Reports and Studies

Nonprofit organizations seeking to provide affordable housing in their communities need access to capital to pay operating costs, provide down-payment and closing-cost assistance, capitalize revolving loan funds, and develop rental housing. They also need to build and strengthen their capacity to offer programming, to train new staff as old ones leave, and to learn new strategies for creating and maintaining affordable housing.

The HFA community is also seeking partners who can assist them in meeting a similar mission but have both local expertise and a national presence to share experience and support. They are also looking for partners with a good track record in both production and impact. The NeighborWorks network is uniguely situated to provide that in many states.

This paper highlights a variety of ways that NeighborWorks organizations and state housing finance agencies (HFAs) are partnering to provide financial and technical assistance to affordable housing efforts. Complete info »

Edited proceedings of the Neighborhood Reinvestment Corporation Symposium, NeighborWorks Training Institute, April 18, 2001, Chicago. Hosted by the NeighborWorks Multifamily Initiative.

The five papers that follow were written by five lead presenters at the symposium and distributed in advance to symposium participants to provide a framework for each panel discussion. Reports of the panel discussions are also provided, which includes many valuable insights offered by audience members as well as panelists. Complete info »

Based on recommendations from a group of NeighborWorks organization (NWO) directors, Neighborhood Reinvestment initiated the Campaign for Home Ownership in 1993. That campaign provided NWOs with both funding and technical assistance to expand homeownership opportunities in the communities they serve. Based on the experiences of organizations involved with that campaign, Neighborhood Reinvestment staff distilled a model homeownership assistance strategy they call Full-Cycle Lending. This model includes six components: partnership building, pre-purchase home-buyer education, flexible loan products, property services, post-purchase counseling and neighborhood impact. Based on the success of this first five-year Campaign, Neighborhood Reinvestment supported a second five-year campaign called the Campaign for Home Ownership 2002.

In 1998 Congress authorized $25 million for a NeighborWorks Home Ownership Pilot program designed to leverage additional local support and test new strategies for assisting first-time home buyers. In less than four months, the Neighborhood Reinvestment Home Ownership Campaign staff developed and implemented specific program guidelines for the distribution of funds to local NWOs. These guidelines allowed NWOs great flexibility in the use of Pilot funds including using the funds for upgrading computers, hiring staff, developing marketing plans and programs, capitalizing loan funds, providing down payment assistance as well as other uses.

Campaign staff developed guidelines for three funding categories, A, B, and C, designed to respond to the different needs of NWOs. Category A grants (up to $500,000) were to assist NWOs that were already assisting 30 or more home buyers a year increase the number of home buyers assisted. Category B grants (up to $500,000) were to assist NWOs that were already assisting a large number of new home buyers enhance the positive impacts of home ownership on their target areas by undertaking other neighborhood improvement activities as well as increasing the number of home buyers assisted. Category C grants (up to $50,000) were to assist NWOs that were assisting a relatively low number of new home buyers build their capacities to do so. A total of 35 Category A grants were made, nine Category B grants and 40 Category C grants.

To assist Campaign and Pilot sites in achieving their goals, Neighborhood Reinvestment provides several types of technical assistance. The semi-annual Neighborhood Reinvestment Training Institute offers a variety of courses on developing homeownership promotion programs and home-owner education methods. Neighborhood Reinvestment has also developed an extensive array of marketing materials that can be used by Campaign and Pilot organizations. Finally, Neighborhood Reinvestment Campaign and field staff assist participating organizations with special challenges as they arise.

This report is the second of three reports evaluating the outcomes, implementation process and impacts of the Pilot. The outcome evaluation was designed to document the results of the Pilot including the number of persons trained and/or counseled, the number of new home owners assisted, and the value of housing units purchased, built or rehabilitated with the assistance of the Pilot organizations. This evaluation is based on information provided to Neighborhood Reinvestment by participating NWOs. The process evaluation was designed to document and evaluate the efforts of Neighborhood Reinvestment and participating NWOs in planning and implementing the Pilot programs. This part of the evaluation is based on interviews conducted in two rounds of site visits to eight Category A and B Pilot programs -- once in the fall of 1999 and once in the spring and summer of 2001. Finally, the impact evaluation was designed to assess the influence of the Pilot on the participating NWOs and their clients. The evaluation is based on interviews with NWO staff and focus groups of new home owners assisted in the eight sites visited. Complete info »

New Kensington Community Development Corporation (NKCDC), an organization long dedicated to revitalizing the East Kensington, Fishtown, and Port Richmond neighborhoods of Philadelphia, launched an urban sustainability initiative in 2009 called "Sustainable 19125." The initiative's goal is to make the 19125 ZIP code the most sustainable ZIP code in the city.

Complete info »

The Congressional Hispanic Caucus Institute (CHCI), in partnership with NeighborWorks America, conducted a series of focus groups to gather information from Latino-serving institutions nationwide about best practices to prevent Latino foreclosure. The principal objective of this project was to identify the causes of foreclosure among Latinos and to present potential proactive solutions to the problem. Special emphasis was placed on identifying specific lending products and underwriting guidelines that best meet the needs of Latino borrowers.

Focus group participants consistently expressed the need for flexible loan underwriting and products to meet the unique needs of the Latino community, such as nonstandard means for determining income, alternative credit use, down-payment assistance and verified cash income.

The tightening of credit in response to increased foreclosures threatens the availability of loan products that are particularly useful to Latino borrowers.

The abuse of flexible products, not the products themselves, was cited by participants as the cause of problems. Abusive practices mentioned included overstating income to qualify for a home rather than verifying undocumented earned income or placing borrowers in products whose future payments they cannot afford.

Among other circumstances, the unique needs of Latino borrowers are caused by cultural factors. Latino communities depend on social networks and referrals to gain information and often identify real estate agents as their first point of contact and trusted advisor for all matters relating to homeownership. The reliance in Latino communities on informal networks makes them more vulnerable to unethical and predatory behavior, and oftentimes means that the client does not get adequate or appropriate assistance. Trained housing counseling professionals can objectively meet the needs of the Latino borrower.

To ensure that the needs of Latino clients are met and the integrity of the homebuying industry is upheld, collaborative solutions to foreclosure must be sought. Partnership among housing counseling agencies and real estate agents, mortgage brokers and lenders is essential to support sustainable homeownership in Latino communities.

Recommendations:

- Lenders should be encouraged to continue the use of flexible underwriting methods coupled with homeownership education provided by a trained professional.

- Leaders in the Latino housing community should facilitate communication between real estate professionals and housing counseling organizations to discuss how counseling can help homebuyers obtain and maintain homeownership.

- The development of a system that allows professionals and consumers to anonymously report unethical acts is necessary to protect consumers. Complete info »

This paper addresses a two-fold problem. First, some families are struggling to sustain their home ownership, yet market responses are inadequate. Second, postpurchase education and counseling, potential tools to assist vulnerable homeowners, are inadequately provided. This paper presents a conceptual framework for the effect of postpurchase education and counseling in assisting homeowners. It then examines information needs and strategies that can drive the provision of postpurchase services. In particular, the analysis assesses the current effectiveness and implementation of postpurchase programs. It also draws implications from prepurchase counseling and private sector loss mitigation. Finally, current stakeholders in home-ownership outcomes are identified. This paper recommends postpurchase education and counseling that are integrated into the lending models of the financial services industry and comprehensive over the timeline of the mortgage. A series of models ranging in scope are suggested, including potential actors and challenges involved. Complete info »

The Syracuse Neighborhood Initiative is a collaborative effort between the City of Syracuse, local and national non-profit organizations, and private sector leaders. This partnership was created in response to an urgent challenge issued by Congressman James Walsh (R-Syracuse) in the summer of 1999 -- a challenge to revitalize distressed neighborhoods in Syracuse and reclaim those of the city's 1,031 vacant buildings that are having the greatest blighting impact on these neighborhoods. The Initiative is a city-wide effort, but is focused on revitalizing seven central-city neighborhoods that have suffered a wave of disinvestment and bear much of the burden of the city's abandoned housing stock.

Viable strategies to address the problem of neighborhood decline in Syracuse must reflect an understanding of local housing market dynamics. The Neighborhood Reinvestment Corporation undertook this market study to help identify the challenges and opportunities that distressed neighborhoods face in today's housing market, and to suggest a course of action that makes sense given current housing market conditions. To accomplish these goals, the study utilized an extensive mix of secondary data sources, as well as primary data generated through a series of interviews with local informants and a survey of over 6,000 households in seven central city neighborhoods that the City of Syracuse has designated as "revitalization areas" for the Neighborhood Initiative. Complete info »

To date, various parties have used the term "predatory lending" to describe a wide range of abuses. Regulators, industry and advocates have not agreed on a single definition, but have used the term individually to refer to different practices and loan terms. This paper describes predatory lending as a set of loan terms and practices that falls between appropriate risk-based pricing by subprime lenders and blatant fraud. Thus, all subprime lending is not predatory, but typically relies on risk-based pricing to serve borrowers who cannot obtain credit in the prime market. The higher degree of risk associated with subprime borrowers requires a higher cost for a subprime loan. At the other end of the spectrum, cases of blatant fraud are predatory, but less common and can generally be combated with current criminal statutes. The most difficult cases are those in which loan terms seem out of line with standard prices. In particular, high-cost loans coupled with unscrupulous practices that pressure a borrower into a loan are predatory. The paper sets forth three potential regulatory and legislative solutions that may address the issue of predatory lending. Complete info »

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By looking beyond the financial characteristics of borrowers, this research brings to light the social factors that influence a borrower's choice of a lender and mortgage product. Previous research has indicated that distinct channels exist that funnel borrowers into lower or higher cost loan products (Apgar, Bendimerad, and Essene 2007). But little is known as to how borrowers seek out or are directed to such channels. A particular concern that this paper hopes to address is why black borrowers disproportionately have higher priced products.

Some research indicates that even when credit worthiness is controlled for, blacks are overrepresented in the subprime sector and in higher-cost products (Bocian, Ernst, and Li 2006). Through in-depth interviews with 32 borrowers, this research (1) highlights how borrowers seek mortgage credit and evaluate their mortgage options, and (2) demonstrates how borrowers make use of their social networks (friends and family) when making their decisions.

The preliminary findings indicate that borrowers' preferences and subsequent demands for mortgage products were shaped by the informal and formal advice they received. Those borrowers who consulted the most diverse sources of information had loans with lower interest rates. Those borrowers who received advice only from family and friends did not fare as well as those who received help from credit counselors. Thus, arguably, their loan outcomes varied not just based on if they consulted others, but especially whom they consulted. When given the right advice, potential homebuyers make better decisions in choosing both a lender and a loan. Complete info »