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Hopefully this includes not kicking out people who can still pay rent, just so the landlord can have themselves a weekend vacation cabin or higher-priced rental. And there should be a law forcing landlords to offer a rent-to-own option. Also, how about recalculating inflation to account for every expense that has gone up, so that the percentage a landlord can raise rent each year isn't so damned high. While we're being fair, of course :|
I agree with everything you said except for this:
I generally don't think there should be laws forcing individual citizens to sell anything they own. I could however be on board with government regulated and incentivized rent-to-own programs.
Owner Occupancy credit against property taxes. Sometimes called a "homestead exemption".
Basically, if you live in a house you own, you pay a vastly lower property tax rate. If you own a house you don't live in, you pay a vastly higher property tax rate on that house, because you can't claim the exemption.
When we establish this, "landlords" stop "renting" and become private mortgage lenders. They sell their homes to their former tenants, or issue "land contracts" (rent-to-own arrangements), and enjoy the lower tax rate on the property.
If they foreclose or evict, they pay the higher tax rate until they get a new "buyer".
I like the general idea but how does rent to own work for multi family properties, especially in larger apartment buildings? I know condos exist already but that requires an HOA or something similar to provide upkeep for the building/property. I also wouldn't want to completely deincentivize renting because there are situations where it's a better fit for people as long as they are not getting gouged or kicked out needlessly.
Maybe instead of a credit for occupying a property you own, add a tax on income from rental properties that is earmarked for the kind of infrastructure that an area needs to accommodate a growing population including mass transit. There would have to be some protections in place to prevent landlords from passing that cost directly to tenants but I'm not smart enough to know how to do that.
Alongside that, offer a tax credit for rent to own arrangements that starts small and gets larger as the tenant gets closer to owning the property. Successful transfer of ownership gets the original owner a credit equal to the difference between the taxes paid and credits received plus interest and the new owner gets a reduced property tax rate for their first year of ownership.
Is rent to own that common? Is it a viable option? I have heard of owner financing situations, but they are generally looked down upon (risky).
No. It's extremely uncommon but the comment that started this discussion mentioned forcing landlords to adopt rent to own programs. Got me thinking about how cool it would be if that was a viable option.
That's a good point, having that option could be good if it was supported appropriately.
Owner financing is far less risky than renting from that same owner. For both the seller/lender/landlord and the buyer/borrower/tenant.
That could be, I'm only familiar with the negatives but in reality I know little about that option.
I think landlord income should be taxed differently from actual income. We tax people differently for investment income (and it's lower). We could make up a separate category for this as well.
You get the reduced tax rate if you live inside the building. If the owner of an apartment building has to live inside the apartment building then the overall quality of the facilities is going to be better maintained.
That does nothing to answer the question of how a single building with multiple occupied units could be converted into a rent to own property.
In most states that have a program like this the property tax exemption is laughable compared to the average annual income from owning an apartment building with 10+ units. For example, in California you get $7000 towards your annual property taxes for living on property. The average rent for an apartment in San Francisco is right around $3500/month.
Apartments get converted to condos all of the time. I don't necessarily agree about a rent to own mandate, but long term renters ought to see something back.
In the system we have right now the owners take the profit, keep the equity, and have very few (if any) constraints on how much they can charge. Modern software allows even small landlords to collude and price fix just like the big guys.
Condos are deeded properties. Convert the building from apartments to condominiums, and use land contracts instead of rental agreements. Anyone who stays longer than the initial period of the land contract begins to gain equity in their property.
The "stick" is the massively increased property taxes on residential properties, so that the exemption can be larger. I would say that San Francisco is an outlier, and should not be used as an example when considering a general rule. They will require special consideration.
For duplexes, triplexes, and quadplexes, so long as the owner lives in one of the units, the whole property is eligible for the owner occupant exemption.
Land contracts will replace rental agreements.
A land contract is (initially) a rental agreement. The rent price is the monthly rate of a 30-year mortgage. The agreement is recorded with the county, like a deed, and for our purposes, this tenant would be considered the owner.
If you walk away in the first three years, the contract never becomes anything more than a rental agreement. You forfeit any equity you would have built, but you can walk away without additional repercussion.
If you stay for three years, your previous "rental" payments convert to "mortgage" payments, and you gain equity in the home. That equity becomes your down payment on the mortgage, and the agreement converts to a purchase contract with a private mortgage from your landlord, with 27 years left on the mortgage.
With the tax system I described, landlords will be fighting tooth and nail to convert tenants to buyers under land contracts. Short-term tenants won't see any significant difference, but long term tenants are helped into home ownership.
There is a tax where I live if you rent your place out, and it's so common in my units that they just assume you are and have you prove you aren't, but it was a whopping $60 a year. 🙄
I understand what you're saying and I did feel weird typing that since I know there must be a better alternative.
Something has to give, though. In late June I had to leave a place I rented for 19 years and I'm still stunned. Idk how much of the house's value we paid in rent, but it was a lot. And it wasn't even a large home, just a small cabin few people would wish to live in. But there was nothing stopping the landlord from kicking us to the curb.
Definitely 80-100% of it.
Almost 20 years of renting, if all of that including the (almost certain) increases had been applied to the original mortgage you'd likely own it by now.
They charge you everything they're charged plus add on a profit margin. That profit margin if applied to principle on a standard 30 year mortgage would've paid it off earlier.
Yeah, and it sucks, but what can I do but move on :/
Honestly, I don't feel like landlords should even exist
Sure, maybe renting can still exist, as long as it's cheaper and government run or something. I would much much rather give my rent to the government than some rich fuck who literally gets my money for free
Whether or not they should exist is basically irrelevant. They do and that's not something we're likely to see change. Also, sometimes renting is a better fit for people at certain phases of their life.
In exchange for a reasonable rent, a landlord is responsible for ensuring that the building is kept safe and well maintained and that any necessary repairs happen as quickly as is reasonably possible. What I'd really like to see is landlords being held accountable for failing to do so.
Most of the lack of enforcement is for obvious reasons (landlords lobby and in some cases run the government), but there's also a practical constraint: individual renters in a building tend to litigate this individually.
It should be easier to either start up a class action lawsuit, or there should be a mechanism to "unionize" renters in large buildings automatically or something. Slumlords are a very real thing, and there ought to be a better way to litigate them out of existence.
You may have to redefine the legal term for landlord then, cause there are a lot of things that would count towards it on a legal level. For example renting out a portion of ones land for secondary use, an easy example is someone sticking a trailer on ones land and living there. Another two examples are closer to industrial but still count, renting land for livestock grazing and renting land for storage. Pretty sure they all count towards landlordship on a legal level.