A wonderful article in the Wall Street Journal this week focused on changes in buying vs. renting as outgrowths of the American Dream and supported the position that the Obama Administration should turn to helping renters, rather than putting all of its money into revitalizing the housing market. The idea is an interesting one. Before the Great Depression, homeowners were either very wealthy or people who built the house themselves. The vast majority of Americans rented.
Now, home ownership has become synonymous with the American dream. A noteworthy quote mentioned in the article is, “‘A man is not a whole and complete man unless he owns a house and the ground it stands on.” – Walt Whitman. But this change was only completed as the federal government stepped in to dramatically assist and subsidize lenders with the creation of government programs such as the Home Owners Loan Corporation and the Federal Housing Administration. I would also argue that the change occurred partly due to class issues, as wartime and the Great Depression led to the ascendancy of the self-made man and decreased the emphasis on Old Money. Regardless, the change to a society that glorified home ownership was not made until the 1930s, and has still not occured in many European countries, where most rent.
It is true that the Obama Administration has spent a lot of money to try to help stimulate the housing market and keep homeowners that are behind on their mortgages in their homes. The aptly named “Save the Dream” fair in Atlanta this past weekend seems to aptly illustrate this idea that the dream of owning a home is a fleeting one. A report by the National Foundation for Credit Counseling in June found that 1/3 of Americans believe they will never be able to own a home, and 42% of those who owned a home in the past but do not own one currently believe they will never be able to own one again. This is hardly optimistic data for those seeking to restart the home ownership market.
In New York City (and I imagine in other urban areas as well), there are programs in which the government assists low-income families with finding apartments. I believe there are even cases when rents are subsidized, depending on the circumstance. Assisting landlords and tenants may be the best way to help combat the housing crisis. Landlords in default or distress can cause problems for tenants, who may find themselves evicted. In cities where property values are high, many renters can be stuck with rents that amount to more than half their salaries.
Helping renters will help individuals save money, perhaps leading them on the path to home ownership, while, in the meantime, improving their present situation. Although programs such as the reverse mortgage program and the HECM for Purchase program are wonderful ways to help homeowners, the point that renters should be attended to as well (and perhaps instead) of simply focusing on homeowners is a valid one that has been long overdue.
Apartment vacancies reached 7.8% nationwide in the 3rd quarter, the highest point since 1986. The rate is expected to continue to rise in the winter months, which have continually seen lower demand for renters, as people are more likely to move during the warmer months. Nationally, effective rents have fallen 2.7% this past year, to around $972. However, this number is deceiving, as some markets have been hit harder than others. In fact, in the third quarter, 26 markets saw their vacancy rates improve, while 11 saw them remain stagnant. 42 markets saw their vacancies increase, the most dramatic being in Omaha, Nebraska, where they went up by 1.1% to 7.4%.
