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Showing posts with label Credit. Show all posts
Showing posts with label Credit. Show all posts

Tuesday, September 11, 2012

Landlords, Be Diligent - Credit Reference Your Tenants!


It goes without saying that the economy is on its back foot and with National employers such as Woolworths, MFI, Land Rover and BT making redundancies across the country, Landlords need to be extra diligent before signing on the dotted line of the Tenancy Agreement.

So before you go ahead and sign up your tenant there are a couple of things you should be looking at to try and build a profile of your tenant and even though I would always recommend a credit check on your tenant, there are other ways to weigh up the likelihood of whether you have a "good tenant" or not.

These are the steps I would take with all my tenants:

1 ) Three months rent in advance - if you can. If you don't ask, you don't get.

2 ) Employers Reference - On too many occasions, I have seen Landlords and Letting Agents accept a letter from the Employer saying that they are employed and confirmation of their salary. This is OK, however, if you are to be thorough, you should also seek to understand the financial stability of the Employer. My first step would be to visit the Companies House website and for £2.00 you can order the last years set of financial accounts. I would suggest that you are diligent with this and do not assume that as it is a big Company, there won't be issues.

3 ) Previous Landlords Reference - Again, be extra diligent. It is not too difficult to falsely impersonate a landlord and write a glowing report on behalf of a tenant. I am not saying that this happens a lot however, if you are going to be extra diligent, try and get a contact telephone number for the Landlord and call them or request a copy of the old Tenancy Agreement.

4 ) Guarantor - there is no line that must be crossed before you can ask for a Guarantor - most letting agents will ask for a Guarantor agreement if the tenant is either a) unemployed b) they have CCJs or c) are on Local Housing Allowance or Benefits. You can ask for a Guarantor to sign an agreement to say that they will be responsible for the tenants financial and performance liability of the tenancy agreement. This will give you extra protection.

5 ) Rent Guarantee and Income Protection - For a small fee in comparison to your annual rent, it is absolutely worth it. To know that your rental income is guaranteed during the period of your tenancy agreement is an absolute must. Most of the companies that offer a Rent Protection scheme also throw in a few thousand pounds for Legal expenses too!

6 ) Credit Check - Ensure that your tenant(s) provide you with an up-to-date credit check. The tenant can visit Credit Expert by Experian to produce a free credit check, and if they are happy to show you the outcome of the check (as data protection will be in force) and as long as it is clear, you know that the Tenant does / does not have a poor credit history. You will be on the lookout for CC J's (County Court Judgements). These are unsatisfied bills that have gone to court. Be aware that on occasion, there can be a valid reason for a CCJ, such as moving address and forgetting to cancel a bill! If you do not seek a credit report from the tenant, you may wish to use a Tenant Referencing Agency, however, there will be a charge for this.

7 ) Request a Security Deposit - I am sure that you are aware by now that all deposits must be placed with a Government Backed Deposit Scheme otherwise you could be slapped with a fine 3 times as much! I would always ask for 6 - 8 weeks deposit, NEVER one month, as the temptation for the Tenant to use the deposit as the last months rent is too great.

8 ) Professional Property Management Software - Do it right! Even if you only have one property to manage, a lot of these software providers also include tenancy agreements, letters, reminders etc.

9) Get the right level of Buildings and Contents Insurance - I read somewhere that the majority of landlord and tenant insurance claims result from wine being spilt on carpets. Ensure that you choose a Landlord insurance provider that covers property that is occupied by tenants. And as an extra precaution, check to see what level of unoccupied cover they offer as most insurers only provide 30 days.

No one has a crystal ball and it is always going to be difficult to "judge a book by its cover" so please take all the necessary steps to ensure that the tenant you have chosen for your property is the right one, even though you just want the property let!




Jonathan Daines Jonathan@LettingaProperty.com is Co - Director of LettingaProperty.com, a property search portal and information guide dedicated to the letting Industry. Advertising Letting Agents and Private Landlords' Properties to Let to thousands of Tenants every day.




Wednesday, August 29, 2012

Bad Credit? No Credit? No Money? No Problem!


Have you ever walked into a bank or mortgage brokers' office to apply for a mortgage loan and was told, "Your credit doesn't meet our guidelines?" Or even better, "you don't have enough money for the down payment." How about, "You don't have a long enough credit history for us to tell if you are a viable risk or not. Come back in a few years after you have established your credit." Yes? It's not surprising. A staggering 25% of mortgage loan applicants in seven different cities were denied loans due to "credit issues." In another seven cities, collateral and down payments were 10% of the problem. In fact, approximately 70% of the population has or has had credit related "issues" in their past that have negatively affected their credit scores. That's right, 70 percent! If that's not a trend or niche staring you right in the eye, we aren't sure what is.

No one wins when a loan applicant is turned down. The bank loses prospective interest income, the borrower gets a bad taste in their mouth from the institution and potential note buyers don't get the opportunity to purchase income producing loans.

From these statistics and revelations, a whole new kind of real estate lending has evolved and is becoming increasingly popular with individuals or companies who need the flexibility and speed of the private lender. Hard, or private money, lenders are private individuals, or sometimes small companies or partnerships, with monies available for investment. Based upon their personal criteria and guidelines, they tend to lend primarily on a short-term basis, to real estate investors who use it for a variety of profitable purposes, but most commonly, buying and repairing distressed property. What does that mean to you as a potential Buyer? Most hard money lenders are most concerned with the value of the property, placing less emphasis, if any, on the credit of the Buyer.

In essence, they want to be assured that if the Buyer defaults on the loan, they will possess an asset that can be foreclosed on to recover their original investment and still turn a profit. Hard money lenders do not want your property via foreclosure, they just need to feel secure in lending their money on an asset that may be easily liquidated in the event of default by the Buyer. This all may sound too good to be true, but don't be fooled. Hard money lenders are somewhat difficult to find and come at a steep price. Terms for these types of loans will vary from lender to lender and will depend upon the experience level of an investor, the property itself and the length of an investor's relationship with a particular hard money lender. Generally, a private lender will provide a loan for 50-70% of the after-repaired value (ARV) of a property at an interest rate of 12-18% for a period of 6 months to five years. In addition, they will also charge between 2-10 points as an upfront financing fee to the Buyer. The terms will vary from interest only to fully amortized loans. Some will incorporate rehab money into their loans while others will not. Some will place the repair money in escrow to taken in draws as work is completed, while others will let you leave the table with the full amount in your pocket. Ultimately you will need to complete your due diligence and determine what the exact programs and/or guidelines are for a particular lender and determine how they fit into your investment plan. Coupled with terms and equally as important, lending guidelines will also vary among lenders. Each will have their own preferences with regard to geographic area in which they will lend and types of investors to whom they will lend. Other varying guidelines that you will find are credit checks, appraisals, inspection fees for construction draws, and most importantly common sense. Some hard money lenders are strictly numbers type lenders, while others go with their gut feelings about you and the deal. Keep in mind that most hard money/private lenders are individuals just like you. They are not institutional investors who have standards and guidelines dictated by the federal reserves. They can be as flexible or as inflexible as they desire. They can be your neighbor, your doctor, your attorney, or your accountant. They usually don't advertise that they lend money, but instead value referrals and keep their heads low.

Finding true hard money lenders really isn't difficult if you really think about it. Who closes the loans? Who draws up the loan paperwork? Who disperses the funds? Who insures the properties? Who sells the properties? Settlement agents, attorneys, accountants, insurance agents and real estate agents are some of the greatest sources for hard money lender referrals. In fact, some of the professionals you talk to may even be private lenders themselves. Insurance agents who sell hazard insurance policies always place what is called a mortgagee clause in all of their policies when a lender is involved. The mortgagee clause will list the lender. An active agent could become a very good supply of private money lender names for you. Mortgage brokers can also be a good source for locating hard money lenders, particularly those that work with investors on a routine basis and specialize in investor loans. You may have to pay the mortgage broker a fee for the referral because he is giving up his commission with you going directly to the source, but it is well worth the money if it means getting your deal funded.

A slightly more involved method of finding hard money lenders is to drive the neighborhoods and write down the addresses of the homes undergoing renovation. Take the addresses to the courthouse and pull the deed and note for the each property. At least one out of ten properties will be funded by a private lender and not a Bank or institution. Contact the lenders that you discover and explain that you are beginning to invest in the area and would like the opportunity to run some of your deals by them. More times than not, they will be more than willing to take a look at any deal you may have.

Hard money lenders are great resources for real estate investors, particularly a beginner with limited resources. Having a hard money lender on your team enables you to confidently make offers on properties, knowing that the funding is there when you find the right property. The single biggest obstacle that keeps most beginning investors from taking the leap and making offers is cash. By having a private lender already willing to give you the cash, finding a great property becomes your only focus and propels you forward. In addition to securing the funds to purchase property, another extremely important reason to find and befriend hard money lenders is that hard money lenders will be your best and most reliable resource in ensuring that your deals close when you sell homes to other investors. Your ultimate goal is to become the bank. Many prospective buyers for your properties are not all cash buyers. In reality, most cannot simply write a check from their bank account, but rather must borrow their money from other sources. If an investor doesn't have a legitimate source of funds when they bring you an offer, then it is your job to screen them a little further to determine if they qualify for one of your private money lenders programs. Many are capable of making mortgage payments and completing a rehab and would love to buy your properties if they could come up with the cash. In this case, it is your job to take control of the deal and lead them to the money. Become the bank as well as the provider of the property, but be careful. Maintain control of the transaction and use some discretion in deciding whom you take to your lenders. You don't want to burn bridges with your lenders by introducing them to deadbeat buyers who default regularly. Ultimately, you want to be able to take anyone who wants to buy a property from you to one of your lenders. You can quickly develop a list of investors who buy from you on a regular basis when you can provide the property and the financing.

To wrap it all up, let's run through a quick scenario of buying a property with a hard money loan. We won't go into the details of the paperwork and submitting the deal itself as this all varies from lender to lender. We will stick to finding and analyzing the deal. Okay, let's get started. Through your various methods of prospecting, you find a house that is offered at $60,000 in a neighborhood that you feel, and confirmed through your investing team of Real Estate Agents, could sell repaired, painted and in move in condition for $100,000. Keep in mind that we are pulling the numbers out of the air. Your area may be less expensive or quite a bit more expensive, but the formula works the same. You found a hard money lender that you have begun a relationship with, prior to finding a property, that will lend you up to 70% of the ARV (After Repaired Value). You have your contractors' give you rough estimates of approximately $10,000 in repairs to bring the property up to move in condition. Your settlement attorney or closing agent gives you an estimate of $3000 in closing costs. Let's see what we come up with. $100,000 purchase price x 70% (the most the lender will lend on the ARV) = $70,000. $70,000 - $10,000 in repairs - $3,000 in closing costs = $ 57,000 (your maximum purchase price). Anything negotiated over this figure is going to have to come out of your pocket.

There are a few real good investment analyzing tools that are used by some of the most active investors out there. You can get one of them for free by visiting http://www.virtualprestige.com/conant. The others that are used are also linked from the website. The website also has an e-Book entitled "Top Secret: America's Most Liberal Lenders," that may be purchased. The e-Book has already sifted through the masses and has put together some of the top hard money lenders in the nation for you, saving you large amounts of time. As always, I am always happy to answer any questions via email at kgoodnight@mris.com. Happy investing!




Kevin Goodnight is Broker/Owner of Prestige Properties LLC, a real estate brokerage in Maryland. He is an active investor and works primarily with real estate investors, showing them how to create wealth with real estate while minimizing their exposure. His two websites http://www.buyahomewithus.com and http://www.owneroccupiedsales.com are huge hits with the investment community. Kevin's methods of investing and creating wealth for his clients are exceptional and should be sought out if you are considering investing in real estate. You can also contact Kevin through his real estate brokerage at http://www.virtualprestige.com.




Monday, August 27, 2012

Georgia Home Buyers: Now You Can Overcome Past Bad Credit With the NEW FHA Loan!


If you have been contemplating buying a home, but you have credit problems, recent changes in the guidelines for FHA loans may provide the answer to your problems. FHA loans are not actually a new program, but the guidelines have been revised so much in the last couple of years that the real estate agent or seller you are trying to work with will probably not recognize the program anymore.

The initials ''FHA'' stand for Federal Housing Administration. The FHA is a part of the Department of Housing and Urban Development (HUD). When you see HUD homes for sale, they are foreclosed homes that were financed with mortgages guaranteed by FHA.

The program was established in 1934 as part of the National Housing Act with the mission to expand credit and home ownership opportunities for borrowers who may have had credit problems, have a limited credit history, or whose bills take up a higher percentage of their total income than typically allowed on conventional loans. The FHA program accomplishes this goal by providing insurance which will pay off the loan if the borrower defaults. Because of the guarantee of FHA's mortgage insurance, the lender can take more risk approving mortgages for borrowers who would not fit into conventional loan programs. The FHA loan guidelines were designed around the needs of the first time homebuyer, but the program can also be used for a purchase or refinance by any borrower who does not already have an outstanding FHA. The standard FHA loans are only allowed for owner occupied homes and are not for purchasing investment property.

Many real estate agents and sellers are hesitant to recommend that anyone use an FHA loan because they have heard horror stories about the red tape involved. In the past, the FHA guidelines were much stricter on the property and caused the seller to have to pay higher fees than a conventional loan. Using an FHA insured loan often caused the closing to have to be delayed while arguing over seemingly silly red tape issues. However, this red tape has been almost completely unraveled over the last couple of years. If you have an agent or seller who is reluctant to accept an offer involving FHA financing, here are some of the benefits:

* Low down payment. Typically 3% of the purchase price AND gift funds are allowed for the entire down payment, closing costs and prepaid items. These gift funds can come non-profit foundations with easy qualifying requirements.

* Seller-paid contributions for closing costs and prepaid expenses are allowed up to 6% of the purchase price. This means that a buyer can negotiate terms which will result in having to bring absolutely no money to the closing!

* The borrower is not required to have any financial reserves. You can qualify for an FHA insured loan with $0 in your checking or savings account!

* Recent FHA appraisal reform eliminated the need for minor cosmetic repairs to the property before closing. The program now allows ''as is'' appraisals and no longer requires automatic inspections for termite, well or septic. These conditions were part of the red tape that aggravated sellers and agents so much in the past.

* No minimum credit score. There is an automated underwriting system called FHA Total Scorecard. If this system approves your loan, there are no further requirements to explain bad credit, pay off collections accounts or meet a set debt to income ratio.

* If the automated underwriting system does not approve your loan, the loan may be underwritten manually and the underwriter is given discretion to use common sense in the decision to approve the loan. The underwriter often does not have this discretion on conventional loans where they are not allowed to override the automated decision.

* No prepayment penalties. Many loans for borrowers with credit problems have significant penalties for paying the loan off within the first 3-5 years. These penalties prevent refinancing for a lower rate or for debt consolidation. FHA loans have no prepayment penalties. As a matter of fact, FHA loans allow for a program called streamlined refinancing. As long as you make your mortgage payments on time, you can refinance if rates go down without having to produce all of your qualifying documentation again.

All these factors benefit both the buyer and the seller. Without this program, the market for the seller's home would be greatly reduced. With the FHA insurance, potential homebuyers who cannot get approved for a conventional loan can get a mortgage with the same interest rates as a borrower with perfect credit and a low debt to income ratio! And they can buy the home with no money out of pocket!




Carl Pruitt is a 21 year veteran of the mortgage/real estate industries. He helps first time homebuyers with credit problems get into a home with no money down and low rates. Free mortgage reports and advice, including more information on FHA loans, are available at [http://24hourmortgageinfo.com]




Tuesday, July 31, 2012

Credit Repair Business For Sale


Income growing, recession-proof business, and scalable. Complete transition assistance training. Potential of over $1,000,000 per year net profit or more.

That's how a classified ad reads for any good credit repair business for sale.

If you're looking for a credit repair business for sale, one way you can save money is through buying a franchise that includes everything you need to run your business. The major reason to buy a credit repair business for sale is to acquire the revenue stream, which is derived from the brand, ongoing operations executing the credit repair files, and referral sources.

That said, in most markets, there are so many other professionals dependent on having clients with good credit (real estate agents, car dealers, furniture and jewelry dealers, even college admissions counselors) that developing referral sources is quite easy. Postcards, flyer drops, "lunch and learns" along with a "mail route" of pop-by's have all been proven to produce business.

Other aspects of a credit repair business for sale, such as the brand and ongoing operations can be quickly ramped up with less cost than purchasing an associated business in most cases. Equipment required is minimal, and staff can be completely trained in a few days with one online video training and coaching teleconferences.

What would be the price of a business that had over a million dollars per year in net profit? What if you could find a Credit Repair Business for Sale for pennies on the dollar - all you had to do was improve the marketing and hire some help?

Before you purchase an existing credit repair business for sale, we recommend comparing the cost of starting one, using a complete turn-key franchise type system.

As you evaluate your options, we recommend you look for the following components:

- Legal Support. Credit restoration is an ever changing field, and not an exact science. Credit Bureaus evolve their recipe for distilling a credit score, the market produces more people with delinquencies, and creditors change their policies. A good system will provide you with unlimited paralegal support as well as access to a nationally-recognized credit repair attorney for coaching calls, mastermind sessions, and updates on the details of operation of a credit restoration business.

- Online video training. This will allow you to replace staff quickly, scale up your team, and provide access to the latest version of training in this ever-changing field. In addition to video training, coaching calls with other credit restoration professionals can help you learn from others' mistakes outside your service area.

- Marketing Support. As you look at any credit repair business for sale be sure to consider the marketing in place. Generally, referral relationships are one of the easiest and most consistent sources of business. One upside to referral sources is that of transparent accountability in that you'll quickly see where the bulk of your leads are coming in from and be able to develop that further. A good system will include brochures, a website, flyers, materials for "lunch and learn" presentations to referral sources or materials for consumer presentations such as real estate offices and religious or civic groups.

When you invest in a credit repair business for sale, you can add this as a revenue stream if you work with real estate, personal services (i.e. taxes, insurance, etc.), or anyone that depends on attractive financing for clients (i.e. mortgage lenders, car dealers).

Note that like any business opportunity, we cannot guarantee your success. That said, we work to maximize your success. Your level of success depends on your work invested, talents, etc. Take the time to fully investigate and make the decision that's right for you when you look for a credit repair business for sale.

One advantage to this business is that it's generally recession-proof, because during a soft economy, the base of potential clients increases. Over eighty million americans have bad credit, and millions are willing to pay to get it fixed.

In looking at any business opportunity - including a credit repair business for sale, you'll want to evaluate a few key areas:


Is the sector or opportunity growing or shrinking? Credit scoring is definitely here for life, and it's importance continues to grow. Having good credit makes a substantial difference to anyone buying a home or car, getting car insurance in most states, getting a new job, or financing just about anything.
Is it scalable? If you were to buy a conventional brick-and-mortar business like a dry cleaner, often times the only way to increase the business is to open more locations. Investing in a credit repair business for sale means you can help a wide geographic area just by increasing your marketing or sales efforts.
Are you selling on price? This is an area where the right credit repair business for sale really shines: the right system will make you the expert (or your team). You could build this business yourself, but you could end up spending over a million dollars on software, thousands of hours on research, and many thousands of dollars on marketing ideas that didn't work. Just as there's a difference between a Porsche and a Buick, your credit repair business will be able to clearly demonstrate your value and therefore command a better price in the market.

Starting a franchise of a credit restoration business, instead of purchasing a credit repair business for sale can save you money and provide a higher rate of return.




Edward Jamison is the nation's #1 credit repair attorney, and has created a complete turn-key http://creditcrm.com/news/credit-repair-business-for-sale/




Home Equity Credit Update 2007: Both Sides of Declining Home Equity Loan Applications


Will the home equity lending market see a decline in 2nd mortgage origination for 2007? According to affiliates of Home Equity Wire the industry believe the recent decline of home equity loan applications is more of a credit issue than consumer demand result. John Allen, a spokesman for Smart Home Equity commented, "The banks recently tightened their guidelines for second mortgages in the sub-prime market." Allen continued, "We have noticed that application volumes have increased. But just as the lending approvals have decreased, so to have the lending turn-down notifications for applicants because their credit scores mainly in the sub-prime sector.

In a recent survey by Home Equity Wire second mortgage originators surveyed in 2006 are expected to produce nearly $375 billion in home equity loans in 2007, which would be a 15% decline from the approximately $439.6 billion in seconds they originated in 2006. Home Equity Wire has previously noted a decline in second mortgage volume throughout 2006 following a robust increase in volume for the first half of the year, with flat 2nd quarter 2006 results. Yet they reported a decline in third quarter of 2006 and fourth quarter 2006 data from the prior year's periods.

Many mortgage lenders originators have tightened their lending guidelines significantly for both closed-end equity loans and revolving home equity lines of credit. As the lenders attempt to reduce non-performing loans by increase the minimum credit score requirements for 2nd mortgages. Unfortunately this eliminates many potential borrowers who are seeking a home equity loan to consolidate their debts and save money. Ken Carter, executive vice president of National City Home Equity, does not necessarily believe the home equity market is declining. "The market continues to be alive and well. This past year has been an interesting year for the mortgage industry and the MBA continues to talk about normalization," he said.

National City does consider that this could have an impact on the second mortgage market. "A lot of borrowers are taking out closed-end seconds that don't require mortgage insurance, so I don't know if a change in this is going to make an impact," said Mr. Bailey. "Borrowers can build equity much faster with a home equity loan than they would with mortgage insurance. PMI being tax deductible

has some benefits, but monthly payments are less with 80-20 piggy-back than with PMI. Additionally, the tax-deductible only goes up to household incomes of $110,000 or less. It's more beneficial for our customers to do piggyback than PMI. We see this as having minimal impact on our mortgage business," said Mr. Carter.

2007 will be an interesting year that could help insiders get closer to offering more accurate forecasts for home sale recovery. Who knows...? This could be the year that the interest rates for home equity loans spur home construction and help continue to our economy's steady growth.




Keith Hinkley continues to thrive in Manhattan Beach, California producing critical loan articles about real estate and home finance. For free financing information on loan program options or to find a mortgage lender who offers no fee loan applications visit the home equity rate quote page. For more helpful resource websites for no cost rate quote for a 2nd mortgage please check out Home Equity Loans. If you need more loan advice about home equity credit lines please visit Home Equity Credit Lines. For the latest sub-prime interest rates for refinance or home purchase loans, please visit Bad Credit Home Loans.




Tuesday, May 29, 2012

Another Way Around the Credit Crisis - Minnesota Bill Authorizing Banks to "Monetize" Public Works


In August 2007, the nation was stunned by the collapse of a major Minneapolis bridge, killing nine. The bridge had been rated structurally deficient by the U.S. government as far back as 1990, and it was only one of more than 70,000 bridges across the country with that rating. The American Society of Civil Engineers estimated that it would take nearly $190 billion to fix the country's failing bridges over the next two decades. Minnesota and other states have the manpower and the materials to rebuild. What they lack is only the money to do it. Municipal governments have to borrow money by issuing bonds, and the interest they must pay on these bonds is going up.

On March 13, 2008, Erik Sirri, director of the SEC's division of trading and markets, told Congress that the credit crisis has spread to municipal bond auctions. "There is no question that the recent dislocations in the municipal bond markets have created unanticipated hardships for municipal issuers and in some cases dramatically increased their borrowing costs," Sirri said. The inability of cities and states to sell municipal bonds to investors at reasonable interest rates seriously threatens plans to build new roads, schools, airports and other public works projects.1

Although the cost of borrowing is going up for municipal governments, this is not because they are bad credit risks. In fact, they are extremely good credit risks. Creditors know where to find them, and local governments have the power to tax to pay their bills. The problem lies with the bond insurers called "monolines," which have ventured into the very risky mortgage-backed securities market. This has put the insurers' triple-A ratings in jeopardy, along with the ratings of the municipal bonds they insure.

While borrowing costs for municipal governments are skyrocketing, the interest rate the Federal Reserve charges to banks has been going down, even though banks are proving to be much riskier investments than local governments. The Federal Reserve is a private banking corporation that is owned by other banks. It was established in 1913 to prevent bank runs and otherwise keep the banks from getting into trouble for over-leveraging (lending out many times their assets), and that remains its principal function today. The Federal Reserve recently extended $200 billion in financing to 20 top investment banks at wholesale rates, but these low rates are not being passed on to municipal governments or home buyers. The Federal Reserve is evidently working for the banks more than for taxpayers or local governments.Thinking Outside the Box: The Minnesota Transportation Act

Many people are getting tired of waiting for the Federal Reserve and the federal government to act, and one of them is a Minnesota resident named Byron Dale. Dale has drafted a bill called "the Minnesota Transportation Act" (MTA), which is scheduled for hearing before the Minnesota Senate Transportation Committee on March 25, 2008. If adopted, the bill could represent a major innovation in the way state and local projects are funded. It would mandate Minnesota's Transportation Department and State-chartered banks to enter into an agreement providing that the banks would advance funds for legislatively-approved transportation projects in the same way that banks make commercial loans - simply by "monetizing" the projects themselves. Banks routinely monetize the promissory notes of borrowers just by making book entries to a checking account and saying "you have a new deposit with us." (More on this below.)

Under the MTA, the state-chartered banks would create a pass-through account titled an Asset Monetization Account (AMA), monetizing the bid value of projects. This would be done in the same way that banks monetize collateral, except that the deposit would go on the bank's books as an asset rather than a liability, turning the bid value of the project into "money" without debt. This money would be debited electronically out of the AMA and credited to the State's Transportation Account (STA), from which it would then be debited out and credited in to the contractor's bank account in a state bank, according to the terms of the contract. The contractor would spend this money to complete the project. The money would flow into Minnesota's economy, where it would provide for better, safer, more durable roads and bridges. It would be used to purchase goods and services, benefiting business. It would go to pay taxes, helping the State balance its budget. And it would flow back into the state-chartered banks as interest on outstanding loans, reducing the number of loan defaults and improving the profits of the state-chartered banks. In this way, says Dale, the MTA would benefit every segment of society.Too Radical? Maybe Not . . .

Dale says he has been proposing this sort of state funding alternative for years; but only now, with the looming liquidity crisis, have legislators begun to take him seriously. His plan may not be such a radical departure from existing practice as it sounds. Commercial banks are already in the business of creating money. Except for coins, our entire money supply is now created by banks in the form of loans.2 Indeed, banks create all the money they lend. This was confirmed by the Chicago Federal Reserve in a booklet called "Modern Money Mechanics," which states:

"Of course, [banks] do not really pay out loans from the money they receive as deposits. If they did this, no additional money would be created. What they do when they make loans is to accept promissory notes in exchange for credits to the borrowers' transaction accounts. Loans (assets) and deposits (liabilities) both rise [by the same amount]."3

Many other authorities have confirmed this money-creating mechanism of commercial banks.4 State-chartered banks get their authority to create money from the State, and the State has the authority to determine the purpose for which banks create money. State banks are now permitted to create money to monetize a mortgage or other promise to repay. They could as easily be authorized to "monetize" the promise of contractors to deliver labor and materials to the State in the form of road and bridge repair and construction.

The argument against this creative approach is that it would be inflationary, but would it? Inflation results when "demand" (money) increases faster than "supply" (goods and services); and in this case goods and services would be increasing along with the money available to spend, keeping the money supply in balance and prices stable. In fact, it is the lending of money created out of thin air that is inflationary, because banks create the principal but not the interest necessary to pay back their loans. Additional loans must therefore continually be taken out just to service the "money" (or debt) that is already in the money supply; and this newly-created money goes into the pockets of middlemen rather than contributing to the productivity of the community. "Demand" (money) thus goes up without a corresponding increase in "supply," creating price inflation.

The solution to this conundrum is to authorize banks to monetize the production of real goods and services, creating supply and demand at the same time. There is substantial precedent for this approach, stretching as far back as the early American colonies:

* In the early eighteenth century, the colony of Pennsylvania issued money that was both lent and spent by the local government into the economy, producing an unprecedented period of prosperity. This was done not only without producing price inflation but without taxing the people.

* When Abraham Lincoln needed money to fund the American Civil War, rather than paying 25 to 36 percent interest charges, he avoided going into debt by printing Greenback dollars that were "legal tender" in themselves. Again, historians of the period attest that this issue of Greenbacks was not responsible for price inflation.

* A successful infrastructure program funded with interest-free "national credit" was instituted in New Zealand after it elected its first Labor government in the 1930s. Credit issued by its nationalized central bank allowed New Zealand to thrive at a time when the rest of the world was struggling with poverty and lack of productivity.

* The island state of Guernsey, located in the British Channel Islands, has been funding infrastructure with government-issued money for over 200 years, without creating price inflation and without government debt.5 But Is It Constitutional?

These governments could create the money they needed because they were sovereign entities, but what about individual States governed by a federal Constitution? In the United States, the U.S. Constitution controls. But that august document says very little about the creation of money - so little that banks have stepped in and taken over the business by default. Here are the sole Constitutional provisions directly addressing the creation of money:



Article I, Section 8, Clause 5

: The Congress shall have Power...To coin Money, regulate the Value thereof, and of foreign Coin, and fix the Standard of Weights and Measures.

Article I, Section 10, Clause 1

: No State shall...coin Money; emit Bills of Credit; make any Thing but gold and silver Coin a Tender in Payment of Debt.

Congress has been given the power to coin money, but minting coins is not the same thing as issuing paper money, checkbook money, accounting-entry money, or electronic money - the forms of money used most often today. Arguably, "to coin" money was an archaic way of saying "to create" money, but then what is to be made of the clause stating, "No state shall . . . make any Thing but gold and silver Coin a Tender in Payment of Debt"? "Coin" here clearly means precious metal coins, period.

That clause is interesting for another reason: when was the last time you heard of a State paying its debts in gold or silver coin? States routinely pay their debts with the bank-created accounting-entry money that now composes over 97 percent of the U.S. money supply (M3), and that form of money is omitted from the Constitution altogether. The States therefore violate the Constitution every day, something they must do if they are to pay their debts at all, since gold and silver coins are no longer in general circulation. The Constitution obviously needs to be amended to suit the times. Meanwhile, the Tenth Amendment to the Constitution (part of the Bill of Rights) provides:



X - Rights of the States under Constitution

: The powers not delegated to the United States by the Constitution, nor prohibited by it to the States, are reserved to the States respectively, or to the people.

Creating checkbook money is not specifically delegated to the United States, so it must be delegated to the States, unless it is specifically prohibited to them. What about the provision that "No State shall . . . emit Bills of Credit"? According to "the 'Lectric Law Library," "bills of credit are declared to mean promissory notes . . . . Bills of credit may be defined to be paper issued and intended to circulate through the community for its ordinary purposes as money redeemable at a future day." Bills of credit are promises to pay later rather than what is being discussed here: checkbook money issued as "legal tender" - the sort of dollars banks issue every day when they make commercial loans. The Constitution does not say who is authorized to issue this sort of money - whether in paper, electronic or accounting-entry form - so under the Tenth Amendment, this right is reserved to the States and to the People.

As the credit crisis deepens and exposes the inability of the existing banking structure to meet the public's needs, creative funding plans similar to the proposed MTA could be popping up in communities around the country. If the U.S. Congress and the privately-owned Federal Reserve will not issue the funds necessary for bridge and road repair and other urgent public projects, we can encourage our State legislators to fill the breach; and if they won't do it, we the people can get together, apply for a bank charter, and create the funding ourselves. (See E. Brown, "How to Start Your Own Bank," webofdebt.wordpress.com, February 23, 2008.)




Ellen Brown, J.D., developed her research skills as an attorney practicing civil litigation in Los Angeles. In "Web of Debt," her latest book, she turns those skills to an analysis of the Federal Reserve and "the money trust." She shows how this private cartel has usurped the power to create money from the people themselves, and how we the people can get it back. The website is http://www.webofdebt.com/

Her eleven books include the bestselling "Nature's Pharmacy," co-authored with Dr. Lynne Walker, which has sold 285,000 copies.