Donald pointed out this discussion over at the SeattleBubble blog about 10 reasons NOT to buy a home:
- Renters don’t have to fix leaky plumbing, pay for a new roof, or buy major appliances.
- The moment you sign the closing papers, you lose ~10% of your home’s value.
- Better job offer in another city? Hope you can afford to sell…
- Lousy neighbors move in next door? Too bad, you’re basically stuck!
- Your down payment and equity are anything but liquid.
Read the rest of the list at SeattleBubble.com. One interesting thing to consider is this list is based on a theoretical situation where home prices are at reasonable levels and supported by local economic fundamentals. In a hot housing market where prices only go up and people fight for the right to overbid on a teardown in a bad neighborhood it’s always a good idea to buy instead of rent. Always.
Over at the The Star, our mayor has helped to write an opinion piece asking that the CMHC provide more loans for rental housing construction:
For most of us, housing is our biggest expense. One out of every five dollars we earn goes to build, buy, rent and run our homes. Facing high home prices, large personal debts, and an uncertain economy, fewer Canadians can buy a new home today than in the past, and they are choosing to rent instead.
Unfortunately, in many cities finding an affordable place to rent is nearly impossible. The most immediate problem is supply. Vacancy rates under 3 per cent push rents up. In Vancouver and the Greater Toronto Area, it’s 1.4 per cent.
Vacancy rates this low force our young people to move out of the city, threaten seniors on fixed incomes, and have a negative impact on local businesses.
That’s why this spring’s federal budget must put Canada’s rental housing market on solid ground, by pursuing low-cost, high-leverage policies that get jobs on the ground and build housing Canadians can afford.
It’s like magic, creating jobs and homes. What could go wrong with a ‘low-cost, high-leverage’ policy like that?
Until renters can take out a mortgage to pay their rent they’re limited by income to how much they can pay. This is different than buying because mortgage rates and easy credit can change ‘affordability’ enabling people to take out larger loans and ‘afford’ higher prices.
Since rent tends to be more stable and directly related to the local income it puts a theoretical ‘floor’ on how far house prices can fall. As soon as it’s cheaper to buy than rent you should have investors who can do math buying up property.
Of course there are other complicating factors: psychology, ease of credit and liquidity.
Bloomberg has an interesting article looking at the situation in the USA after their housing bubble popped.
Many people who are technically homeowners are really renters. They put little if anything down. In many cases, the equity is negative when, for example, home-improvement loans piggybacked on first mortgages and brought total indebtedness to more than 100 percent of the house value. Many also planned to refinance their mortgages with cash-outs due to appreciation before their mortgage rates reset upward or, in some cases, even before they skipped enough monthly payments to be foreclosed.
It’s easy to be in a negative equity situation if you buy at the peak with very low down payment.
Of course it’s different in Canada right? The CMHC even introduced rules in 2008 eliminating zero down payment mortgages and now requires everyone to put down a huge 5% down payment..
So now we call it a ‘cash back mortgage’ and there are so so so many ways you can get a zero down mortgage in Canada today and be on your way to negative equity!