Real Estate, The Economy, and News

Friday, August 26, 2016

Proposed Bill to Help Widowed Spouses Renegotiate Mortgage Rates

Under current practice in California, if a widowed spouse is an owner of their home, but wasn't on the mortgage note at the time of their husband or wife's passing, obtaining a loan modification can be extremely difficult. Often, when the overall household income goes down due to a spouse's death, the surviving spouse will have trouble coming up with the monthly payment on a mortgage that was determined earlier on based on two salaries instead of just the one. Additionally, laws don't protect widows and widowers from being foreclosed upon while trying to get their bearings. Fortunately, as described by Andrew Khouri in his L.A. Times article, a few Senators have proposed a bill to try to help people stuck in that kind of predicament.

A common practice by banks in these situations is called "dual tracking." Dual tracking simply means that a bank is pursuing a foreclosure while also negotiating a modified mortgage with the client at the same time. Through that method, banks are able to cover all of their bases and make sure that they don't get stuck in an endless cycle of paperwork. Unfortunately, that leaves widowed homeowners trapped. While loan servicers will generally accept payments from the surviving spouse, they rarely can get through all the red tape around proving ownership before the foreclosure has completed. So, in many of these situations, unless the surviving spouse has some way of making up the difference in monthly loan payment for long enough to hold off a foreclosure, they end up losing their home due to no real fault of their own.

One of the benefits to homeowners of the new bill being proposed is that dual tracking will be banned. In other words, foreclosure proceedings are put on hold while all of the required documentation is taken care of. Only once the lender and borrower have finished negotiating the loan modification can any necessary foreclosure continue. This provision in the bill can hold off foreclosure for a limited amount of time, but it only applies to major financial institutions. Smaller banks are exempt from the regulations, which makes sense since smaller lenders are less able to afford to grant extensions on their loans.

The bill, Senate Bill 1150, has been amended a few times and has since been passed by the Senate and Assembly. One important amendment added to the bill was a three-year sunset provision, which means that the bill will have to be formally renewed every three years or it will be thrown out. Legislators hope that the new laws will help to fix the system that punishes widowed homeowners for factors beyond their control. Since the bill has already been passed, all that is left is for the governor to sign it into law. Then, we shall see how much the system really changes.

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Friday, August 19, 2016

Proposed Changes by LA City Council to Expedite Permitting for Small Businesses

Small businesses in Los Angeles have, for a long while, been facing many difficulties in getting started. Local and city-wide ordinances make it a very long and expensive process to open a new business, especially a restaurant or similar establishment. The main complaint among those trying to get their foot in the door is that they are required to work with and submit paperwork to various departments within the city government that don't necessarily work closely together. In several instances, an aspiring business owner worked with one department for a while to get their plans approved, only to find out from another department that their plans will be rejected due to insufficient parking. Fortunately, according to Amy Edelen's L.A. Times article, members of the Los Angeles City Council are looking to introduce a new plan to make the process faster and easier for all parties involved.

Even for restaurants that already exist, the renewal of a conditional use permit, which is required to get a liquor license, can take a year, between actually submitting the documentation and waiting for it to be approved. Councilman Mitch O'Farrell has taken the first steps toward speeding up the process, by proposing a plan that would create a new department in the city government designed specifically to deal with small businesses and create that connection between all of the other departments. O'Farrell believes that the new department will be beneficial because it will allow new business owners to sit down with a representative of City Hall and spend just a few minutes planning out a checklist of all of their requirements and an approximate timeline.

Too many potential business owners have been forced to give up before ever opening. Small businesses contribute greatly to the economy, so if the process isn't improved, more potential employees will be laid off and new jobs will become much harder to find. Even renewing a permit can be a tiresome and costly process, especially in areas where rent is high. If the permit takes a while to be approved, the business owner is forced to pay rent for months when the business isn't open or making any money. While representatives from the Department of Building and Safety claim that the permitting process isn't nearly as long as people complain, others claim that the delays are due to the convoluted nature of the various departments. With O'Farrell's plan, at least some of that confusion should be resolved, which should help to speed things along.

Even if a business already existed on the property, if the business changes from an office space to a retail establishment, under current regulations, a "change of use" is triggered. That means that the entire process of starting a business has to go back to the beginning as if the original business had never existed. While most of the complaints about the process are related to new restaurants, analysts hope that the new rules will help all small businesses to get their start. O'Farrell believes that the initiative will make the process more straightforward, and as long as it is approved by the City Council, the changes are expected to begin by the end of the year. As O'Farrell said, "Behind every empty storefront, there's a story." Hopefully, the City Council will approve his plan and help make those stories into realities.

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Friday, August 12, 2016

Uber and Lyft's Low Prices Won't Last Forever

Besides its convenience factor, a user's ability to rate their drivers, and the inherent safety that comes with the app tracking your motion along a pre-determined route, Uber has attracted so many customers in large part due to its subsidized pricing. Over the years, Uber has aggressively pushed to become the leader in the ride-sharing market. To do so, they have often offered prices that are discounted to such an extent that the company sinks billions of dollars into the app each year. While it may seem counter-intuitive to lose money, Uber is actually proceeding exactly as planned: they are focusing first on acquiring customers and forcing out any competitors before they try to turn a profit. Tracy Lien, in her L.A. Times article, addresses Uber's plan and describes how such a monopoly might affect the market.

Uber and Lyft, the most popular ride-sharing services, both know that the fastest way to get loyal customers id to give them a cheaper alternative to taxis. While many consumers still prefer taking a taxi over using one of the ride-sharing apps, most people care more about saving some money. Fortunately for consumers, the ride-sharing apps are not only competing against taxis, they are also competing against each other, which has allowed prices to fall even lower. Eventually, though, as economists have reiterated time and again, when one of the companies gains control of the market, their prices will go up. Maybe it will be slow at first, but it is a law of economics that if one company is the only source of a good or service, consumers are either forced to pay whatever price the company sets or live without it.

Uber is currently valued at over $62 billion, and is by far the market leader, even though they continuously lose money or barely break even in their attempt to grow their market share. While Lyft is in second place, they also have plenty of money to burn, especially after a recent $500 million investment by General Motors. In fact, while Lyft is falling behind Uber in most areas, they have nearly half of the market share in their hometown of San Francisco. It's possible that Uber won't be able to force Lyft out of the competition in the long-run, or they may find that the attempt would be too costly to be economical. However, economists still worry about what might happen if Lyft and other competitors were forced to back out.

Uber just lost a battle in China to become the main provider of ride-sharing services. That loss could lead Uber to focus on the US and Europe more closely and work harder on taking as much market share as possible. Therefore, it is believed that their prices will go even lower in the near future. If they can keep their prices low enough for a long enough time, they may be able to gain enough customers to be unstoppable. Some economists believe that Uber should look toward becoming more valuable to the consumer rather than a cheaper option. The Premier options in ride-sharing apps attract upper-class customers, which could be a substantial source of boosted income for Uber, even if they don't succeed in encapsulating the entire market.

While it is likely that all of the ride-sharers will eventually start raising prices in the future, there are several reasons why they wouldn't suddenly shoot up to exorbitant rates. First, there are anti-trust laws and similar regulations on how much a company can charge for a product or service, especially if that company is one of only a few providers. Additionally, if Uber or Lyft suddenly started charging extremely high prices, their customers would just switch to taking taxis. So, whatever happens with their market share, economic theory would tell us that the ride-sharing apps would steer away from charging more than taxis unless they somehow found a way to remove that competitor entirely, which is unlikely.

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Find out more about us at www.sepulvedaescrow.net. Any Questions? Contact our Escrow Expert! Sepulveda Escrow Corporation (818) 838-1831. Follow our company on Facebook, Twitter, LinkedIn, and Google+.

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Friday, August 5, 2016

Google Fiber Set to Make Debut in Irvine

We all know the frustration of slow internet. Not only can it delay our work, it can make relaxing at the end of the day an arduous process. The endless buffering, the error messages, and the snail-paced downloads are annoying at best, and anger-inducing at worst. Fortunately, no matter how slow your internet speed is now, technology has been growing in leaps and bounds over the last several years. In fact, Google has been working on a new type of high-speed internet connection called Google Fiber. According to Andrew Khouri, in his L.A. Times article, some apartments in Orange County, California, are even getting a chance to try it out before anyone else.

The Irvine Company, a private real estate company that owns a large portion of the rental property in the city of Irvine, California, just released a statement that Google Fiber is being made available in many of its properties. While they didn't reveal many specifics about when the internet will be made available, Google has stated that their beachhead market will be small businesses and some apartment communities in Irvine. Irvine Co. is Orange County's largest landlord, and as such, is drawing even more interest through their sudden move to provide this highly-sought-after amenity.

Google Fiber isn't just slightly more powerful than normal internet; it can reach speeds up to 40 times faster than the average broadband connection. Housing developers, business owners, and many others are doing everything they can to get a foot in the door with Google Fiber, knowing that the ultra-high-speed internet can be a huge benefit for personal use or for prospective home-buyers. Analysts believe that having the high-speed internet that Google Fiber offers will be a way for commercial landlords to quickly draw in new renters.

Google released a statement recently that said that the roll-out of Google Fiber will be limited. The properties will be limited to those located in Irvine that already have the necessary "existing fiber infrastructure." Fortunately for the Irvine Co., they have been designing their buildings with extra empty conduits since the 1980s, which could make it easier to install Google Fiber without much hassle. While Google said a while ago that they are also looking at Los Angeles and San Diego for a roll-out of the new technology sometime in the future, Google failed to provide further information on the matter. If Google Fiber is as successful as expected in Irvine, it will likely spread very quickly throughout the state, country, and even to various other areas around the world. Everyone wants faster internet, and this could be the technology that gives it to us.

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Friday, July 29, 2016

Government Restrictions Eased on Secondary Housing Units

Throughout California, but especially in the Los Angeles area, housing opportunities are getting very limited. There simply isn't enough space to provide housing to the thousands of current residents and the hundreds of new people looking to find somewhere to live. Los Angeles has plenty of draws: the nice weather, the variety of shops and restaurants, and a wide array of employment opportunities. However, as more people look to come to California, the market shifts accordingly. Currently, even for those who can afford to buy a house or rent an apartment in the rising housing market, there is little room for being picky based on location; you just take what you can get. Fortunately, as Liam Dillon and Andrew Khouri describe in their L.A. Times article, California lawmakers are working on a way to address the major housing issue.

New construction of homes or apartment buildings could provide housing opportunities. Unfortunately, all available vacant land has also been growing scarce. Until recently, getting the required approvals and permits for construction was such an arduous process that it made it nearly unfeasible for most people to even try. Now, due to the push from Governor Jerry Brown and LA mayor Eric Garcetti, legislators are relaxing regulations, making it easier for homeowners to build "granny flats" in their backyards, thus converting empty space into housing.

Just a few years ago, any homeowner that wanted to convert a garage into an extra room or add an extra freestanding structure in their backyard had to face the seemingly endless trials of the governmental bureaucracy. In the end, many who tried to add on to their property, whether for guests, for family, or as a rental to bring in some extra income, inevitably failed or at least had to go through months of stressful negotiating with the city of Los Angeles. Now that the restrictions are being relaxed, at least to some extent, homeowners may help California as a whole to keep up with growing demand. Statistics show that Los Angeles needs to add at least 100,000 new units each year in order to keep up with the market, and retired individuals may benefit the most from this opportunity.

Some, like 78-year-old Rochelle Ventura, tried previously to submit plans to the city for backyard additions, but the strict regulations led to their ultimate rejection. Since 2005, so few units have been approved that only 347 have been completed in the Los Angeles area. Some of the regulations seem unnecessary to most, especially if the secondary unit will be used by family members. One of the new bills is overturning a restriction that required secondary units to have uncovered access to a public street. Since that is no longer a necessity, under the new rules, more property owners may find it economical again to take a crack at expanding into the territory of secondary units. Hopefully, the new legislation will help to solve problems for those trying to find housing as well as those trying to gain a little bit of extra income by providing the sought after housing.

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Friday, July 22, 2016

ZestFinance to Use Search Data in Calculating Credit Scores

Traditionally, a credit profile is derived by looking at a potential borrower's history of paying back loans. Whether from car loans, credit card usage, or a mortgage on a home, the more an individual can show that they have paid back borrowed money in the past, the lower their interest rate will be on a new loan. However, there is the issue of the Catch-22 of credit: without any credit history, it is very difficult to get your first loan on the path to a good credit profile. Some companies have started including monthly rent payments in their calculations. In partnership with Chinese search engine Baidu, Hollywood credit firm ZestFinance will be using a potential borrower's internet search and shopping history to calculate their credit score, as described in James Rufus Koren's L.A. Times article.

Nontraditional means have been used in the past to calculate a potential borrower's credit, especially when that borrower has never borrowed money, but this will be the first time using search data. ZestFinance has focused on borrowers with little credit history from the very beginning and is confident that the sheer size of Baidu's engine will make them succeed where no one has ever dared venture before. The company will be breaking out in both the US and China, underwriting loans through the companies Basix and JD.com, respectively.

In addition to using the search data in calculating credit profiles, behavioral data gained from analyzing search history can help the company to avoid fraudulent customers. With enough data, ZestFinance believes they will be able to statistically determine the likelihood of a borrower paying back their loan in a certain time frame. One example they give is that for some reason, potential borrowers who fill out their loan application with proper capitalization are more likely to pay back their loan than a borrower who writes in all capital letters. They aren't sure exactly why this correlation exists, but they believe that enough research will enable them to create fair assessments of a borrower's credit profile.

Some believe that this system will be unfair, because how can anyone really tell if someone will pay back a loan based on what they look up online? However, if this is the system that enables the majority of those people who were previously refused loans to start down the road to good credit, then it may be worth it. In fact, ZestFinance believes their system will be fairer than current non-traditional calculations in that it can allow people with no credit history to have a decent interest rate, whereas before, they had to choose between paying exorbitant rates or missing out completely on the chance to develop their credit profile. As Douglas Merrill, a ZestFinance executive, says, three out of four Chinese citizens lack the financial history to have a fair credit profile. In exchange for a small, carefully limited, loss of privacy, credit could be gained more easily by everyone, and for most, that's a pretty simple trade.

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Friday, July 15, 2016

Long-Term Government Bonds Seen as "Safest" Investment

Although the global economy's struggles have made success more difficult for investors this year, many are trying new, riskier methods to multiply their money. Some, however, have decided to take the safe route, since very few investment opportunities remain with high payouts. So, the majority of "safe" investors have been going after utilities and bonds, which have the most stable profits, albeit slow ones. Tom Petruno, in his L.A. Times article, discusses some of the options that investors have been left in an economy with ever-dropping interest rates.

Options like utility stocks provide at least some semblance of "certainty," which has investors paying higher prices than they would expect to earn back in the short-term. All appearances seem to point to many investors playing the long game, more willing to take less profit than risk losing money. Additionally, because many investors have been focusing more on high-yield bonds as a safe haven for their money, government-backed bonds have been suffering. In about half a year, the US Treasury note yield has dropped from 2.27% to 1.37%.

Even in Japan and several countries in Europe, government bonds, which are known for being safer than most investments, have taken a hit. The market is so shaky in those countries that yields on bonds are somewhat negative, which means a bond owner is losing money on their investment. Because of this phenomenon, Japanese and European investors are looking to US bonds. While the American bonds only have a rate of 1.5%, it's better than losing money, so investors are rushing in.

According to economists, owning bonds is a representation of an investor's belief that the economy is improving. By holding onto one's bonds, an investor can be suffering through low-yield years in order to benefit greatly in the long run. Long-term bonds are described as an "insurance policy," no benefits for years, but great to have at the end of the road. Stocks have begun recovering again, and while stocks may hit all-time highs in the coming months, some companies fear that profits will still take a while to get back to normal levels.

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