This post originally appeared on Rooflines, the Shelterforce blog.
For
generations, Americans from across the nation, the demographic spectrum
and the income strata have strived for homeownership, working from the
premise that it is the key to long-term financial security for them and
their children.
For many families, having a home with a safe and
sensible mortgage is the primary means to wealth accumulation, stability
and access to other asset-building opportunities, such as higher
education or entrepreneurship. But now, years after the financial crisis
technically ended, we still feel its after-effects, leaving many
questioning the value of homeownership as public policy. That
perspective is simply wrong.
For low- and moderate-income
homeowners, the value of high-quality loans is especially important.
Although these families own their homes, they typically do not own
significant amounts of other assets. Studies after the financial crisis
have demonstrated that such homeowners who remained in their homes often
had
lower overall housing costs and greater assets as compared to renters. But we also know that homeownership rates vary wildly by race, with
white Americans being considerably more likely to own their homes than other Americans. There have been efforts to improve the road ahead, but these efforts have stalled.
At the end of the last Congress, there was some
movement toward comprehensive housing finance reform,
which included winding down the government-sponsored enterprises,
Fannie Mae and Freddie Mac. For numerous reasons, this legislation,
which had many positives as well as negatives, did not advance. The
current political environment all but ensures there will be no
Congressional movement on homeownership before the 2016 elections.
Part
of that star-crossed legislation included improving the lending
environment for manufactured homes. CFED was hopeful that the proposal
could serve as a starting point for moving away from the chattel loan
market that too often
imposes high fees and rates and is driven by just a handful of lenders. But this is just part of the vast array of
wealth-building challenges
that faces owners of manufactured homes. A lending environment that
encourages depreciation can only be addressed from multiple angles.
Readers here know the answers to mainstreaming manufactured housing and manufactured housing finance. It is not by
usurping the Consumer Financial Protection Bureau’s rulemaking authority with a bad bill,
promoted through an anecdote or two, and industry-written comment
pages. The key is to make manufactured housing part of the broader
housing finance market. There are three primary policy ways to do so:
better loans, better local land use laws and better titling.
The
first two are obvious. When talking to housing experts, advocates and
local leaders, the idea of financing a home like a car makes little
sense to them. They often ask: Why would Congress rubber-stamp a 14%
home loan? Why doesn’t Fannie or Freddie develop tools to support
innovative loan programs that both protect homeowners and expand
competition in the lending market?
Equally vexing is the
strategy employed by far too many state and local governments
to limit the use of manufactured homes in their jurisdictions.
High-quality, aesthetically appealing homes available at significantly
lower costs than their alternatives are essentially removed from the
developer’s toolkit.
Undergirding each of these challenges is
how states treat manufactured housing
when it comes to titling. In general, states, by default, title a
manufactured home as personal property, like a boat or a car. While
forty states have some sort of conversion statute on the books, only a
handful of states have relatively easy rules for converting manufactured
home titles to real estate once the home is affixed to private
property. Most states, on the other hand, have onerous laws and rules
that essentially eliminate the option for homeowners who rent the lot
beneath the home from getting a real estate title. For example,
California,
a reasonable state on many consumer issues, requires that a
manufactured homeowner have a 35-year lease and that the home be affixed
to a permanent foundation. Very few community owners would permit
either, which condemns the family and subsequent owners to more
expensive, potentially predatory lending options.
Homes
without real estate titles, local permitting officials will argue, are
not truly assets to the community, and have little value or role in a
residential zone. Homes without true home loans are less likely to
facilitate wealth building.
So what makes a structure a home?
Slapping a real estate designation on a 28’ x 48’ structure does not
magically make it a home. A 4.875 percent, 30-year fixed-rate loan
won’t, on its own, do it either. Communities, neighbors and local
leaders need to see that a home, a solid addition to a block, is one
that allows a family to be part of that community, regardless of the
price, construction process, or foundation.
That’s the idea behind
CFED’s new campaign to show #WhatHomeLooksLike. Through images of real
homes owned by real people, the campaign will demonstrate what
manufactured homes look like, why they matter and how they can grow as
part of the American housing fabric.
CFED thinks titling reform is
key to making a home a home, in that it mainstreams manufactured
housing in the eyes of lenders, investors and policymakers. It is simply
undeniable that lenders will offer real mortgages to manufactured homes
in communities as long as they are titled as real estate. This has been
done on a small scale, but needs to be expanded much more widely
through such approaches as states adopting the
Uniform Manufactured Housing Act.
Between now and CFED’s
Innovations in Manufactured Homes Conference
at the end of October in Minneapolis, we’ll be using the
#WhatHomeLooksLike campaign to show that these houses are homes and
should be titled as such. At that event, which promises to be the
biggest gathering of the manufactured housing field yet, we will tackle
how we can get communities to see what we’ve known for years: that
manufactured homes are just like any other home: a comfortable place
where families spend time together, while building equity at the same
time.