AS THE WORLD TURNS

Wow, an entire month has passed since the last installment. The author took a hiatus
to do a research trip to explore the world of Rent to Own with the goings on between
lenders, insurers, buyers, sellers, and credit score registrations. As the world turns today
the world is rapidly evolving into a new real estate sales landscape.
 

So many changes in such a short time period. Two years have passed since the
first changes were implemented in July, 2012 and it appears that real estate unit sales are
going through the roof, the prices continue to escalate, and the outlook is extremely
strong until 2019. All this despite the terrors of today’s financing world. June 2014 was the
best June ever in the history of recording of unit sales.
 

So many families wanting to own their home and the hurdles are becoming higher
and higher. In addition to the difficulties indicated in previous articles is now a
new one of affordability creeping into the formulae. The average home price in GTA
proper is quickly pushing families into suburbia cities from Oshawa/Whitby/Ajax/
Pickering/Bowmanville on up to Innisfil/Barrie/Newmarket or west to Burlington/
Hamilton Mountain/Cambridge/Guelph/Brampton. These areas are experiencing
major booms as the prices remain affordable for the family budget.
 

The one good part of a proper RTO program is that it will be flexible as to
location and is only determined by a willing Investor and willing RTO buyer to choose
the specific city. There is no real limitation as to location.
 

In my travels I recently discovered how serious the changes are affecting the choices
of a family. A recent transaction completed is an indication of that trend. The family has
amazing credit, well over 700 credit score for both. However they never have borrowed
for over 20 years. No credit cards. No line of credit. No car loan. As perfect as they
were they now are on the bottom of the pile for approval. Despite having a down
payment it will be 3 years before they can be approved for a high ratio mortgage. They
need to establish credit and have an ongoing history of revolving credit for minimum,
after establishing, of two years resulting in the 3 year term. This couple must have
four separate credit lines, two each for husband and wife but not jointly. Using the
RTO program they were able to purchase a stunning renovated 3 bedroom with a
massive professionally finished pie shaped backyard that has this family dancing in the
street. As well the Investor agreed to work with them to arrange a further improvement
loan of $10,000 to provide for finishing the basement for their older son to reside in –
this can easily be done by a formulae known as purchase price plus improvements to
calculate the amount of mortgage finacing. As well they have left behind over 20 years
of tenancy now working towards their own bright future rather than making landlords
richer. By doing some renovations it is likely the RTO buyer will see immediate equity
growth as the yet to be done work is not part of the transfer price calculations. The
work to be done by the RTO buyer will cost approximately $10,000 with family
members being trades people to assist in the renovations and will add value of
approximately $40,000 to the current resale value. This new equity is the RTO buyer’s
equity.
 
Another recent experience is a very happy ending. The structure of the program is such
that the future transfer price is set prior to the initial closing date therefore the Option
to Purchase price is known the day the RTO buyer takes occupancy. This is a good
example of why the RTO program is also a better choice than renting... the purchase
price at the time of occupancy was $385,000 with today transfer price for the RTO buyer
being $430,000 but the home is worth over $460,000 in today’s real estate market
therefore that equity above $430,000 is now the RTO buyer’s equity. In less than two
years they have accumulated over $35,000 of equity simply by occupying the home. It does
not get any better. To note here is that this particular program being quoted has set the
future transfer price at the time of occupancy unlike some scam styled programs that will
be loosely worded stating the price to be determined at time of transfer or even setting
a premium above market at time of transfer. This component of transfer price is critical to
define a good or bad program or even worse a complete scam. Unfortunately there are
far too many scams and it is cavet emptor or RTO buyer beware to protect themselves.
There will be more stories to come. Updates on the evolving changes. And many
more reasons to participate in a good RTO program vs being a tenant renting to make
another landlord richer.
 
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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