Rent to Own / Owner financing

November 20, 2008

Just recently I talked to a home repairman. He was telling me how he’d worked for a builder for over 10 years and how he had an “agreement” to purchase a home from his boss. They’d agreed on a price ($23,000) and on an amount that would come out of his paycheck every month. But that was it. Nothing in writing, no mention of interest. The home was in bad repair and the employee spent long hours and money renovating the home. The builder refused to do any repairs as he told the employee that as a home “owner”, it was the employee’s responsibility. Fast forward 10 years. The employee had come into some money and wanted to pay off the home and get a deed. He had enough money to pay off the principle and enough left over to pay interest of 8%. The builder refused the payoff, stating that as the home was worth more now, he wanted an additional $20,000 but that if the employee wanted, he could continue paying monthly. Needless to say, that employee is no longer working for the builder and no longer living in the house he’d called home for over 10 years.

Many people with poor credit feel that a “rent to own” option will help them find a home. They think that it is similar to going to some of the “no credit check” rent-to-own furniture stores that are in every town. “I’ll pay $1000 a month and then one day I’ll own the home”. Yes, it is possible to structure a “rent to own” contract, but it is extremely important to lay out all contingencies. How much of the base rent will go towards principle? Who is responsible for repairs? Is there a default clause if the buyer leaves the home before the house is paid off? Will the buyer forfeit the equity or will he get some of it back? In the case of delinquent rent, will the equity be applied to delinquent rent and the purchase/rent to own contract be voided? Remember, in a rent to own situation, the tenant/purchaser does not have title to the property.

Owner financing is different. In this case, deed is passed to the buyer at closing and a mortgage is held by the seller. The buyer will sign a mortgage note and mortgage the home. The terms of the note will have been negotiated before closing. In this case, the seller is not responsible for any repairs to the home and must proceed through legal channels to foreclose on the property should the buyer default on the mortgage note. Most sellers are reluctant to owner finance to someone with poor credit, but if there extenuating circumstances, this might be an option for those buyers who are not eligible for traditional financing.

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Local Information for Germantown, TN

Latitude: 35.089023 -- Longitude: -89.793997

Other Area Cities: Germantown Bartlett Collierville Olive Branch Memphis

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Germantown is a city in Shelby County, Tennessee, United States. Germantown is best known as a suburb of Memphis, Tennessee. The city also is home to some of the highest real estate prices in the area. Bordering Memphis to the east, Germantown is a quiet town of streets lined with mature hardwood trees, and often stately homes. There is practically no industry in Germantown, but the city is home to significant retail. In the city center is the Old Town Germantown neighborhood, anchored by a depot and railroad tracks that recall the community's earliest days of development as an outpost along the Memphis and Charleston Railroad. Annual events in Germantown include the Germantown Festival, and the Germantown Charity Horse Show which lures equestrians from all over the country.The median income for a household in the city was $94,609, and the median income for a family was $103,726. Males had a median income of $77,857 versus $38,311 for females. -- Source: Wikipedia.com

Tennessee 2000 Census Population Profile Map

	Germantown	Tennessee	United States
Population	37,348	5,689,283	281,421,906
Median age	41.3	35.9	35.3
Median age for Male	41	34.5	34
Median age for Female	41.5	37.2	36.5
Households	13,220	2,232,905	105,480,101
Household population	37,314	5,541,337	273,643,273
Average household size	2.82	2.48	2.59
Families	11,064	1,547,835	71,787,347
Average family size	3.14	2.99	3.14
Housing units	13,676	2,439,443	115,904,641
Occupied units	13,220	2,232,905	105,480,101
Vacant units	456	206,538	10,424,540

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