The pain isn’t over yet.
Starting this month, the second “bubble” of the Adjustable-Rate Mortgages’ reset schedule will begin. This time the pain is not going first-time home buyers, it’s going to be ordinary folks who may have owned their homes for awhile and refinanced into an ARM to take “advantage” of supposed discount rates. Many of these ARMs adjust every six months, and while many have a per-adjustment interest rate max, they have no lifetime max.
And let’s be perfectly honest: as much as Congress has said this stimulus bill is for struggling homeowners, it really will do nothing for Homeowners stuck with the misery and terror of an ARM adjusting two, three, 10 or more percentage points. Most of the bill isn’t even aimed at curbing foreclosures, it is government spending and corporate bailouts. The little that is aimed at homeowners?
From ABC:
A family with a household income of $50,000 will, on average, put $19,000 toward their mortgage. Under the president’s plan they’d pay $15,500 toward their mortgage for a savings of $3,500.
Lenders would also be required to write down a mortgage principal rather than interest rates, with the goal of helping to reduce the chances of default.
The plan would also allow bankruptcy judges to modify mortgages, but only mortgages closed before the law is enacted are eligible.
Did you catch that? Obama is not trying to stop the root of the mortgage spikes- the adjustable rate- rather he is just trying to force investors to write down their investments.
“From those according to their ability, to those according to their need”- Karl Marx
Obama’s plan to make mortgages affordable does not try to stop predatory lending, but rather suppresses home prices and mortgage balances to overcompensate for the prevalence of ARMs. As is typical with liberals, government is the answer in the form of subsidies, in this case putting taxpayers on the hook for mortgage payments that exceed 31% of a taxpayer’s household income.
But what about making sure this economic collapse doesn’t happen again? There is only one way to make sure that mortgage-backed securities do not come back to haunt the taxpayers a second or third time. Adjustable Rate Mortgages need to be illegal, or at least restricted to home buyers who truly intend to only occupy a home for 4-5 years, or truly, honestly, cannot qualify for a traditional mortgage.
Let’s be clear: while a great option for well qualified buyers in extremely short term housing, ARM mortgages largely serve as predatory lending on those with the shakiest credit history and sketchiest credit history or serve as a “lowest rate” option for homeowners who could otherwise afford a more appropriate option.
A must read in-depth article from the Reno Gazette-Journal
I recognize that not having an ARM-style loan in the market place may leave a very small portion without a traditional option to purchase a home. But I will restate may case: in the vast majority of circumstances ARM mortgages were pushed on people did not read the fine print, could not read the fine print or lacked sufficient fiscal discipline to say “no” to teaser rates. And , in these cases, I would say let the market work. For all of the above reasons, people should lose their homes.
But when these mortgages are pushed so prevalently to the point of breaking our national economy?
Let’s be clear, ARM mortgages were pushed on those who could qualify for a more traditional loan.
The Reno Gazette notes:
Subprime mortgages, which were given to borrowers at higher risk of default than those who meet prime lending guidelines, led the first wave of resetting ARMs in the past two years. These days, the second wave of ARM resets is being led by a different kind of adjustable mortgage, said Bill Uffelman, president and chief executive officer of the Nevada Bankers Association.
“The volume for (subprime ARMs) have really gone down because those mortgages fell out of favor two years ago,” Uffelman said. “So we’re on the tail end of those loans. But we’re now in the front end of the Alt-A loans.”
Alt-A mortgages, short for Alternative A-Paper, were given to borrowers with better credit than those in the subprime category but not as good as those who qualify for prime mortgages. Unlike subprime ARMs, which typically offered an initial fixed payment period of two to three years, Alt-A’s typically offered a five-year fixed period before resetting. The five-year timeline places the peak of Alt-A resets just around the corner: in 2010 and 2011. The Reno-Sparks area is no exception.
The reality, and the ultimate lesson out of this financial mess, is that more traditional mortgage underwriting where 10-20% down is required and where people with less than stellar credit may have a higher interest rate, is the only way to properly fund mortgage backed securities. It may mean that the role of Freddie and Fannie may need to be there exclusively for struggling or first-time home buyers. It may mean that people will have to rent for a lot longer to save up enough to buy that first home.
But we know this, the easy credit days of the ARMs were based off of faulty assumptions that property values and incomes would always rise. We know better now, and need better standards for ensuring that a home mortgage doesn’t become a local and state government issue. The solution is not more government oversight of banks and lenders, but to simply make Adjustable Rate Mortgages illegal.
That, my dear readers, is an option you won’t have to subsidize.