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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Real Estate Commission Rebate Prohibition Repealed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?
top
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.
top
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.
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