Aug 26, 2010 by MichaelS.Dunn.

The following is my response to an e-mail I recieved from a nice couple in Illinois. Their current home had lost about 50% of it’s value and they needed to move because of an expanding family and proximity to their work. Because they owe about $80,000 more than their house is currently worth, they needed advice on what their options were. Here was my reply that I thought might be helpful to others in a similar situation.

So, my first question would be…what’s the rental market like near you? If you think you can rent out your current house to cover the payments and other expenses (taxes, insurance, hoa dues, etc.) that could save you some financial pain, although it would mean becoming a landlord which can be a hassle of you don’t have the right tenants. If you were able to get a signed lease, the bank may include that as additional income to get you qualified for a loan to buy the new house. (Check with your lender to verify this…they all have their own way of doing things.) This method would prevent any credit score damage and foreclosure issues and still get you into your new place. In addition, You may be able to hold on to the house until the market improves and sell it then. Do some number crunching and look in the paper for rental rates in your area for a similar house. If there is any way that you can afford to do this, I think it is the best option.

If you decide you do not want to go the landlord route, or if you can’t get a new loan without selling the old house, then a short sale is definitely better than a foreclosure, although it will still hurt your credit a bit. A foreclosure is nasty, and makes it nearly impossible to get a mortgage for 5-7 years, as well as doing a number on your credit score. Then if the lender can’t sell the house for as much as the amount that was owed, they could come after you for the difference! I would definitely avoid this choice if at all possible.

A short sale on the other hand, although it does affect your credit score, does not have all of the negative repercussions that a foreclosure would. (Many experts are not sure how much short sales will affect scores, because they are just now becoming popular due to the economic situation we are all facing now. I’ve seen estimates from as little as 50 points to up to 200 points. Either way, your score can be brought up again relatively quickly if you stay on top of all of your other payments.) Most lenders will report the short sale as “settled for less than the amount owed” in your credit report. The big question is how will lenders look at this in the future. My guess is that because there are so many short sales now, if mortgage companies want to do much business in the future, they are going to have to be pretty lenient when it comes to folks that have a short sale in their report.

The FHA or Federal Housing Authority, who is a governmental agency that insures many of the loans made to people buying their primary residence (No investment properties or vacation homes), requires a waiting period of two years after a short sale to get approved for one of their loans. Most of the major lenders have guidelines that are close to this. (Wells Fargo says 3 years for example.) That being said, if you need to move now, it might be a good idea to get the new loan and complete the purchase of the new house before the short sale shows up on your credit report. The problem here is that you can get stuck with two mortgage payments for the time it takes to get the old house sold unless you do things in the right order.  

So this is where a good realtor and mortgage person come in. Things have to happen in a very particular order for this to work out. This is what I would recommend:

1.      Talk to a Realtor who has the SFR designation and one that you trust to handle this. (I can help you find someone qualified in your area if you would like.) Get your old house listed for sale at a price that the realtor thinks will get it sold in 30 to 60 days. Also have the realtor start the short sale process by sending in any financial info, the listing agreement and short sale application to your lender.

2.      Apply for a new loan and let the lender know that you will be selling your current house.

3.      Start looking for a new house

4.      Get an offer on your house AND get the bank to approve the short sale. Make SURE that you have something in writing from the lender that states that they will not pursue a deficiency judgment. Meaning that they will not come after you for the difference between the sale price and the amount owed. This is the most important part of the short sale. Sometimes they will ask you to sign a promissory note to pay off the difference. Remember that these are negotiations and that the lender is simply trying to minimize their loss.

5.      Put in an offer that works for you but make sure that the offer is CONTIGENT ON THE SUCCESSFUL CLOSING OF YOUR CURRENT RESIDENCE. Some sellers will not like this but many are taking whatever they can get in this market. Schedule the closing on the new house to be within a week of the closing on your old house. This way the short sale will not be on your credit report until after the new loan is already closed. Even better if you can have both closing on the same day.

6.      Confused yet? 

As far as getting approved for a short sale, banks are typically looking at these things:

1.      Is the house your primary residence? They have programs and incentives such as HAFA that makes it easier to get approved when it IS your primary residence.

2.      Do you have a legitimate financial hardship? In your case, if your income has not gone down, your argument is that you HAVE to move for your job and that you cannot afford two mortgage payments and can’t get the old house rented for enough to cover the payments. If they think that you can afford your current house and that relocation isn’t absolutely necessary, they will probably not approve the  short sale.

3.      Will the house go to foreclosure if they do not approve the short sale? For this they look at your financial information and your work situation to try to determine whether or not they think you could afford to keep making the payments.

4.      Will the short sale cost the lender less than a foreclosure would? This one is really out of your hands, but typically the answer is yes because of the long, expensive process of doing a foreclosure. 

Another good option if you can’t get a loan to purchase a home is to consider renting for a short time. You could get into a house that suits your needs, in a location that you want, and still have the option of leasing or doing a short sale on your current home.

Hope this is helpful and doesn’t confuse you more! Feel free to call me with other questions or if you want me to recomend a qualified realtor in your area.

-Mike

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Aug 16, 2010 by MichaelS.Dunn.

Home owners are more active in their communities, benefit from improved education opportunities, and report higher levels of self-esteem and happiness when compared to renters, according to leading research. A new report from the NATIONAL ASSOCIATION OF REALTORS®, Social Benefits of Homeownership and Stable Housing, explores the impact of stable housing and the positive social outcomes resulting from homeownership.

“Homeownership is in investment in your future – home is where we make memories, build our lives and feel comfortable and secure,” said Vicki Cox Golder. “Owning a home has long-standing government support in this country because homeownership benefits individuals and families, strengthens our communities, and is integral to our nation’s economy.”

NAR’s study identifies research from government, industry, and academia that identified the relationship between homeownership and stable communities. Home owners move far less frequently than renters, and therefore are embedded into the same neighborhood and community for a longer amount of time. This allows for social cohesion, ultimately resulting in social benefits and stronger communities.

“REALTORS® care as much about keeping families in their homes as they do about helping them find the home of their dreams,” said Golder. “Social benefits do not arise solely from ownership, but also from greater housing stability and social ties associated with less frequent moves among home owners.”

Several research studies cited in the NAR report have found that homeownership has a significant impact on educational achievement. For instance, the decision by teenage students to stay in school is higher for those raised by parents who are homeowners compared to those whose parents are renters. Access to economic and educational opportunities are also more prevalent in neighborhoods with high rates of homeownership. Furthermore, studies have shown that changing schools frequently due to moving impacts negatively a child’s educational outcome.

Civic participation is another social benefit resulting from homeownership and stable housing. Home owners are proven to be more politically active and are more likely to vote in local elections compared to renters. In addition, homeowners have a higher membership in voluntary organizations.

Studies have shown that home owners are more likely to believe that they can do things as well as anyone else, and they self-report higher ratings on their physical health. “The research shows that home owners report higher self-esteem and happiness than renters, resulting in better overall health, both physically and psychologically,” said Golder.

When it comes to property, home owners have more invested both financially and emotionally. Property crimes affect home owners directly, but nonviolent property crimes can impact the property values of the entire neighborhood. Therefore, home owners are more motivated to deter crime by forming and implementing voluntary crime-prevention programs. In addition, it is easier for home owners to recognize perpetrators in stable neighborhoods because of extensive social ties. Unstable neighborhoods often display social disorganization which can lead to higher levels of crime.

Along with protecting their home and neighborhood from crime, home owners spend more time and money maintaining their home than renters. Neighbors also influence other home owners to improve their property, resulting in a better overall quality of the community.

“Homeownership certainly contributes to positive social outcomes, but those outcomes are truly a result of stable housing communities,” said Golder. “With strong social ties and a cohesive community, home owners can enjoy not only the long-term financial benefit of owning a home, but also a more satisfying life – which is what’s really at the heart of the American Dream.”

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Aug 16, 2010 by MichaelS.Dunn.

by Phoebe Chongchua 

While kitchens are still high on the interest list for buyers and homeowners, the National Association of Home Builders (NAHB) is reporting that remodeler survey respondents say that a bathroom remodel was one of their most common projects during the first six months of 2010–as much as 61 percent of their remodels were done on bathrooms.

“In previous years, kitchen remodeling was reported as the most common activity by more than 70 percent of remodeler respondents,” according to the NAHB news release.

NAHB reported that its Remodeling Market Index sunk to 40.7 from 47.9 in the first quarter. The survey also showed a decline in larger remodeling projects “such as room additions, whole house remodeling, bathroom additions, and second story additions. But NAHB is forecasting encouraging news. “While remodelers are continuing to struggle, we expect the rest of 2010 to be a period of stabilization for remodeling, with the first stages of recovery emerging by the end of the year, followed by a robust recovery beginning early next year,” said NAHB Chief Economist David Crowe.

However, these market conditions are making now the right time to take on remodeling projects that can not only increase comfort and functionality but also add value to your home.

No matter which room you’re going to remodel, doing your homework and knowing exactly what you want will save you not only money but also potential headaches. Things like checking references and visiting some of the recently remodeled projects are a great way to determine if the company you plant to hire will be suitable for your needs. Neglecting to do this could mean that you bring in the wrong company and, worst case scenario, a simple job turns into months of work and extra expenses.

Here are a few things to consider when remodeling. Some experts say, if you’re planning to stay in the home for five years, remodel it how you like. In other words, put in the countertops that make you happy–even if they’re not the most popular. Use the color paint that expresses your inner feelings. However, I always say, remember there’s a balance. If you remodel and create something that is so unusual, you may run the risk of it not appealing to the masses and therefore you will have to find the few that are searching for that particular look. That doesn’t mean you shouldn’t design and decorate based on your likes, it’s just a matter of considering how the remodel will impact you when it comes time to sell the home and then choosing the best option for you for both short and long term.

1. Write it down. Just like your goals in life are more likely to come to fruition when first penciled out on paper, your ideas for your remodeling project also need to be clearly spelled out. When you do this you are able to clearly see which projects you want to tackle first, how much money you can afford/want to spend on the remodeling projects, and if your goals conflict with your ultimate objectives. You will find clarity by writing down what you hope to accomplish. This step alone can turn the project into a success from the start.

2. Slow down. Don’t rush into a project. If you just purchased a home, some experts recommend living in it a year before you start to knock out walls. Your taste and needs might change. Get to know your surroundings and then thoughtfully consult with design-build companies to help ensure the project’s success. Visit other people’s homes and see how they increased storage and used space-saving techniques in their design. I am frequently visiting remodeled homes and am amazed at the creative ideas that add functionality for the homeowner and aesthetic beauty.

3. Let there be light. Light and bright is a commonly used term when listing a home. It’s popular because it’s appealing to buyers. If you’re in the design phase of your remodel, especially for a bathroom–but other areas too, be sure to make sure that you will end up with enough light. The folks over at HouseLogic.com concur. Making lighting a priority. “When it comes to adding creature comforts, your first thoughts might be multiple shower heads and radiant-heat floors. But few items make a bathroom more satisfying than lighting designed for everyday grooming,” writes author and residential builder, John Rhia.

4. Keep it clean. One of my pet peeves is yucky bathroom air. Poor ventilation creates enormous problems in the future. Homes that were designed without bathroom windows that open can quickly develop mold, mildew, and stale air if there isn’t a very good ventilation system installed. High-quality bathroom fans help. These are often not thought of because they’re not obvious “fun toys” like heated floors, but bathroom ventilation systems that exhaust to the outside are vital. Consult with your remodeling expert for the best choice for your room.

Before beginning any remodel, talk to lots of experts, get all your ideas out on paper, and prioritize wants and needs. Taking the time and steps to create a plan with your hired experts will ensure your needs and desires are met in a timely fashion.

Published: August 6, 2010

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