Lenders are beginning to see short sale transactions as an excellent loss mitigation technique, since these transactions often allow them to save a lot of money. Foreclosures are losing lenders a huge amount of money, since the process is expensive and time consuming. The costs can quickly become exorbitant for mortgage companies pursuing foreclosures. Freddie Mac has estimated that lenders pay $60,000 on average to foreclose a property. Other estimates have placed the total cost to the lender, local government, community and homeowner at about $80,000.
Both paper losses and out of pocket expenses are a problem for lenders dealing with foreclosures. While paper losses are less than optimal for banks, most lenders are more concerned about the out of pocket costs that foreclosures bring. The following are some of the costs lenders face when dealing with foreclosures.
Foreclosure Sale Fees
To get a non-judicial foreclosure started or to initiate a lawsuit, lenders have to pay for newspaper publications of sheriff sales or for suit filing fees. In many states, lenders must publish a notice of sale or default notice for 3-4 weeks consecutively. This is an out of pocket expense paid for by lenders.
When pursuing a home foreclosure, lenders end up hiring local attorneys, which once again costs the bank. When homeowners decide to defend against the foreclosure process, extending the process, the legal fees charged by attorneys can end up running far more than $10,000 dollars. Although these fees are usually added to the homeowner’s amount owed, lenders end up paying for this out of pocket if the home is not saved.
Cost of Eviction
Of course, the eviction process also ends up costing the lender. Banks often have to pay attorneys even more to make sure the former homeowner is removed from the property. These costs, which may include more legal fees and filing fees, will be out of pocket fees as well.
Property damage often occurs to properties during or after foreclosure, which becomes costly for lenders as well. During foreclosure, homeowners have been known to mistreat homes, stripping, gutting or vandalizing the home. Banks end up paying for repairs out of pocket. Sometimes damage to the property occurs after the foreclosure has taken place as well. Homes often fall into disrepair when sitting abandoned.
Previous conditions may get worse and new conditions may occur due to weather and deterioration. Homes may also become targets for thieves or squatters, which can lead to more damage to the home. Lenders may have to compensate by lowering the real estate price on the home or they may have to pay for the repairs needed before selling.
In some cases, banks may choose to keep the property maintained and cleaned to try to avoid allowing the home to fall into disrepair. Some banks forgo this cost, but paying for routine maintenance can help to keep their sales price from deteriorating further. However, if they choose to maintain the property, this money comes out of the lender’s pocket, costing them even more.
Lenders have to keep up with local property taxes on a home to avoid losing the property to tax foreclosure. Although non-owner occupied homes often have lower taxes, taxes still need to be paid for each day the property is owned by the bank. When the bill is due, this is another out of pocket expense that lenders must pay.
Banks usually receive a good deal on property insurance, especially compared to what many homeowners pay. However, this insurance still must be paid for by banks, even though costs may be kept in house if the lender owns a company that provides homeowner’s insurance.
In most cases, lenders list foreclosure properties with a local real estate agent. If the home is sold, the bank will have to pay commission to the broker, which once again reduces the proceeds made from the sale.
These are some of the costs lenders may face when a property goes through the foreclosure process. As lenders realize how much foreclosures actually cost, they have become more receptive to short sales. Even though they may lose money on the amount owed when they allow a short sale to occur, lenders still can save $40,000 to $50,000 on the home in the long run when going this route.