exceptional leadership and strategic vision quickly propelled him to Vice President of Operations in 2013, and ultimately to COO in 2015. Over his 14-year tenure at Safeguard, Mike has been instrumental in driving change and fostering innovation within the Property Preservation sector, consistently delivering excellence and becoming a trusted partner to clients and investors.

A distinguished graduate of the United States Military Academy at West Point, Mike earned a degree in Quantitative Economics. Following his graduation, he served in the U.S. Army’s Ordnance Branch, where he specialized in supply chain management. Before his tenure at Safeguard, Mike honed his expertise by managing global supply chains for 13 years, leveraging his military and civilian experience to lead with precision and efficacy.

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CFO

Joe Iafigliola

Joe Iafigliola is the Chief Financial Officer for Safeguard Properties. Joe is responsible for the Control, Quality Assurance, Business Development, Marketing, Accounting, and Information Security departments. At the core of his responsibilities is the drive to ensure that Safeguard’s focus remains rooted in Customer Service = Resolution. Through his executive leadership role, he actively supports SGPNOW.com, an on-demand service geared towards real estate and property management professionals as well as individual home owners in need of inspection and property preservation services. Joe is also an integral force behind Compliance Connections, a branch of Safeguard Properties that allows code enforcement professionals to report violations at properties that can then be addressed by the Safeguard vendor network. Compliance Connections also researches and shares vacant property ordinance information with Safeguard clients.

Joe has an MBA from The Weatherhead School of Management at Case Western Reserve University, is a Certified Management Accountant (CMA), and holds a bachelor’s degree from The Ohio State University’s Honors Accounting program.

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Business Development

Carrie Tackett

Business Development Safeguard Properties