Distressed homeowners with loans owned by private banks or investors should contact their mortgage servicer to see what options they’re offering. Some of them have followed a framework similar to federally backed loans, but others’ terms may be murkier.
No matter what type of loan you have, the most important action to take now is to reach out to your mortgage servicer to find out when your payments will resume and how much they will be. If you cannot afford them, the servicer can lay out your options. For more guidance, you can also seek out a housing counselor.
The changes made to food stamps — now largely known as the Supplemental Nutrition Assistance Program — during the pandemic were complicated.
But one significant change, a 15 percent bump in benefits for all recipients, runs only through Sept. 30. So if you currently receive SNAP benefits, they may go down then. (Congress is considering an extension, SNAP policy experts said, and other changes unrelated to the pandemic — including a regular inflation adjustment, along with a potential change to the basket of food that benefits are based on — could also help offset any potential cuts.)
A number of other temporary changes will remain in many states for several more months.
Those changes increased benefits for the program, which is federally funded but run through the states. Beneficiaries have received emergency allotments, which increased their monthly benefits to the maximum amounts permitted or higher. All told, the average daily benefit per person rose to $7 from $4 by April of this year, according to Ellen Vollinger, legal director at the Food Research & Action Center.
Access to the program also became somewhat easier: Certain college students became eligible, unemployed people under 50 without children weren’t subject to time limits and there were fewer administrative hurdles to remaining enrolled, experts said.
The extra allotments can continue to be paid as long as the federal government has declared a public health emergency, which is likely to remain for at least the rest of the year. But the state administering the benefits must also have an emergency declaration in place, and at least six states — Arkansas, Florida, Idaho, North Dakota, South Dakota and South Carolina — have either ended or will soon begin to pull back that extra amount, according to the Center on Budget and Policy Priorities.
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BOGOTÁ, Colombia — Several of the central figures under investigation by the Haitian authorities in connection with the assassination of President Jovenel Moïse gathered in the months before the killing to discuss rebuilding the troubled nation once the president was out of power, according to the Haitian police, Colombian intelligence officers and participants in the discussions.
The meetings, conducted in Florida and the Dominican Republic over the last year, appear to connect a seemingly disparate collection of suspects in the investigation, linking a 63-year-old doctor and pastor, a security equipment salesman, and a mortgage and insurance broker in Florida.
All have been identified by the Haitian authorities as prominent players in a sprawling plot to kill the president with the help of more than 20 former Colombian commandos and seize political power in the aftermath. It is unclear how the people under investigation could have accomplished that, or what powerful backers they may have had to make it possible.
But interviews with more than a dozen people involved with the men show that the suspects had been working together for months, portraying themselves in grandiose and often exaggerated terms as well-financed, well-connected power brokers ready to lead a new Haiti with influential American support behind them.
Christian Emmanuel Sanon, a doctor and pastor who divided his time between Florida and Haiti, conspired with the others to take the reins of the country once Mr. Moïse was killed. During a raid of Mr. Sanon’s residence, they say, the police found six holsters, about 20 boxes of bullets and a D.E.A. cap — suggesting that it linked him to the killing because the team of hit men who struck Mr. Moïse’s home posed as agents of the Drug Enforcement Administration. Mr. Sanon is now in custody.
Haitian officials are investigating whether the president’s own protection force took part in the plot as well, and on Thursday they detained the head of palace security for Mr. Moïse. Colombian officials say the palace security chief made frequent stopovers in Colombia on his way to other countries in the months before the assassination.
The Haitian authorities offered little explanation as to how Mr. Sanon — who did not hold elected office — planned to take over once the president was killed. It was also difficult to understand how he might have financed a team of Colombian mercenaries, some of whom received American military training when they were members of their nation’s armed forces, to carry out such an ambitious assault, given that he filed in Florida for Chapter 7 bankruptcy protection in 2013.
But the interviews show that several of the key suspects met to discuss Haiti’s future government once Mr. Moïse was no longer in power — with Mr. Sanon becoming the country’s new prime minister.
“The idea was to prepare for that eventuality,” said Parnell Duverger, a retired adjunct economics professor at Broward College in Florida, who attended about 10 meetings on Zoom and in person with Mr. Sanon and other experts to discuss Haiti’s future government.
street protests demanding his removal — would eventually have no choice but to step down. Mr. Duverger, 70, described the meetings as cabinet-style sessions intended to help Mr. Sanon form a potential transition government once that happened.
that hired the former Colombian commandos and brought them to Haiti.
The other was Walter Veintemilla, who leads a small financial services company in Miramar, Fla., called Worldwide Capital Lending Group. On Wednesday, the Haitian authorities accused him of helping to finance the assassination plot.
Mr. Intriago arrived in Haiti, he and Mr. Veintemilla met in the neighboring Dominican Republic with Mr. Sanon.
On Wednesday, Haitian and Colombian officials said that a photograph showed the three men at the meeting with another central suspect in the investigation: James Solages, a Haitian American resident of South Florida who was detained by the Haitian authorities shortly after the assassination.
It is unclear whether any of the discussions crossed into a nefarious plot that led to the death of Mr. Moïse. The Haitian police have provided little concrete evidence, and American and Colombian officials familiar with the investigation said their officers in Haiti’s capital, Port-au-Prince, had been unable to interview most of the detained suspects as of Wednesday morning, forcing them to rely on the accounts of the Haitian authorities.
Another participant in one of the meetings with Mr. Sanon also said there was never any hint of a plot to kill the president.
websites, which claim to offer generic financial services such as mortgages and insurance, do not mention any notable deals.
And the owner of the company that hired the Colombian commandos, Mr. Intriago, has a history of debts, evictions and bankruptcies. Several relatives of the Colombian soldiers said they had never received their promised wages.
After the assassination, 18 of the Colombian soldiers were detained by the Haitian authorities and accused of participating in the killing. Another three Colombians, including the recruiter, Mr. Capador, were killed in the hours after the president’s death.
On Thursday, the Colombian police said Mr. Capador and a retired Colombian captain, German Alejandro Rivera, had conspired with the Haitian suspects as early as May to arrest Haiti’s president, providing the first indication of at least some of the veterans’ complicity in the plot.
It remained unclear how the plot turned into murder, but the Colombian authorities said seven Colombian commandos had entered the presidential residence on the night of the attack, while the rest guarded the area.
“What happened there?” said the wife of one of the detained former soldiers, speaking on the condition of anonymity out of concern for her safety. “How does this end?”
Reporting was contributed by Mirelis Morales from Miramar, Fla.; Sofía Villamil from Bogotá, Colombia; Edinson Bolaños from Villavicencio, Colombia; Zolan Kanno-Youngs from Washington; and Catherine Porter.
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In the end, the sellers accepted her offer, and she closed on the condo on May 7. She learned that the sellers liked that she had shown up promptly to an appointment, which helped seal the deal. “Be on time,” she said. And, she advised, use an experienced real estate agent. The current competitive market moves too quickly for do-it-yourself shopping.
In Nashville, buyers are getting creative. Brian Copeland, the president of Greater Nashville Realtors, said he had recently learned of an offer that promised the seller a “V.I.P.” meet-and-greet with a celebrity musician as an inducement. In another sale, a buyer offered to pay for a party with a bounce house for the seller’s children. And in a third, the buyer saw a Peloton bike in the house and offered to pay for a year’s subscription to online classes.
“We’re seeing all kinds of weird perks,” Mr. Copeland said, noting, “I am not condoning any of these practices.”
Angelica Olmsted, an agent in Denver, said tight markets demanded creative thinking. She tracks listings that have expired to see if the owner might still be interested in selling. “It may have been overpriced eight months ago,” she said, “but now it’s a steal.”
Here are some questions and answers about home shopping:
What are current mortgage rates?
A bright spot for home buyers is that mortgage rates have remained low — below 3 percent, on average, for the past month for a 30-year fixed-rate home loan, according to Freddie Mac’s weekly survey. Rates for fixed-rate 15-year loans averaged 2.26 percent last week.
I can’t pay above the asking price. Is there any hope for me?
Yes — if you’re willing to compromise, agents say. Mr. Copeland, in Nashville, said the majority of homes in Davidson County were still selling at or below the asking price. The most extreme competition, he said, is in a few ZIP codes in the city’s urban core. If you can live a bit farther away, he said, there’s probably a home you can afford.
How long is this going to last?
It is going to take time for construction to catch up to demand, especially for entry-level homes, economists say. But there are some reasons for optimism. A recent survey from Realtor.com suggests that more owners will be putting homes on the market in the next 12 months as the effects of the pandemic wane.
Richard Cordray, a close ally of Senator Elizabeth Warren who served as the first director of the federal Consumer Financial Protection Bureau during the Obama years, has been selected as the new head of federal student aid in the Biden administration, a post that will put him at the center of the swirling debate over forgiving student debt.
The issue is a tricky one for President Biden. Though he has endorsed canceling up to $10,000 per borrower through legislation, Mr. Biden has been pressured by some Democrats to forgive much more, and to sign an executive order making it happen if Congress fails to act.
But with his new position within the federal Education Department, the primary lender for higher education, Mr. Cordray might be able to relieve the president of that burden by canceling student debt administratively. Democratic leaders are pushing for up to $50,000 in debt relief.
Mr. Cordray is a former Ohio attorney general who worked alongside Ms. Warren on financial issues before her election to the Senate. He headed the consumer protection bureau from 2012 to 2017, leaving in the first year of the Trump administration to make a failed bid for governor of Ohio.
a five-time “Jeopardy!” champion, has also been a vocal critic of for-profit colleges. “I hate how these hollowed-out businesses and subpar colleges are cheating consumers, employees and whole communities,” he wrote in a guest essay in The Plain Dealer, Ohio’s largest newspaper.
the agency sued Navient, one of the Education Department’s largest student loan servicers, for errors and omissions that Mr. Cordray said improperly added billions of dollars to borrowers’ tabs.
The lawsuit is ongoing, and six state attorneys general have filed similar cases. The lawsuits describe routine mistakes and lapses in oversight that over time added up to systematic failures, eerily similar to the mortgage servicing industry’s bungling of borrower accounts and property foreclosures during the 2008 recession.
extensive errors and obstacles in the department’s Public Service Loan Forgiveness program, which is intended to forgive the debts of teachers, military members, nonprofit workers and others in public-service careers.
The agency is also grappling with claims from hundreds of thousands of borrowers seeking relief through a program intended to eliminate the debts of people who were defrauded by schools that broke consumer protection laws.
Susan C. Beachy contributed research.
WASHINGTON — Four months after Congress approved tens of billions of dollars in emergency rental aid, only a small portion has reached landlords and tenants, and in many places it is impossible even to file an application.
The program requires hundreds of state and local governments to devise and carry out their own plans, and some have been slow to begin. But the pace is hindered mostly by the sheer complexity of the task: starting a huge pop-up program that reaches millions of tenants, verifies their debts and wins over landlords whose interests are not always the same as their renters’.
The money at stake is vast. Congress approved $25 billion in December and added more than $20 billion in March. The sum the federal government now has for emergency rental aid, $46.5 billion, rivals the annual budget of the Department of Housing and Urban Development.
Experts say careful preparation may improve results; it takes time to find the neediest tenants and ensure payment accuracy. But with 1 in 7 renters reporting that they are behind on payments, the longer it takes to distribute the money, the more landlords suffer destabilizing losses, and tenants risk eviction.
scheduled to expire in June.
“I’m impressed with the amount of work that unsung public servants are doing to set up these programs, but it is problematic that more money isn’t getting out the door,” said Ingrid Gould Ellen, a professor at New York University who is studying the effort. “There are downstream effects if small landlords can’t keep up their buildings, and you want to reach families when they first hit a crisis so their problems don’t compound.”
Estimates of unpaid rents vary greatly, from $8 billion to $53 billion, with the sums that Congress has approved at the high end of the range.
The situation illustrates the patchwork nature of the American safety net. Food, cash, health care and other types of aid flow through separate programs. Each has its own mix of federal, state and local control, leading to great geographic variation.
programs with discretionary money from the CARES Act, passed in March 2020. These efforts disbursed $4.5 billion in what amounted to a practice run for the effort now underway with 10 times the money.
Lessons cited include the need to reach out to the poorest tenants to let them know aid is available. Technology often posed barriers: Renters had to apply online, and many lacked computers or internet access.
nearly 1 renter household in 5 reported being behind on payments.
The national effort, the Emergency Rental Assistance Program, is run by the Treasury Department. It allocates money to states and also to cities and counties with populations of at least 200,000 that want to run their own programs. About 110 cities and 227 counties have chosen to do so.
The program offers up to 12 months of rent and utilities to low-income tenants economically harmed by the pandemic, with priority on households with less than half the area’s median income — typically about $34,000 a year. Federal law does not deny the aid to undocumented immigrants, though a few states and counties do.
Modern assistance seems to demand a mix of Jacob Riis and Bill Gates — outreach to the marginalized and help with software. Progress slowed for a month when the Biden administration canceled guidance issued under President Donald J. Trump and developed rules that require less documentation.
Other reasons for slow starts vary. Progressive state legislators in New York spent months debating the best way to protect the neediest tenants. Conservatives legislators in South Carolina were less focused on the issue. But the result was largely the same: Neither legislature passed its program until April, and neither state is yet accepting applications.
“I just don’t know why there hasn’t been more of a sense of urgency,” said Sue Berkowitz, the director of the South Carolina Appleseed Legal Justice Center. “We’ve been hearing nonstop from people worried about eviction.”
committee in the state House of Representatives found that after 45 days, the program had paid just 250 households.
By contrast, a program jointly run by the city of Houston and Harris County had spent about a quarter of its money and assisted nearly 10,000 households.
Not everyone is troubled by the pace. “Getting the money out fast isn’t necessarily the goal here, especially when we focus on making sure the money reaches the most vulnerable people,” said Diane Yentel, the director of the National Low Income Housing Coalition.
2018 study found the area had the country’s highest eviction rate. Charleston County ran three rounds of rental relief with CARES Act money, and the state ran two.
The second state program, started with $25 million in February, drew so many applications that it closed in six days. But South Carolina is still processing those requests as it decides how to distribute the new federal funds.
Antonette Worke is among the applicants awaiting an answer. She moved to Charleston from Denver last year, drawn by cheaper rents, warmer weather and a job offer. But the job fell through, and her landlord filed for eviction.
Ms. Worke, who has kidney and liver disease, is temporarily protected by the federal eviction moratorium. But it does not cover tenants whose leases expire, as hers will at the end of next month. Her landlord said he would force her to move, even if the state paid the $5,000 in overdue rent.
Still, she said the help was important: A clean slate would make it easier to rent a new apartment and relieve her of an impossible debt. “I’m stressing over it to the point where I’ve made myself sicker,” she said.
Moving faster than the state, Charleston County started its $12 million program two weeks ago, and workers have taken computers to farmers’ markets, community centers and a mall parking lot. Christine DuRant, a deputy county administrator, said the aid was needed to prevent foreclosures that could reduce the housing stock. But critics would pounce if the program sent payments to people who do not qualify, she said: “We will be audited,” possibly three times.
Latoya Green is caught where the desire for speed and accounting collide. A clerk who lost hours in the pandemic, she owes $3,700 in rent and utilities and is protected by the eviction moratorium only until her lease expires next month.
She applied for help on the day the county program started but has not completed the application. She said she is unsettled by the emails requesting her lease, which she lacks, and proof of lost income.
Still, Ms. Green does not criticize Charleston County officials. “I think they’re trying their best,” she said. “A lot of people run scams.”
With time running short, she added: “I just hope and pray to God they’ll be able to assist me.”
“Right now, sellers are in the position where they can direct buyers to have as few contingencies as possible,” Ms. Newquist-Nolan, the California broker, said. That’s a smart move, she said, because fewer contingencies means fewer opportunities when a transaction might fall through.
Take home inspections for example. From September 2020 through February 2021, 13.2 percent of winning Redfin offers had waived the inspection contingency, up from 7.3 percent a year ago, the brokerage reports. (Such a contingency would allow buyers to pull out of a deal if an inspection uncovered unexpected repair issues.) “Most buyers are waiving home inspections right now in our area,” Ms. Wethman said. “Pre-offer inspections have become the norm.”
Most sellers are now open to allowing buyers to bring in a home inspector before they make an offer on a home. A pre-offer inspection that finds few problems could give a buyer the confidence to waive an inspection contingency, which subsequently might make the buyer’s offer a more appealing choice for the seller.
Buyers are also finding ways to waive home appraisal contingencies, in an effort to make their bid more attractive to a seller. (Appraisal contingencies allow buyers to terminate a contract if an appraisal comes in lower than their offer price.)
“Some buyers who are putting down 20 percent are agreeing to reduce their down payment to pay the difference if there’s an appraisal gap,” Ms. Wethman said. For example, in a deal where a buyer is offering $300,000 for a home, and has a 20 percent down payment, if the house is appraised at $270,000, the buyer could drop their down payment to 10 percent, and use that 10 percent in cash to make up the appraisal shortfall.
Comparing Apples to Apples
The best approach that sellers can take when weighing offers, Mr. Lejeune said, is to compare them side-by-side.
His strategy: “I present offers to my clients in an Excel spreadsheet that specifics the offer price, loan amount, type of loan, contingencies, and other important metrics,” he said. “It’s basically a cheat sheet for sellers.”