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Home Base

A publication of
the American Homeowners Grassroots Alliance and the American Homeowners Foundation
  

 www.americanhomeowners.org


February, 2010



In this issue of Home Base:

The President Pivots on Policy
Get Your Refund Faster – Do your Taxes Now
Preserving the Open Internet
Free Ten Minute Home Energy Audit Now Available
Real Estate Commission Rebate Prohibition Repealed
Home Buyer Tax Credit Rules Now Available from IRS


The President Pivots on Policy

His State of the Union address reflects shifting power, perceptions, and priorities.

President Obama’s first State of the Union address reflected dramatic changes in the political environment and public perceptions of his Administration’s effectiveness. The election of a republican to fill the Senate seat of the late Ted Kennedy raised new questions regarding whether a major healthcare bill could pass Congress, and if so when and in what form. Passing a comprehensive healthcare bill had been the major focus of both the President and Democratic Congressional leaders. With the healthcare initiative almost certainly delayed at the least, the President used the State of the Union opportunity to pivot his policy priority to jobs.

The change in focus was understandable. Increasing unemployment, now over 10%, and the slow pace of economic recovery have eclipsed healthcare as a policy priority in public opinion surveys. The complexity of the healthcare package alternatives made it hard for many voters to judge whether or not they constituted a significant improvement over the status quo, and opponents spent large sums on negative and often misleading advertising to convince them that it wasn’t.

President Obama jumped into the issue early, saying “jobs must be our number-one focus in 2010, and that's why I'm calling for a new jobs bill tonight.” The core of the proposal is to help U.S. small businesses expand since they are usually the first to start adding jobs in past recoveries. The President proposes to take $30 billion of the money Wall Street banks have repaid and use it to help community banks give small businesses the credit they need to stay afloat. Small business tax credits for firms who hire new workers or raise wages would also be part of the package, as would the elimination of all capital gains taxes on small business investment, and tax incentives for all businesses to invest in new plants and equipment. All of these proposals make sense to us.

In addition President Obama reiterated his support for serious financial reform, which is also strongly supported by AHGA. While his suggestion of charging fees to the country's largest banks to recover losses may prove counterproductive to the recovery of the financial services sector, the other measures that have been proposed in the Senate and House, and supported by the President, are good ideas that should be advanced.

The Senate Banking Committee will hopefully soon begin mark-up of financial regulatory reform legislation. At issue is whether or not it will include a strong, independent Consumer Financial Protection Agency (CFPA) similar to the House version. It is also unclear whether it will include a requirement that mortgage brokers and bankers will in the future owe a fiduciary duty to consumers. AHGA believes that this provision needs to be expanded to include real estate brokers and strengthened as well. Real estate agents and brokers already owe a fiduciary duty to their clients, and corporations owe a fiduciary duty to clients. Both fiduciary duties were violated by real estate agents who pushed naïve home buyers into buying homes they could not afford, and by mortgage bankers who abandoned sound underwriting practices and lent their stockholders’ money to them anyway. A fiduciary duty provision should have real teeth that would include substantial fines and potentially the loss of violator’s license to practice.

A caveat is that in our increasingly integrated world economy, regulation of financial services should be coordinated internationally to provide consistency. World leaders and financial services CEOs are meeting at the World Economic Forum in Davos, Switzerland this week to discuss alternative regulatory regimes. There is almost universal agreement among world political leaders in attendance that the root cause of a near global economic crash was irresponsible risk taking by bankers all over the world. Some bankers there agree. “The banks who stayed strong are angry at the banks who had poor management,” said Robert Diamond, President of Barclays, a large British bank. Just as happened in the last 100 international financial crises, financial services firms have managed to socialize the losses by passing them on to taxpayers while retaining their profits, according to the World Bank. This moral hazard must be stopped through unified international regulation, and financial services sector leaders must relearn that the purpose for their sectors’ existence is to efficiently provide credit for the real world.

The President also called for fresh approaches to other economic challenges that should appeal to many Republicans. Among them are opening new offshore areas for oil and gas development and building new nuclear energy generation facilities in order to keep energy costs low. He also proposed to freeze government spending in several areas for three years.  Spending related to our national security, Medicare, Medicaid, and Social Security would not be affected but all other discretionary government programs would be frozen. The President has already identified $20 billion in savings for next year and noted that, in the interest of reducing the deficit, we won’t be able to afford to extend expiring tax cuts for oil companies, investment fund managers, and for those making over $250,000 a year. 

While AHGA prefers budget austerity to tax increases, the growing deficit calls for additional steps beyond budget freezes. The expiring tax rate on high income individuals will only affect about 2% of taxpayers. A taxpayer in the top 1% of income today ($410,000) pays an effective income tax rate of 22.5%. A return to previous individual income tax rates will cause only a very small increase in their taxes, and the tax on high income earners in the U.S. will still be substantially less than those of their counterparts in other developed countries. The current 22.5% tax rate on the wealthy reflects a dramatic drop in taxes on higher earners through a series of tax cuts over recent decades, and this has been good for them and the economy. Their tax burden has now been reduced to reasonable levels, and a minor tax increase should not be too high a burden on them today. President Obama also announced that he will appoint a bipartisan fiscal commission to produce a specific set of long term budget reduction solutions. It will be modeled on a proposal by Republican Judd Gregg and Democrat Kent Conrad. All these steps will help reduce the deficit. They deserve the support of American homeowners, and many should attract republican support as well.

The President mentioned the challenges facing homeowners several times. “This year, we will step up refinancing so that homeowners can move into more affordable mortgages”, he told the members of Congress. He also renewed his commitment to “rebates to Americans who make their homes more energy-efficient” .  While there were no specifics about new initiatives that might slow the growth in foreclosures or otherwise shore up home values, AHGA believes he remains committed to solving the nation’s housing challenges. “This Administration has made a number of good faith efforts to address the mortgage crisis. Unfortunately mortgage lenders and servicers have been slow to respond to incentives to encourage them to be part of the solution,” observed AHGA President Bruce Hahn. “Fortunately President Obama has not given up, and his Administration has continued to try new alternatives when existing ones don’t work out. We thank him for his persistence, and continue to believe that his Administration will find the right package of carrots and sticks, or maybe logs, to encourage the financial services sector to play a role in solving the crisis,” Hahn added.

Before concluding, The President reaffirmed his commitment to passing healthcare legislation this year. Earlier the same day, House Speaker Pelosi had suggested that one approach might be to pass smaller piecemeal healthcare bills that would at least improve the status quo. That makes a lot of sense to AHGA. Some of the provisions in various versions of the healthcare bills are easy to understand, and some of them are supported by many republicans. There is wide public support for prohibiting insurers from denying coverage based on pre-existing conditions, for allowing all insurers to compete in every state, and for several other proposals. It’s becoming apparent that passing a truly comprehensive healthcare measure may not be in the cards this year. Congress has put in a lot of work on the issue. It will take a few weeks for the dust to settle and for President Obama and Democratic leaders to figure out how to go forward on this issue. The President also offered to have regular meetings with republican leaders going forward, and hopefully they may lead to better communications and greater bipartisanship in Congress.

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Get Your Refund Faster – Do your Taxes Now

Most people will get a tax refund, so why wait for April 15? More…

Many of us end up getting federal and state tax refunds each year, thanks to deductions like mortgage interest expenses and many others. The government has recently added a number new tax credits for such things as home energy improvements, first home purchases (which now are also available to existing homeowners as well through April, 2010). All of these factors will mean more homeowners will be getting refunds on their 2009 taxes.

Other homeowners will be getting refunds (or larger refunds than in the past) for different reasons. The economy has not been kind to many homeowners, and many lost their jobs or saw their working hours cut back last year. With lower earnings, their tax liability will not be as great. Some homeowners who usually end up paying some additional tax when they do their taxes will be surprised to get a modest refund this year, and others who usually get a small refund will likely receive a much larger refund this time.

Although you can do your taxes as soon as you have all your prior year’s tax documents (w-2s, mortgage interest payment statements, bank statements, etc.), most people wait until around the April 15 filing deadline. That makes sense for homeowners who will owe taxes. They might as well keep that money earning interest in a savings account or other investment for as long as possible.

If the government owes you a tax refund, you are effectively loaning the government that money interest free until you ask for the refund. Unfortunately, the government doesn’t pay interest on refunds of tax overpayments. Most of us receive all of the necessary prior year’s tax documents in January or early February. As soon as they have everything they need, they can go ahead and file. They’ll get the same refund if they wait until April 15, but they will get the refund much sooner. Many homeowners could really use that refund in the current economy, and there’s no reason for the rest who will be getting a refund to lend their money to the government at 0% interest.

The bottom line is that it makes sense for all of us to do our taxes as soon as we have all the necessary documents each year. If you have a refund due, then go ahead and file your tax forms immediately, and get your refund that much quicker. If you owe additional taxes, you can wait until April 15 to pay IRS without any penalty in any event, and doing your taxes sooner may be a blessing if you discover some questions that require time to do additional research or seek professional advice in order to finish the process. These same principles apply to state taxes, and many states’ deadlines are later than April 15.

Filing taxes is easier and cheaper these days for many of us. Taxpayers with incomes of $57,000 or less (two out of three taxpayers) can use IRS e-file, which computes your taxes for you, and those who earned more can still go to the IRS website, fill out the appropriate forms online, do their own computations, and submit the forms electronically. There are eight important reasons to e-file your return if you are eligible:

1. It’s fast. Your tax return will get processed more quickly if you use e-file.  If there is an error on your return, it will typically be identified and can be corrected right away.  If you file electronically and choose to have your tax refund deposited directly into your bank account, you will have your money in as few as 10 days.

2. It’s safe. When you file a tax return electronically, the IRS is fully committed to protecting your information on its tax processing systems. Data thieves steel private information from private vendors all the time. IRS isn’t immune either, but its privacy firewalls are much more robust.

3. It’s free. Most people don’t need all the bells and whistles available in the private tax software packages, so why pay for them? IRS’s Free File offers two options. The first is Traditional Free File, which includes approximately 20 tax preparation software products from which to choose. Taxpayers with 2009 incomes of $57,000 or less are eligible for this service. The second option is Free File Fillable Forms, which is an electronic version of IRS paper forms. All taxpayers can use Free File Fillable Forms to prepare and file tax forms electronically.

4. It’s done. With e-file, you get the peace of mind that comes with the electronic receipt you’ll receive notifying you that the IRS received your tax return. No worries about lost mail or whether the private vendor software did its job.

5. It’s easy. Virtually everyone can prepare a return and file it for free.  For the second year, the IRS and its partners are offering the option of Free File Fillable Forms. Another option is Traditional Free File.  About 98 million taxpayers – 70% of all taxpayers – are eligible for the IRS Traditional Free File.  Traditional Free File is a service offered by software companies and the IRS in partnership to provide free tax preparation software and free filing. 

6. It’s available. E-file is available 24 hours a day, seven days a week, from the convenience of your own home. 

7. It’s convenient. In 37 states and the District of Columbia, you can simultaneously e-file your federal and state tax returns.

8. File now, pay later. If you owe money to the IRS, e-file also allows you to file your tax return early and delay payment up until the due date.

Another reason to use e-file is that the resources you’ll likely need to address any tax questions that come up are available free from IRS. If you have a tax question or need a tax form – there’s no need to leave the comfort of your home. IRS has a wealth of information available online at IRS.gov. The technologically challenged can also call 800-829-1040 and talk to a real person. The toll free line does tend to have long waits as April 15 approaches – all the more reason to start your taxes sooner rather than later. Even if you’re calling much earlier in the year, it’s smart to call as early in the day as possible to avoid waits (The toll free lines open at 7am weekdays and 10 am Saturday in all time zones).

Here are IRS’s “top 10” reasons to visit IRS.gov:

1. Unlimited access - get answers 24 hours a day seven days a week. If you find yourself working on your tax return over the weekend, there’s no need to wait to get a form or an answer to a question – visit the IRS Web site anytime. IRS.gov is accessible all day, every day (See below for more information on the many ways to get the necessary forms). 

2. Find out all about electronic filing. Virtually everyone can prepare a return and file it for free. You can e-file from the comfort of your home 24 hours a day, seven days a week. E-file is fast and safe. Last year, 2 out of 3 taxpayers used e-file.  Additionally, about 70 percent of taxpayers are eligible for the Traditional Free File.  Find out more about Free File at IRS.gov. 

3. Check the status of your tax refund. Whether you chose direct deposit or asked IRS to mail you a check, you can check the status of your refund through Where’s my Refund? at IRS.gov. 

4. Find out how to make payments electronically. You can authorize an electronic funds withdrawal, use a credit or debit card, or enroll in the U.S. Treasury’s Electronic Federal Tax Payment System to pay your federal taxes. Electronic payment options are a convenient, safe and secure way to pay taxes.

5. Find out if you qualify for the Earned Income Tax Credit. EITC is a tax credit for people who earned less than $48,000. Find out if you are eligible by answering some questions and providing basic income information using the EITC Assistant at IRS.gov.

6. Get tax forms and publications. You can view, download and order tax forms and publications any hour of the day or night. Free File Fillable Forms are also available for those taxpayers that are comfortable filling out the forms and schedules without the help or assistance of software.

7. Calculate the right amount of withholding on your W-4. The IRS Withholding Calculator at IRS.gov will help you ensure that you don’t have too much or too little income tax withheld from your pay.

8. Request a payment agreement. Paying your taxes in full and on time avoids unnecessary penalties and interest. However, if you cannot pay your balance in full you may be eligible to use the Online Payment Agreement Application to request an installment agreement.

9. Search for charities. Search Publication 78, Cumulative List of Organizations to find out if an organization is exempt from federal taxes and, if so, how much of your contributions to that organization are tax deductible.

10. Get information about the latest tax law changes. Learn about tax law changes that may affect your tax return. Special sections of the Web site highlight changes that affect individual or business taxpayers.

If you need IRS forms, here are five easy methods for getting the information you need.

1. On the Internet: You can access forms and publications on the IRS Web site 24 hours a day, seven days a week, at IRS.gov.

2. By Phone: You can call 1-800-TAX-FORM (800-829-3676) Monday through Friday 7:00 am to 10:00 pm local time – except Alaska and Hawaii which are Pacific time – to order current year forms, instructions and publications as well as prior year forms and instructions. You should receive your order within 10 days.

3. At Convenient Locations in Your Community: During the tax filing season, many libraries and post offices offer free tax forms to taxpayers. Some libraries also have copies of commonly requested publications. Many large grocery stores, copy centers and office supply stores have forms you can photocopy or print from a CD.

4. By Mail Order: Get your tax forms and publications from the IRS National Distribution Center at 1201 N. Mitsubishi Motorway, Bloomington, IL, 61705-6613. You should receive your products 10 days after receipt of your order.

5. Taxpayer Assistance Centers: There are 401 TACs across the country where IRS offers face-to-face assistance to taxpayers, and where taxpayers can pick up many IRS forms and publications. Visit IRS.gov and go to Contact My Local Office on the Individuals page to find a list of TAC locations by state. On the Contact My Local Office page, you can also select TAC Site Search and enter your zip code to find the IRS walk-in office nearest you as well as a list of the services available at specific offices.

The chances are 2-1 that you will get a tax refund this year. Why not set aside a few hours as soon as you have all the necessary information (W-2s, mortgage interest payment statements, bank interest statements, etc.), and get that refund in process?


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Preserving the Open Internet

Alliance calls on the FCC to adapt and proceed.

The Internet is of growing importance to many aspects of the lives of homeowners and other consumers. As its influence and impact on our daily lives continues to grows, it is critical that the Federal Communications Commission (FCC) protect the consumer’s right to access to any legal information or service that can be accessed on the Internet. A decade ago the FCC published four principles of “network neutrality” intended to protect that right. AHGA believes that The FCC has done a balanced job of enforcing its current four broadly worded principles of network neutrality. The Internet today remains open and accessible to fixed location users.

Those principles date back to a period prior to the advent of mobile computing, and they need to be updated for the new telecommunications environment. The FCC has proposed an update of those principles to address the changing environment, most particularly the recent dramatic shift towards mobile computing. In January 15 comments to the FCC, the American Homeowners Grassroots Alliance (AHGA) offered suggestions to the FCC on how to assure that the Internet continues to remain open and accessible to all consumers in the future.

The original network neutrality principles allow the FCC wide discretion to judge network practices on a case by case basis. In light of the FCC’s responsible stewardship, AHGA believes that new rules should also be developed as broadly worded guidelines to allow the FCC broad flexibility to judge future situations on a case-by-case basis. This will reduce the risk of unintended consequences of more rigid and prescriptive rules. Because technology develops rapidly, prescriptive rules could potentially discourage new and innovative products and applications that could benefit consumers, and could also undermine the substantial business investment needed to both introduce new technologies and expand the availability of existing technologies.

There is one area where Internet network neutrality is being challenged that was not the subject of this FCC inquiry. Unfortunately, this FCC inquiry focuses only on the regulation of providers of broadband Internet access service. There are other businesses that provide Internet networks, and some of them are openly attempting to thwart competition and undermine the free market. The ongoing efforts of some real estate brokers to undermine network neutrality are costing some home sellers many thousands of dollars.

The nation’s national online network of homes for sale is provided by local multiple listing services (MLSs). An MLS is composed of local real estate brokers. When a homeowner lists their home for sale, their real estate broker enters the data in their local MLS. The MLS then uploads the listing to the consumer facing website of every member broker in the area, and in most cases to a national website as well. Currently, about 90% of home buyers search for homes on this consumer-facing online network. In this slow real estate market, a home seller must get exposure to these buyers if they want to sell their home, so it’s imperative for home sellers to get their homes listed in the MLS network.

One of the ways the Internet has changed the face of home marketing is that it has lead to the emergence of discount real estate brokers. A discount real estate broker will list your home in the MLS for a few hundred dollars instead of the typical 6% real estate commission, demanded by traditional real estate brokers. For that price, the home seller will have to host their own open houses and do the other activities attendant to the sale. The information home sellers need to do that is also readily available on the Internet, and the home seller can save as much as $12,000 on the sale of a typical $200,000 home. For growing numbers of home sellers, this savings is worth the extra work, and for those home sellers who have little or no equity in their home, it may be their only option.

Unfortunately the traditional real estate brokers who manage some of these MLSs have decided that home sellers should not be allowed to use their member discount brokers and have banned those listings from their members’ Internet websites. The Federal Trade Commission has forced many of numerous local Multiple Listing Services (MLSs) across the country which have adopted this barrier to competition to reopen access to their MLS networks to homeowners who use discount brokerage services. The FTC has been successful in the ongoing series of cases, although one MLS is now appealing the most recent FTC finding against it.

AHGA believes that this threat to network neutrality is a serious problem that could spread to other private networks. What if dominant online auction firms started selling products and discriminating against customers who were also competitors? What if dominant sellers of online advertising did the same thing? To stop the expansion of these efforts penalties for violations must be increased and/or federal competition laws or regulations must be strengthened in order to more effectively discourage dominant private Internet commerce networks and search firms from engaging in such actions. AHGA urged the FTC and the FCC to support such changes.

Some federal agencies and commissions do a good job of carrying out their regulatory responsibilities while others do not. Those that oversee the financial services sector were obviously asleep at the wheel when the subprime mortgage crisis occurred. Because of the horrendous injury to homeowners and the economy that resulted, we have no other choice but to develop new, strong, and very prescriptive laws and regulations to assure that those agencies do not allow another such breakdown. By contrast the FCC’s management history of the current network neutrality principles shows that some agencies can do a good job when given broad guidelines and regulatory discretion. That discretion should be extended in the new regulations, and is also appropriate, given the inherent risks of tightly regulating new technologies too tightly. It is also possible for an agency to do a good job but find that anticompetitive organizations refuse to accept federal laws and continue to relentlessly challenge the agency and injure consumers while they do so. This is the case with the ongoing efforts by real estate broker organizations to stifle completion, despite the FTC’s diligence and perfect track record. In such cases we must up the ante for violations by expanding penalties and/or enacting new laws to put and end to these efforts to get around our nation’s antitrust laws.

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Free Ten Minute Home Energy Audit Now Available

This audit can save you money and help the environment.

The American Homeowners Foundation (AHF) has developed a free Home Energy Audit to help homeowners reduce energy consumption and costs. The audit takes about ten minutes and identifies opportunities for homeowners to improve the energy efficiency of their home in the most cost effective manner.

It is easy to perform the self-directed audit, requiring only a flashlight, a ruler, screwdrivers, and a printed copy of the three page audit questionnaire to keep track of your score. “It takes about ten minutes to walk through a typical home and fill out the questionnaire,” according AHF President Bruce Hahn. “It will help you identify many inexpensive do-it-yourself opportunities like caulking, where a few dollars in materials can save hundreds of dollars this year and into the foreseeable future,” he added.

A typical U.S. home has over 1/2 mile of gaps and cracks. Through those cracks around windows, doors, and electrical outlets flow your hard-earned dollars. More energy is wasted in many other areas of the home as well. The resulting costs will continue to mount as energy prices increase. Energy waste in American homes is also a significant contributor to global warming.

The federal government, and many states, offer incentives to encourage homeowners to make their homes more efficient. On December 8, 2009, President Obama proposed a new “Cash for Caulkers” program that would reimburse homeowners for up to $12,000 in spending on home energy efficiency improvements. The President’s proposal is in addition to the 2009 American Recovery and Reinvestment Act, which provides more than $25 billion for energy efficiency, as well as the Emergency Economic Stabilization Act of 2008 and the Energy Independence and Security Act of 2007. The 2007 and 2008 laws provide incentives for highly efficient new homes, home improvements, heating and cooling equipment, and appliances. In 2010, you can get a 30% income tax credit, capped at $1,500, for expenses on installing energy efficient windows, doors, roofs, and heating and cooling equipment in your home, or adding to your current insulation. More details on incentives are available on both the Internal Revenue Service and Department of Energy websites.

There are many other things homeowners can do to reduce home energy costs. Many of them are lifestyle related. While inside your home wear warmer layered clothing in the winter, and light and loose fitting garments in the summer. You'll use less energy for heating and cooling. Try to spend more of your time in warmer parts of your home in the winter, and in the coolest part of your home in the summer and you’ll also use less energy for heating and cooling. The top floor of the south side of a home is usually the warmest and the lowest level of the north side is usually coolest.

There are other ways for homeowners to save energy as well. Today you can buy most products on the Internet for less than their price at a mall. You’ll also save time, money spent on gasoline, and wear and tear on your vehicle.

In addition, the postal carrier, UPS and FedEx trucks are coming down your street anyway, so there’s no added environmental impact in getting the product to your home. The gas you’re not using will help to reduce global warming (and the reduction in gasoline consumption will help keep gas prices lower).

Today many jobs can be performed effectively in a home office. More employers are supporting telecommuting now that technology is friendlier to working at home. Think about asking your employer if you can telecommute. A car parked in the driveway is even more energy efficient than a hybrid vehicle, and you’ll be helping to reduce rush hour traffic jams and pressure on your state’s transportation infrastructure.

For a free copy of AHF’s ten minute energy audit, simply send an email to AHF@AmericanHomeowners.org with the words “Free Ten Minute Home Energy Audit” in the subject line. The Foundation will email it back to you in Microsoft word format.

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Real Estate Commission Rebate Prohibition Repealed

New state law could presage more repeals in other states.

The American Homeowners Grassroots Alliance hailed the repeal of New Jersey’s state law which prohibits real estate brokers and agents from providing commission rebates to home buyers. State real estate associations have also managed to pass similar laws in other states in recent years, despite the opposition of the American Homeowners Grassroots Alliance, the U.S. Department of Justice, the Federal Trade Commission, and many other consumer advocacy organizations. The repeal became effective with Governor Jon Corzine’s signature of the legislation (A-373 and S-139) on January 17, 2010.

The new law will allow New Jersey real estate consumers to receive real estate commission rebates from real estate brokers and/or agents. As mortgage lending standards have tightened, leading to higher down payment requirements, those rebates have become increasingly important in facilitating home sales. Commission rebates, which can amount to as much as 2% of a home’s selling price, may enable a home sale that would otherwise not be possible, especially for low and moderate income buyers. As a result, real estate commission rebates are becoming increasingly popular in states where real estate trade groups haven’t passed the same protectionist legislation.

 “We believe that the repeal of this bill will increase the pool of buyers and help to slow future declines in New Jersey home values,“ said AHGA President Bruce Hahn.”It’s particularly helpful in states like New Jersey where the economy is tough and many buyers have difficulty scraping up a down payment. “We’re delighted at this positive step, and hope it signals a trend towards removing similar barriers to competition in other states,” Hahn added.

Among the other barriers to competition at the state level are “minimum service” laws that state real estate broker groups have passed to block competition from discount real estate brokers who will list a seller’s home in the local multiple listing service (MLS) for a few hundred dollars. Because nearly 90% of home buyers conduct their home searches on the Internet, it is much more important today that home sellers get their homes before as many Internet buyers as possible. Listing the home with an agent who belongs to the local MLS is the fastest way to do that, because the MLS then uploads the listing to all of the consumer facing websites of every other MLS member broker in the area. Buyers looking for a home in that area will then find the seller’s listing on just about any of the hundreds of real estate web sites in the area.

In some states, real estate broker groups see this as a threat to the typical 5-6% sales commission. They have passed state laws that require these discount brokers to be prepared to provide services that many home sellers neither want nor need, and this raises the seller’s costs. Repealing minimum services laws will also be a challenge . An Illinois minimum service law was scheduled to be repealed on January 1, 2010, according to a timetable in previous legislation, but the repeal was not included in modifications to the law passed signed by Governor Quinn on 12/31/09. This proves protectionism remains alive and well in the real estate brokerage sector.

On the plus side, as more and more homeowners become accustomed to using the Internet as an integral part of their home purchase or sales effort, these barriers are going to become more obvious to more homeowners, and demand for their repeal is certain to grow. The Federal Communication Commission is undergoing a review of ”open Internet” barriers that might be created by Internet service providers (ISPs) , and the barriers created by MLS networks are likely to receive increased scrutiny in the future.  

Another plus is that the federal antitrust agencies (Federal Trade Commission and Department of Justice) continue their unblemished string of successes in stopping anticompetitive real estate practices when they occur outside of state law. Unlike state legislatures, whose laws are presumed to be in the public interest even when they are not, similar efforts by private organizations or state executive branches have no such special presumption to prevent federal competition agencies from taking them to task. The FTC recently ordered a Detroit-area MLS, Realcomp II, to begin transmitting discount broker listings after the FTC commissioners ruled 4-1 that they must do so. Realcomp has received financial backing from the National Association of Realtors (NAR) to appeal the FTC’s decision in federal courts. If the appeal is successful, it could end the availability of discount real estate brokers, but in the meantime the FTC is requiring Realcomp to comply with the law.

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Home Buyer Tax Credit Rules Now Available from IRS

Now first time buyers and existing homeowners can get the credit.

In November 2009, Congress expanded the first time home buyers tax credit eligibility to also apply to home purchases by existing homeowners in some cases, extended the credit through April 30, and also added documentation requirements for claiming the credit. The new version of the IRS rules for the tax credit was published on January 15. Some of the rules for the earlier version still apply, but there are new rules for the extended version, particularly in the area of documentation. Due to increased compliance checks by the IRS, failure to submit documentation will slow down the issuance of any applicable refund. For that reason we suggest that first time and other home buyers review the summary of those rules if they bought a home in 2009 or expect to buy a home before April 30, 2010.

The new legislation extends the credit to long-time residents of the same main home if they purchase a new main home. To qualify, eligible taxpayers must show that they lived in their old homes for a five-consecutive-year period during the eight-year period ending on the purchase date of the new home. For long-time residents claiming the credit, the IRS recommends attaching, in addition to the documents described above, any of the following documentation of the five-consecutive-year period:

● Form 1098, Mortgage Interest Statement, or substitute mortgage interest statements,

● Property tax records or 

● Homeowner’s insurance records.

Under the new law, an eligible taxpayer must buy, or enter into a binding contract to buy, a principal residence on or before April 30, 2010 and close on the home by June 30, 2010. For qualifying purchases in 2010, taxpayers have the option of claiming the credit on either their 2009 or 2010 return.  

The new law also:

● Authorizes the credit for long-time homeowners buying a new principal residence.

● Raises the income limitations for homeowners claiming the credit.  

Members of the military, Foreign Service and intelligence community serving outside the U.S. should also be aware of new benefits in the law that apply particularly to them.

The American Recovery and Reinvestment Act of 2009 expanded the first-time homebuyer credit by increasing the credit amount to $8,000 for purchases made in 2009 before Dec. 1. However, the new Worker, Homeownership and Business Assistance Act of 2009 has extended the deadline. Now, taxpayers who have a binding contract to purchase a home before May 1, 2010, are eligible for the credit. Buyers must close on the home before July 1, 2010. [Added Nov. 12, 2009]

For home purchased in 2009, the credit does not have to be paid back unless the home ceases to be the taxpayer's main residence within a three-year period following the purchase.

First-time homebuyers who purchase a home in 2009 can claim the credit on either a 2008 tax return, due April 15, 2009, or a 2009 tax return, due April 15, 2010. The credit may not be claimed before the closing date. News release 2009-27 has more information on these options.

Because of the documentation requirements for claiming the credit, taxpayers who claim the credit on their 2009 tax return must file a paper — not electronic — return and attach Form 5405, First-Time Homebuyer Credit and Repayment of the Credit (see the instructions for help with the form), with one of the following:

● For purchasers of conventional homes, a copy of Form HUD-1, Settlement Statement, or other settlement statement, showing all parties' names and signatures, property address, sales price and date of purchase.

● For purchasers of mobile homes who are unable to get a settlement statement, a copy of the executed retail sales contract showing all parties' names and signatures, property address, purchase price and date of purchase.

● For a newly constructed home where a settlement statement is not available, a copy of the certificate of occupancy showing the owner’s name, property address and date of the certificate.

General Information

Homebuyers who purchased a home in 2008, 2009 or 2010 may be able to take advantage of the first-time homebuyer credit. The credit:

● Applies only to homes used as a taxpayer's principal residence.

● Reduces a taxpayer's tax bill or increases his or her refund, dollar for dollar.

● Is fully refundable, meaning the credit will be paid out to eligible taxpayers, even if they owe no tax or the credit is more than the tax owed.

Questions and Answers

First-time homebuyers may be able to take advantage of a tax credit for homes purchased in 2008 or 2009. Review the IRS question and answer pages to find the information you need on:

Claiming the credit on your tax return

Basic information

Homes purchased in 2008

Homes purchased in 2009


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Please take the time to contact your legislators and express your views on pending policy issues covered in this month’s Home Base. It's easy - you can reach your legislators by email in a couple of mouse clicks, and you can use the content in Home Base and elsewhere on our website to help you develop your message.

To look up the phone number, email, and/or postal address of your U.S. Representative or your two U.S. Senators, (or your state representative or state senator) click here. You can also look up which legislators represent your zip code if you don’t recall their names.

A personal meeting is a particularly effective way to get their attention and reinforce your message. Many legislators are also happy to meet personally with their constituents when they are back home on weekends or when Congress is not in session.
Congress adjourned on Christmas eve, and many legislators will be in their home states until it reconvenes in January. Please consider also requesting a follow up face-to-face meeting in their home state or home district offices near you when you contact their Washington DC offices on policy issues. 

Is there a policy issue that is particularly important to you which significantly impacts homeowners or home ownership? Any member may propose a position on a policy issue, so please check the American Homeowners Grassroots Alliance's 2010 Issue Guide. If it isn't on the list, we invite you to send us an email and tell us why you think the American Homeowners Grassroots Alliance should take a position and work on it.

Copyright 2010, American Homeowners Foundation and the American Homeowners Grassroots Alliance.