WR Urges Call to Action on Proposed Tax Increase
Please send a message immediately to State House members to stop taxes on real estate. The Senate’s budget increases the B&O .25% on real estate professionals, as well as shifts the real estate excise tax onto the buyer of a foreclosed home. The Senate’s budget passed the Senate and is now being considered in the House.
The message above was sent out to real estate agents who are members of the local multiple listing service along with a link to the site where we could send a message to our representatives. For the general public, I realize that you may not care if real estate professionals are hit with a higher Business & Occupation (B&O) tax, but know that we have the highest rate of such a tax in this state.
The more important issue to the home buying public is the shift of moving the excise tax payment burden from the seller to a buyer of a foreclosed home. All this does is help lessen the costs of banks when selling their foreclosed inventory and it puts a higher cost burden on the buyers, who in many cases for first time buyers are just barely qualifying for the amounts that they’re purchasing in. If excise tax, which runs 1.78% here, is now put on them as a closing cost fee, then that buyer ends up paying the tax twice because they’ll have to pay it again later when they sell the home at whatever that new value will be at that time. Also, it will lessen the amount of home purchasing power that they’ll have, at least when it comes to buying bank owned homes because that will likely be part of the qualifying factors for the lender when they do their underwriting review. If a buyer is qualified at $200k for a traditional purchase but now 1.78% ($3,560 in this case) must be considered, then a buyer may not be able to buy a $199k home because the excise tax payment requirement puts them just out of reach if they originally only needed $7,000 for down payment via FHA (3.5%), PMI payment of roughly the same amount (possibly wrapped into financing) still increasing cost of loan and impacting qualifying factors, and reducing what they might have in their “reserve” accounts which are also factored in for qualifying because most banks want 3-6 months worth of funds available at closing.
If you are in support of not having the excise tax payment shift made to buyers, please contact your State representative immediately!
We’ve been working on a transaction for one of our clients since late October 2009. The client came to us the year prior thinking it would take him 2 months to get ready for on market, but then took 7 months to get there. I’d done a lot of early review of the property to try and determine our chances with FHA since only one part of the complex was initially approved when the development was completed. For those not familiar, if your complex isn’t already approved you can do what is called a “spot approval” with FHA but only IF your building meets certain criteria. At the beginning we were in good shape.
However, late 2009 brought lots of changes in FHA and as most of us agents know the spot approval process was in jeopardy of going away - and that’s exactly the kind of buyer we ended up in contract with so we knew it might be touch and go as we targeted a closing to meet the initial 1st time buyer tax credit deadline. The FHA spot approval cutoff is now pushed to Feb 1st of 2010, but many of the tightening aspects of FHA have been happening along the way to that new deadline. For one, we got hit with this transaction failing at one point because even though we’d had an FHA appraisal completed, we got turned down for spot approval because the association hadn’t yet approved their recent reserve study. FHA was requiring that reserve studies be within the 12 months prior and the last approval of one was from 3 years ago - even though the association had a study in hand, it just hadn’t been approved by the board yet as they continued getting bids for the roofing element.
The buyer’s agent and the lender for this deal have been great about staying diligent with the file and found alternate ways to have the budget review of the association used for the spot approval - and on my end I was coordinating with other listing agents with clients in the complex to have us all pushing support of approving the reserve study. One agent had her client’s lender submitting the entire complex to FHA for approval.
With all of us working in concert with each other we got the wonderful news on Friday that our approval from FHA was accepted! Not just for my client’s spot approval, but the entire complex will now be approved. YEAH! Now, we are back on track for closing - 2 months later than expected - but closing nonetheless. All the selling clients involved are very relieved and the buyers are all starting to get excited about their purchases again. It’s a new day and time in real estate, and those of us with the nerves of steel and willingness to work hard, and together, to overcome the obstacles that arise for our clients it is very worthwhile.
Much like the folks in King County, there are days in Snohomish where the recording office is closed. This will affect the closing of any real property transfers, sales, and refinances. Below are the dates affected:
January 1st - New Year’s Day, January 18th - MLK Day
February 15th - President’s Day
May 31st - Memorial Day
July 5th - Independence Day
September 6th - Labor Day
November 11th - Veteran’s Day, November 25/26 - Thanksgiving
December 24th - Christmas
In order of the calendar:
Jan 1 - New Year’s, Jan 18th - MLK Day
Feb 15 - President’s Day
May 31st - Memorial Day
July 5th - Independence Day
September 6th - Labor Day
November 11th - Veteran’s Day, November 25th/26th - Thanksgiving
December 24th - Christmas, December 31st - New Year’s Eve
If you’ll be buying or selling property in King County throughout this year, it might be good to put these dates on your calendar so you don’t inadvertently put the closing date of a contract on the wrong day and have an automatic bump to the next business day. Also, these dates are announced without King County having put in any furlough days, as they did in 2009. If budget issues arise, you might expect to see that again as those were instituted and then updated not necessarily at the beginning at the calendar year in 2009. So, for 2010 keep your eyes open for any possible changes. Next up…. Snohomish County recording office closure dates.
Well, a huge and collective sigh of relief for a lot of homeowners and wannabe homeowners has been let out this week with the passage of the tax credit extension. The big bonus is that there is an expanded package available and so to keep you all abreast of the new changes, here is a link to a chart that spells out all the new details.
For those that weren’t aware of it, the expansion part includes a new $6500 tax credit for purchasers who are moving into a different property (must be $800,000 or less) and who have lived in their current home for at least 5 consecutive years out of the past 8 years. This means current homeowners who may have been sitting on the sidelines wishing there was more in it for them to sell now and move into a new place (move up or downsizing, or just getting into a new neighborhood), there are some incentives to go along with the lower prices now available. Be sure to read all the provisions and limitations because the tax credits do also have income limitations and phase out rules.
Everyone has been waiting with baited breath to hear what will happen with the 1st time homebuyer tax credit that currently has a deadline of November 30th for closings in 2009. Congress passed the extension as of last Wednesday and now the Senate is considering it. Today, an article from REALTOR.com notes that key lawmakers have tentatively agreed to not only the extension through April (to get under contract) but to also put a new element in for buyers who have owned and lived in a home for 5 consecutive out of the past 8 years. Tax credit available to these buyers will be $6,500 but does have some maximum income limitations and/or phase out details that you’ll need to check out for your own personal situation.
A couple of days ago, I wrote an article that highlighted issues in King County, WA regarding closings in November 2009 that could impact a buyer’s ability to get the $8,000 tax credit for 1st time buyers. More news is coming out that impacts this as well and buyers should be prepared that lenders are wary of the volume that will hit at the end of this month as well and they’re putting up barriers for any legal action that may come from a rush of paperwork and deadlines culminating at the end of the month during one of our Nation’s biggest holidays.
See below for a warning sent out by one of my lending contacts with regard to news they’re being given of banks trying to reduce liability for missing the deadline. Be sure to be talking to your lender about their policies and volume that is expected for this month. The last day of the month is a Monday:
One major lender has reminded us that, for the purposes of the tax credit, the purchase date is the date when closing occurs and the title to the property transfers to the homeowner. This must take place before December 1, 2009. This lender is also suggesting that a disclaimer be signed absolving them of any liability should the mortgage loan not get closed in time for the credit. There is a movement to extend the deadline at least 6 months, and even to drop the first time buyer requirement. Who knows what the future of that is. Good Luck Jerry Rutherford Professional Mortgage, Inc.
22659 Pacific Hwy So Suite 101
Des Moines, WA 98198
Phone: (206) 870-5050 Cell: (206) 356-1711
Toll Free: 1-800 764-5626 Fax: (206) 870-5051
Email: jrutherford@pmiloans.com
www.pmiloans.com
WA Lic. # 510-LO-35158
Many people know that local governments and municipalities have been cash strapped and have implemented budget cuts in various departments as of late, but not everyone who is in the process of home shopping realizes that this could impact them directly. In King County, there were forced furlough days implemented throughout the 2009 calendar year so all cities lying within this county area will be affected. See the note below that I received from a local title & escrow firm to know which dates in November and December are affected. The 28th and 29th of November are on a weekend, when NO closings can occur anyway so don’t schedule yours for the 30th thinking that there will be plenty of time. As a first time home buyer you might find yourself out of luck with the $8,000 tax credit if you miss the timing and have your sale bumped past the November 30th cut-off date for that benefit.
Many people are expecting a last minute rush of activity this week for those that are hoping to utilize the tax credit as it usually takes 30-45 days to get through the underwriting process for lending so most contracts are written to close within that period of time. The next week or two will be interesting for everyone involved in the real estate and lending industry as we wait to see what buyers will do. If you’re in that camp of people trying to take advantage of the credit, then you better get crackin’ this weekend and narrow down your choices fast.
We also wanted to provide you a reminder that the King County Courthouse has scheduled the following furlough days and holidays between now and the end of the year. These courthouse closures will impact your closing date selection as well. King County Furlough Days and Holidays
November 11th, 25th, 26th and 27th.
December 24th and 25th
“Agents:
If you have a listing where the property is hooked up to septic, but sewer is now available then the following rule applies for FHA/Va financing: The connection must be made to a public water/sewer system or a community water/sewer system, if connection costs to the public or community system are reasonable. Reasonable is defined by 3% or less of the estimated value of the property. If the connection costs exceed 3%, then the existing on-site systems will be acceptable provided they are functioning properly and meet the requirements of the local health department.
On Coventional loans, there is no requirement to hook up to the community sewer system.”
We received this message from a local lender regarding properties on septic being REQUIRED to connect to local sewer systems, if a system is available. There are certain areas of King, Snohomish, and Pierce County where this may affect your sale. I can think offhand of areas in or near Kirkland’s Rose Hill, Bridle Trails, and Juanita neighborhoods that would likely fit this description and requirement.
So, why is it a big deal? A few reasons…
1. Hooking up to sewer usually means higher fees for the homeowner because there is the connection fee.
2. Plus, King County has a 15 year assessment worth a few thousand bucks for any new home connecting to the Metro sewer system. It would need to be researched to confirm if the 15 year fee applies, but I’m guessing it would be. I’ll check with Michelle Britt the gal that works at King County in this department and report back later with a confirmation.
3. Sewage fees typically run much higher in cost than septic, plus they are ongoing monthly fees while septic has most of its costs associated with occasional inspections, pumping, and repairs. If you’re not a heavy water user, and especially if you have a gravity system rather than a pump system in your septic design then it’s pretty low cost overall.
Other considerations…
1. If you’re a seller who is house rich and cash poor - this could mean anyone in financial hardship or elderly on fixed incomes, you may not have the money to make the connection.
2. That may mean that a buyer has to take on this risk in a transaction which may be unlikely unless they feel they’re getting a “deal” on the home itself (read, lower sale price).
3. If you need to try and sell quickly, or you didn’t know about this in advance of trying to sell and move out of area, it could derail or complicate your plans because of the time needed to get it completed.
When you think about the fact that home sales aren’t always done because of good circumstances, having this be a requirement when selling can make it a hardship on some. The fact that FHA is a strong percentage of the loans being financed today means it will also affect some sales negatively. Anyone with less than 20% down is currently getting directed toward FHA loans, and VA loans are picking up with more and more people going to, and coming back from, military action overseas.
Finally, when you think of 3% as property value - consider the housing prices we have here in the Seattle/Bellevue metro area. Just in those Kirkland neighborhoods alone these are the sales stats on 184 properties that met septic and sewer available notation in the NWMLS since January 2007 using the following parameters:
Property Type Residential City Kirkland
Statuses Active, Contingent, Pending BU Requested (2/21/2009 or after) , Pending Inspection (2/21/2009 or after) , Pending (2/21/2009 or after) , Sold (1/1/2007 or after)
Sewer Sewer Available OR Septic
If 3% is the “reasonable” test for requiring the change, then the cost be upwards of $20,000 based on the average sale price and a seller would be required to pay for it. Ouch!
If you are a seller who will be impacted by this lending requirement, then be sure to discuss it with your agent and do your homework in advance of going on market. FHA max JUMBO loan guidelines have $567,500 as their top loan value so if you’re priced under $709,375 this could apply to you.
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