User Profile

Rayna Cain

Bio Statement Rent-to-Own is a Marketing Gimmick

We've been unpleasantly surprised by the number of "Rent to Own" signs popping up this summer. Why? Because it's mostly a marketing gimmick to lease houses property owners can't sell. There's little benefit to the renter -- even a renter with bad credit or too much debt to qualify for a mortgage. These deals rarely result in a purchase and you could actually lose money. We're seeing more of these offers because houses aren't selling as quickly as they did the past two years. There's a growing backlog of unsold homes and prices aren't rising as quickly, either. Indeed, in many cities prices peaked last summer and have been stable or even falling a bit since then.

That has put some owners -- particularly real estate investors who buy houses hoping to "flip" or quickly resell them at a substantial profit in a bind. Since they typically buy houses that need a lot of work and are among the least attractive on the market, they are the hardest to get rid of when sales slow down. So now they're trying to rent them. By offering to credit part of each month's rent towards the purchase price of the home the key element of any "Rent to Own" deal -- they are trying to make it sound like you are getting more for your money and taking a meaningful step towards owning your own home. Regrettably, that's rarely the case.

Twenty years ago, when lenders demanded substantial down payments to qualify for a mortgage, "Rent to Own" made a little sense. Landlords would credit part of each month's rent towards the purchase of the house. The idea was to rent until you had accumulated enough for the down payment -- usually 10% of the purchase price or more. But who needs that now, when lenders routinely make home loans with little or nothing down? You can easily find "down-payment-free" mortgages. Yes, you'll have to pay more for them half-a-percentage point or more. You can always refinance later when you qualify for a lower rate.

Government-backed loans, such as those insured by the Federal Housing Administration, or FHA, have low down payment programs as little as 3% -- and you can borrow the down payment from friends or family or obtain funds from public or private agencies. The FHA was created to help first-time buyers, those with modest incomes or people who would be unable to obtain conventional mortgage financing. The FHA is more lenient when it comes to credit scores and blotches on your credit history -- even bankruptcy. And the Department of Veterans Affairs, or VA, has been offering no-down loans to qualified service personnel since the end of World War II.

You don't even need thousands of dollars in cash to cover closing costs and all the fees associated with buying a house. "No-cost loans" allow you to roll all of that into the price of the loan. So if you were borrowing $100,000 to buy the house and your fees were $3,000, your total loan would be $103,000 on early tax refund. You don't have to have $3,000 in cash to complete the purchase. You can also ask the seller to pay your closing costs. The longer a house has been on the market, the more likely a homeowner will be willing to do that to get it sold. Don't be shy about asking, especially in cities where sales have slowed the most. This is as negotiable as the price of the home or any other terms. Despite that, there are still lots of reasons you may not be able to buy a house right now. A recent bankruptcy, low credit score or too much debt might make it hard for you to qualify for a mortgage, at least not without paying exorbitant interest rates that make the monthly payments unaffordable.

"Rent to Own" deals are often pitched as a way to help with that but they offer little assistance. They often require you to pay an option deposit. It is non-refundable, but it is usually credited toward your down payment. In addition, a dollar amount or a percentage of your rent is set aside each month to go toward your down payment. If, when your option to buy comes up, you cannot or do not wish to purchase the home, you lose that money. It is not unheard of for real estate investors to use a purchase option to justify higher rents and lock you into a purchase price that's higher than what comparable houses are selling for. Unfortunately, some renters don't realize they can't afford to buy until it comes time to exercise the option.

You might have been comfortable paying $1,000 a month in rent. But that $1,000 probably won't cover a house payment plus insurance, property taxes and maybe private mortgage insurance, which is required if you don't have 20% down. And then there's always maintenance, which was likely the responsibility of the owner, but comes down to you. So if you've got to rent, find the best price on the best home you can.Usually you can find a home with all the basics for almost always less than what you're currently paying in rent. Don't let "Rent to Buy" enter into the decision.

My goal is to educate the consumer on the largest purchase they'll ever make!
"Allow Me To Be Your New Friend in The Mortgage Business"

Feel free to submit all your mortgage related questions and I promise to respond within 48 Hours.

Carla Barnes aka The Motivational Mortgage Diva is a high profile trailblazer in the mortgage industry. She is also a prolific and wildly successful Motivational Speaker, Writer, Radio Host and Business Owner. She was just recently ranked as one of the top Loan Officers in the State of Georgia and was also featured as a Top Business Owner on Idea Cafe.

She believes everyone desires the American Dream and should educate themselves on the steps of becoming a homeowner. She also proudly promotes homeownership for Single Women.

She is Producer/Director of a extremely popular Internet radio show on Blog Talk Radio called Entrepreneurs On The Move and has had over seventy thousand downloads since first coming on air in February 2007. She has interviewed distinguished Actors, Singers, Rappers, Writers, Motivational Speakers and some of the World's most Successful Business Owners. Her tag is to always Encourage, Empower & Enlighten.

Carla B. is also the Author of Your Dreams In Your Hands which is a consumers guide to Homeownership and My Life Is Not Over, A Teen Mom's Story.