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So President Obama has finally decided to do ”cram-downs” with taxpayer money. This is the idea that one should reduce (cram-down) the amount owed on a house to put it more in line with the new (reduced) value of that house so a person can refinance or won’t just abandon the property.
I am totally opposed to cram-downs (especially for those that are underwater because they chewed up their equity on cash-out refis for frivolous spending) but if Obama is going to do it let’s at least do it in a way that protects taxpayers, encourages the right kind of behavior going forward and isn’t just a handout to the unfortunate or financially ignorant or profligate. That lesson comes from the way venture capitalists invest in Silicon Valley startups and the answer is “cash for equity.”
Yes cash for equity has already been done with the money going to the banks but the valuation method has all been wrong. For housing cram-downs its very simple and it aligns everyones goals (at least the ones we want to support)
Take for example you have a house that has $600,000 in loans against it but it is now worth $500,000 . The owner is seeking to refinance it but can only do so for $500,000 so they need a $100,000 “cram down”.
If the government (or the bank ) provides it they should get a percentage of equity in the house equal to the cram down amount divided by the new appraised value of the house.
In this case that would be $100,000/$500,000 = 20%
Now when the owner goes to sell the house 20% of the proceeds immediately go to the entity providing the cram-down (government, bank, etc..).
Why is this fair? Well if you are going into foreclosure you have effectively lost the asset. Refinancing is a way to buy it back but to buy it back you need a partner to provide some of the financing. So, in this example, you are effectively asking someone for $100,000 to buy a $500,000 asset (remember $600,000 is irrelevent at this point in the game). They are putting up 20% of the money so effectively they own 20% of the equity.
Here’s why you do it this way:
- Supposedly preventing foreclosures will “save the market” so the taxpayer/bank investor should get to partake in the upside (and share the risk on the downside).
- If the goal is to keep people in their homes with our money then those people better damn well stay in those homes. This will make that likely because they’ll have to wait it out until either they have paid down the principal on their loan by the equity percent or the home has risen in value enough so they can sell the home and pay off the cram-down equity holder and the mortgage lender.
- This should also separate the real homeowner from the “flipper”. The “flipper” won’t want this “long term commitment” and will just give up the house. The real homeowner who is committed to staying will be much more agreeable because they truly plan on riding this thing out.
Administering this program is simply done by the IRS which is informed of all major income events and can act as a collection mechanism for this.
So PLEASE don’t do cram-downs but if we must lets do them right. It works for Silicon Valley to take cash for equity so why not let it work for the rest of the country.
Oh and don’t forget to email Timothy Geithner to tell him what a horrible plan this is.
(Follow Me on Twitter at watchingmarcitz)
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