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A lease option is a contract between the potential tenant and the seller that specifies the agreement to rent the property for a set amount of time and it comes with a right to refuse option that gives the potential buyer a way out at the end of the contract's termination date. It should include how much the rent is, when it is due, fees, penalties, security deposit amounts, pets, smoking requirements, parking, maintenance responsibilities, and utilities. The main difference between a traditional lease and a rent-to-own lease is deciding who will pay for upkeep and maintenance. In a traditional lease, a landlord would take care of all of these things. With RTO, the tenant might be responsible. It should also clearly specify that any rent credits or any amount of money that the tenant has had set in escrow becomes forfeit if they choose not to purchase the home. This releases them from their obligation to purchase the property, and the seller is responsible for finding a new tenant.
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High-cost markets are not the obvious place you'll find rent-to-own properties, which is what makes Verbhouse unusual. But all potential rent-to-own home buyers would benefit from trying to write its consumer-centric features into rent-to-own contracts: The option fee and a portion of each rent payment buy down the purchase price dollar-for-dollar, the rent and purchase price are locked in for up to five years, and participants can build equity and capture market appreciation, even if they decide not to buy. According to Scholtz, participants can “cash out” at the fair market value: Verbhouse sells the home and the participant keeps the market appreciation plus any equity they’ve accumulated through rent “buy-down” payments. 


The real estate market is almost impossible to predict one month from the next, let along one year from the next. If you enter a contract with a tenant for RTO, you can lock in a selling price for the duration of your contract. This means that no matter what the real estate market does when it's time for the contract to end, you may end up getting more for your home than it's worth in the current market.

In April of 2000 the FTC released the results to a survey of 12,000 randomly selected U.S. rent to own customers. This survey represents people who purchased any type of product rent to own industry. Most of the purchases were for home electronics, furniture & appliances. While the purchase prices are far smaller than the cost of a home, many of the concerns are similar to those who are renting a home.
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I’ve acquired many properties using rent to own and there are two reasons why anyone would do rent to own. One is you cannot get a traditional mortgage because of poor credit or lack of money for the down payment or Two because you want to control real estate with very little money down. It’s my experience that most fall in the no money or poor credit so if that is the case then I suggest just renting for just a bit longer. While you’re renting you should consider fixing your credit and setting aside a few hundred dollars every month before even thinking about owning a house.
Location. Your location will play a vital role in whether you choose to rent, buy, or rent to own your next home. In some areas, you may see rent prices that are double and triple the typical rate in the area because of demand. So purchasing a home or finding an RTO option may be a smarter option. It all depends on what you're willing to pay, and what you can afford.
Income Tax Benefits. As a homeowner, you can enjoy the ability to deduct mortgage interest paymets from your income when calculating income taxes. However, these deductions only make sense if they are above the standard deduction levels, as those who do not have mortgage debts are entitled to take the standard deduction. Most people purchasing a home through a (relatively) high-interest rent to own loan likely have a limited amount of debt associated with the purchase, which is unlikely to exceed their standard deduction. Given how low interest rates are on traditional mortgages, if the homebuyer had a high income and could qualify for a large loan they would probably use a traditional mortgage rather than a less certain rent-to-own option.

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What if you couldn’t afford this as a home buyer, but you still wanted to rent the home? You must ask the seller if the home could be rented for cheaper without the rent-to-own option. Usually this is the case, because most mortgage lenders only allow the down payment accrual to be a sum that’s above the local market rent. So in this example, not having a rent-to-own option might mean your rent is $1,200.


While rent-to-own transactions are most commonly conducted for purchasing consumer goods at a retail store, this term also describes a specialized real estate agreement. The rent-to-own housing option is typically exercised more often during housing market downturns, such as the late 2000s (decade) financial crisis.[33] Because the most recent housing market downturn was accompanied by protective regulatory scrutiny of lending practices and consumer credit agencies, acquiring a loan has become more difficult for Subprime borrowers.[34] Some have opined that residential home rental may become the new normal, whereas proponents of rent-to-own real estate agreements argue otherwise.[35]
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The lease option gives you dibs to purchase the home you’re renting, typically valid for a term equal to the lease term set forth in your rental agreement. So if the rental agreement specified a three-year lease term, the lease option will usually give you three years to buy the house without worrying about anyone else swooping in and snatching it out from under you.
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This site does not negotiate, adjust or settle debts. All federal student borrowers are able and encouraged to apply for any federal repayment or forgiveness programs through the US Department of Education for free without paying fees to any entity. Nothing on this site constitutes official qualification or guarantee of result. StudentDebtRelief.us is a private company not affiliated with the Department of Education of the Federal Government.
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How the purchase price of the house you're renting to own can vary as well. Some contracts stipulate that the purchase price will stay what it was when the initial contract was signed, while others have it be the market value of the house at the time of purchase. Some contracts eschew each of these for a different method entirely, having the purchase price go up a certain percentage every year of the lease. Rent-to-owners can decide to buy the house any year of that lease.

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The primary benefit is the ability to live in your future home while you make payments toward a down payment. If all goes well, you get to enjoy living in your new home before buying it. It’s often possible to negotiate with your landlord over such things as painting the walls and owning pets to a more prominent degree than you may be able to in a standard rental agreement.
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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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A: An experienced Realtor will be able to put together for you a rent-to-own contract (also called a Lease Purchase). Don't hesitate to call your Realtor to ask. If they are uncomfortable doing this type of contract, then ask to speak to their Branch Manager who will have the knowledge to be able to craft a Lease Purchase contract. A Lease Purchase is a GREAT way to lock in on today's home prices, and live in a home to get to know the neighborhood, but be able to obtain the financing later. I would also suggest speaking to a lender now to outline your situation so that you can really be ready in a year to complete the purchase. Good luck!
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Renters also have to pay an option fee and then a rent premium. The option fee is a set amount that the renter pays the seller. If, at the end of the lease period, the renter buys the house, the option fee becomes part of the down payment. If the renter doesn't buy the house, the option fee becomes income for the seller. Rent premiums are an amount slightly above the typical rent, with a portion of that money going toward a down payment.
At the end of your two-year lease term, assuming you exercise your option to purchase, the fixed $200,000 purchase price will be discounted by a) the amount of the option fee and b) the total rent credits. So subtracting the $6,000 option fee brings the price down to $194,000. Then, subtracting $7,680 in rent credits ($320 x 24 months) further reduces it to $186,320.
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At HousingList we believe home-ownership should be accessible to everyone. We work to spread awareness around alternative, non-traditional routes to home-ownership such as rent-to-own and HUD properties. These alternative paths to owning a home can help people who don't have enough funds saved for today's rising down-payments, people who need to improve their credit scores, or any number of factors that prevent today's buyers from the dream of homeownership.
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Committed to giving our clients great real estate options, we only hire highly knowledgeable and friendly realtors who are ready to discuss all the ins and outs of every property you are interested in. Our agents are licensed professionals who take the time to know you and recommend homes that fit your standards. Speaking of homes, we offer great deals to help you comfortably settle into a property you like.

The legal controversy surrounding rent-to-own transactions has centered primarily on the question of whether the transaction should be treated as a lease or a credit sale. The industry has contended that the transaction is a lease;[17] while consumer advocacy groups have advocated for the transaction to be treated as a credit sale. As of 2011, forty-seven U.S. states, Guam, Puerto Rico, and the District of Columbia have passed laws characterizing the transaction as a lease.[18] Of the five U.S. state supreme courts that have addressed the question, three (Massachusetts, Arkansas and Maine) concluded that the transaction was a lease.[18][19][20] New Jersey and Minnesota concluded it was a credit sale based upon those states’ credit laws.[21][22][23] A federal district court in Wisconsin also found the transaction to be a credit sale under Wisconsin state law.[24]
Market Timing. One of the biggest investment flaws people have is projecting the recent past trends indefinitely into the future. This is part of why people crowd into markets near the top & sell out of fear near the bottom. Institutional investors tend to be more pragmatic & experienced at investing than most individuals are. Those who have liquid cash during recessions are able to flip the cost structure by buying homes at rock bottom prices. This is why hedge funds bought large portions of the residential housing supply in Phoenix and other cities after prices sometimes fell by more than 50%. Blackstone acquired 40,000 homes and created derivative products based on the rental payments.

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If you’re looking for a place to live, plan to rent today but eventually want to purchase your own house or condo, and don’t plan on moving from the area you’re targeting for rentals, then rent-to-own could be an option for you. It’s also a good option if you have less than stellar credit and need time to build up good credit history while renting.
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