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 Sun City West, AZ

Latitude: 33.670412 -- Longitude: -112.357847

Other Area Cities: Sun City Surprise El Mirage Litchfield Park Sun City West Glendale Peoria

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As of the census of 2000, there were 26,344 people, 14,997 households, and 10,362 families residing in the CDP. The population density was 916.3/km² (2,374.2/mi²). There were 17,359 housing units at an average density of 603.8/km² (1,564.5/mi²). The racial makeup of the CDP was 98.71% White, 0.49% Black or African American, 0.05% Native American, 0.37% Asian, 0.04% Pacific Islander, 0.07% from other races, and 0.27% from two or more races. 0.58% of the population were Hispanic or Latino of any race. There were 14,997 households out of which none had children under the age of 18 living with them, 67.1% were married couples living together, 1.5% had a female householder with no husband present, and 30.9% were non-families. 29.1% of all households were made up of individuals and 26.5% had someone living alone who was 65 years of age or older. The average household size was 1.74 and the average family size was 2.04. -- Source: Wikipedia.com

Arizona 2000 Census Population Profile Map

	Sun City West	Arizona	United States
Population	26,344	5,130,632	281,421,906
Median age	73.2	34.2	35.3
Median age for Male	74	32.9	34
Median age for Female	72.6	35.5	36.5
Households	14,997	1,901,327	105,480,101
Household population	26,083	5,020,782	273,643,273
Average household size	1.74	2.64	2.59
Families	10,357	1,287,367	71,787,347
Average family size	2.04	3.18	3.14
Housing units	17,359	2,189,189	115,904,641
Occupied units	14,997	1,901,327	105,480,101
Vacant units	2,362	287,862	10,424,540

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