How to Qualify for an FHA Mortgage, Even With Student Debt

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Debt-to-income calculations for FHA loans are now much more favorable to borrowers.

If student loans have held you back from getting a FHA mortgage, there’s some good news: the Department of Housing and Urban Development (HUD) is relaxing the rules on how it assesses student loan debt, which will increase your chances of qualifying for a loan if you’re on a repayment plan.

What are the new FHA rules for student debt?

HUD has removed a requirement that calculated a borrower’s monthly student loan payment as 1% of their outstanding student loan balance for loans that aren’t fully amortizing, whether that’s from deferment, forbearance, or from repayment plans. In other words, despite being approved for smaller monthly payments, borrowers were judged based on 1% of their outstanding loan, which is often a much higher number. The Wall Street Journal has a good example of this works:

Deitric Selvage is among those harmed by the way his student debt is calculated. With more than $200,000 in student debt, Mr. Selvage said he was disqualified for an FHA loan because the program assumed he pays about $2,000 a month in student-debt repayments, far more than the roughly $370 he actually pays.

With the change, your monthly debt calculation will now be based on what you actually pay. This is important because qualifying for an FHA loan depends on your monthly debt-to-income ratio (DTI), which is your monthly debt payments (student loans, credit cards, mortgages) divided by your pre-tax monthly income. With a FHA loan, the DTI needs to be 43% or less before you can qualify, although it varies based on credit score.

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In many cases, the DTI rules are too prohibitive for borrowers with steady income that consistently pay off their loans. For example, if you earn $4,000/month and spend $1370/month on loans (including, say, $370 on student loans), that would be a DTI of 34%. However, under the old rules, 1% on $200,000 in student debt would have been counted as $2,000/month, bumping your DTI up to 75% —not even close to qualifying for the loan.

How to apply for an FHA loan 

The FHA mortgage loan is designed for low- to middle-income families, and as such you can qualify with a poor credit score and a down payment as low as 3.5%, although the total loan amount is less than what you can get with a private lender. If you’re not sure an FHA loan is right for you, check out this Lifehacker post that will walk you through the differences to private loans. For more information about applying for an FHA loan, click here.


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How to have a green yard...without the grass!

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It’s time to rip up your lawn and replace it with something you won’t need to mow

With low-maintenance ground cover, you probably won't need that lawnmower anymore.

While meticulously manicured grass lawns are a staple of modern neighborhoods, these plots of green come with many downsides. Principal among them is the need for regular mowing, a chore that primarily serves to stave off your neighbors’ disapproval by conforming to a dated suburban ideal.

You’re tired. We’re tired. It’s time to consider an attractive, low-maintenance alternative by replacing your lawn with ground cover plants that don’t require any mowing at all. Once these plants take hold, they can be irrigated much less frequently than lawns—maybe once every six weeks if it hasn’t rained. Many are also resistant to pests.

“It’s a joy not to have to mow and still have everything look green,” says Wendy Wilber, the statewide Master Gardener Volunteer Program coordinator at the University of Florida’s Institute of Food and Agricultural Sciences. We agree—let’s get you started on your path to a better lower maintenance yard.

What to plant, based on where you live

Native plants are often your best choice for successful ground covers. If you have pets, you may also want to ensure your preferred plants don’t have seed heads that could attach to animals passing through. Here are some natives for planting in different geographic regions. The first three grow well in Florida, Georgia, Louisiana, Missouri, Mississippi, and Texas in full or partial sun.

Powderpuff mimosa, or sunshine mimosa (Mimosa strigillosa), is a fast-growing 3- to 4-inch-tall plant with purple powderpuff flowers. It grows in Arkansas and the southern states listed above.

Frogfruit (Phyla nodiflora) grows 3 to 6 inches tall and has white flowers. Its broad range stretches from the southern half of the US to the tropics, including Arizona, California, Hawaii, New Mexico, Nevada, Oklahoma, Oregon, and Utah.

Lyreleaf sage (Salvia lyrata) grows 1 to 2 feet tall with a rosette of leaves at its base. It has blue flowers and fragrant foliage like its culinary cousin. You can grow it in the Midwest, Northeast, and Southeast.

While not a native plant, perennial peanut (Arachis glabrata) is a popular ground cover. Since it hit US soil in 1936, it has not spread into native areas or become a nuisance plant, IFAS says. It reaches about 6 inches tall and has yellow, buttercup-like flowers. A fan of warm temperatures, it grows in full or partial sun throughout Florida and in the southern parts of Alabama, Georgia, Louisiana, Mississippi, South Carolina, and Texas.

[Related: Build a garden for native pollinators]

The next three native plants are suitable for installations in shade or partial shade and cooler climates.

Common wild ginger (Asarum canadense) can grow to 5 inches tall and has velvety heart-shaped leaves with hidden red-brown flowers. It is seen in more than 20 northern states.

Wild strawberry (Fragaria virginiana) is a ground-hugging plant with white flowers and edible fruit. It grows in every state.

Wild stonecrop (Sedum ternatum) has foliage that creeps along the ground and sends up 8-inch-tall spikes with white flowers. Find it in cool states from the Midwest to the Northeast.

These are just a few examples of good ground cover plants, and your choices are not limited to what you can find in nurseries. “Look around your area,” says Wilber. “If you see native plants you like that are growing well naturally, consider using them as a ground cover in your landscape.”

Breaking ground

The best time to start a lawn replacement is at the beginning of the growing season for your area. This will protect the new plants from being damaged or killed by cold weather.

[Related: The 160-year-old reason you’re obsessed with your lawn]

Choose an area where the grass is just something you look at rather than a place where people walk or play. The amount of sun or shade there will determine the ground cover you select, and the soil should be well drained—with more sand than clay.

Begin the process by removing your old grass, breaking up and removing its roots so it won’t reemerge. You can rent a machine called a sod cutter or dig it up with a shovel. Other removal options are covering the lawn with black plastic for four to six weeks to smother it (which takes much longer) or killing it with an herbicide (preferably one that’s environmentally friendly). If you use herbicide, it should be safe to plant your ground cover after three days, but make sure you check the label to be sure. Once the grass is gone, grade the soil to be sure it is level and not lumpy. This can be a laborious process, so there’s no shame in hiring a professional.

Installing your new ground cover

When it’s time to fill in the now-bare ground, it’s best to use mats of plants for full coverage, but this can be expensive. More commonly, individual plants are planted no farther than 12 inches apart. Mulch between the plants with pine straw to keep the soil moist, protect it from runoff, and suppress weeds, Wilber says.

For the first two months, water twice a week for 30 minutes. After that, water once a week for the next six months depending on how much it rains. Once the ground cover is established, these relatively drought-proof plants will thrive with normal rainfall. Assuming you have adequate irrigation, weed suppression, appropriate sunlight, and favorable growing temperatures, the plot should fill in within 12 to 18 months, Wilber says.

How to maintain ground cover plants

Once your ground cover is established, little maintenance is required. Fertilizer and pesticides will probably be unnecessary, as it will grow on its own and attract few pests. If there has been little rain and the plants look parched, water them, Wilber says.

[Related: Centuries-old ‘forest gardens’ still benefit ecosystems today]

While it is possible to mow ground cover, it is not necessary. Mowing should not be done on a new planting. If you wish to mow, wait until the ground cover has filled in and reached its full height or you will prevent it from putting down good roots. For more help with ground covers, contact your local county extension office, Wilber says.

The happy result

“Replacing grass lawns with ground cover is potentially a way to save water and reduce the cost of lawn maintenance while providing biodiversity in our landscape,” Wilber notes. “In many states, lawns are the largest crop grown. Ground covers are a good way to introduce native plants into the landscape by using them as a turf alternative in places where people won’t be walking or recreating.”

Now, instead of boring grass that has to be mowed, you have a lush yard brimming with flowering plants. Explore the options that work in your area and get ready to put your feet up once your ground cover gets growing.

Read Popular Science for more rad info like this!


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How to Responsibly Celebrate Pride As an Ally

 
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It’s important for allies to show out to Pride, but it’s equally important to show out in the right way.

LGBTQ community members are not the only ones preparing for this weekend’s Denver Pride. Queer allies, too, are excited to show their support for the community by attending the virtual march and in-person festivities at “Pride Hubs” sprinkled throughout the city. Queer advocacy leaders welcome the presence of allies who play a role in advancing Pride’s goals.

“One of the primary reasons [to have Pride] is just, simply, visibility, and I think allies are definitely a part of that,” says Rex Fuller, CEO of the Center on Colfax which organizes Denver Pride. “Seeing both other LGBT folks and their friends and families gives people a greater sense of security.” Nevertheless, Pride is still an event held by and for queer people, so allies should ensure that their participation is respectful and responsible. For those wanting to learn more about how to achieve this, we’ve got you covered.

Understand Pride’s History

Pride began as a protest. Many allies are aware of the 1969 Stonewall riots, which are often credited as sparking the modern LGBTQ rights movement. But the history extends much further than that. Nadine Bridges, executive director of One Colorado, acknowledges the 1966 Compton Cafeteria riot in San Francisco as a lesser-known but equally important moment in queer history. “Those were Black and Brown folks, transgender folks, who, with bricks and stones and fire, came out to say, ‘This is who we are,’” says Bridges. Understanding this history is crucial to appreciating the fight for modern-day queer rights. It informs how Pride still evolves, too. Case in point: The Compton’s Cafeteria riot, like those at Stonewall, were in response to police harassment and abuse, and Denver LGBTQ leaders point to such violence as a reason why Denver Pride has chosen to remove the presence of law enforcement this year.

Be Aware of the Space You Occupy

Spaces designated for queer people are still a precious resource. So awareness is key. Help ensure you don’t take up too much space within them if you do not belong to the identities they’re designed for. Bridges notes that this does not only apply to cisgender, heterosexual allies at queer events. She says: “If you are a white person in a Black and Brown event, just remember that there’s not many spaces for us.” How does one maintain this respect? According to Bridges, it’s about fully allowing the people of that space to be themselves and not being too forward in your own behavior.

Respect the Identity of Others

Queer advocacy leaders like Levi Teachey, president of Parents, Families, and Friends of Lesbians and Gays (PFLAG) Denver, reminds allies to use proper pronouns and gender-neutral language at Pride. If you make a mistake, the proper way to respond is to quickly correct yourself and move on. Respecting queer identities also entails recognizing that the community is not a monolith. Certain intersectional identities need more uplifting and attention. Rex Fuller points out that queer community members who are BIPOC (Black, Indigenous, and people of color), or have disabilities, are frequently dismissed, as well as those that identify as bisexual. Furthermore, Bridges notes that the intergenerational nature of the LGBTQ community should be celebrated, saying that both queer youth and older adults need to be kept at the table.

Maintain the Work Year-Round

The tenet of respecting identities applies beyond Pride. Teachey invites allies to employ these tactics—including introducing one’s own pronouns—to other settings as a way to normalize them. Other methods to maintain effective allyship include advocating for LGBTQ-supporting legislation by voting and contacting legislators. Lastly, take advantage of resources like PFLAG, which offer support groups and other programming for allies close to queer community members.


Spend Your Money Wisely

Simon Paul, Denver drag king and board member of We Are Family Colorado, says that financial support is one of the best ways to directly impact queer community members. Many queer performers can receive tips over Venmo or Cash App, but if you are able to do so, it’s smart to keep enough cash on you to tip each performer a few dollar bills. Furthermore, Simon mentions that not all Pride-related merchandise is created equal. “Don’t just go for the free stuff from corporations,” he says, advising allies to stick to queer-owned stores and restaurants.

Ask for Consent

If you’re at a drag performance, enthusiasm is absolutely welcome; performers like Paul want audience members to stay engaged and cheer them on. He says, though, that sexualizing or otherwise demeaning remarks are distracting and unwanted. Moreover, Paul stresses that you should never touch a performer without their consent. “You can’t just touch someone because they’re wearing a cool outfit,” he says. Teachey agrees that consent is necessary for all situations. He emphasizes not outing others’ identities, whether in face-to-face conversation or online. “Don’t just snap a bunch of pictures and throw them up on social media,” says Teachey. You never know which attendees are not out or exist in unsafe spaces outside of Pride, so best to err on the side of caution.

Manage Your Expectations

Pride will host a wide range of queer expression, so you may run into things that you’re not entirely comfortable with. “Don’t stare, don’t gawk,” Teachey says, specifically in regards to kink at Pride events. “It’s not your job to police things as an ally.” If you are planning on bringing your kids to Pride (and you should!), ask organizers about family-friendly sections of the parade and other events made for all ages. Even still, prepare to have conversations with your child about what Pride means and why it’s important to embrace different celebrations of it.

Be Safe

If you are attending in-person Pride events this year, follow established safety protocols, including being fully vaccinated against COVID-19 before you arrive. Safety also comes in the form of hydration and sunscreen, since you may stand under the sun for multiple hours on end. Teachey advises to take breaks needed, and maybe leave your pets at home. Ultimately, as Fuller says, by taking care of ourselves, we can go full out next year with an even bigger celebration.

Thank you to 5280 for these tips on being a good ally!

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Instant Curb Appeal: 5 Steps to Refresh Your Home’s Exterior

 
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How designer Kelly Christensen of KC Studio revamped the flat façade of her midcentury Golden home.

Talk about a time capsule. When designer Kelly Christensen of KC Studio and her family bought this ranch in Golden, it was stuck in the 1960s. “We are the second owners, and basically nothing had been updated since it was built in 1962,” she says. But a peach-colored brick façade lined with pine shrubs wasn’t exactly what her family wanted, so she tapped her friend Chris Turner of Elevate by Design to update the landscape design and select plants. Here’s how this dream team pulled the home’s exterior into the 21st century.

Before. Photo courtesy of Kelly Christensen

1. Start again: “Everything was original, and we didn’t have the budget to structurally update the front of the house,” Christensen says. The solution? Masonry-restoration company BrickImaging stained the existing brick a pale-gray hue that looks white and matches the siding on the back of the home, which is painted Benjamin Moore’s Shoreline.

2. Dream up a new doorway: A Douglas fir door with five glass panels creates an on-trend arrival moment, with the added bonus of filling the foyer with daylight. A lush array of new plantings softens the entrance: Japanese red maples, winter gem boxwoods, and carex grasses, plus Manhattan euonymus hedges in faux-concrete pots from West Elm that flank the door.

3. Welcome the neighbors: In the backyard, a new cedar fence provides privacy, except in one spot by the outdoor sitting area. “[The fence is] 6 feet high except for right there [where there’s a 4-foot-high section], so that our sweet neighbor can hang out with us,” Christensen says.’

4. Dine out: Placing a faux-concrete outdoor dining table from World Market on the patio created an instant hangout spot for all seasons. Above it, a nest-like twig chandelier from Bloom by Anuschka echoes the natural surroundings. “It’s so beautiful at night, with the perfect dim light, and in springtime little wrens try to make a nest inside of it,” Christensen says. “I’m sure they’re thinking, ‘Yes, we’ve scored!’”

5. Make a Starlight Lounge: The family discovered that the best view of the mountains could be found between two 75-year-old pine trees, so Christensen’s husband built a floating cedar deck over a small ravine to mark the spot, then stained it gray to help it blend with the surroundings. A white powder-coated sectional with cushions upholstered in tough-wearing outdoor fabric makes a cozy lounge area. “From the get-go, my husband stood down there and said, ‘This needs to be a place to get away and relax,’” Christensen says. And that’s an idea that’s always in style.

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Many Companies Want Remote Workers—Except From Colorado

 
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After a new state law that requires employers to disclose salaries for open positions, some are advertising jobs available anywhere in the U.S. but Colorado

Big companies are hiring for remote positions that can be performed in any state across the U.S. except one: Colorado.

At issue is a new Colorado law that requires companies with even a few employees in the state to disclose the expected salary or pay range for each open role they advertise, including remote positions. The rule’s aim is to narrow gender wage gaps and provide greater pay transparency for employees. To avoid having to disclose that information, though, some employers seeking remote workers nationwide are saying that those living in Colorado need not apply.

Across the internet, an array of job listings state the work can’t be done in Colorado. At Johnson & Johnson, roles recently posted for a commercial finance senior manager and a senior manager in operations include this caveat: “Work location is flexible if approved by the Company except that position may not be performed remotely from Colorado.” At commercial real-estate giant CBRE Group Inc., an ad for a project management director notes in bold: “This position may be performed remotely anywhere within the United States except the State of Colorado.”

At pharmaceutical distributor McKesson Corp. , postings for a sales specialist and a research quality manager include similar disclaimers. Job listings for a scientist, an account executive and a manager of international tax planning at rival Cardinal Health Inc. also note: “This is a remote, work from home position. This role is to be filled outside of the state of Colorado.”

Businesses have argued, in part, that Colorado’s rules are overly burdensome administratively for employers. The Rocky Mountain Association of Recruiters, a trade group, sought an injunction against the pay transparency rules earlier this year. Last month, a federal judge denied that request, allowing the rules to stand.

Keep reading.

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