Dec 28, 2008

Double dipping rises despite outrage

TALLAHASSEE — This year some of Florida's public officials are giving a whole new meaning to the phrase "home for the holidays.''

It's a new crop of double dippers, taking advantage of a loophole in state law that allows them to "retire'' by taking 30 days off and return to work in their old jobs with a salary and a pension. Many also collect a lump-sum "retirement'' payment that can reach hundreds of thousands of dollars.

At least 25 of those spending December at home were re-elected in November — sheriffs, property appraisers, court clerks and tax collectors, six circuit judges and one state attorney.

None announced their "retirement'' plans before voters cast their ballots, and most have not made any public announcement of the resignation letters they have written to Gov. Charlie Crist.

Earlier this year when the St. Petersburg Times began looking at double- and even triple-dippers, the state retirement system had about 8,000 members collecting paychecks and pensions at the same time. By June that number had risen to 9,397, and it's still growing.

The double-dippers include at least 220 elected officials, an increase of about 40 since last year. An additional 175 are in high-paid senior management positions, up from 146 last year.

The remaining 9,022 are regular employees who work for state or local government. Their salaries are substantially lower.

The newcomers include the state's longest serving sheriff, David Harvey of Wakulla County; North Florida State Attorney Willie Meggs; Broward Circuit Judge Melvin B. Grossman; and Lee County Property Appraiser Kenneth Wilkinson, who worked hard to pass Save Our Homes, a constitutional amendment that limits the property taxes Floridians pay.

A candidate who lost to Wilkinson is considering a court challenge that would question the legality of resigning and returning to office in the face of a constitutional provision that declares the office vacant when an official resigns.

In Broward County, teacher union officials are calling for an investigation of school superintendent Jim Notter for authorizing the rehire of 36 highly paid administrators who will return as double-dippers.

Notter said he allowed administrators to return after retiring only in critical situations when the safety and security of students is at stake. He said 14 of the 36 administrators who have been allowed to double-dip were administrators who returned to the classroom as teachers.

Meggs said he simply changed his mind about plans to retire. "It's my cotton-picking money,'' he said of deciding to collect a lump sum benefit of $519,995, his $153,139 annual salary and a monthly pension of $7,749.

Meggs says he tried to work as a volunteer without pay for 30 days, but state retirement officials said he could not be in the office. He is spending December clearing land and starting work on a new house.

Baker County Sheriff Joey Dobson is getting $311,173 in a lump sum payment and will collect an annual salary of $128,000 and a monthly pension of $5,699. He said he searched for alternatives to taking December off and returning in January, but he said state retirement officials told him it was his only option.

"I have worked for 35 years, but I'm not a wealthy man,'' Dobson said. "I sure didn't want to do it, I hate to be out of the office.''

Meggs and Wakulla Sheriff Harvey both note that the state isn't out any money when it comes to elected officials because taxpayers would have to pay the salary of replacements if they retired. They said the 30-day vacation is required by the state's retirement law.

The 30-day hiatus is also required by federal tax laws.

"You do what you have to do, you would be stupid not to do it,'' Harvey said.

Meggs was unopposed when he sought re-election this year. Harvey won by 57 votes.

"Just call me landslide,'' Harvey joked.

Not everyone is laughing. When the Times first reported on the number of public officials collecting both a salary and a pension, hundreds of outraged citizens called and wrote the newspaper and their legislators demanding changes.

No solution yet, but lawmakers looking

Bills to ban or limit double-dipping were introduced during last year's legislative session but none won approval. Lawmakers promise to try again this year.

"I understand while it may be legal now, it might not be legal after next session,'' Gov. Crist said when asked about the increasing numbers of officials taking advantage of the law.

Some elected officials who submitted resignations for the last 30 days of the year asked the governor to appoint their top lieutenants to their positions for the month of December. Crist refused.

"The governor is not going to participate in this because he opposes the practice,'' said Jason Gonzalez, the governor's general counsel.

Instead, some who submitted temporary resignations got local judges to appoint a temporary replacement, relying on obscure state laws that allow temporary appointments.

Crist wants to help legislators change the law, noting the largesse is conspicuous in these hard times, when public and private employees face pay cuts and layoffs and the state's unemployment rates are spiraling upward.

Sen. Mike Fasano, R-Port Richey, and Rep. Robert Schenck, R-Spring Hill, plan to introduce bills that would limit the number of state officials who can take advantage of the law.

"At a minimum we have to stop the elected and appointed officials,'' Fasano said. "We have to stop it, it's out of control.''

He said the answer may be eliminating state pensions and shifting to a defined compensation program similar to the way private businesses operate.

The state created the Deferred Retirement Option Program in 1998 to encourage highly paid, long-term employees to retire and make way for others who would make less.

Under DROP, public employees who are 62 or have at least 30 years of service retire but continue working for up to five years while their retirement benefits are deposited in a special account. The state pays all of the employee's retirement benefit and guarantees 6.5 percent interest on the DROP accounts plus a 3 percent cost-of-living increase.

Until the law was changed, members of the Florida Retirement System who signed up for DROP were required to leave the state payroll at the end of five years or forfeit the lump-sum benefit.

Lawmakers wrote the loophole into the law in 2001 to help a fellow legislator who, on top of his legislative salary, wanted to collect his lump-sum retirement benefit and his school board pension. Sponsors say they never intended to extend the practice to allow elected officials to "retire'' and return to the same jobs collecting both a pension and a salary.

But lawmakers trying to fix the loophole have run into problems because many fellow lawmakers are among the double- and triple-dippers.

"It's kind of sad because DROP was never intended to help all these people making high salaries stick around,'' Fasano said.

Last year, when law­makers began considering bills that would have banned double-dipping, Circuit Judge Hugh D. Hayes of Naples suggested that they first appoint a committee to study the issue and wait until 2009 before taking action.Re-elected without opposition in November, Hayes collected $349,723 in a lump sum and will return to the bench in January collecting a $9,259 monthly pension along with his annual salary of $145,080.

Hayes did not return a call; a spokesman said the judge decided to double-dip because it is legal.

Actual cost becomes hard to determine

It's difficult to determine how much double-dipping costs taxpayers.

The $13-million in salaries for elected officials would be spent on others making the same salary, but the $16-million spent on salaries for renewed members of the state pension fund would be substantially lower if veteran senior management employees were replaced by younger, lower-paid employees.

Police unions have vehemently opposed double-dipping, saying it's generally approved for top management and stops rank-and-file members of an organization from being promoted.

The practice has become so widespread that the double-dippers include school board members in 44 of Florida's 67 counties, 14 sheriffs, 11 circuit clerks, three state attorneys, four public defenders, 24 judges, county commissioners from 21 counties, eight property appraisers, seven tax collectors, two elections supervisors and officials from 26 towns and cities.

The chancellor of the community college system, Willis N. Holcombe, and several community college presidents are among the double-dippers.

Holcombe collected $189,370 in a lump sum in 2007 and began collecting a pension of $8,500 a month to go with his annual salary of $190,000.

Miami Dade Community College president Eduardo Padron collected $893,286 in a lump-sum retirement benefit in 2006 and began collecting $14,631 a month in retirement pay in addition to his annual salary of $441,538.

Other double-dipping college presidents include Edwin R. Massey at Indian River State College in Fort Pierce and James R. Richburg at Northwest Florida State College.

Massey collected more than $585,000 in a lump sum last June and now collects a monthly pension of $9,823 plus his annual salary of $286,470.

Richburg, who has been in the news for his controversial dealings with House Speaker Ray Sansom, got a lump sum of $553,228 in 2007 and started collecting a monthly pension of $8,803 in addition to his $228,000 annual salary.

Double-dipping has sparked controversy at the University of Florida's Medical School. In a letter to the university's board of trustees, Dr. Bruce Kone says his objection to double-dipping among highly paid medical school employees is among the reasons he was fired as dean last May.

Kone says the university made deals with some faculty members to pay them during the mandatory 30-day hiatus and had allowed its three highest-paid doctors to start double-dipping.

"This rehiring culture prevented any succession planning in senior positions and led to a dysfunctional, inbred and top-heavy administration and faculty,'' Kone said in his Oct. 22 letter to the trustees.

University officials would not comment on Kone's accusations but released a copy of a 2005 letter saying faculty members who want to return after retiring have to apply for the positions like anyone else.

Double dipping on the rise


2003 2007 2008
Regular employees 3,544 6,605 9,022
Senior management 34 146 175
Elected officials 91 180 220


Most of the governmental employees who are "renewed members'' of the state retirement system get a pension and a salary. The figures include employees at state agencies and at cities and counties that are members of the state retirement system. Numbers are as of June of each year except for elected officials in 2008, which includes 21 who "retired'' in December.

Times researchers Connie Humburg and Caryn Baird contributed to this report. Lucy Morgan can be reached at lmorgan@sptimes.com or (850) 224-7263.

source:
http://www.tampabay.com/news/politics/article950391.ece

Dec 26, 2008

Refinance rates low; few qualify

Interest rates may have reached their lowest level in nearly 40 years, but that doesn't necessarily spell relief for South Florida's struggling homeowners.

mhatcher@MiamiHerald.com

Recent drops in interest rates have homeowners rushing to call local banks and mortgage lenders about refinancing. Loan applications are pouring in.

Yet, South Florida homeowners are mostly getting a big fat ''No!'' from the bank when they ask to refinance. The chief reason: Falling home values mean they owe more than their homes are worth.

''We got 53 calls to my branch on Friday,'' said Todd LaPenta, a private mortgage banker at Wells Fargo on Lincoln Road in South Beach. ``We could only help about five.''

Average rates for a 30-year, fixed-rate mortgage fell to 5.14 percent on Wednesday, the lowest level since 1971, reported Freddie Mac, the government-controlled mortgage giant. The number of people applying for mortgages rose by 50 percent last week, the Mortgage Bankers Association also reported.

It's another painful irony of living in one of the nation's worst hit housing markets -- borrowers who owe more than their homes are worth cannot refinance without ponying up thousands of dollars in cash to cover the difference between the old and new loan amounts.

And they're the ones in most dire need.

In South Florida, four in 10 homeowners who bought or refinanced over the past five years owe more on their home than it is worth, according to sales and mortgage data analyzed by Zillow.com, a web-based real estate services firm. Many of them chose adjustable-rate loans and other expensive mortgages because that was the only way they could afford the payments.

Justin Miller, a broker with Resource Mortgage Group in Plantation, said the current rates, which essentially amount to ''free money,'' are, in a sense, unavailable to those most in need.

''This is only putting people who are in a good position in a better position,'' Miller said.

Even when borrowers have the home equity they need to avoid a big cash payment, they must still meet rigorous underwriting demands that have become the bane of consumers. Equity refers to a borrower's ownership stake in a property, usually the home's market value minus any loans owed against it.

Before LaPenta begins processing an application, he said he makes sure customers are aware of the essential criteria needed to refinance: 20 percent equity in the property, a homestead exemption, a credit score of 700 or higher, a mortgage debt-to-income ratio of no more than 45 percent and the ability to fully document income and assets.

''If not, we're just wasting our time,'' LaPenta said. Still, it's hard to turn down desperate borrowers, whose harangues invariably end in accusations of hoarding federal bailout money, LaPenta said.

'They say, `We provided all the billions and you guys aren't helping us. Why aren't you lending it?' '' said LaPenta. He tells them he works on the front lines and has no say in the bank's underwriting policies.

Still, if you can qualify, the low interest rates offer a welcome financial boon.

Joshua Estrin, a dance and drama teacher in Broward County, on Monday locked in a 4.87 percent fixed rate for a 30-year loan on the Plantation home he refinanced in 2006, reducing his monthly payments by about $300.

''It's wonderful, and I feel very lucky, and every little bit helps. But I'm not the one losing my house,'' Estrin said.

Despite his stellar credit score, his lender showed no leniency in his application, he said. He also had 20 percent equity, though he had to have his home reappraised because the bank's automated valuation found him short by $7,000.

''The bank was putting me through the wringer, so I can only imagine someone who has been responsible, then being hit with hard times and now has a 600 or 650 credit score,'' Estrin said.

When it comes to cheap financing, home buyers -- not refinancers -- may be the biggest winners if they can brave the prospects of further price declines.

Though it still may be too soon to tell whether low rates will spur new sales, Madeleine Romanello, a real estate agent for Douglas Elliman Florida, said there are lots of fence-sitters still too worried about the market to take the plunge. People have learned from the boom years the perils of buying an overpriced property just because interest rates are low, Romanello said.

Florida, however, is basically ''on sale'' right now, Miller said, and buyers would be foolish not to take advantage of low home prices and low interest rates. Even if home price fall another 7 percent in six months, he said, buyers would still have a lower monthly payment if they financed their purchase at today's rates.

''The hardest thing about my job right now is seeing the great deals everybody else is getting,'' Miller said.


source:

http://www.miamiherald.com/business/story/825962.html

Dec 24, 2008

Drywall complaints go up

Reports prompt search for answers

By Tim Engstrom • tengstrom@news-press.com • December 23, 2008


Complaints about damaged air conditioning equipment, refrigerators and even home wiring spread Monday as homeowners attempt to pinpoint whether sulfur-emitting drywall from China is to blame.

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Lehigh Acres resident Billy Rybak said he was "stunned" to read reports in The News-Press about homeowners who have regularly replaced A/C coils and refrigerators and are blaming sulfur from their imported drywall as the cause.

"This sounds exactly like what we have been dealing with for years, but we have been blaming it on the water," Rybak said. "We've been changing water systems like crazy."

Also Monday, Lennar Homes, which has heard similar complaints from residents in the Bella Terra condominium, responded with a written statement from Darin McMurray, Southwest Florida division president for Lennar.

"So far, our investigation in Southwest Florida shows that independent subcontractors installed Chinese drywall in a very small percentage of Lennar homes built between November 2005 and November 2006," McMurray said in the statement. "Lennar has taken extensive measures to ensure the safety of our homeowners and their families. Scientific testing shows no indication of any health risks to our homeowners."

He said the company is taking action.

"Lennar has been working with our homeowners on long-term solutions based on the specific testing of their homes," he said.

Dan Reid of Intuitive Environmental Solutions in Fort Myers, said he has been getting complaints about sulfur dioxide from drywall for three months. He said he has investigated four complaints and has found measurable levels of the substance.

"There are no residential safety standards, but the levels have been well within workplace standards," Reid said. "There has been nothing extreme."

Reid said his research indicates at least some drywall imported from China during the homebuilding boom years of 2004 and 2005 was made with waste materials from scrubbers on coal-fired power plants.

Those materials can leak into the air as gases combine with the moisture on an air conditioning coil to create sulfuric acid, which appears to be dissolving solder joints and copper tubing - creating leaks, blackening the coils and even causing the system to fail, Reid said.

Rybak moved into his home in 2003 and said he has had to replace air conditioning coils four times and his refrigerator once.

Meadowbrook Estates was built by Lehigh Acres-based I&E Homes. Calls to the company offices were not answered Monday and President Johann Pfuner's home number is unlisted.

"I'm going to notify everybody on the street about this and have it tested to find out exactly what the problem is," Rybak said.

Cape Coral resident Frank DeBenedictis said he already checked into getting an air quality test on the advice of his air-conditioner installer, who has replaced his coils four times.

"They said it was going to cost me $800 for the testing," said DeBenedictis, who moved into his home two years ago this month. "I think the builder should have to spend the $800 to tell me if it is safe."

DeBenedictis said his home has copper electrical wiring and it shows signs of corrosion as well.

His home was built by Cape Coral-based Aranda Homes. The woman who answered the phone there on Monday said executives were out of the office on holiday vacation.

Cape Coral resident Lou Appelman, who lives in a home built by Aranda Homes in 2006, said he has replaced his air conditioning coils annually.

"They come out of the unit looking like they are 20 years old," he said, adding that at first, he was willing to blame the air conditioning unit.

"But copper is copper," he said. "Whatever is in the air is going to turn copper no matter who made it."

Michael Reitmann, executive vice president of the Lee Building Industry Association, said homeowners with concerns should first contact their builder.

"You have to contact the builder because, ultimately, the builder is responsible," Reitmann said.

Reitmann said the building industry association is aware that builders such as Aubuchon Homes, Engle Home and Lennar are investigating claims of drywall related problems in homes, but the association hasn't taken a position on the reports.

"Until the research is done, we don't know exactly what the situation is," he said.

source:

http://www.news-press.com/article/20081223/RE/812230384/1075


Jumbo Mortgage Shoppers Get Little Relief From Rates

By Kathleen M. Howley

Dec. 24 (Bloomberg) -- Jumbo mortgage shoppers in the most expensive U.S. housing markets such as New York and San Francisco aren’t getting much relief from lower borrowing costs.

The average 30-year fixed rate for home loans of more than $729,750 remains almost 2 percentage points above conforming rates and the spread between them may set a record this month, according to financial data firm BanxQuote.

Banks remain reluctant to lend after recording $678 billion in mortgage-related losses and writedowns in the past year and as house prices plunge. The collapse of the private mortgage securities market means lenders find there’s little demand for jumbo loans they want to sell. If low conventional rates entice enough homeowners to refinance, jumbo home loans may become more affordable as loan payoffs add liquidity to the banking system, said Keith Gumbinger, vice president of mortgage-research firm HSH Associates Inc. in Pompton Plains, New Jersey.

“A guy in a low-cost market like Des Moines probably doesn’t care much about helping someone in New York buy a million-dollar apartment, but if he refinances his conventional loan, that’s exactly what he’ll be doing,” Gumbinger said. “He’ll be giving lenders the liquidity they need to rebalance their loan portfolios and compete for jumbo borrowers who typically are the best in terms of credit quality.”

The average 30-year fixed jumbo loan rate was 7.32 percent on Dec. 22, compared with 5.38 percent for a conforming loan, according to BanxQuote of White Plains, New York.

Wide Spread

The difference between the two averaged 2.13 percentage points in December, 10 times the spread from 2000 to 2006 and above last month’s 1.95 percentage points that was the highest on record. If current rates reflected the historical difference of 0.2 percentage points, jumbo borrowers with an $800,000 mortgage would save $913 a month.

Buyers in markets that rely on jumbo loans, such as New York, San Francisco, and Boston, may see rates fall in 2009 because of Federal Reserve Chairman Ben Bernanke’s plan to buy at least $500 billion of securities issued by Fannie Mae and Freddie Mac, said Gumbinger. Fannie Mae and Freddie Mac are the largest buyers of mortgage debt in the U.S.

The Fed’s mortgage-bond buying program, announced Nov. 25, also provides for the purchase of $100 billion in direct debt of Fannie Mae, Freddie Mac and the Federal Home Loan Banks.

Bernanke’s plan adds to previous government actions aimed at lower home-financing costs, including the September seizure of Fannie Mae and Freddie Mac. As part of that takeover, the Treasury announced its own program to buy mortgage-backed securities to bolster the worst housing market in at least 70 years.

Loan Applications Rise

Mortgage applications in the U.S. jumped 48 percent last week as dropping rates promoted a surge in refinancing. The average U.S. conforming rate for a 30-year fixed mortgage this week is 5.14 percent, the lowest in data that go back to 1971, Freddie Mac, the world’s second largest mortgage buyer after rival Fannie Mae, reported today. A year ago the rate was 6.17 percent, the McLean, Virginia-based company said.

The Mortgage Bankers Association’s index of applications to buy a home or refinance a loan rose to 1,245.4, the highest since 2003, from 841.4 a week earlier. The group’s refinancing gauge rose 63 percent and purchases gained 11 percent.

While many homeowners are trying to lower their mortgage payments, buyers remain on the sidelines as prices fall.

The median U.S. home price plunged 13 percent in November from a year earlier, the largest drop on record and likely the biggest decline since the Great Depression of the 1930s, the National Association of Realtors said yesterday in a report.

Home Prices Tumble

Home prices are tumbling as foreclosure-related sales accounted for 45 percent of the month’s transactions, according to the Chicago-based trade group.

“The real elephant in the room is falling house prices,” Glenn Hubbard, former chairman of the Council of Economic Advisers under President George W. Bush who is now dean of the Columbia University Graduate Business School, said in an interview Dec. 22. “We can fix this by lowering mortgage interest rates.”

Declining prices won’t be helped by the Federal Housing Finance Agency’s announcement last month that it will lower the size of so-called expanded conforming mortgages that can be purchased by Fannie Mae and Freddie Mac. Congress authorized raising the conforming limit of $417,000 to as high as $729,750 in about 90 of the nation’s most expensive housing markets in 2008 as a temporary measure to support housing.

Average Rates

The average rate for loans that are above the national cap of $417,000 but within the limit set by Congress is 5.51 percent, compared with 5.20 percent for a standard conforming loan, according to a survey by HSH Associates.

On Jan. 1 that expanded cap drops to $625,500 following the formula set out by July’s Housing and Economic Recovery Act. The law, known as HERA, specified a loan limit of 115 percent of an area’s median home price, rather than the 125 percent limit approved for this year by Congress, said Andrew Leventis, an FHFA economist. The change means more buyers in high-priced areas will have to use jumbo mortgages, he said.

The Fed on Dec. 16 cut its benchmark interest rate target to a range of zero to 0.25 percent and said it will add to the announced $500 billion in mortgage bond purchases as needed.

“Over the next few quarters the Federal Reserve will purchase large quantities of agency debt and mortgage-backed securities to provide support to the mortgage and housing markets, and it stands ready to expand its purchases of agency debt and mortgage-backed securities,” the policy makers said in a statement.

To contact the reporter on this story: Kathleen M. Howley in Boston at kmhowley@bloomberg.net.

Last Updated: December 24, 2008 15:22 EST

source:
http://www.bloomberg.com/apps/news?pid=20601087&sid=aRAdEz_u_fR4&refer=home

A European-style tax?

Like it or not, there's only one way we're going to be able to pay for our ballooning deficit: a value-added tax.

By Shawn Tully, editor at large
Last Updated: December 2, 2008: 9:27 AM ET


NEW YORK (Fortune) -- It's highly possible, if not inevitable, that Americans will soon live under a radically different tax system - one that the pundits and politicians aren't talking about.

It's called a value-added tax, or VAT, and it's been used for decades to pay the bills and sustain the immense growth of governments around the world, from France to Mexico to Australia. Created in 1954 by a French economist, the VAT is the most potent, efficient machine for revenue generation yet invented.

And if there's one thing the U.S. government needs as the federal budget balloons, it's a ton of new revenue. "The bottom line is that the income tax cannot support the level of spending that's projected, something other countries faced years ago," said Roberton Williams of the Tax Policy Center, a non-partisan research institute. Today the VAT raises almost half of the total government revenue in France, and a similar share in most of the developed world.

The VAT is essentially a sales tax, except that it's charged at each stage in the development of a product instead of at the moment when the product is sold.

Take, for instance, a car with a sticker price of $30,000 and a value-added rate of 10%. Ford might buy its steel and other materials for $8,000 plus $800 in a VAT tax. A dealer then pays $25,000 plus a $2,500 tax for the finished vehicle. Ford takes an $800 credit for the tax it already paid and sends $1,700 to the government. A buyer then pays $30,000 for the SUV and $3,000 in taxes. The dealer collects the $3,000, takes a credit for the $2,500 worth of taxes already paid, and sends $500 to tax authorities. Ultimately, the government pockets $3,000, or 10% of the retail price of the car, in taxes.

The genius of the VAT is that, while the consumer pays it, the actual cash is mostly collected from producers before it reaches the retailer. Since the VAT is essentially a hidden charge embedded in the price of goods and services, raising the VAT doesn't arouse nearly the uproar caused by increasing income taxes.

The ease with which a VAT can be increased points to one of its big drawbacks: Governments see it as an easy way to pay for increased spending, which is a potential drag on economic growth.

Even so, the VAT would be better than the other likely alternative: A higher retail sales tax. If the national sales tax were raised to, say, 20%, consumers would cheat by paying cash to avoid it, and retailers would submit because they'd sell more goods by cutting the price 20%. With the VAT, every step of the manufacturing (and tax collection) process is documented.

Make no mistake: A VAT may be unavoidable in the United States. The reason is that spending is rising far faster than the revenue that can conceivably be generated by the current tax regime.

Keeping the budget afloat

Let's examine the numbers. Under our current tax system, receipts are projected to remain pretty flat, at about 18% to 20% of GDP, far into the future. But spending is slated to rise to 24% of GDP in 2030 and 28% in 2050, excluding interest on the federal debt. If taxes aren't increased enormously, future deficits, and the enormous borrowing they require, will swamp the budget with ruinous interest costs.

Today, the income tax raises around $1.1 trillion, or around 9% of GDP, with payroll and corporate taxes contributing the balance. The deficit now stands at around $580 billion, including the Social Security surplus that's helping to pay the bills. But that surplus is also rapidly disappearing. So to balance the budget, America would need to raise income taxes by 53%, assuming the other taxes remained at current rates.

The gap gets far larger in the future, chiefly due to rapidly rising costs of Medicare and Medicaid. To pay for those costs, we'd need to raise taxes by an extra 2% of GDP. That would require an additional $270 billion in income taxes.

All told, that's a total tax increase of $870 billion, or almost 80%. That's not including the estimated $240 billion cost of President-elect Barack Obama's healthcare plan through 2018.

The rub is that the fiscal pillar America has relied on since 1913 - the federal income tax - can't possibly support the looming new era of spending. All economists agree that when top income tax rates get too high, Americans will work, save and invest less. Tax collections would increase far more slowly than rates, and eventually level off completely.

The VAT may be the only answer. "We're moving towards European levels of spending," said Andrew Biggs, an economist at the American Enterprise Institute "If you go there, you need a more efficient way to raise revenue."

But the VAT, on top of encouraging bigger government budgets, has another problem: Middle class taxpayers would be hit harder by a VAT because they spend more of their income on goods like clothing and cars than high-earners. That's especially distressing to Obama and Democrats, who have pledged to make the tax system far more progressive by raising rates for the wealthiest Americans.

One partial solution would be to exempt staples such as food, gasoline or fuel oil from the VAT and impose extra-high charges on yachts and jewelry. To help middle-class taxpayers, the federal government could also send subsidies to tens of millions of taxpayers based on their incomes. The French, for example, mail checks to families depending on how many children they have.

But given the nature of politics, said Biggs, "the problem is that those rebates might be tied to some social agenda, not to making the system fair."

European governments have typically seen VAT hikes as an easy way to raise revenues during a recession. In some countries, government spending is more than 50% of national income. The results have been fiscal stability, but lackluster growth and a dearth of dynamism and entrepreneurship.

Given the budget numbers, the United States has already chosen a path of far bigger government. The trap has been set. It's unlikely America can escape without a VAT.

source:

http://money.cnn.com/2008/12/01/news/economy/tully_vat.fortune/?postversion=2008120206

Dec 23, 2008

Sudden Upsurge in Demand for Mortgages May Not Be Met With Supply

Mortgage applications are up sharply as homeowners try to take advantage of low 30 year fixed rates. But tighter lending standards means that a fair number will be disappointed.

Moreover, the surge in mortgage applications is for refinances rather than new home purchases. And while refis will indirectly help the economy by increasing consumer discretionary income, the newly low mortgage rates do not yet appear to be stabilizing the housing market.

From the Financial Times:
Applications for home loans more than doubled in the two weeks after the Federal Reserve said it would buy mortgage bonds to help stabilise the market, prompting mortgage rates to fall by more than three-quarters of a percentage point.

With average rates for a 30-year, fixed-rate mortgage now at about 5.2 per cent, growing numbers of borrowers have an incentive to refinance to bring down their mortgage costs.

But tighter underwriting standards for prospective borrowers, combined with funding and staffing difficulties for mortgage originators, are likely to restrict the supply of new mortgages.

“The mortgage industry is collectively unprepared to deal with a cascade of business; staffs were pared to the bone as the market for mortgages shrank over the past year,” analysts at HSH Associates wrote in a note to clients.

Mahesh Swaminathan, mortgage analyst at Credit Suisse, said that as a result, lower rates would not necessarily create a wave of mortgage refinancing on the scale that was seen in 2003, when credit markets were healthy.

source:
http://www.nakedcapitalism.com/2008/12/sudden-upsurge-in-demand-for-mortgages.html

Dec 22, 2008

Unfinished subdivisions stuck with underfunded HOAs

When the San Tan Heights Homeowners Association switched from developer control to homeowner-elected leaders in August, its new board members and management company learned that the HOA was practically DOA.

Its problems included nearly $1.6 million in unpaid dues that the previous HOA board in the Queen Creek-area community had made no effort to collect.

The biggest individual delinquencies belong to bankrupt home builders.

Developer abandonment is likely to become a serious issue in the coming year for as many as 200 of the more than 10,000 Arizona communities under HOA control, both opponents and supporters of Arizona's HOA policies say.

Partially completed subdivisions and newer communities more prone to home foreclosures are the ones most likely to suffer, experts say, while well-established HOAs in older neighborhoods may not have any trouble at all.

Homeowners in neighborhoods with underfunded HOAs have seen their association fees increase at the same time amenities and services are being reduced or eliminated.

They fear the worsening conditions will further hurt their property values and quality of life.

San Tan Heights is one of several boom-era subdivisions Valley developers have abandoned before completion during the past year.

Homeowners in some other communities have been unable to wrest control of their association from developers, who usually are among the HOA's principal debtors.

Ricky Doxie, owner of a condominium at Village at Rio Paseo, said that developers Engle Homes and Sunbelt Holdings still control the Goodyear community's destitute HOA despite the demise of their joint development venture, which produced 27 of 144 planned units.

Meanwhile, homeowners in the community have been forced to fend off worsening blight, angry creditors and interruption of essential services, he said.

San Tan Heights HOA board members say the association will go bankrupt in 2009 unless homeowners each agree to pay an extra one-time $750 assessment, which many residents say they can't afford.

The board also accused developer Miller Holdings of tapping the association's reserve fund to pay operating expenses.

However, owner Larry Miller said he simply did whatever he could to pay the HOA's bills while member delinquencies mounted, adding that it would have been a waste of money to go after bankrupt HOA debtors who had no money to give.

Miller said the HOA is suffering because San Tan Heights, like scores of other communities in the Valley, provided homes to entry-level buyers, many working in the construction industry, at or near the housing-market peak.

"Every one of those subdivisions is having the same problems," he said.

Advocates for HOA reform say lawmakers could have prevented problems caused by the housing-market downturn by passing tougher restrictions on what critics describe as a developer-friendly system that often treats homeowner rights like an afterthought.

"Unfortunately, I think we've dug ourselves into a big hole here," said Clint Goodman, Mesa attorney and homeowner advocate.

The HOA age

Homeowners associations have become ubiquitous in recent decades, as local governments have sought to limit the impact of population growth on the demand for municipal services.

Development standards have evolved to the point where developers are required to include large parks and open spaces in each new community - recreational amenities once provided almost exclusively by the public sector.

"Cities like it because they don't have to maintain certain areas," said Goodman, president of the Homeowners Institute.

Fast-growing Arizona cities and towns such as Gilbert require all new residential development to be under HOA control.

Another requirement, which Reed Porter, president of T2 Homes, said has become a challenge, is that the developer must finance and construct those amenities in each new community before selling a single home.

Porter knows firsthand how amenities can become cash-sucking monsters in a half-empty community where the developer has gone out of business.

"Now, there's 500 residents living in a community with amenities for 1,000 residents, and then they see the community start to deteriorate," he said.

Porter, also the former president of bankrupt builder Trend Homes, abandoned one Gilbert subdivision fitting that general description early this year.

Cooley Station North in east Gilbert is one of seven communities Trend Homes was building before filing for Chapter 11 bankruptcy protection in January.

Porter later joined Najafi Cos., a private-equity firm, to start a new company, incorporated as T2 Homes but operating under the Trend Homes name.

Still, T2 is not planning to build or sell any more homes in Cooley Station North and is not liable for the original Trend's unpaid HOA subsidies, Porter said.

Trend built about 280 homes inside the community, which contains 865 subdivided lots.

Nor is the community's principal landowner, Trend Homes' former - also bankrupt - land bank Taro Properties Arizona, responsible for cleaning up the acres of weed-infested vacant land inside Cooley Station, he said.

"The problem is, bankruptcy protects you from all that," Porter said.

His choice of the word "problem" seems less ironic when one learns that Porter served as the board president of the Cooley Station HOA until earlier this month.

That's when Taro agreed to release its nearly 500 mortgaged lots to Bank of America, the jilted lender. BofA will become the community's sole institutional landowner.

It has been an ordeal that required board members to make tough decisions such as closing two of the community's three swimming pools, he said.

Like it or not, Porter said, municipalities will have to change their standards to allow incremental development in the wake of so many failed subdivision projects.

"The developer gets these huge loans to build all these parks and amenities," he said. "I'm sure that the next go-round, banks won't lend on all that stuff up front."

Defeated purpose

Garin Groff, spokesman for the town of Gilbert, said that the reason town officials require developers to complete parks and other amenities in advance is to protect home buyers from the unfulfilled promises of developers.

However, he said Gilbert has been working to accommodate recent requests for more incremental development.

"The town is flexible and will work with developers to phase certain elements," Groff said.

He added that residents of Cooley Station can file complaints with the code-enforcement department in Gilbert about the weeds, which some residents believe are a fire hazard in addition to being unsightly.

The town's enforcement staff will contact the landowner, in most cases a bank, to pressure for a cleanup of the area, Groff said.

Porter said bank repossession of developer land is usually beneficial to struggling HOAs, because banks generally resume payment of fees and clean up vacant land to prepare it for resale.

In the meantime, some communities have formed homeowner cleanup crews to tackle vegetation, trash and construction debris on developer- or bank-owned vacant lots. Groff said, though, residents should obtain permission from landowners so they don't risk being accused of trespassing.

Doxie said he and his neighbors confronted a similar problem earlier this year, when tumbleweeds took over the vacant lots in Rio Paseo.

They had a lawyer send letters to the HOA demanding removal of the weeds, which were cleared out soon afterward.

In general, Rio Paseo residents have learned by experience to take an active approach to dealing with problems in the mostly empty community.

At one point, a landscaping contractor who claimed he was owed money by the developer-controlled HOA had his attorney get liens placed on every homeowner's property.

On another occasion, residents received notice that the community's water service, paid through their $165-a-month association fee, was scheduled to be shut off the next day for non-payment.

By getting involved, the homeowners were able to get the liens removed and keep the water running, Doxie said.

Still, he said that some HOA services have been eliminated without input from homeowners and that the association has not provided any update about its financial situation since a year ago.

"Nobody has contacted us to this day with any information about what is happening here," Doxie said.

Richard LaPorta is board treasurer of the San Tan Heights HOA. He said the community's previous HOA board had a policy of limiting homeowner access to financial information, forbidding residents to copy any documents or remove them from the management office.

Goodman said such policies are commonplace but illegal.

"I sue homeowners associations all the time because they don't disclose financial records," he said.

Lack of accountability and a widespread lack of interest in tougher HOA laws have turned associations that could benefit both home builder and homeowner into "a setup that's ripe for fraud" and financial shenanigans, Goodman said.

"It seems like the main purpose of HOAs has backfired," he said.

source:

http://www.azcentral.com/realestate/articles/2008/12/21/20081221biz-homeowners1221.html


Dec 17, 2008

A refinancing rush as interest rates come down

Tony Jabon had an e-mail in to his mortgage broker by 10 a.m.

The 35-year-old environmental consultant in Charlotte, N.C., had heard about the Federal Reserve's decision to cut its key interest rate to nearly zero and wanted to refinance to something lower than 5.5 percent.

Within hours, he had locked in a rate of about 4.6 percent. He'll save about $160 on his monthly payment. "Any time you can save a dollar," he said, "why not?"

Homeowners across the country did the same Wednesday. Mortgage brokers reported a surge of calls from borrowers seeking to take advantage of the Fed's extraordinary decision. Some brokers were quoting mortgage rates of close to 4.5 percent for people with strong credit and hefty down payments.

The national average rate on 30-year, fixed mortgages was 5.06 percent on Wednesday, according to financial publisher HSH Associates — the lowest since the 1960s and down from 5.3 percent Tuesday.

"This is beautiful, oh my gosh!" said Patti Mazzara, a mortgage broker in the Minneapolis suburb of Edina, who was surprised when she looked up rates and found them well below 5 percent, down at least three-quarters of a percentage point from earlier in the week. "This is a whole new game now. Hopefully it's going to give people some relief."

The Fed, aiming to free up lending and jolt the economy back to life, cut the federal funds rate Tuesday from 1 percent to a target range of zero to 0.25 percent and pledged to keep funneling money into the market for mortgage investments.

It was the best news in months for anyone looking to lock in a 30-year, fixed-rate mortgage. But it was not expected to be a cure-all, and borrowers already in danger of foreclosure probably won't be able to take advantage.

"It's a call to action for homeowners looking to get out of adjustable-rate mortgages," said Greg McBride, senior financial analyst at Bankrate.com. "Unfortunately, it's not an equal-opportunity party."

Even Wall Street, which pushed the Dow industrials up 360 points after the Fed announcement Tuesday, tempered its enthusiasm on Wednesday. The Dow finished down about 100 points.

An estimated 12 million Americans owe more on their home loans than their houses' current value, unemployment is still rising quickly, and foreclosures are soaring.

For people whose home values have plunged, "I could have a 1 percent interest rate, but it wouldn't help them," said Michael Maynard, a mortgage broker in Branford, Conn.

"People losing their homes aren't losing their homes because they can't get a 6 percent mortgage," Maynard said. "They're not qualifying at all."

In Charlotte, Jabon's mortgage broker, Will Mullinix, said that while rates that low are "pretty unprecedented," the best deals are available only to borrowers with pristine credit who are taking out loans for under 80 percent of their house's current value.

"All the stars have to align," Mullinix said.

And economists expect falling rates to provide only a modest boost to home sales, especially as unemployment worsens amid what could be the longest economic downturn since the Great Depression.

"People tend to be more inclined to buy a house when they're confident about their employment and income prospects," said Wachovia Corp. economist Mark Vitner.

Besides lowering the interest on fixed-rate mortgages, rates should come down on adjustable-rate home equity loans. Those are tied to the prime rate, and prime rates came down immediately after the Fed move Tuesday.

The Federal Reserve also plans to buy up mortgage debt and is considering buying long-term Treasury bonds that are closely tied to mortgage rates, so analysts expect rates to drop even further.

"We're going to see just a massive refinancing boom," said Mark Zandi, chief economist at Moody's Economy.com, who estimates that up to 10 million U.S. borrowers, or about one in five Americans with a mortgage, could wind up refinancing.

Senate Majority Leader Harry Reid said Wednesday that some of the $700 billion financial bailout should spent to aid borrowers in danger of losing their homes.

"We've given enough big checks to these banks. Let's do something to help foreclosures," he said in a conference call with reporters.

President-elect Barack Obama's advisers were weighing an economic recovery plan that could cost as much as $1 trillion over two years. The figure is far bigger than the $600 billion that Obama's team initially envisioned.

Mortgage applications rose about 3 percent last week, but are still below highs for the year reached in early February, the last time rates were attractive enough to cause refinancings to surge.

For homeowners who haven't been able to sell their houses, the lower rates represent an opportunity to at least save some money. And if they have enough equity in their homes, they can still pull out money to make improvements — albeit at a higher interest rate.

Lisa Wallwork, 37, and her husband, Shawn, are in the process of refinancing the mortgage on the house they've owned for five years in Tolland, Conn. They pulled it off the market in September after their house didn't sell for more than a year.

"We wanted to move up to a bigger and better house," she said.

Instead, the couple are refinancing their $185,000 mortgage, pulling out equity to remodel their kitchen and getting a new front door. And they still expect to save up to $300 a month in the process.

Associated Press Writers Joshua Freed, Christopher S. Rugaber, Stephen Singer and Erica Werner contributed to this report.

link:

http://www.google.com/hostednews/ap/article/ALeqM5ioHc80xKMiATnqCpK0cDKJzk_nPQD954OPGO0


IRS to help homeowners refinance or sell homes


WASHINGTON – The Internal Revenue Service said Tuesday it will try to make it easier for homeowners in financial straits to refinance or sell their homes.

The plan announced by IRS Commissioner Doug Shulman would speed up a process where financially distressed homeowners may request that a federal tax lien be made secondary to liens by the lending institution that is refinancing or restructuring a loan.

Taxpayers will also be able to ask the IRS to discharge, or remove, its claim to a property in certain circumstances where the property is being sold for less than the amount of the mortgage lien.

"We need to ensure that we balance our responsibility to enforce the law with the economic realities facing many American citizens today," Shulman said, stressing that "we don't want the IRS to be a barrier to people saving or selling their homes."

He said the program will focus on those people who ordinarily pay their taxes in full but "because of these extraordinary times are getting behind in their tax payments."

A tax lien occurs when the government makes a legal claim to property as security or payment for a tax debt. The government thus notifies other creditors that it has a claim on the property.

The IRS can rule that its lien will be secondary to another lien, such as that of a lending institution, if it determines that taking a subordinate position will ultimately help with the collection of the tax debt. Taxpayers or their representatives may apply for a "subordination" of a tax lien if they are refinancing or restructuring their mortgage.

Lending institutions generally want their lien to have priority on the home being used as collateral.

Taxpayers may also request a certificate of discharge if they are giving up ownership of the property at an amount less than the mortgage lien if the mortgage lien is senior to the tax lien. A discharge does not relieve a person of the tax that is owed, but it does remove the lien on a particular property such as a home. The IRS would still maintain its lien on other possessions of the taxpayer.

Normally it takes about 30 days to rule on a request for a discharge or subordination of a tax lien, but Shulman said the IRS will work to speed up that process so there would be no delays for people trying to obtain new mortgage loans. The IRS urged people to contact the agency's Collection Advisory Group early in the home sale or refinancing process.

The agency said it issues more than 600,000 federal tax lien notices annually and that currently there are more than 1 million outstanding tax liens tied to both real and personal property.

link:

http://news.yahoo.com/s/ap/20081216/ap_on_go_ca_st_pe/irs_homeowners?ref=patrick.net

Internal Revenue Service: http://www.irs.gov

Fort Lauderdale approves Air & Sea Show's return for 2010

F0RT LAUDERDALE - When the Air & Sea Show was new to Fort Lauderdale, captivated spectators and happy business owners called it a "shot in the arm," a huge success, Broward County's Mardi Gras.

Two Fort Lauderdale businessmen who want to hear those words again got the go-ahead Tuesday to resurrect the show. City commissioners voted unanimously to approve a contract with Stanton Smith and Steve Savor, allowing them to start building the show for a return in 2010.

The contract requires the promoters to pay all the city's costs, post a $750,000 bond in case there are problems, and schedule the show so it doesn't hurt The Galleria mall by occurring during that season's heaviest shopping weekend right before Mother's Day. It also must not coincide with an annual ophthalmologist's convention.

"The real reason to do the show, for me," said Mayor Jim Naugle, "has always been that the military leaders have said what a great recruiting tool the show is, to expose kids to a career in the military and attract the best and the brightest to operate that sophisticated equipment."

From 1995 to 2007, promoter Mickey Markoff and his air-show organization put on the annual beachfront spectacle, featuring fighter jets and bombers, military choppers and stunt pilots. The city for years contributed services, but took a tough zero-cost-to-taxpayers approach at Commissioner Christine Teel's urging in 2004.

Markoff said he ended the show because he lost his title sponsor, McDonald's.

Much is ahead of Smith and Savor if they're to bring back the party. Their next stop is the U.S. military, to see if and when the hardware is available. Then sponsors would be sought to underwrite the show.

An admission charge, perhaps for premier seating, is possible, though the contract requires any charge to be "minimal."

They'll also have to contend with environmental concerns. Dan Clark, president of Cry of the Water environmental group, told commissioners that protected reefs offshore cannot be harmed by boat anchors as they have in past shows. He urged the organizers to begin consulting with regulatory agencies.

The Greater Fort Lauderdale Chamber of Commerce supports the return of the show.

Brittany Wallman can be reached at bwallman@sunsentinel.com or 954-356-4541.

source: sun sentinal

link:
http://www.sun-sentinel.com/community/news/fort_lauderdale/sfl-flbairshow1217sbdec17,0,1480001.story

Fort Lauderdale beach parking to change

FORT LAUDERDALE - Fort Lauderdalecommissioners have given tentative approval to expanding parking hours and changing the rates for the popular South Beach parking lot a few blocks south of Las Olas Boulevard at 700 Seabreeze Blvd.

Beachgoers enjoy public restrooms, playground equipment and picnic tables there.

The city plans to eliminate the $10 fee and installing parking meters.

The proposed new hours are 5 a.m. to 2 a.m..

City residents who buy a $5 resident parking card would park there for free. Others would pay $1.75 an hour.

A final vote will come at the commission's Jan. 6 meeting.

source: sun sentinal

link:

http://www.sun-sentinel.com/community/news/fort_lauderdale/sfl-parking1217,0,2502273.story

Fort Lauderdale city commissioners approve Beach Walk

FORT LAUDERDALE - Fort Lauderdalecity commissioners have approved Beach Walk at Bahia Mar for city owned, privately leased property at 701 Seabreeze Blvd.

The commission's vote Tuesday clears the way for an expansion of the property on the Intracoastal Waterway south of Las Olas Boulevard.

Part of plans for a major overhaul at the Bahia Mar Beach Resort and Yachting Center, the project adds two three-story buildings on Seabreeze.

The city granted a reduction in parking from the required 1,394 spots to 1,025, and waived a maximum 200-foot building length requirement to allow 375 feet.

The project includes a landscaped 10-foot wide walkway along Seabreeze Boulevard and a promenade along the Intracoastal Waterway.

source: sun sentinal

link:

http://www.sun-sentinel.com/community/news/fort_lauderdale/sfl-beachwalk1217,0,6989762.story

What to do with an inherited condo in South Florida


Nancy Phillips was left with two West Palm Beach condominiums when her mother passed away in early November.

The pain of losing her was tough enough, said Phillips, who lives in Poughkeepsie, N.Y. But the real estate decisions she faces now are wrenching as well.

"I don't know what to do, to be honest," she said.

In what is the worst market in years, those who inherit condos have a few tough choices: Decline the gift, sell at rock bottom prices, try to rent (if condo documents allow it) or be prepared to pay thousands for property taxes, assessments, maybe even a mortgage.

Daniel Vasquez Daniel Vasquez

There is no one-size-fits-all answer, says Matthew Zifrony, an attorney with Tripp Scott, a Fort Lauderdale-based firm that represents more than 70 condo and homeowner associations. First figure out if you want to keep it and whether you can afford it.

If you decide to sell or rent, Zifrony recommends upgrading kitchens and bathrooms to be competitive in this high-inventory market.

"Improve the overall look," he said.

If you go the rental route, make sure to follow all association rules (some require background checks of renters) and clear your actions beforehand with the board. You should also check local listings or talk to a real estate agent about the going rates.

Phillips inherited two units at Century Village Condominiums, including one purchased last year.

It has a $40,000 mortgage and $15,000 in upgrades. Still, "our agent said we should put it on the market for $35,000, but not to expect to get it," Phillips said.

It will cost her about $9,000 a year to keep both units and fees could go up. A lot of condo communities are increasing fees to make up for cash-strapped owners who don't pay and revenue lost to members in foreclosure.

"And my mother also had a homestead exemption for her property taxes. I won't have that," she said.

Joan Sacco-Chalfant is also having to make tough financial choices.

Her husband of six weeks died unexpectedly of heart failure in July. Now she has two units at Oakland Shores Condominiums in Oakland Park on her hands. She already owned a two-bedroom apartment across the hall from the one she shared with her husband.

"If I tried to sell [his unit], it could sit on the market for a year or two and I would still end up having to pay all the fees," said Sacco-Chalfant, a retiree on a fixed income. "I figure it's smarter to hold onto to it. But there's no way I can without being able to rent one of them."

Initially, her association board did not want to allow it. "But they recently ended up working it out with me and I'm very happy about that," Sacco-Chalfant said.

When associations make it easier for unit owners to rent, they help keep a unit off the market that is likely to sell low.

"Most of the time when someone passes away and the condo goes to a family member, they don't want to keep it and just sell it off fast," said Stanley Siegel, president of the umbrella association for Century Village Condominiums in Boca Raton. "In plain English, they just dump it."

"It doesn't hurt the association" when condos go for relatively cheap prices, he said. "But it may be a burden on those who also want to eventually sell."

Zifrony said it's important for heirs to study all options, especially if there is a mortgage on the unit.

"It can be very expensive for someone to inherit a property in this economy," he said. "If the mortgage exceeds the value of the condo, you probably wouldn't want to accept title."

You can decline the inheritance as long as your name is not on the deed and you are not named in what is called a "life estate deed," which automatically transfers title upon death of the original owner, he said.

If you plan to leave someone property, it's best to set things up in writing, advises Karen Alexander, a probate attorney based in Palm Beach County.

If an heir must go through probate court, it could easily take three to six months.

"It's always easier if you use a will," Alexander said. She said some people add a name to their deed before their death. "This is a faster way to transfer a deed after a death, but it can open up a can of worms, too."

She said about two months ago a client had to show up to the closing with a bank check for the buyer worth more than $10,000.

"She wasn't even sad," Alexander said. "She was happy not to have to pay for it anymore and to cut her losses."

Daniel Vasquez can be reached at condocolumn@sunsentinel.com or at 954-356-4219 ( Broward County) or 561-243-6686 (Palm Beach County). His condo column runs every Wednesday in the Local section and online at www.sunsentinel.com/condos. You can also read his consumer column every Monday in Your Money and online at www.sunsentinel.com/vasquez.


source: sun sentinal

link:

http://www.sun-sentinel.com/business/custom/consumer/sfl-flbcondocol1217sbdec17,0,3785357.column




Dec 15, 2008

New data: Florida banks' health still slipping

It comes as little shock that the health of Florida banks continued to deteriorate in the third quarter of 2008, according to data just compiled by

Bauer Financial Inc

. Weaker Florida banks rose to 52 in the third quarter ended Sept. 30 from 35 in the second quarter. The good news? Few banks based in the immediate Tampa Bay metro area are seriously struggling. The bad news? Lots of coastal area banks — especially from Bradenton south to Naples — that got caught in the speculative real estate boom are listed among Florida's worst bank performers.

The St. Petersburg Times will add these fresh numbers to its easy-to-search bank ratings database in the coming week when Bauer shares its numbers. New credit union ratings will also be available in the coming week. More on credit unions below.

Bauer rates banks by "stars" — zero through 5. A five-star bank is very healthy, a three-star bank is okay and two stars or fewer indicate trouble. A zero-star bank is in deep distress. Here's where to check Bauer Financial directly for the latest bank information, and here for credit union data.

Florida had 11 zero-star, the state's most vulnerable, banks as of the end of the third quarter, up from seven in the previous quarter. (One of those zero-star banks, Bradenton-based Freedom Bank —not to be confused with a St. Petersburg bank with a like name — failed on Oct. 31 and was sold by federal regulators to a Michigan bank.) Here are the state's 11 zero-star banks — the closest ones to the Tampa Bay market being in Sarasota and Ocala:

Bank of Bonifay, Bonifay, FL
BankUnited FSB, Coral Gables
Century Bank FSB, Sarasota
Federal Trust Bank, Sanford
Integrity Bank, Jupiter
Ocala National Bank, Ocala
Ocean Bank, Miami
Premier American Bank, Miami
Republic Federal Bank, Miami
Riverside of the Gulf Coast, Cape Coral
Vision Bank, Panama City

If you do business with these banks, don't let soothing words of any of their executives lull you to sleep. Example: "As Century Bank's president, I want to assure you that Century Bank is positioned to weather these turbulent economic times," says a smiling John P. O'Neill, president of Sarasota's Century Bank on its Web site. Given Florida's deepening recession, these institutions are those most in need of new capital and most likely to face government seizure or a forced sale to a stronger bank.

How to protect yourself? Be absolutely sure that your deposits at these institutions fall below the federal deposit insurance limits as spelled out by the FDIC here. Deposit insurance limits recently increased from $100,000 to $250,000 — temporarily. The limits revert to $100,000 at the end of 2009. Pay attention to services like Bauer (and others) that track the health of financial institutions and choose to do business with healthy ones. And avoid ending up in low-ranked institutions in the first place. Plan ahead.

In the third quarter, the number of one-star banks — in trouble but not as serious as a zero-star bank — rose to six across Florida from two in the previous quarter. Again, none are based in the immediate Tampa Bay metro area, but many are nearby. Here are the six:

Centerbank of Jacksonville
Commerce Bank of Southwest Florida, Fort Myers
Community National bank of Sarasota County, Venice
Flagship National Bank, Bradenton
Florida Community Bank, Immokalee
Peoples First Community Bank, Panama City

Thirty-five banks were declared two-star — weaker than they should be an in need of strengthening — in the third quarter, up from 26 in the prior period. There are three two-star banks in this area, including one in St. Petersburg, one in Tampa and one in Clearwater. Here are all 35:

Bank of Miami, Coral Gables
Bayside Savings Bank, Port St. Joe
Beach Community Bank, Fort Walton Beach
Coastal Community Bank, Panama City Beach
Community Bank of Cape Coral
Community Bank of Manatee, Bradenton
Espirito Santo Bank, Miami
First Commercial Bank of Tampa Bay, Tampa
First Guaranty Bank & Trust of Jacksonville
First National Bank of Florida, Milton
First Peoples Bank, Port St. Lucie
Florida Capital Bank, Jacksonville
Great Florida Bank, Miami
Gulf State Community Bank, Carrabelle
Haven Trust Bank of Florida, Ponte Vedra Beach
Hillcrest Bank Florida, Naples
Horizon Bank, Bradenton
Key West Bank, Key West
Liberty Bank, Naples
Marco Community Bank, Naples
Oceanside Bank, Jacksonville Beach
Oculina Bank, Fort Pierce
Old Harbor Bank, Clearwater
Olde Cypress Community Bank, Clewiston
Orion Bank, Naples
Partners Bank, Naples
Peninsula Bank, Englewood
Prosperity Bank, St. Augustine
Riverside Bank of Central Florida, Winter Park
Riverside National Bank of Florida, Fort Pierce
Royal Palm Bank of Florida, Naples
Security Bank, North Lauderdale
Sun American Bank, Boca Raton
Synovus Bank of Tampa Bay, St. Petersburg
Vanguard Bank and Trust, Valparaiso

And what of the top performers, the five-star institutions in the state that have stayed out of trouble in difficult times? The number of five-star banks dwindled to 26 in the third quarter, from 40 in the second quarter and 71 in the first.

Finally, Bauer also lists Florida banks it calls "start-ups" — institutions still too young to have a track record to judge performance. Here are 13 start-ups in and around the Tampa Bay area, as of Sept. 30.

American Momentum Bank, Tampa
Central Bank, Tampa
First Avenue National Bank, Ocala
Florida Bank of Sarasota
Florida Traditions Bank, Dade City
Gateway Bank of Central Florida, Ocala
Gateway Bank of Southwest Florida, Sarasota
Gulfshore Bank, Tampa
Insignia Bank, Sarasota
Jefferson Bank of Florida, Oldsmar
Northstar Bank, Tampa
Sabal Palm Banks, Sarasota
USAmeribank, Largo

As for Florida's federally-insured credit unions, new Bauer Financial data show only one zero-star institution: Eastern Financial Florida Credit Union in Miramar. It was a zero-star credit union in the second quarter as well. Tampa's Bay Gulf Credit Union is the state's only federally-insured, one-star credit union. There are two two-star credit unions: Florida Episcopal FCU in Orlando and Suncoast Schools Federal Credit Union in Tampa which, with more than $6-billion in assets, is the state's largest credit union.

— Robert Trigaux, Times Business Columnist

source: tampabay.com

link: http://blogs.tampabay.com/venture/2008/12/health-of-flori.html

Judge rejects State Farm rate hike

A Tallahassee judge has rejected State Farm's bid for a 47 percent hike in property insurance rates, raising the specter that Florida's biggest private insurer could drop a significant number of policies statewide.

State Farm's original request was turned down by Florida Insurance Commissioner Kevin McCarty. In an appeal, the insurer said it could have justified a 67 percent increase because costs have spiked.

State Farm said it is collecting less in premiums because of big discounts given to customers who strengthen their homes against hurricanes.

Administrative Law Judge Daniel Manry rejected those arguments, writing that State Farm Florida did not prove that its rate filing "is not excessive, inadequate, or unfairly discriminatory.''

State Farm officials have repeatedly warned of potentially dire consequences if they were turned down — that they may have to shed a large number of policies or even pull out of Florida.

With about 1-million property insurance policies in Florida, State Farm of Bloomington, Ill., is by far the state's biggest private insurer, second only to state-run insurer of last resort Citizens Property Insurance.

Citizens' policy count has fluctuated dramatically: It swelled to 1.4-million in 2007 as private insurers fled because of the risk of hurricanes and their inability to persuade regulators to back double-digit rate hikes. But over the past year, small private insurers and start-up companies have selectively taken several hundred thousand policies out of Citizens.

The flood to Citizens left State Farm as the sole major private insurer, bigger than the next eight carriers combined. It has about 100,000 policyholders in the Tampa Bay area, almost one out of every six homeowners.

State Farm spokesman Chris Neal would not address whether State Farm would drop policies. But in a statement, Neal said the facts presented to Manry "should have led to a different recommendation.''

"We need to be able to pay our customers' claims, particularly those due to catastrophic events such as hurricanes. Our rate request is justified and necessary to stabilize State Farm Florida's rapidly deteriorating financial condition and to serve those customer needs,'' Neal said.

"We acknowledge that this rate increase poses a difficult situation for our customers, especially in light of these tough economic times; however, it is the only responsible choice.''

In rejecting State Farm initially, the state Office of Insurance Regulation said the company didn't follow state law and properly pass on to their customers savings from buying the state's cheap back-stop insurance.

McCarty's office has 30 days to issue a final order endorsing the judge's recommendations. Ed Domansky, a spokesman for McCarty, said there would be no further comment because the insurance commissioner acts as the final hearing officer.

Although McCarty is expected to echo Manry's recommendation, State Farm Florida urged him to take into account its "rapidly deteriorating financial condition.'' Earlier, State Farm Florida told employees it lost $200-million the first nine months of the year despite the lack of a major storm and continues to lose $20-million to $25-million a month.

After McCarty acts, State Farm could appeal to the 1st District Court of Appeal, but that route can be expensive and hasn't been common.

Earlier this year, administrative law judges ruled against Florida Farm Bureau and Hartford Insurance, which were some of the first companies to appeal the state's rejection of their rate hikes after lawmakers made it tougher for insurers to raise rates in 2007. Neither of those two companies subsequently filed an appeal.

Jeff Harrington can be reached at harrington@sptimes.com or (727) 893-8242.

[Last modified: Dec 15, 2008 04:18 PM]

source: tampabay.com


link:
http://www.tampabay.com/news/business/banking/article936107.ece

1616 SE 8th Street - Rio Vista Isles





RIO VISTA ISLES WATERFRONT HOME
NEAR DOWNTOWN FORT LAUDERDALE



Location:
Wide Water Views – Overlooks Lake Juanita
South Exposure provides lots of Sunshine in the Pool Area
Minutes by Car to the Airport – Beaches – Downtown
4 Blocks from Lauderdale Yacht Club with Tennis




Yachtsmen:
84 Ft Seawall allows a 74 Ft Yacht with Turning Basin
No Fixed Bridges - Minutes to Ocean via Boat
Wide Turning Basin for easy Navigation
Solid Concrete Dock Runs Length of Property



Highlights:
Glenn Wright Home Totally Customized by Owner
Handmade Authentic Clay Barrel Tile Roof
Imported Jerusalem Stone Floors & Walls
Hand Painted “Faux” Walls
Solid Core Arched “Pecky Cypress” Doors Throughout
Built-In Backup Generator System
“CGI” High Grade “Hurricane” Impact Windows & Doors
Bang & Olefson Sound System
Two Story Living Area: River Rock & Quartz Wall with Waterfalls
Handsome Den With Coral Fireplace & Marble Powder Room
Game Room with Wet Bar fits regulation size Billiards Table
Elegant Stone Staircase with Wrought Iron Railing
Formal Dining Room with Coffered Ceiling



Master Suite:
Two Bedrooms were combined to create an Oversized Master Suite
Two Oversized Walk-In Closets and Private Balcony
Upstairs Bedrooms all feature “Pecky Cypress” floors & doors


Master Bath:
Chiseled Glass Borders and Glass Pedestal Sinks
Separate Spa Tub + Multi “Rain head” Shower



Kitchen:
“Viking Professional Line” Appliances
"Downsview" Design Contemporary Kitchen
Solid Butcher Block Prep Area + Eat-In Table
Natural Gas Cooking
Wine Storage Room with Humidor - Separate Wine Cooler



Pool Area:
Oversized Marble Patio with Fire Pit for Entertaining
Heated Pool with “Spectrum” Lighting & Waterfalls Spa



3 Bedrooms – 3 Baths – Powder Room - 2 Car Garage
Den could Easily be Enclosed For 4th Bedroom
Room to Extend House and add Two Additional Bedrooms
2008 Taxes: $22,948 with Homestead
Optional Homeowner's Association



Square Ft per Builder Plans:
5191 Ft Total and 4158 Ft Living Space



Site: 84 Ft Water x 125 Ft
Year Built: Completed 2001 - One Owner Home
Central Cooling & Heating



Schools:
Harbordale Elem- Sunrise Middle- Ft Laud High



1616 SE 8th Street – Fort Lauderdale, FL, 33316
Price: $2,795,000
MLS:



OUR PROPERTIES
http://www.lasolaslifestyles.com



OUR FORT LAUDERDALE AND REAL ESTATE BLOG:
http://www.fortlauderdaleliving.net/



VIRTUAL TOUR:



LAS OLAS MERCHANTS & EVENTS:
http://www.lasolasboulevard.com/



Suzanne Wright: 954-328-0594
Rory Vanucchi: 754-246-7758
Jean Whitson: 954-494-4636
RoryScottVan@gmail.com



INTERCOASTAL REALTY
1500 East Las Olas Boulevard
Fort Lauderdale, FL 33301