Buying a house– Consider these elements first?
Are you ready to buy a house? To answer this question, another question such as “What can you afford?” must be considered.
Once you’re in a buyer’s market and finds a house that feels like home, you’ll want to buy it as soon as possible. However, it’s not quite that simple. Many financial issues will determine whether you’ll be able to purchase the house, as well as the terms of your mortgage. Knowing this information in advance will help you make better decisions.
The first, and most obvious, decision point involves money. If you have sufficient means to purchase the house for cash, then you certainly can afford to buy one now. When you can’t pay in cash, most experts would agree that you can afford the purchase if you can mortgage the new home. But what sort of mortgage can you afford?
In Ghana mortgages approval is based on a standard of 40% loan payment (debt)-to-income ratio (DTI) that is approved by leading firms. This ratio is used to determine if the borrower can make his payments each month; some lenders may be more lenient or more rigid, depending on the market and general economic conditions.
A 40% DTI means all regular debt payments, plus new housing-related expenses – mortgage, mortgage insurance, home owner’s association fees, property tax, homeowner’s insurance, etc. – shouldn’t equal more than 40% of the monthly gross income.
For example, if your monthly gross income is GHc 7, 000, you multiply this number by 0.40. GHc 2, 800 is the total you should spend on debt payments. Now, let’s say you already have these monthly obligations: minimum credit card payments of GHc 220, a car loan payment of GHc 1, 000 and student loan payments of GHc 300 – GHc 1, 520 in all. That means theoretically you can afford up to GHc 1, 280 per month in additional debt for a mortgage, etc., and still be within the maximum DTI. Of course, less debt is always better.
However, you also need to consider the front-end debt-to-income ratio, which calculates your income vis-à-vis the monthly debt you would incur from housing expenses alone. Usually, lenders like that ratio to be no more than 28%; during a recession, they might let it slide to as much as 31%. For example, if your gross income is GHc 7, 000 per month, you would have trouble getting approved for GHc 2, 800 in monthly housing expenses even if you have no other obligations. For a front-end DTI of 31%, your housing costs should be under GHc 1, 280.
Why wouldn’t you be able to use your full debt-to-income ratio if you don’t have other debt? Basically, because lenders don’t like you living on the edge. Financial misfortunes happen – you lose your job, your car gets totaled. If your mortgage is 40% of your income, you’d have no wiggle room for when you want to or have to incur additional expenses.
Anyway, this is why financial planning experts agree that you can afford the home purchase if you can mortgage with a monthly payment that is no more than 28% of your gross income. Just keep in mind that you may need to make that payment every month for the next 15 – 30 years. Therefore, you should evaluate the reliability of your primary source of income. You should also consider your prospects for the future and the likelihood that your expenses will rise over time. Being able to afford a new house today is not nearly as important as your ability to afford it over the long haul.
Needless to say, being able to afford a house doesn’t answer the question of whether now is a good time for you to act on that option.
The Housing Market
Assuming you have your personal money situation under control, your next consideration is housing-market economics – either in your current market or where you plan to move. A house is an expensive investment. Having the money to make the purchase is great, but it doesn’t answer the question of whether or not the purchase makes sense from a financial perspective. One way to do this is to answer the question “Is it cheaper to rent than to buy?” If buying works out to be less expensive than renting, that’s a strong argument in favor of purchasing.
Similarly, it’s worth thinking about the longer-term implications of a home purchase. For generations, buying a home was almost a guaranteed way to make money. Your grandparents could have bought a home 50 years ago for $20,000 and sold it for five or 10 times that amount 30 years later. The same can’t be said for homeowners of more recent vintage. If you are buying the property on the belief that it will rise in value over time, be sure to factor in the cost of interest payments on your mortgage, upgrades to the property and ongoing, routine maintenance into your calculations.
The Economic Outlook
Along those same lines, there are years when real estate prices are depressed and years when they are abnormally high. If prices are so low that it is obvious you are getting a good deal, you can take that as a sign that it might be a good time to make your purchase. In a buyer’s market, depressed prices increase the odds that time will work in your favor and cause your house to appreciate down the road.
Interest rates, which play a large role in determining the size of a monthly mortgage payment, also have years when they are high and years when they are low. Obviously, lower is better. So if interest rates are falling, it may be wise to wait before you buy. If they are rising, it makes sense to make your purchase sooner rather than later.
The seasons of the year can also factor into the decision-making process. If you want the widest possible variety of homes to choose from, spring is probably the best time to shop. “For Sale” signs tend to spring up like flowers as the weather warms and lawns turn green. The reasons are obvious, especially when you consider families waiting to move until their kids finish the current school year, but want to get settled before the New Year starts in the fall.
Some savvy buyers also like to make offers around holidays, such as Christmas or Easter, hoping that the unusual timing, lack of competition and overall holiday cheer will get a quick deal done at a good price.
While money is obviously an important consideration, there are a host of other factors that could play a role in your timing. Is a need for extra space imminent (a new baby on the way, an elderly relative who can’t live alone)? Does the move involve your kids changing schools? (Get ready to join the spring house-hunting crowds.) If you’ll be selling a house in which you’ve lived for less than two years, would you incur capital gains tax – and if so, is it worth waiting to avoid the bite?
You may love to cook with gourmet ingredients, take a weekend getaway every month, patronize the performing arts or work out with a personal trainer. None of these relatively extravagant hobbies are budget killers, but they are reasons why you’d have to skip electricity bill payments if you bought a home based on a 40% debt-to-income ratio alone. Before you practice making mortgage payments, give yourself a little financial elbowroom by subtracting the amount of your most expensive hobby from the payment you calculated. If this amount isn’t enough to buy the home of your dreams, you may have to cut back on your fun and games – or start thinking of a less expensive house as your dream home.
Play House, Financially
Save the proceeds from your current home in a savings account and determine whether or not, after factoring such expenses as car payments, you will be able to afford the mortgage. It is also important to remember that additional funds will have to be allocated for maintenance and utilities. These costs will undoubtedly be higher for larger homes.
When you calculate, use your current income. Don’t assume you’ll be making more money down the road. Raises don’t always happen, and careers change. If you base the amount of home you buy on future income, set up a romantic dinner with your credit cards. You’re going to end up with a long-lasting relationship with them.
However, if you can handle these extra house costs without sweating extra credit card debt, you can afford to buy a home – as long as you have saved up enough money for your down payment.
Planning to Stay Put
Affordability should be the number one thing you look for in a home, but you also need to be stable enough to know you are going to want to live in the home you pick for at least 10 years. If not, you could get stuck in a home you can’t afford in a city you’re ready to leave. If you can’t estimate what city you are going to live in and what your 10-year plan is, it’s not the right time to buy a home. If you want to buy a home without a 10-year plan, buy a home that is priced much lower than the maximum you can afford. You’ll have to be able to afford to take a hit if you have to sell it quickly.