What makes our property values go down?
There has been a lot of concern expressed about how having – or not having – a restaurant lowers property values.
There have also been concerns expressed that owners calling for a removal election or complaining about how they were being treated would make this community unattractive to purchasers.
I think those issues, as serious as they are, pale in comparison to the impact HOA collection practices, including SCA’s, have had in suppressing the property values in HOAs statewide.
The Reno Gazette-Journal reported last July that an academic study provides evidence for this claim.
HOA foreclosures tied to more than $1B in lost Reno, Vegas home values
In my blog “The house that took over a life“, I wrote about how my late fiance Bruce’s house was snatched by SCA’s former agents and sold for pennies on the dollar.
You might have felt bad for me, but you probably didn’t think that foreclosure, and the other foreclosures that have occurred, lowered your property value as well.
The recent study by UNLV LIED Institute for Real Estate and Nevada Association of Realtors claims it did.
In fact, the study supports the claim that the entire system is flawed, and ALL homeowners pay a price every time their HOA’s debt collector kicks an owner out of their home and then (on the owners’ dime) tries to beat the bank out of their security interest in court.
Homeowners are not happy with HOAs
Part of the research included surveys of Clark and Washoe County residents that I’ll report in another blog, but generally, those surveyed were not pleased with HOAs.
In particular, those academics’ research (Click here for executive summary of report) showed that many Nevada residents (81%) are unhappy with HOAs’ having “super-priority” status to foreclose for delinquent assessments because it hurts them (all the other owners in the HOAs).
One of the study’s conclusions:
“The LIED Institute found that every HOA foreclosure reduces the sale price of every property in the HOA by 1.7%. Thus, LIED inferred that every property, even the ones that have not sold, has suffered this same value reduction. “
–Analysis of HOA foreclosures in Clark and Washoe counties from 1/1/13-6/30/16
At least $1 Billion Loss in Clark & Washoe Counties alone
What happened to my late fiance’s house as well as my analysis of public records of multiple foreclosed properties has led me to conclude that this finding,
“…every HOA foreclosure reduces the sale price of every property in the HOA by 1.7%“,
underestimates the impact on ALL homeowners’ property values by a large margin.
But, I’ll share that analysis with you in another blog.
We ALL pay
Those personally victimized by unfair HOA foreclosures are not the only ones damaged financially by them. My detailed review of the study shows there were even more significant financial impacts on ALL HOA homeowners statewide, and from more causes, than those identified in the UNLV/NAR study.
Why do HOA foreclosures lower property values?
The study identifies a few major reasons why HOA foreclosures bring down the values of ALL properties in the HOAs:
- Depressed sales price – Properties are sold at HOA sales for a small fraction of the property’s fair market value (FMV). Since the buyer pays pennies on the dollar of what it is worth, ALL community property values go down.
Study says: Every home in an HOA loses 1.7% when the HOA forecloses.
- Banks charge more for loans in HOAs to cover the risk of loss if the HOA forecloses. HOAs’ super-priority extinguishes the bank’s security interest (mortgage) and the study estimated how much banks have lost after the banks’ loans were cancelled.
Study says: Banks lose 100% of the loan balance on every property sold at an HOA sale, and Federal and Nevada courts disagree about how to handle this.
- Corruption within HOAs, particularly when management agents have a financial connection with the debt collection agent as was happening at SCA until 2015 when FSR, our managing agent, was financially intertwined with, and was the license-holder for SCA debt collector, Red Rock Financial Services
“…80% of respondents would support a law prohibiting HOA management companies from also owning and operating their own HOA collection agencies.”
This series of blogs is intended to put SCA’s collection practices within a much larger context so you can see how we are all affected.
- SCA is just one of over 2,500 HOAs in Nevada in the LIED database.
- Nevada is just one of 22 states that have huge problems with HOA agents, using the HOA’s power to foreclose, such that
1) both the homeowner and the bank lose 100% of their property, 2) the HOA gets very little they are owed, and
3) the debt collector gets very, very rich, frequently by taking more money under the table than the law allows them to charge.
- My late fiance’s house is just one little house, but it is a stark example of what happened many thousands of times in the wake of the 2008 economic collapse.
The foreclosure system is broken and needs to be fixed
Whenever you have economic turmoil and large reversals of fortune, you have a breeding ground for corruption. I want to show you how the limitations in the legal and judicial system have allowed some unscrupulous individuals (and institutions) to wildly profit at your expense and mine.
Did SCA Board members profit at owners’ expense?
No. Certainly not me.
I did not, and will not, profit from exposing any of this.
No other SCA Director profited from any of this either.
As you peruse these next few blogs about how SCA collection practices affect your personal bottom line, please note:
- I did not ever place a matter before the SCA Board from which I made, or could have made, any profit. No matter what action the SCA Board takes, or doesn’t take, related to collections or foreclosures has any impact on the quiet title decision of Judge Kishner, Nevada 8th district Court.
- I don’t believe any current or former SCA Board member personally profited from the foreclosure of any SCA property.
- I believe SCA Board members have simply trusted and followed the advice of SCA’s agents without suspecting that the agents had set the process up to unjustly enrich themselves.
- I don’t believe anyone on the current SCA Board understands that the SCA Board has legal alternatives for handling collections that could prevent many of the downsides using self-serving debt collectors who unfairly profit from foreclosures and the huge volume of litigation that ensues.
- However, I believe the current SCA Board is culpable for REFUSING to even examine flaws in SCA’s collection system or to consider more humane options which would benefit ALL SCA homeowners financially more than SCA’s agents benefit.
HOA Boards and homeowners have frequently been victimized by their agents (managers, debt collectors and attorneys) who can take advantage of their ignorance or inattention.
The HOA Board must ensure all assessments are collected. That’s a given.
But, in general, volunteer boards do not have the expertise to select the most cost-effective and humane method for doing so.
Our SCA Board has been duped by all three (or four or five) debt collectors SCA has used. They have all unjustly profited by conducting foreclosures without following the statutes, by retaining proceeds from the sales that they were not legally entitled to, and/or by tricking the Board into believing that their costly methods were the only legal option.
Our cost when agents serve themselves
It’s tragic how easy it is for HOA agents who play fast and loose with the law to unjustly enrich themselves. Lax enforcement of the laws on the books, such as they are, is ineffective to stop their fingers from reaching into our pockets.
Statewide, a much stronger regulatory system is needed to prevent such institutionalized corruption from getting a stronghold, and to protect HOAs and homeowners from getting ripped off.
Why would a debt-collecting agent derail his gravy train?
Telling the SCA Board that there are more cost-effective options to successfully collect assessments than using the SCA association legal counsel as the debt collector would drastic reduce The Clarkson Law Group’s big, fat bottom line.
Agents are supposed to act solely and exclusively for the benefit of association membership, but the temptations for a quick buck are just too great!
It’s much more lucrative to keep the Board in the dark about how much the costs of collection exceed the amounts collected.
Or better yet, the attorney/debt collector can bully the HOA Board into believing he is the final authority and that the lucrative (for attorneys) litigious process is only legal option available.
Sound familiar, Mr. Clarkson?