RENT TO OWN or RENT?

On Friday, April 25, 2014 CMHC made further announcements for high ratio financing, taking it one 
step further in raising the qualifying bar in particular for self employed. It was also announced to expect 
even more change coming in the future. There is a determination to control the marketplace more than 
has ever been experienced. Home ownership is facing more and more challenges with each and every 
change being implemented.
 
During a recent outing with a buyer I called a listing agent to obtain some information and suggested
a possible offer. The words from the listing agent were “how about the financing” in a voice of deep
frustration. As it turned out two offers had already fallen apart due to financing on her listing and the
one next door also for sale had 3 failed offers with the 4th just firming up. 
 

As times and events change so do the solutions. The introduction of the rent to own programs is now one
of necessity not as a novelty. The one most common to the public is more of an Oklahoma deal which is
loosely set up that some of the rent will apply towards down payment and the purchase price will be set
in the future without directly setting guidelines. The most popular and fair is one that has been in use for
over 25 years matching angel investors to RTO buyers.
 
With the first program it is typical that a home is made available under a rent to own concept. Often a 
deposit is taken. Sometimes credit for this is given in writing, and most often not. As well promises are 
made such as part of the rent going towards future funds required. The future purchase price is not set 
allowing the current home owner to potentially price the RTO buyer out of qualifying. It is as close to 
the definition of scam as it can get. I have heard many stories similar in outcome being the RTO buyer
at the end of the term has no home, has lost all the deposit, and has nothing to show for time periods 
ranging from 2 to 5 years. Due diligence is required but as with all real estate transactions impulse and
emotions override common sense therefore the RTO buyer gets involved in a transaction that is doomed
to failure from the start. The investor that is holding title typically sets out to take advantage of an
innocent unsuspecting RTO buyer knowing that likely it will end badly for the tenant/buyer. 
 
Another purpose of the rent to own program has now surfaced for buyers that have not been able to save
sufficient down payment plus closing costs. Even with credits scores over 700 many potential buyers are 
frustrated and seeking an alternative to achieve home ownership. By using the program the buyers are
able to have their home today as they save to title registration in the future. Really best of both worlds
being they have their home and have a future ahead.
 
The best rent to own program provides the opportunity to choose your own home and not having to
do the program assigned to a particular property. Additionally the RTO buyer is directly involved in 
negotiations for price, chattels, closing date and so on. The RTO buyer has full control during occupancy 
and is able to make changes, renovate, and improve the value of the property to their own benefit.
Bad things happen to good people. This is why I term the investor as angel as they become involved
assisting these people to become home owners again by offering their strong credit ratings and life’s
success as the vehicle to secure a home for the RTO buyer. 
 
Renting provides no control of one’s life being subject to the whims of a landlord. As well any repairs
can be neglected by the landlord or the tenant doing out of pocket spending that is never returned. 
Extending beyond the obvious is the loss of personal pride and self esteem as you pay someone else’s
mortgage while the property escalates in value. Overall it is a lose – lose proposition especially when the 
alternative of rent to own changes the outcome.
 
Next week’s article will go more in depth with the only good rent to own program that I am aware of 
today that satisfies both the RTO investor and RTO buyer.
 
If you have experiences that you wish to share, or questions to poise please contact the writer direct 
416-843-8709 or email wayne@waynemuir.com

 

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RENT TO OWN or RENT?

It is very interesting post but But sometimes there is an alternative way to buy a home: a rent-to-own agreement, also called lease option or lease-to-own. When buyers sign this kind of contract, they agree to rent the home for a set amount of time before exercising an option to purchase the property when or before the lease expires.
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