First Ohio Home Finance

I had the privilege this morning hearing Steven Anderson talk about Thriving Under Pressure. You’d think I went because the mortgage industry is under tremendous pressure as brokers and lenders sort out who’s on first. There’s a natural tension in mortgage lending that’s accentuated when times get tough. Who drives the industry: the small businessmen and women that find and retain clients, the massive banks that control the regulations and capital, or the US taxpayer that gets to bailout every industry when times get tough? (If you are laughing at that last option, you pass the test.)

Actually, that’s not the main reason I went.

I accepted Tom Broadbent’s invitation because I am challenged by balancing work hours, home life, and volunteering with several organizations. Just like you, I would guess.

Learning to deal with stress benefits every American because, as Steven Anderson said, “We humans are smart enough to kill ourselves.” Specifically, in today’s economy, we need tools to deal with more and more stress from the financial side of our lives. Not only do we run into the aggravation of minding passwords for dozens of bill paying sites, but most Ohio families don’t have enough money to go around each month. There are urgent decisions like enrolling your children in another sport or paying down debt that we all carry.

Here are two important lessons I took away from the seminar that I thought could help you in managing your personal finance.

1. Learn the difference between Acute Stress and Chronic Stress. Making important decisions and dealing with short term problems is acute stress and is actually healthy. Planning and pushing through these experiences stretch you mentally, and can engender that team spirit that many families lack. Chronic stress, on the other hand, is the nagging burdens we carry around. These are nearly always caused by poor choices - either long-term debt like credit cards that we enter thoughtlessly or rashly, or the avoidance of major decisions in our household economy. Make good and decisive choices and your life will be better and longer.
2. Learn the difference between Stress and Anxiety. Stressors are external circumstances that pressure us - like a cucumber seed we can squirt one way when pressured and become anxious, or move right and choose our physical response. Anxiety is the internalizing of stress. Anxiety often gives rise to introversion, depression, and attempting to control others - obviously none of which are beneficial. Using stress to one’s advantage includes a plan to deal with it rather than allowing anxiety and its negative consequences.

The reason I write about this in a personal finance and mortgage blog is WAY too many people these days are allowing poor choices to dictate decisions with long-term consequences - like paying their mortgage on time.

More and more Ohio homeowners with a mortgage are walking away from their homes. Surprisingly, this is not an issue that only affects the low-to-moderate income neighborhoods. Hundreds and hundreds of above-average wage earners have invested in above-average homes with very little skin in the game, while even more Ohio families have bought homes that are at or just beyond the limit of their budget. In either case, floating these purchases becomes impossible with the smallest stressor.

Bottom line is making the hard decisions with an eye to the risks of the future is critical to long term homeownership and overall financial success for Ohioans. If you are having trouble making your mortgage payment, call me and let’s talk about the options. Call your lender. Call someone who isn’t afraid of telling you the truth - I will, even if it means a hard decision for you or a non-profit moment for First Ohio Home Finance. We’re in this together, and we’ll only get out of it together - using all the resources we have.

Thanks to Integrated Leadership’s Steven Anderson and Precision Printing’s Tom Broadbent for today’s inspiration!

We heard recently from one of the lenders we deal with that Fannie Mae is killing its broad declining market policy. Before you celebrate, though, read on to see what plans they have for real estate!As recently as January 2008, Fannie Mae decided that labeling entire zip codes or counties – even states like California and Florida – as declining markets was a good idea to protect their interest in residential real estate. The blanket designation could not be appealed or overturned by specific underwriters.

As the GSEs like Fannie, Freddie and FHA’s Ginnie steer away from blanket designations, they are going to a 20-point appraisal review system. This will allow underwriters more authority to review each file and grade the property appraisals.

If the appraisal has comparable sales outside of the time or location guidelines, excessive adjustments to value or other problems, the value would be cut or the appraisal rejected.

We are having to fight harder and work more closely with our approved appraisers to keep deals afloat. I am still trying to get my hands on the specific guidelines. When I do, I’ll let you know.

A further complication is the Fannie and Freddie guideline that, as of January 2009, employees involved in loan production will not be allowed to order appraisals or choose an appraiser. Appraisals will be ordered by non-production employees or the end lender AND only from a handful of national appraisal management companies or AMCs (think Old Republic, Land America, etc).

So what does all that mean?

Consumer’s cost for residential financing will be driven higher and higher as AMCs that get government blessing will have a monopoly and charge higher and higher prices. This, in turn, will engender new regulations called price controls. National appraisal companies already charge 40% more than the typical $350 conventional appraisal.

Regulation also has a way of forcing small business out of the market (the ones to best know local markets) as it aggregates power and control higher and higher. That goes for everyone involved in loan origination – appraisers, local brokers and correspondent lenders, title companies, etc.

Since this new regulation does not yet apply to FHA, it also means that more financing will be FHA-insured loans. That can be a good thing for both borrowers and FHA-approved lenders. The downside is that FHA guidelines are fairly cut and dry – unimaginative, if you will. That means the pool of borrowers – such as the self-employed who write-off expenses, fixed income seniors with high DTI ratios, bruised credit borrowers, etc - will become smaller and smaller.

Bottom line: good for major banks, bad for consumers and small business.