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Verna, those are all great questions. As a landlord, we always charged an upfront fee of 1% of the sales price. The fee was nonrefundable, but went toward the purchase price if the tenant exercised the option. The sales price was always fixed. And about 15% of the rent went toward the purchase price if and when the tenant decided to purchase. However, our lease option terms were always tenant-friendly, in my opinion. I’ve seen agreements that favored the landlord (e.g., no stated purchase price, much higher upfront fee, etc.). A lot comes down to what you can negotiated. In terms of the value of the home, I never rely on Zillow. In my experience it is highly inaccurate.
Before the two parties sign the contract, they must agree first on the kind of deal that they are involving in order for them to deal with the things at that right track. This should be realize since it is a fact that both could have the advantages as well as the disadvantages as soon as they get involve in this kind of business. One good thing about the seller is that, they might have bought a new house already but still it possible for them not to pay the mortgage of their two units simultaneously. Thus this would give them the chance to spend less. It could also be beneficial to the renters since they could stay in the kind of house that meet their standard at once and at a reasonable price.
For the most part, the cost of living in Sin City is slightly lower than the national average. Housing costs are lower, but you may pay a bit more for groceries and other goods or services. Transportation expenses are a bit higher than national average, but that reflects the lack of dependable public transportation in the city. Most people own a vehicle, and it’s common to see three or four vehicles parked outside single-family residences because each member of the household depends on their own vehicle to get around.
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First, the rent should be whatever reasonable market rent the home justifies. The rent should not be higher because of the lease option component of the deal. Remember, you’ll be paying an option fee, which covers the value of your right to purchase the home. The rent is the rent. I’ve heard horror stories of tenants agreeing to outrageous rents because the landlord convinced them it was justified in light of the lease option.
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.
Repairs. Repairs and maintenance responsibility should also be clearly outlined. Usually, the seller will take care of them until the tenant officially purchases the house. However, they can ask the tenant to cover them, and with an RTO contract, they usually do. Have the home inspected to be sure no major repairs are needed before signing to agree to be responsible for them.
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It’s important to note that there are different types of rent-to-own contracts, with some being more consumer friendly and flexible than others. Lease-option contracts give you the right – but not the obligation – to buy the home when the lease expires. If you decide not to buy the property at the end of the lease, the option simply expires, and you can walk away without any obligation to continue paying rent or to buy.
I have a question if ya don’t mind. We are in a lease with option to buy. We love the house and everything however it was never disclosed to us that it floods from the run off of the other communities. We have lived here for 2yrs and have had over a foot of water with having to chase my kids toys to keep them from floating away. We gave them $6500 towards the purchase of the home but we really dont want to be dealing with this issue all the time. Is there any thing I can do we live in Pennsylvania. She wants too much for it with the flooding issue and the township says its been ongoing for the past 30yrs.
I entered a Rent to own lease in 2012, i put 13,000 Down Payment, my monthly payments was $482, i moved out Jan of this year because the Landlord told me that he was adding 2016 taxes into my house payments which would have raised my payments to $540, i couldn’t afford to pay on a fixed income. My questions are, Could the Landlord do this? Should or Can i get some of my Down Payment back? Thank You!!!
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Thank you very much for the informative opinion,do you know of any honest as you would call them ” pro-tenant” landlord in South Florida area? I am looking into entering a rent to own lease and would really appreciate someone who has both parties favorable outcome. Thanks again I really enjoyed reading your opinion, people should really consider that this article is optionable never once did you mention that this is the only way to go, I definitely found it insightful.
Affordability. Renting and RTO are typically cheaper than purchasing a property outright, at least initially. If you simply can't afford a down payment and all of the miscellaneous fees, renting or RTO may give you a chance to put money away for a down payment. Those two options usually have fewer upfront costs. However, if you choose to rent, you won't have much to show for it after years like you would with RTO or purchasing a property.
The costs of RTO, straight renting, or purchasing a home depends largely on several factors. You should carefully consider all of them before you make your final decision, as you could end up accidentally locking yourself into a contract that costs you thousands more than other options. If you're not sure if renting, RTO, or purchasing a property is right for you, use this tool to check the costs.
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To set market rate rent, then add the lease-option fee monthly, that is fully deducted from the future purchase price provides *some* compensation to me in the event that they don’t buy the house. If I am interested in selling – but someone wants ME to shoulder the financing for YEARS, there should be *SOME* benefit to me, or they can keep looking, or keep renting. I know you are trying to help people avoid traps, and I started the article hoping to find something that the potential buyer, and myself as the seller could read together to come to a fair and equitable rent-to-own agreement, but the outline above is no different to me than continuing to rent the home to them exactly as our lease is structured. When the term is up, if they want to buy the house, they can proposition me then.
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Kudos Rob for posting my comments when you didn’t have to….but I’m sorry, you’re wrong. Even in Ohio, you’re wrong, or at least not fully explaining how this formula works for you, the seller. It ONLY works for you because Ohio renters don’t have the sophistication to exercise their option, certainly something the average seller would NOT want to depend on. And the problem is your article is read everywhere, not just Ohio. I agree, renters frequently don’t exercise their option but for your formula to work for the seller the renter would have to NEVER exercise their option. Obviously, many renter DO finally buy. Based on your formula, if you did 10 options on $200k homes as you describe, all you would have to have is one of those homes gain 10% in value (certainly plausible, even in Ohio), and that particular renter exercise his option on that one house and you just lost every cent of “gain”. The hassle and headache of 10 option agreements, all gone with one home gaining 10%? No way! A more realistic (and normal) option fee of 3% in the same scenario and you still net $40k even if every renter exercises their option. And who says you have to do an option to avoid the 6-8% in realtor commissions? I do it all the time in a straight sale. Since I place most realtors in the food chain somewhere between a pimp and a used car salesman, I avoid them like the plague unless I absolutely have no choice. And the rent rebate? Absolutely no rhyme or reason to that one. Your formula is a losing proposition to the seller EVEN WITHOUT that gift to the buyer. That is just icing on the cake for the renter. You are actually LOSING money on EVERY OPTION YOU DO!. Take a look, using a $200k home: Option fee $2000, check. Rent paid over 3 years (let’s assume $800/mo) $28,000, check. Rent rebate, $4,320, check. Net to seller, NEGATIVE $2,320, uhhhh…….check. And for what? To sell a house – even if the market is stagnant – for the same price you could have got 3 years prior, except you would have collected the full market rent during that same time period? DO THE MATH Rob! You’re formula just doesn’t make sense, EVEN IN OHIO!!! It reminds me of a joke of the two rednecks who buy watermelons for $1 each in the country, drive to the city and sell them for $1 each. After a few months of no profits, they conclude they need a bigger truck. Come on man. Suck it up and admit this formula only works if the buyers are morons. And PLEASE, make some corrections to your article or at least reference your formula can only be expected to be found in Ohio on homes owned by YOU. Or at a MINIMUM, explain that the ONLY reason a seller would ever make money this way is if the buyer DOESN”T exercise his option (apparently the way you do). I guess if you sold anything (new car?) for any amount of money ($100?) and the person never comes to collect their purchase, you would in fact make money.
If you want to see different types of homes for sale in your area including RTO listings, housinglist.com is a great resource. When you pull up the site, it'll ask you for your desired zip code. When you enter this information, a list of different houses will come up along with how they're being sold. There are foreclosures, for sale by owner, real estate listings, and RTOs. You click on 'get more details' to see more about the houses. You register for the site to get access to contact information and additional house information.
Option Consideration. With these types of contracts, the potential buyer may have to pay the seller a one-time deposit. This deposit is called an option consideration or option money, and it usually isn't refundable. This deposit gives the potential buyer a right to purchase the property, and not an obligation. The size of the option consideration isn't set, and it can be negotiated by the buyer and seller. Traditionally, it is between 2% and 7.5% with 3% being a popular option of the purchase price. You may also negotiate to have the consideration price onto the purchase price when you close the deal and buy the property.
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Traditionally, there are two different types of RTO options. Each strategy has its advantages and disadvantages, as well as reasons why sellers opt to do RTO for their properties. As long as a seller owns the home outright, they can choose to use the RTO strategy to sell the property. This includes condominiums, townhouses, single-family homes, and multi-family homes.
The second method starts with a tenant who wants to RTO a property and wants to buy it out at the end of the contract's term. An investor will then match the tenant to a property that works with their budget. When they locate a property, they can collaborate to close the deal, and the tenant can purchase the property on an RTO basis. This method works out well for real estate investors as they don't own the home, they're just acting as brokers to find the tenant their RTO property.