September 5, 2010

Avoid Getting Hooked by Debt-Reduction Schemes

Get rid of debt fast and easy, for pennies on the dollar. If the deal sounds too good to be true … well … you know the drill.

As the jobless rate climbs, many people find themselves falling behind on credit-card bills, struggling with living expenses and bogged down with a mortgage or car payment.

avoid debt reduction schemesConsolidating debt through a credit negotiator may sound appealing, but experts urge caution in this economic environment ripe for scammers.

Sometimes unscrupulous companies will ask for an upfront or monthly fee, saying they can renegotiate your debt, but what they actually do isn’t clear, said Kim States, interim president and CEO of the Better Business Bureau of Southern Arizona.

In the meantime, if you’re not paying minimum fees on credit cards, your credit score plummets.

“You end up in further in debt because you’ve paid this scam artist the money and nothing happened,” States said.

It’s a lesson that one Sierra Vista woman learned the hard way.

Christina Rawl, a 36-year-old disabled Army veteran, said she lost her job about a year ago and bills started piling up. She and her husband had about $20,000 in debt on five credit cards, a mortgage and two car payments.

She went online and found a company called Clear Your Debt LLC. The company started taking $500 out of her account every month.

“The way I understood it, I was saving money, and while I was saving the money, they were negotiating with credit companies,” she said.

But Rawl said those negotiations never took place, and she is now being sued by two creditors.

Her husband, who works for the federal government, is now having his wages garnisheed.

David Jones, president of the Association of Independent Consumer Credit Counseling Agencies, said what typically happens is the negotiating company claims it can settle the debt for 20 or 30 cents on the dollar.
In the meantime, the debt consolidator takes hundreds of dollars from your account every month and purportedly puts it into another account to pay off the renegotiated debt.

Consumers don’t realize that sometimes the company will first collect its fee, so no money is used to pay any bills for several months. The creditors will then go to a collection agency or take legal action because of the unpaid bills.

Depending on the terms of the contract, such action may be legal, but “it’s certainly unethical,” Jones said.

Calls to Clear Your Debt, based in Austin, Texas, were not returned.

Consumers have filed 136 complaints with the BBB against Clear Your Debt in the past three years, said Erin Jones, a spokeswoman for the BBB that serves Central, Coastal and Southwest Texas.

The company has a rating of F, the lowest on the BBB’s grading scale, because consumers complain they get enrolled in the program when they think they are only applying for eligibility, Erin Jones said. Consumers also complain about the lack of communication between the company and its customers’ creditors, she said.

The BBB has concerns with the debt consolidation industry in general, Erin Jones said.

“A lot of these folks are very vulnerable because of the desperate situation they may be in, and it’s very important that customers take their time and understand what they’re signing,” she said.

In Southern Arizona, there has been a marked increase in complaints about debt consolidators.

Last year, the BBB of Southern Arizona received 1,733 inquiries about debt consolidation companies, a 90% increase from the previous year.

In Arizona, the Attorney General hasn’t taken legal action against any debt consolidation companies, said spokeswoman Anne Hilby. But she said consumers should still be diligent about researching a debt negotiator, so they don’t end up in a worse situation.

The Pima Council on Aging has also seen a spike in the number of people calling its office with financial concerns, officials said. They refer people to one of three nonprofits with local offices.

Nonprofits get money from fees paid by customers and from contributions from the creditors themselves, said David Jones, of the AICCCA. Reputable for-profits do exist, he said.

States, of the local BBB, said whether the company is nonprofit or not, consumers should check them out and make sure they have a local office with a physical address.

And Jim Murphy, the CEO of the Pima Council on Aging, said if consumers are going to enter into a debt consolidation program they need to make sure they’ll have enough money to pay back that debt. And they need to be careful to read the fine print because there may not be any recourse.

“There are some groups who are doing things legally,” Murphy said. “But they’re not moral.”

Steps to Become Debt-Free

Step 1: Set up a household budget.

Examine monthly income and expenses. If expenses exceed your income, you need to boost your income or cut expenses to bring the totals in line. Cutting discretionary spending — restaurants, entertainment and travel — is the first place to start.

Step 2: Don’t go deeper in debt.

Put credit cards away and pay cash or use a debit card. If you must charge something in an emergency, use the card with the lowest interest rate.

Step 3: Find small ways to save money.

Forgo the daily coffee; take public transportation; use coupons; eat home-cooked meals; seek out lower-priced auto insurance; cancel your cable TV; or switch your cell phone provider.

Step 4: Correctly prioritize debt repayments because not all carry equal weight:

Pay off high-interest rate balances first. Review the interest rates and terms of payment for each credit card. Pay double or triple the minimum monthly payment each month on the credit card with the highest annual percentage rate until its balance is paid off then apply payments toward the next highest-rate balance. In the meantime, make the minimum due payments on remaining cards.

  • Consider transferring balances to the lowest-rate card.
  • If you must miss a payment, carefully consider which debt is most important. Ignoring your mortgage or rent payment could cost your home. Your car loan may be critical if you’re dependent on transportation for your job.

Step 5: Ask creditors to reduce interest rates or for a new payment schedule.

Be honest about your challenges and assure them that you’d like to remain a loyal customer.

Step 6: Make extra payments whenever possible.

Step 7: Contact a credit counseling agency if your efforts are not successful.

Source: Better Business Bureau

Warning signs that you may be dealing with a questionable debt negotiator:

  • Demands that you provide account numbers or other financial details before it will discuss its services or fees. Reputable credit counseling will provide free information about their services.
  • Boasts it can “lower your monthly payments by 30% to 50%,” which is rarely true.
  • Promises that it can “get you out of debt easily.” Avoid counselors who promise a quick fix.
  • Avoid any agency that claims it can evaluate your situation in just minutes, or that offers to do so quickly over the phone. Experienced counselors may want to spend an hour reviewing your financial situation.
  • Claims it can remove negative information, such as bankruptcy, from your credit report. Accurate information cannot be removed from a person’s credit report.
  • Issues a blanket recommendation for a debt-management plan. The plans-which pay down debt through monthly deposits to the credit counseling agency-are not for everyone. Do not agree to establish one unless and until you have reviewed your personal situation with a certified credit counselor who recommends such a plan and then customizes the plan to best manage your debt.
  • Reluctance to provide the organization’s business name and address.
  • Insists upon an immediate decision.

Source: Better Business Bureau

How to Choose a Debt Adviser

The Association of Independent Consumer Credit Counseling Agencies urges consumers to consider the following when considering a credit counselor:

Third party accreditation, which demonstrates that the counselor meets industry standards.

Certified counselors: Counselors have undergone training and met financial education guidelines.

Non-profit agency. They generally work toward the best interest of their customer, but it’s not the sole criteria to judge an agency.

Good customer-service record. Check with the local Better Business Bureau or Attorney General’s Office to find agencies with few or no complaints.

Full disclosure of policies and operations. All services, procedures and fees should be outlined in writing before entering into any agreement.

Reasonable fees.

A reputable agency won’t charge a large upfront fee or request a voluntary contribution such as the first month’s payment of a debt management plan. Fees should not exceed $75 to set up a debt management plan or $50 per month to maintain the plan. If the consumer is unable to pay fees, the agency should be willing to work at no cost to the consumer.

Copyright © 2009, The Arizona Daily Star, Tucson
Distributed by McClatchy-Tribune Information Services.

Will Stimulus Benefit Homeowners and Buyers?

“There are four primary sections of the economic stimulus plan that will benefit home owners and buyers,” said Gibran Nicholas, chairman of the CMPS Institute, an organization that certifies mortgage bankers and brokers.

stimulus help home buyersAccording to Nicholas, these include:

1. Expansion of Home Improvement Tax Credit.

”The tax credit for making energy efficient home improvements is now 30% of the cost of the improvements up to a maximum of $1500,” Nicholas said. “This means that if the improvements cost you $4,500, you would receive a tax refund of $1,500 when you file your tax returns.”

Eligible improvements include energy efficient exterior doors and windows, insulation, heat pumps, furnaces, central air conditioners and water heaters.

“Generally, most modern improvements like windows, furnaces, and air conditioners meet the necessary standards for energy efficiency,” Nicholas said. “If you’ve been holding off on making some of these improvements, now is a great time to get a move on it – especially with all the great deals being offered.”

2. Expansion of First-time Home Buyer Tax Credit.

The tax credit available to first-time home buyers was increased from $7,500 to $8,000 for homes purchased between January 1, 2009, and December 1, 2009. Also, the credit no longer needs to be paid back as long as the buyers live in the home without selling it for at least 3 years.

“The previous version of the credit expired on July 1, 2009, and required home buyers to pay the funds back over a 15 year time frame,” Nicholas said.

The income limitations remain the same ($75,000 for single tax payers claiming the full credit and $150,000 for married tax payers), as do most other qualification requirements. Also, the credit remains refundable. “This means that first-time home buyers who owe less than $8,000 in taxes for the year are still eligible for the full $8,000 credit when they file their tax returns, and the IRS will write them a check for the difference between $8,000 and their actual tax bill,” Nicholas said. “In fact, the credit can be claimed on your 2008 tax returns that you file by April 15 of this year, even if you buy the home in 2009.”

There is one catch, however: if you bought the home in 2008, the credit remains $7,500, and it still needs to be paid back over a 15 year timeframe beginning in 2011 when you file your 2010 returns.

3. Higher Reverse Mortgage Loan Limits.

The loan limits for FHA-insured reverse mortgages have been increased to $625,500 across the entire country-not just the higher cost areas. The previous limit was $417,000 across the country.

“This is especially important because the FHA program is virtually the only game in town as private and jumbo reverse mortgage programs have nearly all evaporated,” Nicholas said.

This coincides with another little-known change in the reverse mortgage
arena: the availability of reverse mortgages on home purchase transactions.

“This is a fantastic opportunity for senior citizens to buy a new home and live mortgage payment-free without having to wait for their old home to sell,” Nicholas said. “Seniors could also use this strategy to buy a new home and turn the old home into a rental or otherwise wait for market conditions to improve before trying to sell the old home.”

4. $729,750 FHA and Conforming Loan Limits Restored in High Cost Areas.

“The $729,750 maximum loan limit had been in force throughout 2008, but was reduced to $625,500 in 2009,” Nicholas said. “The economic stimulus plan restores the $729,750 maximum. This makes higher cost homes more affordable – especially in the coastal housing markets that tend to have higher than average home values.”

For more information, visit http://gibrannicholas.com and www.CMPSInstitute.org or call 888.608.9800.

RISMedia welcomes your questions and comments, February 18, 2009

Send your e-mail to: realestatemagazinefeedback@rismedia.com.

Google allows home buyers to exclude your website

Now home buyers can now tell Google which sites to show them search results from.

According to Google, “The preferred sites feature lets you set your Google Web Search preferences so that your search results match your unique tastes and needs. Fill in the sites you rely on the most, and results from your preferred sites will show up more often when they’re relevant to your search query.”

Example: google preferred sites

A potential client is searching new home listings online.

They only want to view specific listings like “open houses for new construction” and not resales. They might add home builder websites like SheaHomes.com, KB.com, spechomes.com, and other sites to their list of preferred Google search terms.

In this fashion, when a search is performed for home builder models, results from those websites on  the preferred list will return first. The preferred sites feature sort of acts like a filter or aggregator, which means you might as well flush all of your new home marketing efforts down the drain!

Only kidding, your real estate blogging efforts will most likely trump the average internet user!

This is why…

In order for this new feature to work, one must be signed into their Google account. Preferences and settings will have to be modified to enable the feature. According to Google, it will parse your browsing history and offer some suggestions as to which sites you might add to the list. (Featured listings?)

Once you’ve added a list of sites, you’ll see a little indicator in the search results that lets you know that that particular result came from your list.

Feel free to read more about it here.

Information Sharing Builds New Home Sales

Let go of information… holding onto it can destroy the new home sales process. Home Builder Marketing

In the best selling book “Idea Virus,” Seth Godin likens the spread of information online, to the particles of an infectious virus.

Note this is not just theory, but an observation of how effective messages move through the lines of digital communication.

Information technology has broaden the width and depth of our world online, and offline as well. By shortening long distances, new online social tools and web apps have exponentialy increased the number of messages to us all… (think Twitter.)

This constant influx of information often overloads one’s ability to effectively interpret and properly categorize a majority of these incoming messages; thereby creating a need for information aggregators.

Here’s the “opportunity” for the new home sales pro:

The fracturing of traditional offline information into mobile bite-sized info bits is creating a seemingly endless supply of emerging micro-real-estate-markets.

Why not be the local information aggregator for your new home community?

Online home buyers prefer their home search information to be well filtered, and thoroughly refined… why not research and aggregate all of the home buying related information for your area.

Then use your new home sales blog to filter your competitors’ real estate marketing and sales messages to the bottom of the search engine pile, and present yourself as the local micro-real-estate-market expert.

Selling Spec Homes with Social Media

Have you heard the term viral marketing?

Chances are you have, but if you haven’t here is a good definition: Viral marketing is a term used to describe a message or information that spreads quickly, effectively, and contagiously through networks of friends, families, and third party relationships.

  • Quickly – the viral message is usually passed on effortlessly, as in email, websites, or by word of mouth.
  • Effective – the same message (whether broad or specific) usually reaches the intended recipient because it originated from a “trusted” source, and it’s effects can be measured.
  • Contagious – well, you get the idea…

Something similar can said about our new housing economy that is developing in the United States.

Information should be fluid (like water at room temperature,) yet the new home information received by the public is being put under abnormal and unbalanced scrutiny at the hand of media networks. Because of low ratings, and loss of participation in traditional mediums of advertising – news sources turn to doom, gloom and scandal to garner attention.

While large media conglomerates are slowly trying to understand the new social media, they still revert to these old standards, even though they are rapidly losing effect. Instead of following money losing, failing business models – why not lead a following through the new medium of social information marketing?

In your industry, market area, and section of the world – aren’t you the expert?

Why not create your own media empire? Deliver your own message to your prospects.

Today, home buyers are being “pressured” by a one-sided argument that now is not a good time to buy a new house. Try as you may to deliver the opposite message, currently you do not have enough credibility with the home buying prospects to change their mind or perception.

Why? The message and information you provide is one sided to your benefit – and it shows! Every time home builders open their mouths, it is usually to blatently benefit themselves with the sale of a new home. Nobody wants to hear about you – they want to hear about things that interest them! 

Traditional media outlets generate revenue through advertising (which the value or cost of said revenue is relative to the attention by which the message attracts.) Usually, the message recipient does not always relate the two because “the sale” is usually not a direct byproduct of following through with the action that the advertisement requested.

Home Builders only generate revenue from the construction of homes, right?

Not so fast! Let’s get back to your media empire…

Today, cost effective web technology fused together with online communities, AKA “social media” allows any business – even home builders to create a dynamic, and compelling audience centered message that when delivered in a viral medium can nearly equal the effect of the traditional news outlets.

Stop being a pawn in the media giants game of doom and gloom that is aiding the destruction of your business.

Instead, take that budgeted money and start a conversation that new home prospects want to engage in! (And not one about yourself,) make it about them, and use social media to do it.