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The specifics of the contract will differ, but the general idea is that the prospective tenant/buyer will sign a contract to rent the home with an option for them to purchase the house at the end of the lease. The time period where they can live in the house before a lease expires is often between 1-5 years, and when they buy the house, a portion of the rent payments during the lease goes toward putting down a down payment. Ideally, this takes a sizable chunk out of the purchase price.
We are not Realtors who are selling someone else’s homes, bankers or loan brokers who get paid to find you a loan. We are actually the owner of some lovely homes that are available for purchase in various ways including lease to own. Since we own the homes, many times (depending on your circumstances) we are willing to finance all or part of the purchase ourselves or lease to own them to you. All the normal rules concerning credit, debt ratio and proof of income are thrown out the window. Since we own the homes, we can be very creative with the financing and structure it to fit your needs.
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Maintenance. Usually, there are specifications in the contract concerning maintenance. It isn't uncommon for the person who is purchasing the property to maintain it while they're living there. The tenant can be asked to pay for any repairs, property taxes, insurance, and any homeowner's association fees. Since it is the seller's home, they are technically responsible for taxes, insurance, and homeowner's association fees but they could ask the tenant to pay them. Either way, the tenant will need renter's insurance. It is up to the potential seller to specify what is covered by maintenance and what is not covered. This is very important because if nothing is specified, the tenant could end of doing major repairs instead of basic maintenance.
You can lose your entire investment if you miss a payment or two. With mortgages, if you miss a payment, your credit score drops and you don’t lose any of the equity on the home. With a rent to own contract, you can forfeit all of the money you’ve put toward the home.If the houses in your area start to decline in value, you risk having bought a home that isn’t worth as much as you thought.
Reasons to enter into a lease option include the better use of a buyer's time and money by allowing a renter the time to secure financing, save money, reduce debt and acquire financing. Additionally, since the purchase option price of the home is usually fixed when the lease is signed, another plus in an up market can be when home values increase over the term of the lease while the fixed option price remains constant, a buyer/renter can actually be earning equity while renting. Done properly, a lease option can be quite a good deal for a buyer. On the down side, if the value of the property decreases over the term of the lease the buyer has lost nothing since he can simply walk away at the end of the lease term.
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You don’t have to qualify for a mortgage right away. You may be drawn to a rent-to-own program because you can’t afford to buy a home yet. Maybe you’re still paying off debt or you don’t have a down payment saved. Moving into a house without qualifying for a mortgage may seem like the answer, but here’s the truth: The chances of your rent-to-own agreement falling through go way up if you’re already in a financial mess.
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It’s critical to sign an agreement that is in your best short- and long-term interests. The rent-to-own option will cost more than a traditional home rental because there are other costs baked into the monthly amount. The good news is these “other costs” such as the initial option fee and monthly credit will go toward the final purchase price. Nevertheless, a rent-to-own contract should always include the length of the rent-to-own lease agreement (usually anywhere from 12 to 70 months), the amount of initial option fee (usually 35 percent of final purchase price), the final purchase price at the end of the term, and the amount of the monthly payments that will go toward the purchase price. These figures are all negotiable.