Your contract may state that you, as the buyer, have to pay for repairs, homeowner fees, property taxes, and insurance while renting. Other contracts will stipulate that the current owner (the seller) covers these costs. It’s important that your contract clearly state who will cover repairs, because you might get stuck fixing a water leak on a home that isn’t legally yours yet. You should still have renter’s insurance to cover any issues in the interim.
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Think of it just like renting, except there is an additional non-refundable deposit and the rent is higher than normal. As long as you go through with the purchase, the non-refundable deposit and a portion of your rent is applied toward the purchase. If you don’t go through with the purchase for any reason, the non-refundable deposit and the extra high rent is gone. You will probably also be responsible for all maintenance. Make sure that when the option comes due, you will be able to qualify for the loan. If market value dips while you’re renting, it might mean that the appraisal comes in low, requiring that you pay the difference in cash or walk away from the additional monies you’ve paid. In fact, since you’re in Las Vegas, you might want to think of it more like gambling!
Meanwhile, banks have all but stopped underwriting home loans for less than $100,000. New banking regulations require significantly more time and paperwork, so these smaller loans tend to not be profitable for most banks nowadays. Rent-to-own homes tend to be most common in weak market areas where borrowers would need these smaller loans. Basically, rent-to-own provides an alternative for people who can’t make their way through today’s new banking system for one reason or another.
Renting-to-own a home is the new alternative path to homeownership. In today's housing market, the challenges of buying a home through traditional methods have increased drastically. The rent-to-own process allows potential buyers with poor credit scores, or who simply lack the large down-payments required to own a home, the opportunity to live in their home while working on improving their credit and saving funds. What could be better?
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Units are typically leased out at market rates with an additional rent-to-own fee tacked on each month. That fee varies, but it’s usually anywhere from 10 to 15% of the monthly rent. For instance, a unit that would rent for $1200 on the open market may cost a rent-to-own lessee $1350 per month, with the $150 difference put aside in an escrow account. Any funds collected in the escrow account can usually then be used toward the purchase of the home if the tenant decides to exercise their option to buy. Otherwise, the funds are forfeited to the owner at the end of the lease term. Using the same example as above, this would result in $5400 collected over a 3-year lease period, which the tenant could put toward closing costs or a down payment on the home.
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Income Tax Benefits. As a homeowner, you can enjoy the ability to deduct mortgage interest paymets from your income when calculating income taxes. However, these deductions only make sense if they are above the standard deduction levels, as those who do not have mortgage debts are entitled to take the standard deduction. Most people purchasing a home through a (relatively) high-interest rent to own loan likely have a limited amount of debt associated with the purchase, which is unlikely to exceed their standard deduction. Given how low interest rates are on traditional mortgages, if the homebuyer had a high income and could qualify for a large loan they would probably use a traditional mortgage rather than a less certain rent-to-own option.
THANKYOU for all your insight ,it really makes you think about Every stone.Iam on dialysis and am a mom with 2 little people to take care of.So owning a home is a very huge DREAM and something like this in the first 10 seconds of reading seems like I would of signed on the dotted line just to have that dream a little bit closer without looking at All you have provided,Pros and cons.Thankyou for sharing
It’s critical to sign an agreement that is in your best short- and long-term interests. The rent-to-own option will cost more than a traditional home rental because there are other costs baked into the monthly amount. The good news is these “other costs” such as the initial option fee and monthly credit will go toward the final purchase price. Nevertheless, a rent-to-own contract should always include the length of the rent-to-own lease agreement (usually anywhere from 12­ to 70 months), the amount of initial option fee (usually 35 percent of final purchase price), the final purchase price at the end of the term, and the amount of the monthly payments that will go toward the purchase price. These figures are all negotiable.
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