Is Buying A House With A Friend Worthwhile?
Rachel Burris10-Minute Read
August 04, 2020
Over the last decade, national home prices have increased by 19%, the same rate as inflation. Unfortunately, Americans’ wages haven’t seen the same gains. So, while homeowners can rejoice at the fact that their properties have appreciated in value since purchasing them, those looking to enter the housing market are more likely to struggle.
Burdened by the rising cost of living and extreme amounts of debt, homeownership has become unattainable for many millennials. However, instead of continuing to delay this major milestone, some have decided to team up in order to make homeownership more affordable.
If you’d like to purchase property but can’t get the numbers to make sense, buying a home with a friend can be an advantageous solution. But before you start phoning your friends to find the perfect co-owner, learn about the benefits and drawbacks of co-buying a house, so you can determine if it’s the right move for you.
How Does Co-Ownership Work?
Although there can be risks involved, Americans are beginning to view co-ownership as a viable option. “Public data suggests that 3% – 7% of all home purchases involve friends buying together. Today, there is compelling rationale for doing so,” says Pam Hughes, co-founder of CoBuy, a fintech start-up operational in Washington state and the Bay Area, which helps friends, families and loved ones pool resources to buy and own homes together intelligently.
She explains that the process is different for friends than it is for a married couple: “Unlike the married couple, the friends have to decide how they intend to structure their ownership. This is often referred to as how they will take and hold title as buyers/owners.” Co-ownership can be structured as either tenancy in common or joint tenancy.
Tenancy In Common
When friends hold a title as tenants in common, they each possess interest in the property. Although ownership can be divided between friends equally or in fractions, the property itself cannot. Therefore, no individual owner can lay claim to any particular part of the home.
By holding this type of title, you or your co-owner can sell or transfer the property to another person at any time without needing to receive each other’s approval. While this may give you flexibility if your circumstances change, it also leaves you vulnerable, as your friend can choose to force a sale regardless of your needs. It’s also important to note that if a co-owner passes away, their interest is passed to their heirs, giving them the same control over the property.
When friends hold a title as joint tenants, co-owners must all gain ownership through the same deed at the same time, and they must all hold an equal amount of interest in the property. This type of ownership structure includes the Right of Survivorship, which means that, in the event of a co-owner’s death, their share of ownership automatically passes to the surviving co-owner. Therefore, a co-owner’s interest cannot be inherited by an heir.
Although a co-owner’s interest cannot be passed down to heirs, a co-owner can transfer their interest to another individual. However, if interest is transferred to another, that individual may not enter into the joint tenancy. Instead, the individual would be entered into a tenancy in common ownership structure with the remaining co-owner, terminating the joint tenancy.
Unlike tenancy in common, the property cannot be sold without the consent of all co-owners, which can protect you if your friend wants to sell, and you don’t. However, if you’re the one who wishes to sell, this ownership structure could ultimately leave you at a disadvantage.
To determine which type of title is appropriate for your circumstances, you should speak to a professional. “A real estate attorney, a title professional or someone who has the full context of the group members’ relationships, their financials and their goals and objectives, as they relate to your property, should be consulted for guidance,” says Hughes.
Can You Get A Mortgage With A Friend?
You can get a mortgage with a friend. In fact, those who choose to buy a house with a friend often do because it makes it easier to qualify for a loan. Lenders use borrowers’ debt-to-income ratio, which calculates the percentage of their monthly income that goes toward paying off debts, and FICO® Score to determine if they’re eligible. For conventional loans, lenders typically require borrowers to have a DTI below 50% and a credit score of 620 or higher. To check a borrower’s credit score, a lender will receive reports from Equifax®, Experian™ and TransUnion® and take the median score reported.
When co-borrowing, you and your friend can combine your income and debts to improve your DTI. However, regardless of your DTI, you’ll both need to have a decent credit score. The reason is that the lender will review each of your credit reports and use the lowest median credit score to determine if you and your friend qualify for a mortgage. So, while you can get a mortgage with a friend, you must ensure that your friend’s financial standing is strong enough not to diminish yours.
The Benefits Of Buying A Home With A Friend
Buying a home with a friend is a precarious undertaking. However, whether you’re interested in purchasing a primary residence, an investment property or even a second home, co-ownership can come with certain advantages.
1. Having A Better Chance Of Being Approved For A Mortgage
Since the housing market crashed, lenders have made it more challenging to qualify for a loan. With the requirements now more restrictive, many individuals have found it unfeasible to obtain a mortgage. However, by combining your income (and debts) with your friend, you have a better chance of not only being approved for a mortgage but also obtaining better terms, including a lower interest rate.
2. Getting To Split Costs
Obtaining a loan is only half the battle. After you do, you have to actually be able to make a down payment, keep up with monthly mortgage payments and shell out cash for utility bills and necessary repairs. Many wannabe home buyers neither have a large enough savings nor a high enough salary to afford all the costs associated with homeownership.
However, when friends buy a home together, they can split all these costs 50-50, making homeownership far more affordable. By splitting costs, friends can also purchase homes that are of better value. Whether you want to a home that’s larger, more conveniently located or in better condition, buying with a friend can help you afford that which you’d be powerless to alone.
3. Entering The Housing Market Sooner
Millennials have been delaying homeownership because the cost of living has become too high, and they’re still struggling to pay back their exorbitant student loans. By deciding to purchase property with a friend, you can combine your assets and become a homeowner earlier in life than you’d otherwise be able to.
Why would individuals want to enter the housing market sooner? “They decide that they are tired of paying someone else’s mortgage,” says Hughes. “Their rents are high, and their mortgage payments may be comparable while providing the benefits of ownership.” Through co-ownership, individuals can afford to enter the housing market sooner. And instead of having their housing expenses go toward paying off someone else’s mortgage, they can spend the money to pay off their own and build equity in their new home. By building equity, they can work towards gaining full ownership of the home, so they have something they can borrow against in the future.
4. Eliminating Housing Uncertainty (If Buying A Primary Residence)
For renters, there’s a lot of uncertainty around housing. Often, renters have no idea how long they’ll be able to maintain their current housing arrangements because they’re dependent upon the whims of their landlords. If their landlords decide to sell the property, they’re usually forced to move. If their landlords increase the rent, they must pay more or find a new place.
“They don’t want to be at the mercy of a landlord’s rent increases or decision to sell a property,” says Hughes. When purchasing a primary residence, co-ownership offers individuals more control over their housing situation. Unlike rents, which increase continually, mortgage payments remain consistent over the lifespan of the loan. Knowing that your housing costs won’t increase over time provides co-owners with piece of mind and makes pooling funds far more enticing.
5. Gaining Passive Income (If Buying An Investment Property)
Nowadays, people talk about making your money work for you. However, without a certain amount of savings, it’s nearly impossible to invest in ventures that enable you to do so. If you buy an investment property with a friend, you’ll benefit from the ability to use the rent to pay off your mortgage and ultimately gain passive income.
“In this situation, the opportunity to rent a property long term and cash flow positive is appealing,” says Hughes. “Passive income is a great way to build a nest egg and learn the benefits of making your money work hard, so you don’t have to.”
The Drawbacks Of Buying A Home With A Friend
Most of the issues with co-ownership revolve around the risks involved. There may be a number of enticing reasons to buy a home with a friend; however, the drawbacks can be far more severe.
1. Life Changes Disrupting Your Arrangement
Purchasing a home always involves some element of risk, but when you’re doing so with a friend, there’s far more outside of your control. You may be sure that you’ll be able to keep up with your portion of the monthly mortgage payments, but can you say the same for your friend? Even if your friend intends to make timely payments, there’s always the chance that a major life change could get in the way.
Losing a job or facing a medical emergency could create a huge financial setback, making it difficult or impossible to pay back the money you’ve borrowed. If your friend is unable to keep up with your monthly mortgage payments, you’ll be on the hook. When co-borrowing, you’re both held responsible, and failing to pay back the money on time will cause your credit score to take a crippling blow.
Keep in mind that buying a home is a major undertaking. Right now, you and your friend may be psyched to take on this joint venture, but what if your circumstances change? A mortgage is a 15- to 30-year commitment, and it’s likely that your lifestyle will be different well before your mortgage comes to term. If your friend decides to get married or take a job elsewhere, you may not be able to afford to maintain the home independently.
Mixing friends with business can be stressful, and, unfortunately, it’s possible that buying a home could cause a strain in your relationship that you’re unable to overcome. If you’re unable to resolve your differences, figuring out what to do with the house will be no easy feat. While one of you could choose to refinance in order to take the other person’s name off the mortgage, that may not be financially feasible. You could be forced to sell. But if the timing isn’t right, you may find it challenging to recoup your costs.
2. Challenges Qualifying For Another Loan
When you buy a house, your DTI increases since you’re taking on more debt without necessarily increasing your income. When co-buying, you and your friend will be joint and severally liable to pay back your loan. That means that you’re responsible both as a pair and as individuals. Therefore, when it comes to your DTI, a lender will view your debts as including the entire balance of the loan even though you’re technically splitting the costs with your friend.
If you decide you want to purchase a car or a second home in the future, you may have a difficult time obtaining another loan. Remember, lenders look for DTIs below 50%. So, unless you’ve increased your income since obtaining the mortgage to purchase the home with your friend, your DTI will likely be too high to qualify for an additional mortgage.
There can be an infinite number of ways that co-ownership can go wrong. So, you must make sure that you and your friend are on the same page and purchasing for the same reasons.
Is It A Good Idea To Buy A House With A Friend?
While some people cringe at the thought of mixing friends and finances, there’s no way to properly determine whether it’s a good idea to buy a house with a friend without knowledge of the circumstances. Consider why you want to c-buy a home.
Is it to gain a primary residence that you can both build equity in instead of losing money to rent? If so, you’ll want to make sure that you and your friend are suited to not just invest together but also live together. Or, are you looking to co-own an investment property in order to make passive income? If revenue is your primary motivation, make sure that your friend is a responsible business partner, who is both shrewd and financially capable. Buying a home with a friend isn’t a good idea if you’re doing it for a short-term benefit, as it can lead to a slew of long-term problems.
Co-ownership means entering into a legal contract and sharing major financial obligations. “Too much weight is given to the co-buy agreement, which is the legal document that codifies an ownership scenario,” says Hughes. “The real ‘meat’ of the pre-work is in the planning and consensus-building. Without attention to this important step, friends risk their financial investment in their property, the property itself and their relationships.”
If you’re considering co-ownership, you need to feel comfortable speaking to your friend about money. Financial conversations can be awkward, but this requirement goes without saying. You’ll have to learn the ins-and-outs of your friend’s financial circumstances. Be prepared to ask your friend how much they make each month, how much they have in savings, as well as how much debt they’re carrying. And you have to feel at ease sharing the same information about your own financial circumstances. If there’s anything questionable about your friend’s finances – perhaps high debts, a lack of savings or a tendency to overspend – it’s not a good idea to buy a house together.
Remember, homes require a lot of work. You must know that you and your friend will be willing to put in equal time and have enough funds to make monthly payments, repairs, improvements, etc. If you’d like to find out more about your financial options, create an account with Rocket Mortgage® by Quicken Loans® or speak with a Home Loan Expert by calling (855) 480-8624.
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