Graph from FactSet in 1/17/12 article by:
Liz Ann Sonders, Senior Vice President
Chief Investment Strategist
Charles Schwab & Co., Inc.
This graph speaks volumes!
HUD News release 97-107 June 23, 1997
in part....... "The Urban Homestead initiative is part of the National Homeownership Strategy launched by President Clinton in 1995. The strategy brings all levels of government, the housing industry, lenders and non-profit groups together to increase the national homeownership rate to an all-time high of 67.5 percent by the year 2000. Sixty-two national groups joined HUD to form the National Partners in Homeownership."
"Over the last two years the strategy has helped create 2.5 million new homeowners, while the nation's homeownership rate has grown to 65.4 percent -- the highest annual rate since 1980. Currently, a record 66.3 million American families are homeowners. The number of American homeowners has grown by 4.7 million since President Clinton took office."
From 1965 - 1995, the homeownership rate was in the mid-60% range. In 1995, the homeownership rate made its steady climb to the height of the bubble. The continued increase is due to a continued federal policy, predatory lenders, and unethical practices.
It would seem that the market is adjusting back to a norm. Unfortunately, many of those homeowners that lost their homes were a victim of the economy and lost their source of income. those owners that pursued foreclosure, short sale or filed bankruptcy will be out of the housing market for many years. It would be best if these homeowners stayed in their homes as a renter.
This again is telling me that there will be a shortage of multifamily and single family homes and the pent-up demand will drive prices higher and quickly.
Wednesday, February 29, 2012
Tuesday, February 28, 2012
Graphs Tell the Story
Graphs from FactSet in 1/17/12 article by:
Liz Ann Sonders, Senior Vice President
Chief Investment Strategist
Charles Schwab & Co., Inc.
Liz Ann Sonders, Senior Vice President
Chief Investment Strategist
Charles Schwab & Co., Inc.
Housing starts are on the increase but in the multifamily sector. The market is primarily single family home owners that have lost their home through foreclosure or short sale. The problem is the difficulty in bringing high density housing to the market. The projects driving the starts were on the "shelf". What's next for multifamily housing starts --- a drop!
Monday, February 27, 2012
Thursday, February 23, 2012
Pent-Up Housing Demand
The average annual housing starts in the 90's is slighlty less than the average during the '80's. From 2000 to 2006 represented the rise and fall of the housing bubble. The national media is shouting about the recent increase in housing starts. Great news but if you have a penny and someone gave you another penny, your increase is 100% but you are still poor.
The point is that the lack of supply in new housing and the decrease in family formations signals a pent-up demand that will drive up housing prices quickly. When? I don't know but it will happen.
The point is that the lack of supply in new housing and the decrease in family formations signals a pent-up demand that will drive up housing prices quickly. When? I don't know but it will happen.
Wednesday, February 22, 2012
$3.50 per gal WAS the New Norm
WAKE UP AMERICA
We accepted $3.50 per gallon of gas as the new norm. Did we complain?
Was our standard of living changed and we didn't complain?
$3.50/gal WAS the new norm. What is your tipping point?
After buying $160 Jordan sneakers to walk to the grocery store rather than drive?
After buying higher priced food which is not a factor in calculating inflation?
Read this article from the USGS
http://www.usgs.gov/newsroom/article.asp?ID=1911
Now, what do you think?
We accepted $3.50 per gallon of gas as the new norm. Did we complain?
Was our standard of living changed and we didn't complain?
$3.50/gal WAS the new norm. What is your tipping point?
After buying $160 Jordan sneakers to walk to the grocery store rather than drive?
After buying higher priced food which is not a factor in calculating inflation?
Read this article from the USGS
http://www.usgs.gov/newsroom/article.asp?ID=1911
Now, what do you think?
Tuesday, February 21, 2012
Monday, February 20, 2012
Through the Eyes of Abbott and Costello
How very timely! They were one of the most popular comedy teams of the 1940's and 1950's. Our elected officials inside the beltway are the comedy team.
COSTELLO: I want to talk about the unemployment rate in America ..
ABBOTT: Good subject. Terrible times. It's about 9%.
COSTELLO: That many people are out of work?
ABOTT: No, that's 16%.
COSTELLO: You just said 9%.
ABBOTT: 9% Unemployed.
COSTELLO: Right 9% out of work.
ABBOTT: No, that's 16%.
COSTELLO: Okay, so it's 16% unemployed.
ABBOTT: No, that's 9%...
COSTELLO: WAIT A MINUTE. Is it 9% or 16%?
ABBOTT: 9% are unemployed. 16% are out of work.
COSTELLO: If you are out of work you are unemployed.
ABBOTT: No, you can't count the "Out of Work" as the unemployed. You have to look for work to be unemployed.
COSTELLO: But .... they are out of work!
ABBOTT: No, you miss my point.
COSTELLO: What point?
ABBOTT: Someone who doesn't look for work, can't be counted with those who look for work. It wouldn't be fair.
COSTELLO: To who?
ABBOTT: The unemployed.
COSTELLO: But they are ALL out of work.
ABBOTT: No, the unemployed are actively looking for work... Those who are out of work stopped looking. They gave up. And, if you give up, you are no longer in the ranks of the unemployed.
COSTELLO: So if you're off the unemployment roles, that would count as less unemployment?
ABBOTT: Unemployment would go down. Absolutely!
COSTELLO: The unemployment just goes down because you don't look for work?
ABBOTT: Absolutely it goes down. That's how you get to 9%. Otherwise it would be 16%. You don't want to read about 16% unemployment do ya?
COSTELLO: That would be frightening.
ABBOTT: Absolutely.
COSTELLO: Wait, I got a question for you. That means they're two ways to bring down the unemployment number?
ABBOTT: Two ways is correct.
COSTELLO: Unemployment can go down if someone gets a job?
ABBOTT: Correct.
COSTELLO: And unemployment can also go down if you stop looking for a job?
ABBOTT: Bingo.
COSTELLO: So there are two ways to bring unemployment down, and the easier of the two is to just stop looking for work.
ABBOTT: Now you're thinking like an economist.
COSTELLO: I don't even know what the hell I just said!
And now you know why Obama's unemployment figures are improving!
COSTELLO: I want to talk about the unemployment rate in America ..
ABBOTT: Good subject. Terrible times. It's about 9%.
COSTELLO: That many people are out of work?
ABOTT: No, that's 16%.
COSTELLO: You just said 9%.
ABBOTT: 9% Unemployed.
COSTELLO: Right 9% out of work.
ABBOTT: No, that's 16%.
COSTELLO: Okay, so it's 16% unemployed.
ABBOTT: No, that's 9%...
COSTELLO: WAIT A MINUTE. Is it 9% or 16%?
ABBOTT: 9% are unemployed. 16% are out of work.
COSTELLO: If you are out of work you are unemployed.
ABBOTT: No, you can't count the "Out of Work" as the unemployed. You have to look for work to be unemployed.
COSTELLO: But .... they are out of work!
ABBOTT: No, you miss my point.
COSTELLO: What point?
ABBOTT: Someone who doesn't look for work, can't be counted with those who look for work. It wouldn't be fair.
COSTELLO: To who?
ABBOTT: The unemployed.
COSTELLO: But they are ALL out of work.
ABBOTT: No, the unemployed are actively looking for work... Those who are out of work stopped looking. They gave up. And, if you give up, you are no longer in the ranks of the unemployed.
COSTELLO: So if you're off the unemployment roles, that would count as less unemployment?
ABBOTT: Unemployment would go down. Absolutely!
COSTELLO: The unemployment just goes down because you don't look for work?
ABBOTT: Absolutely it goes down. That's how you get to 9%. Otherwise it would be 16%. You don't want to read about 16% unemployment do ya?
COSTELLO: That would be frightening.
ABBOTT: Absolutely.
COSTELLO: Wait, I got a question for you. That means they're two ways to bring down the unemployment number?
ABBOTT: Two ways is correct.
COSTELLO: Unemployment can go down if someone gets a job?
ABBOTT: Correct.
COSTELLO: And unemployment can also go down if you stop looking for a job?
ABBOTT: Bingo.
COSTELLO: So there are two ways to bring unemployment down, and the easier of the two is to just stop looking for work.
ABBOTT: Now you're thinking like an economist.
COSTELLO: I don't even know what the hell I just said!
And now you know why Obama's unemployment figures are improving!
Friday, February 17, 2012
Top 10 Reasons to Buy a Home #’s 9 & 10
9. There is a lot to choose from.
In the Charlotte region, there are 7,175 single family homes, townhouses and condominiums on the market BELOW $150,000! The buyer does not have to make concessions BUT the best located and well priced home will not stay on the market for long.
10. Sooner or later, the market will clear.
Once the foreclosures are worked through and the job market gains momentum, housing will stabilize and appreciation will again be the norm. Again, the “bubble” was created by unethical lending practices and a false sense of the market depth was created.
During the “bubble” a home was considered a house or as an investment instead of a home.
We will again return to our values and our home will again become our American Dream.
In the Charlotte region, there are 7,175 single family homes, townhouses and condominiums on the market BELOW $150,000! The buyer does not have to make concessions BUT the best located and well priced home will not stay on the market for long.
10. Sooner or later, the market will clear.
Once the foreclosures are worked through and the job market gains momentum, housing will stabilize and appreciation will again be the norm. Again, the “bubble” was created by unethical lending practices and a false sense of the market depth was created.
During the “bubble” a home was considered a house or as an investment instead of a home.
We will again return to our values and our home will again become our American Dream.
Thursday, February 16, 2012
Top 10 Reasons to Buy a Home #’s 7 & 8
7. It’s risk capital.
The definition of risk capital is the extra money that one has in order to invest in high-risk investment vehicles. Or money you can afford to lose. Instead of investing in a risky venture, stocks, etc. the money could be used in buying a home, improving a home, or buying an investment property. Housing continues to be a better investment over the long term AND instead of a house, you can call it “home”.
8. It’s forced savings.
Paying a monthly mortgage includes paying down the principal amount of the loan. In essence, this is forced savings. Historically, homes have appreciated over time and even with the housing “bubble” homes bought before the bubble of 2007-2008 have retained their value. Thus, paying a mortgage and its principal amount is factored in the proceeds when you sell your home.
The definition of risk capital is the extra money that one has in order to invest in high-risk investment vehicles. Or money you can afford to lose. Instead of investing in a risky venture, stocks, etc. the money could be used in buying a home, improving a home, or buying an investment property. Housing continues to be a better investment over the long term AND instead of a house, you can call it “home”.
8. It’s forced savings.
Paying a monthly mortgage includes paying down the principal amount of the loan. In essence, this is forced savings. Historically, homes have appreciated over time and even with the housing “bubble” homes bought before the bubble of 2007-2008 have retained their value. Thus, paying a mortgage and its principal amount is factored in the proceeds when you sell your home.
Wednesday, February 15, 2012
Top 10 Reasons to Buy a Home #'s 5 & 6
5. You’ll get a better home.
As interest rates trend up, buyers should realize that mortgage interest rates will have a more significant impact on their monthly budget than waiting to see if house prices fall even further.
Rents will continue to increase in 2012. Why? Demand and the lack of supply.
6. It offers some inflation protection.
Unlike credit cards with varying interest rates, buying a home with a fixed rate mortgage establishes a set mortgage payment for the next 30-yrs. In the late ‘70’s, mortgage interest rates were as high as 18%. Most buyers opted for a variable rate mortgage and refinanced continuously as the interest rates lowered to the more traditional level of 8%. It is safe to assume that interest rates will again reach the “norm” since a 4.00% mortgage interest rate is unprecedented. Inflation is already here!!
Rents will continue to increase in 2012.
As interest rates trend up, buyers should realize that mortgage interest rates will have a more significant impact on their monthly budget than waiting to see if house prices fall even further.
Rents will continue to increase in 2012. Why? Demand and the lack of supply.
6. It offers some inflation protection.
Unlike credit cards with varying interest rates, buying a home with a fixed rate mortgage establishes a set mortgage payment for the next 30-yrs. In the late ‘70’s, mortgage interest rates were as high as 18%. Most buyers opted for a variable rate mortgage and refinanced continuously as the interest rates lowered to the more traditional level of 8%. It is safe to assume that interest rates will again reach the “norm” since a 4.00% mortgage interest rate is unprecedented. Inflation is already here!!
Rents will continue to increase in 2012.
Tuesday, February 14, 2012
Top 10 Reasons to Buy a Home #'s 3 & 4
3. You can save on taxes.
Real estate taxes and mortgage interest rate deductions remain a significant tax benefit in owning your own home.
4. It will be yours.
Pride of ownership. The sense of accomplishment in owning your own home, raising a family in your home, and being a part of the overall community is the American Dream. It is the largest and most significant purchase of your lifetime and it is yours – you did it!
Real estate taxes and mortgage interest rate deductions remain a significant tax benefit in owning your own home.
4. It will be yours.
Pride of ownership. The sense of accomplishment in owning your own home, raising a family in your home, and being a part of the overall community is the American Dream. It is the largest and most significant purchase of your lifetime and it is yours – you did it!
Monday, February 13, 2012
Week of the Top 10 Reasons to Buy a Home
The Wall Street Journal printed an article on the ten reasons to buy a home. I thought it would be worthwhile and advantageous for those people sitting on the fence to elaborate on each point made by the WSJ.
1. You can get a good deal.
Houses on the market or inventory are starting to dissipate but it remains a buyer’s market. The first half of 2012 may be the last “best opportunity” – at least for this decade to buy a home when everything is aligned in favor of the buyer. The supply of lower priced homes has significantly dropped and this segment of the market is turning towards a seller’s market.
2. Mortgages are cheap.
Mortgage interest rates have been historically low for the past two years. Many experts continue to predict that interest rates may increase starting in 2012. The house you would consider buying today will COST you more on a monthly basis if you wait later in the year. The rise in mortgage interest rates will have a greater impact on your monthly budget than the benefits of waiting for another sales price drop – if there is one.
Please pass this blog post to someone you know that may be considering buying a home in 2012.
1. You can get a good deal.
Houses on the market or inventory are starting to dissipate but it remains a buyer’s market. The first half of 2012 may be the last “best opportunity” – at least for this decade to buy a home when everything is aligned in favor of the buyer. The supply of lower priced homes has significantly dropped and this segment of the market is turning towards a seller’s market.
2. Mortgages are cheap.
Mortgage interest rates have been historically low for the past two years. Many experts continue to predict that interest rates may increase starting in 2012. The house you would consider buying today will COST you more on a monthly basis if you wait later in the year. The rise in mortgage interest rates will have a greater impact on your monthly budget than the benefits of waiting for another sales price drop – if there is one.
Please pass this blog post to someone you know that may be considering buying a home in 2012.
Friday, February 10, 2012
Thursday, February 9, 2012
The Law of Supply and Demand. Currently there is an ample supply of homes on the market. With the shadow inventory and the lack of demand, what will prices do? The good thing is that real estate is governed by local markets and not national trends. The bad is that the vicious cycle continues.
As housing goes.........................so goes the economy.
Wednesday, February 8, 2012
Appraised Values Under the Negotiated Price --- driven mostly by foreclosures and short sales influencing the appraisal. Until the vicious cycle is broken, home values will continue to fall. And as home values fall, homeowner equity continues to erode. Families can't move out of their home that is underwater even if they have a job and even with 4% interest rates.
As Housing goes....................So goes the Economy
Tuesday, February 7, 2012
Mortgage Rates
With the lowest mortgage rates on record,
SO......................why were single family housing starts the lowest on record in 2011?
SO......................why were existing home sales consistently at a low level throughout 2011?
FEAR!
As housing goes...............so goes the economy
SO......................why were single family housing starts the lowest on record in 2011?
SO......................why were existing home sales consistently at a low level throughout 2011?
FEAR!
As housing goes...............so goes the economy
Monday, February 6, 2012
Week Of Real Estate Graphs & Charts
If you or if you know of someone that is interested in buying a home (single family detached, condominium or townhome), please have them contact a mortgage representative to calculate the price of the home that would give you a monthly mortgage payment less than your rent.
When there is no cost or commitment to find out the answer, why wouldn't you at least ask?
Thursday, February 2, 2012
How To Fix Your Credit
1. Get a credit card if you don't have one
Don't fall for the myth that you have to carry a balance to have good scores. You don't, and you shouldn't. But having and using a credit card or two can really build your scores.
If you can't qualify for a regular credit card, consider a secured credit card, where the issuing bank gives you a credit line equal to the deposit you make. Look for a card that reports to all three credit bureaus.
2. Add an installment loan to the mix
You'll get the fastest improvement in your scores if you show you're responsible with both major kinds of credit: revolving (credit cards) and installment (personal loans, auto, mortgages and student loans
If you don't already have an installment loan on your credit reports, consider adding a small personal loan that you can pay back over time. Again, you'll want the loan to be reported to all three bureaus, and you'll probably get the best deal from a community bank or credit union.
3. Pay down your credit cards
Paying off your installment loans (mortgage, auto, student, etc.) can help your scores but typically not as dramatically as paying down -- or paying off -- revolving accounts such as credit cards.
Lenders like to see a big gap between the amount of credit you're using and your available credit limits. Getting your balances below 30% of the credit limit on each card can really help; getting balances below 10% is even better.
Though most debt gurus recommend paying off the highest-rate card first, a better strategy here is to pay down the cards that are closest to their limits.
4. Use your cards lightly
Racking up big balances can hurt your scores, regardless of whether you pay your bills in full each month. What's typically reported to the credit bureaus, and thus calculated into your scores, are the balances reported on your last statements.
You often can increase your scores by limiting your charges to 30% or less of a card's limit; 10% is even better. If you're having trouble keeping track, you can set up email or text alerts with your credit card companies to let you know when you're approaching a limit you've set. If you regularly use more than half your limit on a card, consider using other cards to ease the load or try making a payment before the statement closing date to reduce the balance that's reported to the bureaus. Just be sure to make a second payment between the closing date and the due date, so you don't get reported as late.
5. Check your limits
Your scores might be artificially depressed if your lender is showing a lower limit than you actually have. Most credit card issuers will quickly update this information if you ask.
If your issuer makes it a policy not to report consumers' limits, however -- as is sometimes the case with "no preset spending limit" cards -- the bureaus may use your highest balance as a proxy for your credit limit.
You may see the problem here: If you consistently charge the same amount each month -- say, $2,000 to $2,500 -- it may look to the credit-scoring formula like you're regularly maxing out that card.
If you have an American Express charge card -- the kind that must be paid in full every month, rather than the kind on which you carry a balance -- you probably don't have to worry, because charge cards typically aren't included in the credit utilization portion of the FICO formula.
If, however, the card is categorized on your credit reports not as a charge card but as a revolving credit card, and either a credit limit or high balance is reported to the bureaus, your balances on the card could be a problem.
You could go on a wild spending spree to raise the high balance reported to the credit bureaus, but a more sober solution would simply be to pay your balance down or off before your statement period closes.
6. Dust off an old card
The older your credit history, the better. But if you stop using your oldest cards, the issuers may decide to close the accounts or stop updating them to the credit bureaus. The accounts may still appear, but they won't be given as much weight in the credit-scoring formula as your active accounts, said Craig Watts, an executive at Fair Isaac, the company that created the FICO score.
So you might want to charge a recurring bill to one of those little-used accounts or take them out for dinner and a movie occasionally -- always, of course, paying off the balance in full.
7. Get some goodwill
If you've been a good customer, a lender might agree to simply erase that one late payment from your credit history. You usually have to make the request in writing, and your chances for a "goodwill adjustment" improve the better your record with the company (and the better your credit in general). But it can't hurt to ask.
A longer-term solution for more-troubled accounts is to ask that they be "re-aged." If the account is still open, the lender might erase previous delinquencies if you make a series of 12 or so on-time payments.
8. Dispute old negatives
Say that fight with your phone company over an unfair bill a few years ago resulted in a collections account. You can continue protesting that the charge was unjust, or you can try disputing the account with the credit bureaus as "not mine." The older and smaller a collection account, the more likely the collection agency won't bother to verify it when the credit bureau investigates your dispute.
Some consumers also have had luck disputing old items with a lender that has merged with another company, which can leave lender records a real mess.
9. Blitz significant errors
Your credit scores are calculated based on the information in your credit reports, so certain errors there can really cost you. But not everything that's reported in your files matters to your scores.
Here's the stuff that's usually worth the effort of correcting with the bureaus:
• Late payments, charge-offs, collections or other negative items that aren't yours.
• Credit limits reported as lower than they actually are.
• Accounts listed as "settled," "paid derogatory," "paid charge-off" or anything other than "current" or "paid as agreed" if you paid on time and in full.
• Accounts that are still listed as unpaid that were included in a bankruptcy.
• Negative items older than seven years (10 in the case of bankruptcy) that should have automatically fallen off your reports.
You actually have to be a bit careful with this last one, because sometimes scores actually go down when bad items fall off your reports. It's a quirk in the FICO credit-scoring software, and the potential effect of eliminating old negative items is difficult to predict.
Some of the stuff that you typically shouldn't worry about includes:
• Various misspellings of your name.
• Outdated or incorrect address information.
• An old employer listed as current.
• Most inquiries.
If the misspelled name or incorrect address is because of identity theft or because your file has been mixed up with someone else's, that should be obvious when you look at your accounts. You'll see delinquencies or accounts that aren't yours and should report that immediately. However, if it's just a goof by the credit bureau or one of the companies reporting to it, it's usually not worth sweating.
• Accounts you closed listed as being open.
• Accounts you closed that don't say "closed by consumer."
Closing an account can't help your scores and may hurt them. If your goal is boosting your scores, leave these alone. Once an account has been closed, though, it doesn't matter to the scoring formulas who did it -- you or the lender. If you messed up the account, it will be obvious from the late payments and other derogatory information included in the file.
4 common credit mistakes
Other actions to beware when you're trying to improve your scores:
• Asking a creditor to lower your credit limits. This will reduce that all-important gap between your balances and your available credit, which could hurt your scores. If a lender asks you to close an account or get a limit lowered as a condition for getting a loan, you might have to do it -- but don't do so without being asked.
• Making a late payment. The irony here is that a late or missed payment will hurt good scores more than bad ones, dropping 700-plus scores by 100 points or more. If you've already got a string of negative items on your credit reports, one more won't have a big impact, but it's still something you want to avoid if you're trying to improve your scores.
• Consolidating your accounts. Applying for a new account can ding your scores. So, too, can transferring balances from a high-limit card to a lower-limit one or concentrating all or most of your credit-card balances onto a single card. In general, it's better to have smaller balances on a few cards than a big balance on one.
• Applying for new credit if you already have plenty. On the other hand, applying for and getting an installment loan can help your scores if you don't have any installment accounts or you're trying to recover from a credit disaster such as bankruptcy.
Don't fall for the myth that you have to carry a balance to have good scores. You don't, and you shouldn't. But having and using a credit card or two can really build your scores.
If you can't qualify for a regular credit card, consider a secured credit card, where the issuing bank gives you a credit line equal to the deposit you make. Look for a card that reports to all three credit bureaus.
2. Add an installment loan to the mix
You'll get the fastest improvement in your scores if you show you're responsible with both major kinds of credit: revolving (credit cards) and installment (personal loans, auto, mortgages and student loans
If you don't already have an installment loan on your credit reports, consider adding a small personal loan that you can pay back over time. Again, you'll want the loan to be reported to all three bureaus, and you'll probably get the best deal from a community bank or credit union.
3. Pay down your credit cards
Paying off your installment loans (mortgage, auto, student, etc.) can help your scores but typically not as dramatically as paying down -- or paying off -- revolving accounts such as credit cards.
Lenders like to see a big gap between the amount of credit you're using and your available credit limits. Getting your balances below 30% of the credit limit on each card can really help; getting balances below 10% is even better.
Though most debt gurus recommend paying off the highest-rate card first, a better strategy here is to pay down the cards that are closest to their limits.
4. Use your cards lightly
Racking up big balances can hurt your scores, regardless of whether you pay your bills in full each month. What's typically reported to the credit bureaus, and thus calculated into your scores, are the balances reported on your last statements.
You often can increase your scores by limiting your charges to 30% or less of a card's limit; 10% is even better. If you're having trouble keeping track, you can set up email or text alerts with your credit card companies to let you know when you're approaching a limit you've set. If you regularly use more than half your limit on a card, consider using other cards to ease the load or try making a payment before the statement closing date to reduce the balance that's reported to the bureaus. Just be sure to make a second payment between the closing date and the due date, so you don't get reported as late.
5. Check your limits
Your scores might be artificially depressed if your lender is showing a lower limit than you actually have. Most credit card issuers will quickly update this information if you ask.
If your issuer makes it a policy not to report consumers' limits, however -- as is sometimes the case with "no preset spending limit" cards -- the bureaus may use your highest balance as a proxy for your credit limit.
You may see the problem here: If you consistently charge the same amount each month -- say, $2,000 to $2,500 -- it may look to the credit-scoring formula like you're regularly maxing out that card.
If you have an American Express charge card -- the kind that must be paid in full every month, rather than the kind on which you carry a balance -- you probably don't have to worry, because charge cards typically aren't included in the credit utilization portion of the FICO formula.
If, however, the card is categorized on your credit reports not as a charge card but as a revolving credit card, and either a credit limit or high balance is reported to the bureaus, your balances on the card could be a problem.
You could go on a wild spending spree to raise the high balance reported to the credit bureaus, but a more sober solution would simply be to pay your balance down or off before your statement period closes.
6. Dust off an old card
The older your credit history, the better. But if you stop using your oldest cards, the issuers may decide to close the accounts or stop updating them to the credit bureaus. The accounts may still appear, but they won't be given as much weight in the credit-scoring formula as your active accounts, said Craig Watts, an executive at Fair Isaac, the company that created the FICO score.
So you might want to charge a recurring bill to one of those little-used accounts or take them out for dinner and a movie occasionally -- always, of course, paying off the balance in full.
7. Get some goodwill
If you've been a good customer, a lender might agree to simply erase that one late payment from your credit history. You usually have to make the request in writing, and your chances for a "goodwill adjustment" improve the better your record with the company (and the better your credit in general). But it can't hurt to ask.
A longer-term solution for more-troubled accounts is to ask that they be "re-aged." If the account is still open, the lender might erase previous delinquencies if you make a series of 12 or so on-time payments.
8. Dispute old negatives
Say that fight with your phone company over an unfair bill a few years ago resulted in a collections account. You can continue protesting that the charge was unjust, or you can try disputing the account with the credit bureaus as "not mine." The older and smaller a collection account, the more likely the collection agency won't bother to verify it when the credit bureau investigates your dispute.
Some consumers also have had luck disputing old items with a lender that has merged with another company, which can leave lender records a real mess.
9. Blitz significant errors
Your credit scores are calculated based on the information in your credit reports, so certain errors there can really cost you. But not everything that's reported in your files matters to your scores.
Here's the stuff that's usually worth the effort of correcting with the bureaus:
• Late payments, charge-offs, collections or other negative items that aren't yours.
• Credit limits reported as lower than they actually are.
• Accounts listed as "settled," "paid derogatory," "paid charge-off" or anything other than "current" or "paid as agreed" if you paid on time and in full.
• Accounts that are still listed as unpaid that were included in a bankruptcy.
• Negative items older than seven years (10 in the case of bankruptcy) that should have automatically fallen off your reports.
You actually have to be a bit careful with this last one, because sometimes scores actually go down when bad items fall off your reports. It's a quirk in the FICO credit-scoring software, and the potential effect of eliminating old negative items is difficult to predict.
Some of the stuff that you typically shouldn't worry about includes:
• Various misspellings of your name.
• Outdated or incorrect address information.
• An old employer listed as current.
• Most inquiries.
If the misspelled name or incorrect address is because of identity theft or because your file has been mixed up with someone else's, that should be obvious when you look at your accounts. You'll see delinquencies or accounts that aren't yours and should report that immediately. However, if it's just a goof by the credit bureau or one of the companies reporting to it, it's usually not worth sweating.
• Accounts you closed listed as being open.
• Accounts you closed that don't say "closed by consumer."
Closing an account can't help your scores and may hurt them. If your goal is boosting your scores, leave these alone. Once an account has been closed, though, it doesn't matter to the scoring formulas who did it -- you or the lender. If you messed up the account, it will be obvious from the late payments and other derogatory information included in the file.
4 common credit mistakes
Other actions to beware when you're trying to improve your scores:
• Asking a creditor to lower your credit limits. This will reduce that all-important gap between your balances and your available credit, which could hurt your scores. If a lender asks you to close an account or get a limit lowered as a condition for getting a loan, you might have to do it -- but don't do so without being asked.
• Making a late payment. The irony here is that a late or missed payment will hurt good scores more than bad ones, dropping 700-plus scores by 100 points or more. If you've already got a string of negative items on your credit reports, one more won't have a big impact, but it's still something you want to avoid if you're trying to improve your scores.
• Consolidating your accounts. Applying for a new account can ding your scores. So, too, can transferring balances from a high-limit card to a lower-limit one or concentrating all or most of your credit-card balances onto a single card. In general, it's better to have smaller balances on a few cards than a big balance on one.
• Applying for new credit if you already have plenty. On the other hand, applying for and getting an installment loan can help your scores if you don't have any installment accounts or you're trying to recover from a credit disaster such as bankruptcy.
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