Easy Credit and Hard Times Bring a Flood of Foreclosures
November 24, 2002
By PETER T. KILBORN
INDIANAPOLIS, Nov. 23 - The epitaphs of foreclosed homes
have spread like crab grass across Indianapolis.
On one block of Dearborn Street on the city's Near East
Side, half of the one- and two-family row houses have been
shuttered. "This property was found vacant,"
seven-month-old stickers on one say, "and in accordance
with mortgage agreement, HUD or V.A. guidelines, has been
secured."
Seven miles northwest of downtown, in the tidy young
subdivision of Lakeside Manor West, plywood covers two
windows of a house with beige vinyl siding and touches of
brick. An empty Fanta bottle lies on the vinyl floor of the
foyer, and bits of debris cover the living room carpet.
"Warning," the notice beside the front door declares. "This
is the property of the United States government."
Sixty-eight percent of all American families own homes, the
most ever and a sizeable increase from 64 percent a decade
ago. But in another aftershock of the bingeing 1990's,
merchants of the dream have become its morticians. More
mortgages than ever are being foreclosed, and more homes
repossessed.
Nowhere is the problem more severe than in Indiana, long a
leader in home ownership. At midyear, the Mortgage Bankers
Association of America found 2.22 percent of Indiana's home
mortgages in foreclosure, the most for any state, a trend
experts attribute to the state's loose lending regulations
and its rising unemployment rate, the byproduct of a
struggling manufacturing economy. The home ownership rate
here has slipped to 72 percent from 74 percent.
All states are affected. In the three months that ended in
June, the association reports, creditors across the country
began foreclosing on 134,885 mortgaged homes, or about 4 in
every 1,000 - the highest rate in the 30 years that the
association has been monitoring mortgages. Creditors'
backlogs of foreclosed homes reached 414,772, another
record.
Foreclosures among the 26.4 million families with sound
enough credit to get conventional loans are rare but
growing. Since late 1999, as the boom was slowing, the
association reports, the number of foreclosed conventional
loans has climbed 45 percent, to 76,526, the highest level
in 11 years.
They are much higher among low- and moderate-income
families with so-called subprime loans -
higher-interest-rate loans made to borrowers with imperfect
credit. Of their 5.4 million mortgages, 150,000 were being
foreclosed in June.
"We're seeing the implications of reduced standards that
subprime lenders applied," said William Apgar, the federal
housing commissioner in the Clinton administration, now a
senior scholar at the Joint Center for Housing Studies at
Harvard. "The expectations were that we would see more
fail, and now we're seeing them fail."
Mr. Apgar said that people with subprime mortgages, which
were rare five years ago but are commonplace now, were
eight times more likely to default than those with prime,
conventional mortgages.
With the rise in foreclosures, record numbers of families
have applied to hold on to their homes under Chapter 13 of
the federal bankruptcy code. At midyear, the Administrative
Office of the U.S. Courts reports, Chapter 13 covered
220,720 homeowners, 8 percent more than a year earlier and
the most ever.
Maj. Shirley Challis, who conducts sales of foreclosed
property for the Marion County Sheriff's Department here,
said she listed fewer than 1,000 a year five and six years
ago. By Thursday, she had listed 5,532 for this year alone.
"That's pretty massive," Major Challis said.
Each Thursday is Chapter 13 day on the 10th floor of a
glass-wrapped office tower in Indianapolis. Tightly
scheduled homeowners and their lawyers, and creditors and
their lawyers, gather before Ann DeLaney, a federal
bankruptcy trustee for the Southern District of Indiana.
The trustee determines what the homeowners can pay on their
debts. If they stick to the plan, their slates are cleared
in three to five years.
"You're going to have people who are abusing the system,"
Ms. DeLaney said. "But you get a lot more people who are
struggling. They are trying to do the right thing. But one
small thing can put them into a debt spiral. They don't
have a great amount of debt." Apart from the mortgage, it
is usually $8,000 to $10,000, she said.
Sandra Weaver, 38, and her husband, Michael Weaver, 39,
came in with their lawyer, Mark Zuckerberg. They have two
children and a house on three-quarters of an acre.
Mrs. Weaver lost her factory job making plastic bags and
took another job, paying half as much, at a convenience
store. Mr. Weaver makes aircraft parts, but his hours have
slowed. "We couldn't catch up with our mortgage payments
and didn't want to lose the house," Mrs. Weaver said. "The
bank called. We tried to refinance, but people wouldn't let
us."
The Weavers received fliers in the mail from bankruptcy
lawyers, including Mr. Zuckerberg. He worked out a plan to
pay off $9,000 in delinquent debt, mostly the mortgage.
"They're paying 100 percent," Mr. Zuckerberg said. "They'll
make it."
Foreclosures have been climbing in spite of a five-year-old
Department of Housing and Urban Development program
intended to hold them down. When a family falls behind in
payments, HUD sends the lender a check for the delinquent
amount. The homeowner signs a note promising to repay the
agency without interest. A senior HUD official said 72,000
families were participating this year, almost three times
the number three years ago.
Families fall behind because of lost jobs in the sour
economy, medical emergencies and divorce. They trip on
credit cards and inflated expectations for their incomes.
"They signed up to be in the situation they're in," said
Mildred Wilkins, a real estate agent here who sells
foreclosed homes and runs a consumer advocacy firm, Home
Ownership Matters. But many also succumb to fine print,
slick salesmanship, deception and fraud, she said.
In the 90's, she said, "builders and lenders did not
present all the facts. People were enticed into situations
they did not understand, and they ended up getting duped."
In two big settlements to stop predatory lending,
CitiGroup Inc. agreed in September to reimburse buyers $215
million, and in October, Household International agreed to
pay up to $484 million.
Larry Alrey Jr., 37, could be next in court. He was paying
$1,232 a month for two mortgages on a home in Clearbrook
Park, a new, moderate-income subdivision on the city's
south side. Moving from a trailer with his wife and
3-year-old son, he bought the house six years ago for
$98,000.
Two years ago he was fired from a job managing a
dry-cleaning store that he had held for 11 years. His wife,
who earned about $11,000 a year from two part-time jobs,
left him. He found another dry-cleaning job, paying $38,000
a year, but the business declined, and in September he lost
the job.
Mr. Alrey is collecting unemployment benefits while
scouring the city to find work. "It's bleak," he said. He
has sent out 80 résumés, he said, and delivered 35 more to
prospective employers.
His larger mortgage, on which he pays $844, is three
months' delinquent. "The mortgage company is turning me
over to their attorneys," he said. "They're saying I have
to come up with half of what I owe," about $1,300. Failing
that or missing another payment, he can expect the sheriff
to serve him with a foreclosure notice.
In foreclosure-prone neighborhoods, house prices are
dropping, too. The developer's discreet welcome sign to the
303 houses in Indianapolis's Bayswater subdivision
advertises prices in the "low- to mid-100's." Those were
the prices in the late 1990's. But records of 75 sales from
January 2000 to September of this show an average price of
$95,000. HUD repossessed 8 of the 27 sold this year, 4 more
than in 2000.
Jim Albin, 28, an Indianapolis police officer, has lived in
a three-bedroom house in Bayswater for five years and wants
to move to something bigger. "We're kind of stuck," he
said. A year and a half ago, he said, a neighbor with a
house like his put it on the market for $104,000. "They
haven't been able to sell," he said. "They've gotten a new
appraisal, for $20,000 less."
Of his neighbors being foreclosed, Mr. Albin said: "I'm a
big advocate of personal responsibility. But sometimes
these companies throw the American dream in your face. You
get a fast-talking lender. I can see why normally
levelheaded people get sucked in."
http://www.nytimes.com/2002/11/24/national/24FORE.html?ex=1039148001&ei=1&en=7216f653f584c620
Copyright 2002 The New York Times Company
Seth Sandronsky
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