Investors Beware When Buying Properties That Are Tenant Occupied
Real Estate Investing in Antioch Ca
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Investors Beware When Buying Properties That Are Tenant Occupied
In 2009 the US Congress enacted the 'Protecting Tenants at Foreclosure Act. Basically the PTFA Act offered tenants protection of not being evicted in the case of a foreclosure. There are four qualifications that need to met in order for the tenant to keep possession of the property after a foreclosure by the landlords creditor.
- The defaulting borrower can not be the same person as the tenant
- The lease must be an 'arms length' agreement
- The lease must require 'fair market rent'
- The lease must have been executed prior to the notice of trustee sale
Until recently the 'notice of trustee sale meant was understood to mean the 90 day notice the lender is required to provide the borrower before proceeding with the foreclosure. Basically that meant the tenant must have signed the lease at least 90 day before the trustee sale.
Here's where it could become a big game changer for investors... according to the The Dodd Frank Act the 90 day notice requirement has been eliminated in Section 1414(1) (B). The tenant must only show that the lease was entered into anytime before title transfers from the original borrower to a 'a successor entity or person' at the trustee sale.
So what does this mean for Investors buying property? The defaulting borrower could enter into a lease with a new tenant the morning of the trustee sale thus requiring the new owner to honor the lease following the foreclosure. This means the new owner could be stuck with with renting the property for the remainder of the lease term.
Investors Beware When Buying Properties That Are Tenant Occupied
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