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 Edina, MN

Latitude: 44.895664 -- Longitude: -93.354675

ZIP Codes for Edina, Minnesota	55343 55410 55416 55424 55435 55436 55439
Area Code for Edina, Minnesota	952
Time zone for Edina, Minnesota	CST

Other Area Cities: Coon Rapids, MN Brooklyn Park, MN Edina, MN Richfield, MN Fridley, MN Robbinsdale, MN Saint Anthony, MN Brooklyn Center, MN New Brighton, MN Shakopee, MN Wayzata, MN Eden Prairie, MN Golden Valley, MN Minneapolis, MN New Hope, MN Saint Louis Park, MN

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Edina is a first-ring suburb situated immediately southwest of Minneapolis in Hennepin County, Minnesota, USA. Edina began as a small farming and milling community in the 1860s, consisting of mostly Scottish and Irish immigrants, and today has grown to a full service metropolitan community. Today, the only remnants of the farms that once stretched across the city can be seen in some street names, which were named after the families who operated them and sold or donated their land for residential development. -- Source: Wikipedia.com

Minnesota 2000 Census Population Profile Map

	Edina	Minnesota	United States
Population	47,425	4,919,479	281,421,906
Median age	44.5	35.4	35.3
Median age for Male	42.3	34.4	34
Median age for Female	46.4	36.3	36.5
Households	20,996	1,895,127	105,480,101
Household population	47,135	4,783,596	273,643,273
Average household size	2.24	2.52	2.59
Families	12,878	1,255,141	71,787,347
Average family size	2.91	3.09	3.14
Housing units	21,669	2,065,946	115,904,641
Occupied units	20,996	1,895,127	105,480,101
Vacant units	673	170,819	10,424,540

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