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.

As of 12/05/09 the Sam Pipkin RePage is ranked at 1,976 with 85 points.
The monthly top RePage owner will receive a cash prize. Help this agent by bookmarking this site and posting it to blogs and other Web pages and encourage others to visit.

Local Information for Midland, TX

Latitude: 32.005072 -- Longitude: -102.099239

Other Area Cities: Midland Odessa

Enter our Photo Sweepstakes and Win $200 for your Midland photos!

To see random photos for other cities Click Here.

Submit your photos of Midland and become eligible to win $200. Click Here for details.

Midland is the county seat of Midland CountyGR6 located on the Southern Plains of the western area of the U.S. State of Texas. It is the principal city of and is included in the Midland, Texas Metropolitan Statistical Area, which is included in the Midland-Odessa, Texas Combined Statistical Area. As of the 2006 U.S. Census estimate, the city had a total population of 100,378. The Midland–Odessa metropolitan area, however, had a population of 246,710. Midland was originally founded as the midway point between Fort Worth and El Paso on the Texas and Pacific Railroad in 1881. The city has received national recognition as the hometown of President George W. Bush and First Lady Laura Bush. -- Source: Wikipedia.com

Texas 2000 Census Population Profile Map

	Midland	Texas	United States
Population	94,996	20,851,820	281,421,906
Median age	34.1	32.3	35.3
Median age for Male	32.4	31.3	34
Median age for Female	35.6	33.4	36.5
Households	35,674	7,393,354	105,480,101
Household population	93,574	20,290,711	273,643,273
Average household size	2.62	2.74	2.59
Families	25,209	5,247,794	71,787,347
Average family size	3.19	3.28	3.14
Housing units	39,855	8,157,575	115,904,641
Occupied units	35,674	7,393,354	105,480,101
Vacant units	4,181	764,221	10,424,540

Visit US Census