Sal Aranda: Lending to solid buyers would boost housing
Real Estate Talk
Some economists and politicians call for bold, sweeping action, yet the Santa Clarita Valley housing market would get a big boost by simply increasing lending to already creditworthy homebuyers.
Throw in more loan modifications and faster decision-making on short sales, and we just might begin reducing the number of foreclosed homes, thus stabilizing home prices and bolstering the economy along the way.
Realtors know that foreclosures don’t just affect the families that lose their homes. Communities, the housing market and the economy all suffer.
Instead of leading the way out of recession, as it usually does, housing may continue to be a drag on the economy until lenders and leaders acknowledge the depth of the problems.
Creditworthy consumers continue to have difficulties securing fair and affordable loans, despite their proven ability to afford the monthly payment.
Realtors support responsible lending standards. However, unnecessarily tight credit restrictions are putting downward pressure on home values, increasing the number of homeowners whose mortgage exceeds the value of their homes and adding to the number of foreclosures.
Increased fees, higher down payments and reduced loan limits are making it more difficult for borrowers to obtain safe and sound mortgage financing products. Greater access to financing for qualified borrowers and investors could help absorb the excess inventory of foreclosed properties.
In recent testimony before Congress, realtors urged the lending industry to take greater action to keep struggling families in their homes through loan modifications that reduce the probability of default and prevent further increases to the large inventory of foreclosed properties.
Helping more families remain current on their mortgage by significantly reducing their monthly mortgage payments will allow them to remain in the homes that they worked so hard to obtain and reduce the impact of foreclosures on local home prices.
Continued short-sale delays are also contributing to foreclosures. Lenders and servicers need to quickly approve reasonable short-sale offers that would allow homeowners to avoid foreclosure. The current short-sale process can be time-consuming and inefficient and many would-be buyers end up walking away from sales that could have saved a homeowner from foreclosure.
A recent study also confirmed another fact that realtors have known for some time: Partially due to the 4 million former homeowners who have faced foreclosure and are now renters, rising rents are forcing renters to outspend home owners on housing costs.
Since 2005, homeowners’ housing expenses have climbed from 31.9 percent of their household budget to 33.2 percent. On the other hand, in that same time period, renters’ expenses have jumped from 35.6 percent to 38.4 percent, according to the October CoreLogic U.S. Housing and Mortgage Trends.
In the last 26 years, homeowners have increased the amount they spend on household expenses by 12 percent while renters have increased it by 22 percent, according to the study. Earlier this month, economists noted that for the first time in 30 years the median monthly mortgage payment is about the same — or less — than the median rental payment.
Yet, with the bleak job market, homeownership rates continue to fall in many parts of the country, particularly among younger generations.
CoreLogic found in its report that the homeownership rate for the 25-to-34 age group dropped from 51.6 percent in 1980 to 42 percent in 2010. For the 35-to-44 age group, homeownership rates fell from 71.2 percent to 62.3 percent over that period.
In response to rising foreclosures, more homes are turning into rentals. Nearly 35 percent of occupied homes were rented in 2010, which is a 33.8 percent increase from 2000, according to a recent study.
In more than 500 cities, demand for rentals has increased, with vacancies for rental housing reaching its lowest level since 2003, according to U.S. Census data.
Plus, rents are on the rise, too. Nationwide, rents increased 11.6 percent in 2010 to $1,320 a month, on average, according to Hotpads.com, a real estate research firm.
Sal Aranda is President of the Santa Clarita Valley Division of the Southland Regional Association of Realtors. David Walker, of Walker Associates, co-authors articles for SRAR. The column represents SRAR’s views and not necessarily those of The Signal. The column contains general information about the real estate market and is not intended to replace advice from your Realtor or other realty related professionals.
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