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REAL ESTATE DIVISION
Welcome to the Webinar!
Real Estate Division
The session will begin shortly. While you wait:
Audio testing: If you can hear the moderator doing sound checks, please click
under the People list located towards the lower right hand side of the window . If
you cannot hear, click and we will get you set up. [To fix this yourself: 1) exit and
re-run the “setup wizard”; 2) if possible, use a plug-in Internet connection, as
wireless is sometimes unstable; 3) to receive audio via telephone, click on the blue
phone ( ) and dial in to hear the audio - keep in mind it is a long distance call]
Text chat: Feel free to chat to your classmates. Simply type in the box at the bottom
left of the window, and press Enter on your keyboard. You can send text to the
whole class (“Main Room”) or to an individual you select. People with their names
in bold are presenters and moderators…chat to them if you are experiencing
problems.
Other Icons: try these out—you can raise your hand, clap, laugh, tell the instructor
you approve, disapprove, speed up or slow down.
Real Estate Division
Real Estate Finance in a Canadian
ContextBUSI 221: Project 2 Preparation
Sharon Gulbranson
REAL ESTATE DIVISION
3UNIVERSITY OF BRITISH COLUMBIA
Topics
• Introduction
• Debrief Project 1
• Project 2 Preparation
• Questions
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4UNIVERSITY OF BRITISH COLUMBIA
Important Financial Calculations
and Formulation
• interest rate conversions
• payment calculations
• outstanding balance calculations
• Use of calculator steps
• Use of formulation—for example
PV = PMT x a[[N, jm]] + FV(1 + i)-N
FV = PMT x s[[N, jm]]
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Multiple choice question 1
The daily interest rate equivalent to an annual rate of 8% per annum, compounded quarterly is:
(1) 7.92191047445%
(2) 0.0225841534%
(3) 8.243216%
(4) 0.0217038643%
UNIVERSITY OF BRITISH COLUMBIA 5
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Calculator Steps
8 shift NOM%
4 shift P/YR
shift EFF% 8.243216
365 shift P/YR
shift NOM% 7.92191047445
÷ 365 = 2.17038643E-2
ida = 0.0217038643%
UNIVERSITY OF BRITISH COLUMBIA 6
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Multiple choice question 2
• If the maximum loan is $250,000 under LTV and $275,000 under GDSR, the overall maximum loan is:
(1) $250,000 because LTV takes priority
(2) $275,000 because GDSR takes priority
(3) $250,000 because the lender will choose the lowest value.
(4) $275,000 because the lender will choose the highest value.
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Question 1 and 2: Residential and
Commercial Qualification
• Interest rates: Brief explanation, state rate and compounding frequency
• Show work
• Overall max loan, compare LTV and GDSR
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Question 3: History of Rates
• Provide ample and detailed discussion
• Show graph and supporting table
• Look at general trends and specific blips in time
• Provide source explicitly and on table
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Question 4: Mortgage Products
• Identify and compare basic and uniqueproducts
• Compare products and provide some details
• Give reasons for similarities/differences
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Question 5: Mortgage Loan
Insurers
• Discuss all three mortgage loan insurers
• Include table
• Add some detail to list
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Question 6: Internet Research
Project
• Follow framework: overview, description, and analysis
• On topic: legal issue related to mtgfinance
• Use headings/sub-headings
• Sample text required
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Project 2: Chapters 9-12
• Part A: Short Answer Questions
60 marks
5 questions
mostly calculations (chapter 9/10 concepts)
UNIVERSITY OF BRITISH COLUMBIA 13
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Project 2: Part B (40 marks)
Mortgage Case Study
• Residential Mortgage Underwriting Analysis
OR
Commercial Research Project
• 1,000 word term paper
UNIVERSITY OF BRITISH COLUMBIA 14
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Part A: Question 1
Arrears and Default
• See lesson 8 review/discussion question 3
• Parts (a) and (b): pmt and OSB
• Use a time diagram for part (c)
• Several techniques to solve (c)
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Question 1: Arrears and Default
• Basic Formulation:
• OSB = FV of loan assuming no payments – FV of payments actually made
• OSB = PV(1 + i)N - PMT x s[[N, jm]]
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Multiple choice question 3
• With a loan amount of $550,000 and an interest rate of j2=10.7% over an amortization period of 20 years, calculate the monthly payment rounded up to the next higher $10.
(1) $5,480
(2) $5,500
(3) $5,565
(4) $5,570
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Calculator Steps
10.7 shift NOM%
2 shift P/YR
shift EFF% 10.986225
12 shift P/YR
shift NOM% 10.4689935707
550000 PV
240 N
0 FV
PMT -5,479.63884134
UNIVERSITY OF BRITISH COLUMBIA 18
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Time Diagram
April 1: Loan
Begins
May-Nov: Pmts
of $5480/mo for
7 months
Dec 20th:
late pmt
Jan 1st:
50% pmt
Feb and
March: no
pmts
Mar 1st:
OSB = ??
UNIVERSITY OF BRITISH COLUMBIA 19
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Lesson 8:
R/D Question 3 (Part (c))
• Option 1: FV of loan (no payments) - FV of payments actually made
• First, find the FV of loan (no payments) as at March 1
• NB: Loan begins April 1 of previous yr
• FV = $550,000(1+imo)11
• FV = $605,144.86
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R/D Lesson 8, Question 3
• Deduct the FV of first 7 payments (made in full and on time)
• May 1 – Nov 1 payments
• Use a two step process to solve:
• FV= $5,480 x s[[7, j12]](1+imo)4
• FV= $39,378.70(1+imo)4
• FV= $40,770.97
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R/D Lesson 8, Question 3
• Deduct the FV of Dec 20th payment
• FV=(Dec 1 equivalent pmt)(1+imo)3
• where Dec 1 equivalent pmt =
• PV = $5,480(1+ida)-19
• PV = $5,450.35; therefore,
• FV = $5,450.35(1+imo)3
• FV = $5,594.25
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R/D Lesson 8, Question 3
• Deduct the FV of Jan 1st payment
• Jan 1st payment = 50%($5,480) = $2,740
• FV = ($2,740)(1+imo)2
• FV = $2,788.02
UNIVERSITY OF BRITISH COLUMBIA 23
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R/D Lesson 8, Question 3
• Summary: OSB as at March 1
• FV of loan (no payments ) – FV of all payments made
• Find max 2nd mtg and total financing subject to LTV and DCR constraints
• Find ANNUAL payment and OSB today on existing mortgage
• LTV: find max total financing and max additional financing
• Income: Calculate NOI, apply DCR to obtain max total payment
UNIVERSITY OF BRITISH COLUMBIA 39
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Question 4
• Using max additional 2nd mortgage payment and 2nd mortgage rate, solve for maximum loan
• Compare max loan under LTV and DCR to determine overall additional funds and from that determine overall total maximum loan
UNIVERSITY OF BRITISH COLUMBIA 40
REAL ESTATE DIVISION
Multiple choice question 5
A SAM participation mortgage stands for:
(1) single annuity mortgage
(2) simple annual mortgage
(3) shared appreciation mortgage
(4) shared annuity mortgage
UNIVERSITY OF BRITISH COLUMBIA 41
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Participation Mortgages
Participation helps hedge the risk associated with inflation
The lender participates in one of two ways:
• taking a portion of the income OR taking a part of the gain in value when the property is sold
How does it work? The lender normally charges a lower interest rate than on a std first mtgor increased amortization in exchange for some participation
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Why Offer Participation Loans?
• pressure to increase yields
• strong competition for available investment funds
• lender’s desire for protection (hedge) against the impact of unexpected inflation on LT fixed yield instruments
• opportunity to improve mortgage yields
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Question 5: Participation Mtg
(Income and SAM)
• Participation in two ways: in income and appreciation of property
• Calculate the payment and OSBterm for base loan
• Calculate the shared NOI amount and add to payment
• Calculate the shared appreciation amount and add to OSBterm
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Question 5: Lender’s Yield for
Participation Mtg
• PV = PMT x a[[n, jm]] + FV(1+i)-n
• Where:
• PV is the original loan amount
• PMT is the sum of the regular payment + participation payment
• FV is the OSBterm + share in appreciation
• N is the term
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Part B: Mtg Case Study: Res’l
Mortgage Underwriting Analysis
Use of two primary websites to gather data:
www.canadamortgage.com
www.realtor.ca
UNIVERSITY OF BRITISH COLUMBIA 46
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www.canadamortgage.com
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canadamortgage.com
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www.canadamortgage.com
• Used to set parameters of affordability for case study
• Determines range of prices you can afford and is used to determine payment obligations with chosen property
• Include two documents from this site: part (b) and part (c) data
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www.realtor.ca
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www.realtor.ca
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www.realtor.ca
• Pick residential property or condo for sale that you can afford (based on down payment)
• include a printout of the selected property
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Part (a)
• Calculate family income and cash reserves (using table at beginning of question)
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Part (b and c)
• Determines range of prices that you can afford and select property to purchase
• With chosen property, determine down payment, mortgage payments, and other fees
• Include attachments
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Part (d)
• What happens to pmt when term and amortization changes? Support with numbers.
• Determine % of income allocated to mtg payments and total pmt (before AND after tax)
• Comment on affordability
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Part (e)-Down Payment
• State % of down payment and thoroughly explain why you set it at this amount
• Discuss , in general, the purchaser’s preferences for the chosen down payment vs mortgage underwriter’s preferences
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Part (f)-
Mortgage Loan Insurance (MLI)
• Is MLI insurance required? Explain
• If MLI is required, state cost of mtginsurance
• How is MLI paid for?
• If MLI is not required, explain why and explain the benefits of not having it
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Part (g)
• Calculate total cash after costs
• Comment on impact, if any, on maximum purchase price
• Support with calculations, if possible
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Part (h)
• State and briefly explain four factors (other than household income) that a lender uses to determine the size of the loan
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Part B:
Commercial Research Project
• 1,000 word term paper on commercial financing,
commercial underwriting, development financing, or
leasehold financing
• More comprehensive than internet research paper in
Project 1
• Graded on writing ability, critical thinking, explanation