My Partner and I Would Like to Purchase a Foreclosed Home, What are the Issues Involved?

Buying a foreclosed home is a great way to get an excellent deal. The downside is that you may be buying more than you bargained for if the home has been sitting vacant for a long period of time. In most states, foreclosed homes are sold as is with no warranty. This means that you get what you see and will be responsible for any and all repairs that are needed. Following are some tips for those who would like to purchase a foreclosed home.


If the home has been sitting empty, especially through a winter, the odds are that the utilities have been turned off and the home has been winterized. This means that the water is off, the traps have been filled with antifreeze, and the water lines may have been fully drained or pressurized with air so that the pipes do not freeze and burst. Generally, it would be best to hire a professional to dewinterize the home. When homes have been winterized and sit vacant for a long time, water seals can dry out or rot and will need to be replaced; the hot water tank will need to be filled with water before turning it on; flex lines may need to be reattached; and the traps will need to be cleaned out.


If the power has been off for a long time, the electric company may require that you have a licensed electrician inspect the home’s electrical system to ensure that it is safe to turn the power on. That requirement varies depending on municipality rules. In addition, if you are not from the area, you may be required to pay a fee to the electric company.

In addition to electrical issues, you will need to inspect the duct work if the home has a forced-air system and remove any dirt and debris that may have accumulated and install clean filters. If the system has a gas furnace, the utility company may not light the pilot until the maintenance has been completed.


You may find that the home has broken pipes or that it leaks once the water is turned on. In the worst case scenario, a leak was present and never repaired resulting in rotted or moldy flooring and drywall. Replacing the flooring and the walls or controlling the mold problem can end up costing a lot of money, depending on the amount of damage that has occurred.


If furnaces have been subjected to humidity for a long period of time, the exchangers can corrode and will need to be replaced. Depending on the system that is installed in the home, this could end up costing several thousand dollars.


Home inspections generally cost several hundred dollars, but are well worth the cost. An inspection will reveal problems with the home in areas including the roof, foundation, electrical, heating, plumbing and water leakage. Once an inspection has been completed, you will have a good idea of the issues with the home and what will need to be done to repair the problems. The report will give you the opportunity to decide whether you want to move forward with the purchase or look for a different foreclosure.

It should be noted that home inspections are not a requirement for the sale of a property in any state. As a general rule, most real estate agents do suggest that potential buyers have one completed before purchase, however, it is ultimately up to the buyer.


When homeowners become aware that they will be losing their home, it is not unusual for them to give up on maintaining the home. This means that regular maintenance will most likely be needed, including clearing gutters and roofing of debris, cutting back overgrown vegetation and thoroughly cleaning the home both inside and out. You should also be on the look out for cobbled repairs where the owner did not want to spend money to have it done correctly. For example, using duct tape to repair a leaky pipe.

If you are in the market to purchase a foreclosed home, you should hire a reputable LGBT real estate agent to assist you with the process. He or she will know what problems to look for with a foreclosed home and can refer you to a reputable home inspector. To find an agent in your area, simply conduct a search on

Making Home Affordable Program Extended 2 Years

A federal program that helps troubled homeowners receive modified mortgages is being extended by two years, and will run to the end of 2015, administration officials said Thursday. The extension of the Making Home Affordable Program, which includes the Home Affordable Modification Program, follows a two-year extension of a government
refinancing program. “The housing market is gaining steam, but many homeowners are still struggling,” said Treasury Secretary Jacob Lew. “Helping responsible homeowners avoid foreclosure is part of our wide-ranging efforts to strengthen the middle class.” As of March, more than 1.1 million homeowners have received a permanent mortgage modification through HAMP. However, HAMP has come under fire for high default rates and fewer-than-expected modifications.

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So what exactly is a short sale?

In today’s economic crisis and down real estate market this is a term that comes up a lot. But what exactly does it mean? In simple terms, a short sale is a tool that is used by banks and borrowers who have come on difficult times, as an alternative to foreclosure when a borrower cannot repay their loan.

When a homeowner takes out a mortgage loan to purchase their house, they agree to pay a certain sum of money, known as the principal. This principal balance is paid over the course of 15, 20 or 30 years plus interest.

In the event the homeowner is unable to, or stops making their mortgage payment, the bank, or lending institution will start the foreclosure process. The bank will always give the homeowner along the way several opportunities to pay the back-owed payments, and stop the process. In the event the homeowner cannot catch-up their payments, the bank will proceed with the impending foreclosure.

At this point homeowners have a few options to consider.

  1. They can simply wait for the bank to take their home or walk away from it.
  2. They can try to get a loan modification, where the bank will change the condition of their loan and either lowers the principal amount owed, the interest rate they are paying, or the term of the loan and thus lowering their monthly payments to an affordable amount.
  3. They can give the property back to the bank (known as a deed in lieu of foreclosure) or
  4. The final option is that the bank can authorize a “short sale.

A short sale is an agreement by the bank to allow the borrower to sell the property at a discounted price.

The homeowner will hire a real estate agent and put the house on the market just like any other sale, except the home will be priced according to current market value and conditions, which is typically much less then the homeowners owes on their mortgage. Buyers will come and tour the home and make offers.

In the end, the bank will have to approve any “short sale” offer made by a potential buyer before the sale can continue. Once the bank has made that agreement, the property can be sold just as it would normally.

The bank is essentially agreeing to accept the purchase price as a payment in full on the loan that is owed. It frees up the borrower to walk away from the property without a foreclosure on their credit, and it keeps the bank from having to take the property back.

It’s my opinion that a short sale is a better option than a foreclosure, as you’re cooperating with the bank in selling a home they loaned you money on, that you can no longer afford ~ short sale or foreclosure, expect your credit to be damaged.

Additionally, it’s important as part of the short sale agreement, that the bank agrees not to come after you for the “short payoff”… in some cases with foreclosure or short sale, the bank may attempt to collect from you the negative balance and or 1099 you for the “gift”, which you’ll pay taxes on.

Always consult a professional REALTOR® and or tax and legal professionals that are experienced in “short sales” to analyze your best options. 

Author Jeff Hammerberg is the Founding CEO of ~ Free Instant Access to the Nation’s Top Gay, Lesbian and Gay Friendly Realtors Coast to Coast.

White House may unveil mortgage plan next week

The Obama administration is considering unveiling new plans next week to revive the ailing housing market and reduce foreclosures, including an effort to help troubled borrowers refinance their mortgages.

The administration has been working for weeks on how to implement a mortgage relief program. President Barack Obama could include a nod to the plan in a speech on job creation next week, sources familiar with the administration’s plans said.

The refinancing initiative would allow certain borrowers to refinance loans that are backed by government-owned Fannie Mae and Freddie Mac or the Federal Housing Administration, the sources said.

A broad-based effort to automatically refinance millions of mortgages is not in the works, yet the administration is looking to take targeted changes to an existing program that would allow more borrowers to take advantage of low mortgage rates, including allowing borrowers to refinance even if they owe a significant amount above their property’s current value.

The idea is to help struggling borrowers refinance at current low interest rates, which would cut their monthly payments and free up cash for other spending. The hope is that this could drum up overall business activity.

The average rate on a 30-year fixed loan was 4.22 percent last week, close to the lowest level in more than 50 years, according to Freddie Mac.

Fannie Mae, Freddie Mac and the FHA, which together account for 90 percent of the U.S. residential mortgage market, would be given permission to begin refinancing plans for borrowers that are current on their mortgage payments and not considered seriously delinquent, according to the sources.

While the administration is under pressure to firm up the details, it is not yet clear whether borrowers seeking to take out a loan that is more than 80 percent of the value of the home would qualify for refinancing. The White House has kept the specifics of the refinancing plan closely guarded as it attempts to work out the details.

White House officials had long been wary of trying aggressive new programs to revive the housing market. The prevailing view at the White House over much of the last two years was that any remedies would cause at least as many problems as they solved.

A mainstay of the administration’s housing initiative, rolled out in April 2009, has fallen short of expectations. Known as the Home Affordable Refinance Program, it was originally intended to help 4 million to 5 million homeowners avoid foreclosure. As of May it had helped only about 810,000 homeowners refinance into loans with lower rates, according to the Federal Housing Finance Agency.

But Democrats close to the White House said the weakness in the economy and the drop in mortgage rates have led officials to take a second look at ideas that could bolster the housing market and ease the strain on household budgets.

Analysts who favor action say housing is at the heart of the economy’s woes and that its moribund state is creating a risk of a Japanese-style “lost decade” of economic stagnation.

“We can either spend the better part of a decade allowing households to gradually work off their debt burden,” said William Galston, a scholar at the Brookings Institution think tank. “Option number two is that we try to jump-start the process.”

“I think it’s time to go back to the drawing board,” he added.

Chicken or the egg
Some economists, however, believe the strain the housing market is putting on the rest of the economy can be addressed in other ways, such as using infrastructure spending and tax credits to encourage hiring in order to reinvigorate growth.

Christina Romer, a former top economic adviser to Obama, said that compared to other measures to address the economy’s woes, a housing-specific program could be expensive. She noted that homeowners tend to be wealthier than the general population so such programs would not be targeted to people most in need.

“A bold jobs program might be just as effective and better targeted to those who need help the most. Also, healing the economy is as likely to heal the housing market as programs aimed directly at housing,” said Romer, a professor at the University of California, Berkeley.

And while refinancing has accounted for the majority of mortgage applications for many months now, according to weekly data from the Mortgage Bankers Association, there is no evidence that the refinancings are providing a spur to consumer spending.

The refinancing initiative under consideration by the Obama administration mirrors a plan contained in legislation co-authored by Senator Barbara Boxer, a California Democrat, and Senator Johnny Isakson, a Republican from Georgia.

In a letter on Monday to Edward DeMarco, acting head of the Federal Housing Finance Agency, which regulates Fannie Mae and Freddie Mac, Boxer argued that the plan would provide a “dual benefit.”

She said it would help Fannie and Freddie avoid losses, since fewer borrowers would fall delinquent, while providing a boost to the economy.

Bondholders on the losing end
The loudest objections are being registered by holders of mortgage bonds, who would take a hit if loans are paid off early.

Some fund managers have loaded up on agency mortgage-backed securities, those bonds backed by mortgages guaranteed by Fannie Mae, Freddie Mac and the Government National Mortgage Association, because they offer higher yields than U.S. Treasuries.

Last week, the $5.4 trillion agency MBS market recorded one of its worst weeks in a year as traders dumped mortgage bonds out of concern the White House would put forward a plan that would shoulder them with losses.

While mortgage rates have been hovering around record low levels, banks remain stingy with lending although they are sitting on more than $1 trillion in excess reserves. Homeowners without a job or good credit histories have been essentially shut out of the refinancing process.

Some investors say the economic benefit of a government-encouraged refinancing wave would be minimal.

“It’s a political hail Mary. It’s unclear why they want to throw a monkey wrench into a $5 trillion market,” said John Kerschner, head of securitized products at Janus Capital Group in Denver. He said the net benefits for the economy are negligible, perhaps adding $20 billion to $30 billion “at best” to the U.S. economy.

The aurthor of this article is Thomson Ruters

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