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    Buying a Home? Without the CFPB, You Need to Be Your Own Watchdog.

    The C.F.P.B. had kept a close eye on mortgage lenders. But with the bureau hobbled, consumers should take several steps, starting with shopping for the best mortgage rates.House prices are stubbornly high, and mortgage rates remain substantially above their prepandemic level. Now, with the spring home buying season looming, shoppers have a new worry: A major federal consumer watchdog has been hobbled.Without the Consumer Financial Protection Bureau, the agency responsible for overseeing most aspects of the home buying process, consumer advocates say home buyers need to be their own watchdogs.“Now, when you buy a house, you are much more vulnerable to being misled,” said Sharon Cornelissen, housing director with the Consumer Federation of America. “It’s important to be on guard, because guardrails are being taken away.”Buying a home is the biggest financial decision most Americans will make in their lives. The typical home price is about $397,000, according to the National Association of Realtors, but prices are far higher in some parts of the country. In several California counties, for instance, the median price at the end of last year was over $1.5 million, with monthly mortgage payments over $8,000.What role has the consumer bureau played in home buying?The consumer bureau was created after the financial and housing crisis in 2007-8 to streamline oversight of lenders and financial companies serving consumers. Over the years, the bureau has moved to ease the mortgage shopping process by offering simplified forms and educational tools, and has taken action against an array of banks and lenders. In 2022, for instance, the bureau ordered Wells Fargo to pay $3.7 billion for mishandling a variety of customer accounts, including improperly denying thousands of requests for mortgage loan modifications that in some cases led borrowers to lose their homes to “wrongful” foreclosures.On Jan. 17, in the final days of the Biden administration, the bureau reached a settlement with Draper and Kramer Mortgage Corporation for discouraging borrowers from applying for loans to buy homes in majority Black and Hispanic neighborhoods in Chicago and Boston. In an email, the lender’s lawyers said Draper and Kramer “considers the matter closed and denies” the bureau’s claims, but chose to settle in part to avoid “protracted legal costs.”We are having trouble retrieving the article content.Please enable JavaScript in your browser settings.Thank you for your patience while we verify access. If you are in Reader mode please exit and log into your Times account, or subscribe for all of The Times.Thank you for your patience while we verify access.Already a subscriber? Log in.Want all of The Times? Subscribe. More

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    What is a ‘Zombie Mortgage’?

    Has your mortgage come back from the dead? It probably wasn’t really gone, it was likely just hiding. For most buyers, mortgages are the cornerstone of purchasing a home. Sometimes a second mortgage is necessary, too, to cover the down payment, for instance. But what happens if that second mortgage seems to have been forgiven but actually still exists? Introducing: the “zombie mortgage.”These aren’t creatures from the underworld, but mortgages that homeowners forgot about or lenders said they would write off, but didn’t, only to reappear years later, according to the Consumer Financial Protection Bureau. As home prices continue to soar, zombie mortgages are seeing a “second wave,” said David Weber, a professor at the Creighton University School of Law. (The first wave, he said, occurred after the recession in the fall of 2008.)“The zombie nomenclature stuck because it was so catchy,” Mr. Weber said. “With these second mortgage issues that are going on right now, it’s not that they’re coming back to life. It’s just that they were laying dormant.” A homeowner might have no idea that a secondary lender is on the title to their property, Mr. Weber said, and the lender can choose to exercise their rights to the property when it becomes financially viable for them to do so. Here’s what to know about zombie mortgages and how to protect yourself. What is a zombie mortgage? The term originates from the aftermath of the foreclosure crisis in 2008 amid an increase in residential mortgage loans that defaulted, according to Andrea Boyack, a professor at the University of Missouri School of Law. Lenders would start the foreclosure process or announce a default, but never follow up because they didn’t think they would be able to recoup their investment. We are having trouble retrieving the article content.Please enable JavaScript in your browser settings.Thank you for your patience while we verify access. If you are in Reader mode please exit and log into your Times account, or subscribe for all of The Times.Thank you for your patience while we verify access.Already a subscriber? Log in.Want all of The Times? Subscribe. More

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    The Obstacles to Buying Your First Home

    The rate of homeownership continues to lag among Black, Latino, Asian American and Native American people, compared with America’s white population.This article is also a weekly newsletter. Sign up for Race/Related here.Every year, the Real Estate section of The New York Times tackles the subject of first-time home buying with all of the disappointments and joys that are associated with finally owning a house.For many Americans, a house is the biggest investment they will ever make. Their home is their biggest asset, paving the path to financial stability and even to generational wealth. But the rate of homeownership continues to lag among Black, Latino, Asian American and Native American people, compared with the country’s white population.As we developed stories that included buying your childhood home and buying while single, we were conscious of the imbalance of homeownership in the United States. In the past, the Real Estate desk has explored racial bias in home appraisals and the discrimination Black real estate agents face.For these most recent stories, Colette Coleman, a freelance reporter who contributes to The New York Times, found an optimistic trend in Latino homeownership. Speaking to the Urban Institute, a think tank, she learned that the homeownership rate among Hispanics increased more than any other demographic group between 2019 and 2022. The think tank estimated that an overwhelming majority of net new homeowners in the next 20 years will be Hispanic.Looking at the current market, Colette dug into a trend among Hispanic households: co-borrowing to afford a mortgage and pooling together resources to pay the mortgage. She talked to Danae Vega, who bought a home with her sister Ashley a year ago in San Bernardino County, Calif. Their whole family, including another sister, three brothers and their parents pitched in.In Las Vegas, Alexandra García and her father, Rosalio, bought a house for their family together, qualifying for a loan after she added her father, who is an auto mechanic, to her credit cards so that he could have an established credit history, they told Colette.We are having trouble retrieving the article content.Please enable JavaScript in your browser settings.Thank you for your patience while we verify access. If you are in Reader mode please exit and log into your Times account, or subscribe for all of The Times.Thank you for your patience while we verify access.Already a subscriber? Log in.Want all of The Times? Subscribe. More

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    High Mortgage Rates Leave Biden Searching for Housing Relief

    The president and his team are seeking ways to help Americans afford to rent and buy homes, as high borrowing costs dampen views of the economy.President Biden and his economic team, concerned that elevated mortgage rates and housing costs are hurting Americans and hindering his re-election bid, are searching for new ways to make housing more available and affordable.Mr. Biden’s forthcoming budget request will call on Congress to pass a raft of initiatives to build more affordable housing and help certain Americans afford to purchase a home. The president is also expected to address housing affordability for both homeowners and renters in his State of the Union address next week, according to people familiar with the speech planning.On Thursday, administration officials announced a handful of relatively modest executive actions, including steps to increase the supply of manufactured homes. White House officials said this week that they would announce “additional actions we are taking to lower housing costs.”The increased focus on housing affordability comes as congressional Republicans assail Mr. Biden over high mortgage rates and housing costs, and as allies of the president warn that those costs are hurting working-class voters he needs to win in November.There is little Mr. Biden can do immediately and directly to affect mortgage rates. Those are heavily influenced by the Federal Reserve’s interest rate policies, and the White House is careful not to appear to be pressuring the central bank to cut rates. Fed officials have signaled that they expect to begin cutting rates this year.New research from economists at Harvard University and the International Monetary Fund — including Lawrence H. Summers, the former Treasury secretary — suggests high mortgage rates and other borrowing costs are contributing to Americans’ relatively gloomy mood about the economy, despite low unemployment and healthy growth. By weighing on consumer confidence, those costs could be depressing Mr. Biden’s re-election hopes.We are having trouble retrieving the article content.Please enable JavaScript in your browser settings.Thank you for your patience while we verify access. If you are in Reader mode please exit and log into your Times account, or subscribe for all of The Times.Thank you for your patience while we verify access.Already a subscriber? Log in.Want all of The Times? Subscribe. More

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    New Home Sales Continue to Grow

    As owners remain reluctant to put their properties on the market, developers are rushing to build new homes to meet demand.When Joel Adler decided it was time to downsize from his six-bedroom house in Parkland, Fla., where he had lived for more than 20 years, he was disappointed with the lack options.“There weren’t a lot of homes to look at,” said Mr. Adler, a 76-year-old retired teacher, who had been searching for a year and a half.Eventually, he turned to Valencia Sound, a gated community in Boynton Beach, Fla., that opened in 2019, joining the growing ranks of home buyers who opted for a newly built house instead of an existing one, a rare bright spot in an otherwise gloomy market.The housing market has been mired for much of the past year, bogged down by high prices, soaring mortgage rates and a dearth of inventory, pushing many would-be buyers to the sidelines.We are having trouble retrieving the article content.Please enable JavaScript in your browser settings.Thank you for your patience while we verify access. If you are in Reader mode please exit and log into your Times account, or subscribe for all of The Times.Thank you for your patience while we verify access.Already a subscriber?  More

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    A Christmas Gift From the Bond Market

    It’s been a strange few days on the Donald Trump front: He said something about himself that I actually believe and something about the economy that’s mostly true.On the personal side, Trump has been sounding a lot like Adolf Hitler lately — I don’t mean his general tone, I mean his specific statement last week at a New Hampshire rally that immigrants are “poisoning the blood of our country,” echoing what Hitler wrote in “Mein Kampf” almost word for word. (And if you think it was just a one-off, he said the same thing in a September interview.) But Trump claims never to have read “Mein Kampf,” and I believe him, just as I believe that he’s barely skimmed the Bible or any of the great books or, I would guess, “The Art of the Deal.” Pretty clearly, reading isn’t his thing.What’s happening, presumably, is that Trump talks to people who have read Hitler, approvingly, and that’s how Nazi language gets into his speeches. Are you reassured?On the economic side, the stock market has recently been close to record highs, but Trump has dismissed these gains as just making “rich people richer.”We are having trouble retrieving the article content.Please enable JavaScript in your browser settings.Thank you for your patience while we verify access. If you are in Reader mode please exit and log into your Times account, or subscribe for all of The Times.Thank you for your patience while we verify access.Already a subscriber?  More

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    High Housing Prices May Pose a Problem for Biden

    Buying a home is a less attainable goal for many young people, and rents are expensive. Could that dog Democrats in the 2024 election?Cameron Ambrosy spent the first weekend of December going to 10 open houses — purely for research purposes. The 25-year-old in St. Paul, Minn., has a well-paying job and she and her husband are saving diligently, but she knows that it will be years before they can afford to buy.“It is much more of a long-term goal than for my parents or my grandparents, or even my peers who are slightly older,” said Ms. Ambrosy, adding that for many of her friends, homeownership is even farther away. “There’s a lot of nihilism around long-term goals like home buying.”As many people pay more for rent and some struggle to save for starter homes, political and economic analysts are warning that housing affordability may be adding to economic unhappiness — and is likely to be a more salient issue in the 2024 presidential election than in years past.Many Americans view the economy negatively even though unemployment is low and wage growth has been strong. Younger voters cite housing as a particular source of concern: Among respondents 18 to 34 in a recent Morning Consult survey, it placed second only to inflation overall.Wary of the issue and its political implications, President Biden has directed his economic aides to come up with new and expanded efforts for the federal government to help Americans who are struggling with the costs of buying or renting a home, aides say. The administration is using federal grants to prod local authorities to loosen zoning regulations, for instance, and is considering executive actions that focus on affordability. The White House has also dispatched top officials, including Lael Brainard, who leads the National Economic Council, to give speeches about the administration’s efforts to help people afford homes.“The president is very focused on the affordability of housing because it is the single most important monthly expense for so many families,” Ms. Brainard said in an interview.Housing is “the single most important monthly expense for so many families,” noted Lael Brainard, director of the National Economic Council. Erin Schaff/The New York TimesHousing has not traditionally been a big factor motivating voters, in part because key market drivers like zoning policies tend to be local. But some political strategists and economists say the rapid run-up in prices since the pandemic could change that.Rents have climbed about 22 percent since late 2019, and a key index of home prices is up by an even heftier 46 percent. Mortgages now hover around 7 percent as the Federal Reserve has raised rates to the highest level in 22 years in a bid to contain inflation. Those factors have combined to make both monthly rent and the dream of first-time homeownership increasingly unattainable for many young families.“This is the singular economic issue of our time, and they need to figure out how to talk about that with voters in a way that resonates,” said Tara Raghuveer, director of KC Tenants, a tenant union in Kansas City, Mo., referring to the White House. The housing affordability crush comes at a time when many consumers are facing higher prices in general. A bout of rapid inflation that started in 2021 has left households paying more for everyday necessities like milk, bread, gas and many services. Even though costs are no longer increasing so quickly, those higher prices continue to weigh on consumer sentiment, eroding Mr. Biden’s approval ratings.While incomes have recently kept up with price increases, that inflationary period has left many young households devoting a bigger chunk of their budgets to rental costs. That is making it more difficult for many to save toward now-heftier down payments. The situation has spurred a bout of viral social media content about the difficulty of buying a home, which has long been a steppingstone into the middle class and a key component of wealth-building in the United States.That’s why some analysts think that housing concerns could morph into an important political issue, particularly for hard-hit demographics like younger people. While about two-thirds of American adults overall are homeowners, that share drops to less than 40 percent for those under 35.“The housing market has been incredibly volatile over the last four years in a way that has made it very salient,” said Igor Popov, the chief economist at Apartment List. “I think housing is going to be a big topic in the 2024 election.”Yet there are reasons that presidential candidates have rarely emphasized housing as an election issue: It is both a long-term problem and a tough one for the White House to tackle on its own.“Housing is sort of the problem child in economic policy,” said Jim Parrott, a nonresident fellow at the Urban Institute and former Obama administration economic and housing adviser. America has a housing supply shortfall that has been years in the making. Builders pulled back on construction after the 2007 housing market meltdown, and years of insufficient building have left too few properties on the market to meet recent strong demand. The shortage has recently been exacerbated as higher interest rates deter home-owning families who locked in low mortgage rates from moving.Some analysts think concerns about housing affordability could morph into an important political issue, particularly for hard-hit demographics like younger people.Mikayla Whitmore for The New York TimesConditions could ease slightly in 2024. The Federal Reserve is expected to begin cutting borrowing costs next year as inflation eases, which could help to make mortgages slightly cheaper. A new supply of apartments are expected to be finished, which could keep a lid on rents.And even voters who feel bad about housing might still support Democrats for other reasons. Ms. Ambrosy, the would-be buyer in St. Paul, said that she had voted for President Biden in 2020 and she planned to vote for the Democratic nominee in this election purely on the basis of social issues, for instance.But housing affordability is enough of a pain point for young voters and renters — who tend to lean heavily Democrat — that it has left the Biden administration scrambling to emphasize possible solutions.After including emergency rental assistance in his 2021 economic stimulus bill, Mr. Biden has devoted less attention to housing than to other inflation-related issues, like reducing the cost of prescription drugs. His most aggressive housing proposals, like an expansion of federal housing vouchers, were dropped from last year’s Inflation Reduction Act.Still, his administration has pushed several efforts to liberalize local housing laws and expand affordable housing. It released a “Housing Supply Action” plan that aims to step up the pace of development by using federal grants and other funds to encourage state and local governments to liberalize their zoning and land use rules to make housing faster and easier to build. The plan also gives governments more leeway to use transportation and infrastructure funds to more directly produce housing (such as with a new program that supports the conversion of offices to apartments).The administration has also floated a number of ideas to help renters, such as a blueprint for future renters’ legislation and a new Federal Trade Commission proposal to prohibit “junk fees” for things like roommates, applications and utilities that hide the true cost of rent.Some affordable housing advocates say the administration could do more. One possibility they have raised in the past would be to have Fannie Mae and Freddie Mac, which help create a more robust market for mortgages by buying them from financial institutions, invest directly in moderately priced rental housing developments. Ms. Raghuveer, the tenant organizer, has argued that the Federal Housing Finance Agency, which regulates Fannie Mae and Freddie Mac, could unilaterally impose a cap on annual rent increases for landlords whose mortgages are backed by the agencies.But several experts said that White House efforts would only help on the margins. “Without Congress, the administration is really limited in what they can do to reduce supply barriers,” said Emily Hamilton, an economist at the Mercatus Center who studies housing.Republicans control the House and have opposed nearly all of Mr. Biden’s plans to increase government spending, including for housing. But aides say Mr. Biden will press the case and seek new executive actions to help with housing costs.While it could be valuable to start talking about solutions, “nothing is going to solve the problem in one year,” said Mark Zandi, chief economist of Moody’s Analytics and a frequent adviser to Democrats.“This problem has been developing for 15 years, since the financial crisis, and it’s going to take another 15 years to get out of it.” More

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    As Sunak Makes His Case to Britons, the Economy Could Undermine It

    Britain’s Conservative government faces a morass of problems, some new, others longstanding, that are stymying Prime Minister Rishi Sunak.Prime Minister Rishi Sunak hopes to hold onto power by selling himself as the repairman for a broken Britain. On Wednesday, he got a faint sign that the repair work was gaining traction: the government announced that Britain’s inflation rate in June was 7.9 percent, a decline from the previous month.But the rate is still higher than that of Britain’s European neighbors and more than twice that of the United States. And it is just one of a morass of economic problems — from spiraling debt to labor shortages to sputtering growth — that are stymying Mr. Sunak as he makes the case that his Conservative Party, in government for the past 13 years, deserves to stay there after an election that he must call by January 2025.The Conservatives will face an early test of their political fortunes on Thursday, with three by-elections, special elections to fill seats in Parliament vacated by Tory lawmakers. The party is girding itself for a long day.“They’re running out of runway,” said Tim Bale, a professor of politics at Queen Mary University of London. “These by-elections are likely to be a referendum on the government, and they could lose all three.”Shoppers in London last month. Britain’s annual inflation rate is higher than that of its European neighbors and twice that of United States.Tolga Akmen/EPA, via ShutterstockMr. Sunak, a former chancellor of the Exchequer who once worked at Goldman Sachs, has cultivated a reputation as a technocrat and problem solver. He has thrown off the supply-side ideological experimentation of his predecessor, Liz Truss, and the have-your-cake-and-eat-it style of her predecessor, Boris Johnson.But Mr. Sunak’s return to fiscal prudence has yet to reinvigorate Britain’s growth. On the contrary, inflation is forcing the Bank of England to hike interest rates aggressively to avert a wage-price spiral. The tight-money policy threatens to tip the economy, already stagnant, into recession. And it is inflicting pain on millions of Britons who face soaring rents and higher rates on their mortgages.Inflation, economists agree, is likely to continue to drop in the next six months, perhaps even enough to meet Mr. Sunak’s goal of halving the rate to 5.2 percent by year-end. But Britain’s other problems — anemic growth, low productivity, a labor shortage, and a crumbling National Health Service — are not likely to be fixed in time for him to claim a full turnaround before he faces the voters.“Low productivity and low growth make economic policy challenging,” said Mahmood Pradhan, head of global macro economics at Amundi, an asset manager. “It reduces fiscal space. It’s a very tight straitjacket to be in.”With deteriorating public finances, Mr. Sunak can neither spend heavily to raise wages for striking doctors or railway workers, nor can he offer tax cuts to voters. As things stand, he is already at risk of missing another of his five pledges: to reduce national debt. Government debt has risen to more 100 percent of gross domestic product for the first time since 1961, according to the latest data.Striking junior doctors outside Queens Hospital in Rumford in March.Andrew Testa for The New York TimesFor two years, the government has frozen the income brackets for personal income taxes rather than raising them with inflation, driving up the effective rates. As a result, Mr. Sunak finds himself in an awkward paradox: a free-market Conservative heading into an election with a government that is imposing the greatest tax burden on the electorate since World War II.Critics argue he has no one to blame but himself. Mr. Sunak supported the fiscal austerity of the Conservative-led government of David Cameron and his chancellor, George Osborne, which hurt Britain’s productivity and hollowed out its public services. And he championed Brexit, which cut into its trade with the European Union, scared off investment and worsened its labor shortage.“He’s quite rare in being directly associated with both Cameron-Osborne austerity and Johnsonian hard Brexit,” said Jonathan Portes, a professor of economics and public policy at Kings College London. “Many other senior Tories could plausibly claim that they didn’t really buy into one or the other. Not Sunak.”This week’s by-elections attest to Mr. Sunak’s predicament. One seat belonged to Mr. Johnson, who resigned from Parliament after a committee recommended suspending him for misleading lawmakers about his attendance at parties during the coronavirus pandemic lockdowns. Another was held by an ally of Mr. Johnson, who also quit, and the third by a lawmaker who resigned after allegations of drug use and sexual misconduct.While Mr. Johnson’s soiled legacy and Conservative Party scandals will play a role in these races, analysts say the cost-of-living crisis will be the dominant theme. Few governments, Professor Bale noted, win elections when real wages are eroding, as they are in Britain. In the latest polls, the opposition Labour Party leads the Conservatives by close to 20 percentage points.The specter of a sweeping defeat has put Mr. Sunak under pressure from Tory backbenchers to offer voters relief in the form of tax cuts or help in paying their mortgages. The most analysts expect, however, is for him to promise a reduction in income taxes next spring, to be deferred until after the election.As Mr. Sunak likes to remind people, not all of Britain’s problems are unique or self-inflicted. Like many other countries, it suffered from supply bottlenecks after pandemic lockdowns ended, from rising food prices and from the lingering impact of soaring energy prices after Russia invaded Ukraine.Yet Britain’s core inflation rate — which excludes volatile energy and food prices and is a gauge for domestic price pressures — has remained high at 6.9 percent, compared to 4.8 percent in the United States and 5.4 percent in the eurozone.“That does suggest these inflation dynamics have become more embedded than they have in other countries,” said Kristin Forbes, a professor of management and global economics at the Massachusetts Institute of Technology, and a former member of the Bank of England’s rate-setting committee.Britain, she said, had the misfortune of being hit by both the energy spike, like its neighbors in Europe, and strong domestic inflationary pressures because of a tight labor market, like the United States.Commuters cross London Bridge last week. Unlike most countries, Britain still has more people out of the labor force than before the pandemic.Andy Rain/EPA, via Shutterstock“The U.K. was facing a more difficult challenge than the other countries, in the sense it was really hit by a confluence of shocks that were greater than the individual shocks hitting other countries,” Professor Forbes said.But there are other problems that are distinctively British. Unlike most countries, Britain still has more people out of the labor force than before the pandemic. A majority say they can’t work because of long-term illnesses, a problem exacerbated by the crisis in the N.H.S. With so many job vacancies, wages are rising rapidly, which further fuels inflation.Mr. Sunak has offered to increase public sector wages by 5 percent to 7 percent to end strikes that have closed Britain’s schools and crippled the health service. But that has yet to quell the labor unrest.Britain has so far avoided a recession, surprising some economists. But its resilience could crack, as people curtail spending to pay their rising mortgage bills. Already, about 4.5 million households have had to swallow rate increases since the Bank of England started raising interest rates in December 2021. The rest, another 4 million, will be affected by higher rates by the end of 2026.As with other Western leaders, Mr. Sunak’s fortunes may be largely out of his hands. Last month, the Bank of England, stung by the virulence of inflation, unexpectedly raised interest rates by half a percent, to 5 percent. Traders are betting that rates will climb further still, to about 5.8 percent by the end of the year — implying several more rate increases that would mean higher financing costs for businesses and households and hurt economic growth even more.“The more tightening we see, the risk of recession rises,” said Mr. Pradhan, who served as a deputy director of the International Monetary Fund. “It wouldn’t take very much to tip the U.K. economy into recession.” More