I wonder why homeowners faced with foreclosure don't rent the property and find a less expensive location. Can someone explain?

Asked by Robert Milam, Chapin, SC Fri Apr 1, 2011

I' m also wondering why banks aren't being more creative in recovering their money, i.e., renting the houses rather than auctioning them off. I'm new to Chapin. There are few homes for rent here. I don't qualify for a mortgage to buy a home. It's frustrating. I see good homes sitting empty. We have a decent income and are willing to pay $1200-$1400 a month on a rental. Can someone explain this for me?

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michele cado…, Agent, Brooklyn, NY
Sun Apr 17, 2011
Regarding your rental question- sometimes the rents for the neighborhood are not enough for the homeowner to cover the mortgage and the other expenses to run the house.
1 vote
David Chiles, Other Pro, Los Angeles, CA
Mon Apr 18, 2011
Thank you for your question about why more is not being done to improve the real estate market. The fact is that houses are not worth what their being marketed for. No one wants to buy a house that is losing value or live in one that is for sale.
0 votes
Nathan Wolf, Agent, Charlotte, NC
Thu Apr 14, 2011
Great question. Because banks are lazy. They want easy money, guaranteed.

They don't want the hassles of being a landlord. Because as a landlord, if something breaks they have to fix it. They would rather not have the lawsuits that would occur if they rented their homes / assets and someone was injured on their property. They'd rather not deal with all of the issues of a landlord. They'd rather sell at a loss (based on market value) and let someone else deal with that-- because they can give a loan to the landlord, and make INTEREST off that loan.

As for individuals renting their own properties and finding a cheap rental somewhere... some owners owe so much that they couldn't even afford to make up the difference if they rented the house out. Because they could not rent it for enough to cover their mortgage. And if the tenant doesn't pay on time, they are back to their original position, possibly with damage to the home, and would have to spend money they don't have to evict the tenant.

It sounds like it would be easier than it is.

As for your ability to pay that much toward rental-- why don't you qualify for a mortgage? 12-months of on-time payments will generally help anyone's credit get stable. Maybe find a cheaper rental and then put some of that extra money toward fixing your credit? Or is there some other issue?


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0 votes
Robert Milam, Agent, Chapin, SC
Fri Apr 1, 2011
This question has been asked of me (Robby Milam, Realtor, RE/Max, Real Estate Consultants, Chapin, SC) several times in recent eighteen months or so.

Prior to foreclosure, owners may counsel with their banks mitigation officers and possibly arrange for Short Sales. In this type sale, the owners will need to pay all shortages (if any) or face credit issues later. The loss follows the sellers the next five to seven years after the Short Sale (regardless of the sellers credit scores). The number of years varies depending on the sellers' sources of finances (i.e., conventional lenders, government backed lenders, etc.).
The short sale process is basically a simple process:
1) Buyers make an offer and the sellers accept, reject, or counter that offer. If accepted, the bank will have to approve the short sale before you have a ratified agreement and contract.
2) The realtor representing the buyers and the realtor representing the sellers, get paid their commissions from the Seller. This amount will come out of the proceeds the bank gets at closing, so it truly comes from the bank, and must be approved by the bank. As for a Realtor representing both parties, this is a dual agency. This is where the Realtor does not truly represent either side, but actually represents the deal, so it is done correctly for both parties. No advice is given, no confidential information from either side is shared.
3) The closing attorney is chosen by the buyers in all transactions. Here's the catch, though. If you would like a different attorney from the one the Seller has chosen, the buyers will have to pay for the attorney and their title insurance.
4) The "outs" the buyers have are all in the contract, and include the inspections, appraisal provisions, and the survey provisions. There may be more provisions. You would need to refer to the contract itself. It is most important to recognize, the property will likely be purchased "where is, as-is" in Short Sales. Therefore, asking for something to be fixed, probably will not happen. But, you may be able to cancel out of the contract if you find that there's a fatal flaw, like structure issues or termites infestations.

Also prior to foreclosure, owners may consider discussing Lease - Purchase Options with their banks. These options may be approved from time to time. In no instance would owners facing foreclosure proceed without banks approvals. In this instance, owners would want to call reputable realtors and seek qualifed buyers desiring such arrangements. This is the least likely scenerio for successful bank approval.

However, once a home goes into foreclosure and the court ordered processes and hearings are completed, the bank takes possession of the home. Banks are not in the property management business. Banks desire quick sales remedies to generate capital, rather than experience more losses.
0 votes
Elizabeth He…, Agent, Agawam, MA
Fri Apr 1, 2011
The banks don't want to deal with having to evict a tenant when/if a house forecloses. Also, just because it's rented doesn't mean that the rent will be put towards the back mortgage.
0 votes
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