Negative equity
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Negative equity is a term used to refer to when the value of an asset used to secure a loan is less than the outstanding balance on the loan. A person holding negative equity is said to be upside down.
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[edit] Overview
This can occur when the value of the asset stays fixed but the loan balance increases because loan payments are less than the interest, a situation known as negative amortization. The typical assets securing such loans are real property - commercial, office and residential. The typical loan is one secured when the property owner mortgages the property to secure the loan. When the loan is nonrecourse the lender can only look to the security, that is, the real property when the borrower fails to repay the loan.
Applied to the owner occupied housing market, a general fall in the market value of a mortgaged house or condo is the usual cause of negative equity. Negative equity in the owner occupied market has sometimes occurred when the owner obtains second-mortgage home-equity loans so that the total loans exceed the home value when the loans are first made. This means that if the borrower immediately defaults on the loan, repossession and sale of the property by the lender will not raise enough cash to repay the amount outstanding, and the borrower will both have lost the property and may still be in debt. Some states like California require lenders to choose between going after the borrower or taking repossession, but not both.
The term was widely used in the United Kingdom during the economic recession between 1991 and 1996, and in Hong Kong between 1998 and 2003, which led to increased unemployment and a decline in property prices, which in turn led to an increase in repossessions by banks and building societies of properties worth less than the outstanding debt.
It is also common for negative equity to occur when the value of a property drops shortly after its purchase on a loan.
[edit] British cities in 2007
Negative equity is now clearly visible in British cities in 2007.[citation needed] An example of this is plainly visible in Manchester, where the large developments were put into place by all local councils at the time of the Commonwealth games.[citation needed] These developments taking many years to plan, finance and put into place have for the main part all been built at the same time.[citation needed] Speculators and new home owners bought in en masse and coupled with the buy-to-let investors. Bought at prices in excess of the actual wages being offered to local employees, the property was thus being offered in excess of the public's buying capacity.[citation needed]
At this moment there are typical 30% to 40% discounts as buy to let investors who have purchased blocks of apartments liquidate en masse.[citation needed] Because of wage disparateness, local people cannot buy these properties even at lower prices, in turn creating a further down spiral.[citation needed] As interest rates have now doubled income for the buy to let investors has moved into a loss situation, again driving more sales of property.[citation needed]
It has to be mentioned that the UK government's current policy of moving government offices outside the capital must partly be responsible as large numbers of London office workers were told to move to these new offices or face being laid off or down graded and moved to other departments in government[citation needed]. This in turn led to a circle of speculation where buy to let investors bought en masse these government works properties being vacated in the capital and invisibly fuelled a volume of property transactions never seen before in London.[citation needed]
Since 2007, those most exposed to negative equity are borrowers who obtained high value mortgages that were commonplace prior the credit crunch, as they are most at risk from property price falls.[1]
[edit] American cities in 2007
Property and other damage caused by Hurricane Katrina in the southeastern United States resulted in many affected residents moving to states not affected by hurricane damage. This produced an unanticipated demand for property of every type in areas of relocation. Speculation pricing increased throughout the United States. As property prices peaked in the United States so too did the demand made by evacuees as they started to move back to their home states. People who bought at the time of the highest prices are now left with property that is difficult to sell at that purchase price.
[edit] References
- Irwin, Robert. Home Seller's Checklist: Everything You Need to Know to Get the Highest Price for Your House. McGraw-Hill Professional, 180.
- Nerad, Jack (1996). The Complete Idiot's Guide to Buying or Leasing a Car, 129.
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- ^ Ruth Jackson, The return of negative equity, MoneyWeek (Apr. 18, 2008).
- http://money.cnn.com/2005/08/04/real_estate/buying_selling/home_equity_falling/index.htm
