New Concepts for new mortgage year
One of the problems in the housing recover us higher credit requirements impose by FHA and other financial giants. 620 Fico score is bar set by FHA. Banks even have higher requirements. 50 million Americans have credit problems due to this recession. There are uncounted millions of small business owners struggling to keep their businesses afloat damaging their personal credit in the process. FICO is not a guarantee of unfailing loan. It is score of probability based mathematical formulas based upon certain factors. It is an attempt to predict the human behavior under certain stress factors. No two humans are equal in behaviors. Each one of us is different in thinking, culture, make up and barriers, ability to sustain the stress, family values and host of other factors. My point is we are working with an unperfected tool to perfect a situation. Since the tool is imperfect, we are willing to accept imperfections to a certain degree. What is our tolerance level of imperfect loans?
Most of us are honest and want to honor our obligations. When we are asked to fight the nuclear war with swords we give up and surrender. Take the case of strategic defaults. The studies found that as the percentage of negative increases percentage of likelihood of defaults raises sharply. The translation is: in unequal war, lender will eat the losses. Can we find a better solution? Yes, we can.
Use the FICO as one of the tools but not the final determinant. Provide the substitute options for the weaker FICO score. These could be done in many ways – such as (1) provide additional insurance against general decline values in neighborhood (2) provide job/ income insurance for longer period of 2-3 years (3) to share with losses in case of recession of economy. This is already happening in form of short sales (4) determine loan balance different from acceptable FICO to available FICO and unsure such difference to make viable in different was such as (a) non-interest bearing additional loan (b) secondary security by other assets or third party-friends-family guarantee for the difference (c)allow seller carried financing (d) buy a blanket insurance for the amount of difference between 620 score and 580 score, We need to think out of the box now. Old approaches are not working. Lenders do not want to consider new ideas. Borrowers are too frustrated and media is too occupied with past problems. My prayers: God save our mortgages and bless new investments.
Purandar Amin is a hands-on multi-faceted honor Graduate in Accounting, Economics and Laws, Author and a Public Speaker. He is a 30 year veteran of the real estate business, a broker, an attorney, and a Chartered Accountant.
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