《建立经济住房市场》PPT课件.ppt

Building an Affordable Homeownership Market: The United States Experience 建立经济住房市场： 美国的经验,by James H. Carr Senior Vice President Fannie Mae Foundation 美国联邦国家房屋贷款协会基金会 高级副总裁,Defining the Affordable Homeownership Market 对经济住房市场的定义,Racial and ethnic minorities; 少数族裔； Immigrants; 移民； Lower-income and young families of all racial/ethnic backgrounds; 不同背景的较低收入家庭及年轻家庭 Households with nontraditional credit histories, irregular incomes, and related divergences from conventional underwriting guidelines. 无传统信用记录，固定收入，或与传统的保险规定不相符合的家庭, Fannie Mae Foundation 2004,Home Ownership Disparities by Race/Ethnicity 住房拥有率的种族差异,Source: US Census 2004., Fannie Mae Foundation 2004,Source: Survey of Income and Program Participation, U.S. Census Bureau. 1995, Fannie Mae Foundation 2002,Median Net Worth, and Median Net Worth Excluding Home Equity of Households, by Race and Hispanic Origin of Householder 净值中位数和除家庭房产外的净值中位数（按种族和家庭的西班牙血统划分）,Wealth Inequality 财富的不均等,Source: Fannie Mae Foundation 2004. Calculations based on the 2001 Survey of Consumer Finances., Fannie Mae Foundation 2004,Starting Point for Homeownership Outreach Initiatives “居者有其屋”构想的出发点,Understanding of consumer market segments (including attitudes toward homeownership, understanding of alternative sources of income and savings, nontraditional approaches to determine credit worthiness, and awareness of other barriers; 了解消费者细分市场（包括对住房的态度，对收入和储蓄替代来源的了解，决定信用声誉的非传统方法以及对其他障碍的认识） Financial and homeowner education and counseling infrastructure and outreach initiatives to promote homeownership; 金融教育和业主教育，咨询服务基础设施以及 “居者有其屋”构想 Willingness of financial institutions to pursue alternative products, services, cost structures and technologies; 金融机构是否愿意投资于替代产品、服务、成本结构以及技术； Government agency support through regulations and funding of pilot outreach efforts and innovative partnerships between government, private and non-profit sectors; 政府机构通过规章，对试验性拓展努力的资助已经与私人和非盈利性组织之间建立合伙关系进行支持。 Availability of affordable housing supply. 是否可以买到经济房, Fannie Mae Foundation 2004,Survey Research Served as Impetus for Action 调查研究为采取行动提供了动力,The Foundations outreach efforts were significantly influenced in 1992 by Fannie Maes National Housing Survey 基金会的拓展行动受到了1992年美国联邦国家房屋贷款协会（房利美）全国住房调查的深刻影响 Key barriers to homeownership identified in the survey included: 在此次调查中暴露出住房购买的关键障碍有： Insufficient savings 储蓄不足 Inadequate income 收入较低 Confusion about the home buying process 对购置程序不清楚 Additional Industry challenges included: 其他的行业性挑战包括： Inadequate products/rigid underwriting standards 产品不充足/僵硬的保险标准 Inadequate marketing and consumer outreach efforts 营销力度和消费者拓展力度不够 Insufficient support/encouragement from regulatory agencies 支持不足/监管机构的支持, Fannie Mae Foundation 2004,Components of the Outreach Strategy 推广战略各要素,Media-based public outreach initiative including television, radio, and print advertisement, promotional partnerships, publications, and direct consumer support 以传媒为依托的的公共推广活动包括电视、广播和平面广告，宣传合作关系，出版物和直接消费者支持。 Funding for home buyer counseling organizations 向购房者咨询组织提供资金 Dedicated division to focus on increasing lending to lower-income households; 专设机构致力于向低收入家庭提供更多的借款 Product development and leveraging of technology; 产品改良以及技术进步 Establishment of meaningful and quantifiable goals 树立起有意义、可量化的目标, Fannie Mae Foundation 2004,Media-based Outreach Efforts Focus: Opening Doors Campaign 以传媒为依托的推广活动 中心：“打开大门”活动,The campaign was introduced by Fannie Mae in 1993 and was undertaken by the Foundation in 1996. 此项活动于1993年由房利美开展，之后从1996年起由基金会负责。 Goals included: 目标包括： Provide comprehensive, reliable information about the home-buying process; 提供有关住房购买过程的全面、可信信息 Establish the Foundation as a trusted advisor and source of homeownership and credit information; 建此基金会，做为可信赖的顾问、住房和信用信息的来源 Generate interest in and awareness about homeownership opportunities. 激发公众对住房的兴趣、提高他们的认识 Move renter households into homeownership. 促使租房者转变为购房者, Fannie Mae Foundation 2004,Media-based Outreach Efforts Focus: Opening Doors Campaign 以传媒为依托的推广活动 中心：“打开大门”活动,Television: network, spot, cable 电视：联播网、重点插播、有线电视 - Visually communicates a complex/emotional message with the greatest impact and reach. 通过视觉进行复杂的/情感的交流，拥有巨大的影响力 National Consumer Magazines 全国消费者杂志 Local Advertising (radio and print) 本地广告（广播和平面媒体） Detailed copy points to communicate a complex message within local markets 详细的文字解说词可将复杂的信息传递给当地市场 - Opportunity to reach ethnic audiences through in-language advertising. 可通过其他语言的广播到达少数族裔听众处 Direct Mail 邮寄 Opportunity further to narrowly target the message to a particular market segment within the target audience. 可进一步锁定目标人群的一个特定细分市场 Includes English, Spanish and Asian languages. 包括了英语、西班牙语和亚洲各种语言 Mailed more than 5 million pieces of direct mail last year. 去年共寄出超过五百万封邮件, Fannie Mae Foundation 2004,Media-based Outreach Efforts Focus: Opening Doors Campaign 以媒体为依托的推广活动 中心：“打开大门”活动,Educational Programming 教育项目 Opportunity to target message and communicate detailed information via long format medium. 通过较长的文献载体传递详细的信息 Use real life people. 接触现实生活中的人 Four, half-hour programs developed to-date: 目前有四个半小时长的项目： Opening the Door to a Home of Your Own 打开通往自有房屋的大门 Knowing and Understanding Your Credit 知道并清楚你的信用状况 Borrowing Basics: What You Dont Know Can Hurt You 借款基础知识：你所不知道的可能会伤害到你 Abriendo La Puerta De Su Propio Hogar (Spanish) 打开通往自有房屋的大门（西班牙语版）, Fannie Mae Foundation 2004,Sports Sponsorship 体育赞助 National Basketball Association “Home Team” program. NBA的“业主之队”项目 Provided opportunity to leverage the value of popular sports teams to reach target audiences. 通过提升受欢迎体育队伍的价值以深入目标人群 Combined outreach messages with interactive programs 将信息推广和互动项目相结合, Fannie Mae Foundation 2004,Partnership-based Outreach Efforts Focus: Opening Doors Campaign 以合作关系为依托的推广活动 中心：“打开大门”活动,Publications and Direct Consumer Support Focus: Opening Doors Campaign 出版物和直接消费者支持 中心：“打开大门”活动活动,Cornerstone of the effort is a free guide: Opening the Door to a Home of Your Own. 此项活动的基础是一本免费的指南：打开通向自有房屋的大门 Also offer Choosing the Mortgage thats Right for You. 还提供：选择最适合你的抵押贷款 Consumers also receive a list of lenders and a list of nonprofit housing and credit counselors in their area. 消费者还会收到当地的出借方名单和非赢利性房屋及信贷咨询机构的名录 Guides are available in nine languages: English, Spanish, Chinese, Korean, Vietnamese, Russian, Haitian Creole, Polish and Portuguese 指南共有九种语言的版本：英语，西班牙语，汉语，韩语，越南语，俄语，海地克里奥尔语，波兰语和葡萄牙语, Fannie Mae Foundation 2004,Publications and Direct Consumer Support Focus: Opening Doors Campaign 出版物和直接消费者支持 中心：“打开大门”活动,Advertising, language and cultural sensitivity in marketing materials, sponsorship of community events such as festivals and fairs, partnerships with nonprofit community organizations, and multiple points of contact for information including at the workplace, shopping areas, public spaces and community facilities. 营销材料中的广告、语言和文化敏感性，对社区活动（如节日、交易会）的赞助，同非盈利性社区组织的合作以及多样的信息接触点（包括工作场所、购物区、公共空间和社区设施）。, Fannie Mae Foundation 2004,Local Home-Buying Fairs 本地房产交易会 Have held more than 100 fairs that are free to consumers (no cost for entry). 已举办过超过100场免费交易会 Provides an opportunity to get all the information needed about credit and homeownership at one convenient location. 消费者可以在方便的地点获得所有关于信贷和房屋产权的信息 Offer the opportunity to receive a free credit report and counseling on-site at the fairs. 消费者可在交易会上获得免费信用报告以及现场咨询, Fannie Mae Foundation 2004,Publications and Direct Consumer Support Focus: Opening Doors Campaign 出版物和直接消费者支持 中心：“打开大门”活动,Knowing and Understanding Your Credit guide introduced in 1999. 指南知道并懂得你的信用于1999年出版 The “Credit Matters” campaign was developed as a tool for those who needed to take control of their credit prior to their searching for a home and then finding financing to buy it. It is designed to complement the Opening Doors campaign. 开展“你的信用很重要”活动，是为了给那些需要在找房、买房前对信用进行管理的人提供帮助。, Fannie Mae Foundation 2004,Publications and Direct Consumer Support Focus: Opening Doors Campaign 出版物和直接消费者支持 中心：“你的信用很重要”活动,Why financial education? 为什么要开展金融教育？ A 1998 Fannie Mae Foundation survey found that people need more education on the importance of maintaining good credit to help prepare them for homeownership. 1998年房利美基金会的调查发现，人们需要在维护良好信用的重要性方面得到更多的教育，以便让他们做好购房准备。 That finding was reinforced by Fannie Maes 1999 Annual Housing Survey. 这项发现在房利美1999年年度住房调查中再次得到验证。 According to the survey, more than 30 percent of all adults thought being late paying utility bills three times in the last year wouldnt present a problem when applying for a mortgage. 据此调查，高于30%的成年人认为在上一年三次迟交水电费不会对申请抵押贷款构成影响。, Fannie Mae Foundation 2004,Publications and Direct Consumer Support Focus: Your Credit Matters Campaign 出版物和直接消费者支持 中心：“你的信用很重要”活动,Publications and Direct Consumer Support Focus:Your Credit Matters 出版物和直接消费者支持 中心：“你的信用很重要”活动,Messages: 信息 “Understanding your credit is the first step toward buying a home. Call the Fannie Mae Foundation for a free guide that can get you started on the path to homeownership.” 清楚你的信用状况是购房的第一步。打电话给房利美，她会向你提供一本免费指南帮助你踏上购房之路。 “Paying bills late can have a negative effect on your credit, but its never too late to get it right. Call the Fannie Mae Foundation for a free guide that can get you started on the path to homeownership. 迟交帐单会对你的信用产生负面影响，但如同亡羊补牢，只要改正就不算太晚。打电话给房利美，她会向你提供一本免费指南帮助你踏上购房之路。, Fannie Mae Foundation 2004,In 2000, the Foundation introduced a new guide called Borrowing Basics: What You Dont Know Can Hurt You. This guide is designed to help consumers understand and avoid harmful predatory lending practices. 2000年，基金会出版了一本新的指南：理解借款借款基础知识：你所不知道的可能会伤害到你。这本指南主要用于帮助消费者知识并且避开具有危害性的高利贷。 The guide specifically seeks to aid consumers in avoiding unscrupulous or illegal lending practices that have grown concomitant with the increase in home mortgage lending to lower-income households 这本指南特别致力于帮助消费者避开高利贷或非法借款，而这些已经随着对低收入家庭抵押贷款的增长滋长开来。, Fannie Mae Foundation 2004,Publications and Direct Consumer Support Focus: Borrowing Basics 出版物和直接消费者支持 中心：借款基础知识,The Fannie Mae Foundation now offers four guides which are available in nine languages: 房利美目前提供四种指南（共有九种不同语言的版本） Knowing and Understanding Your Credit 知道并且懂得你的信用 Opening the Door to a Home of Your Own 打开通往自有房屋的大门 Choosing the Mortgage thats Right for You 选择适合你的抵押贷款 Borrowing Basics: What You Dont Know Can Hurt You 借款基础知识：你所不知道的可能会伤害到你, Fannie Mae Foundation 2004,Summary 小结,A key measure of success is distribution of our guides to the appropriate audiences. 成功与否的关键衡量标准是四本指南是否分发到了适当的读者手中。 Since we started the campaign in 1993, we have distributed more 15-1/2 million copies of our guides. 从1993年开始这项活动以来，共计分发了超过1550万本指南。, Fannie Mae Foundation 2004,Consumer Outreach Program Measuring Effectiveness 消费者推广项目 有效性衡量,Role and Forms of Homeowner Counseling 业主咨询的作用和形式,Almost every major affordable home mortgage lender has been in the US has involved, either directly or indirectly, in homeowner counseling 美国几乎每一家主要的经济房抵押贷款出借人都直接或者间接地参与了业主咨询。 Initially focused principally on pre-purchase counseling, now also focuses heavily on post-purchase support. 起初只要集中于购前咨询，现在也对购后支持予以极大关注。 Counseling programs vary greatly, from telephone to classroom to individual assistance. In addition, counseling may include pre-purchase, post purchase or both. Some lenders require counseling as a condition to receive an affordable loan product. 咨询项目种类繁多，有电话咨询、教室讲解、个人协助等等 。另外还可能包括购前咨询、购后咨询或二者皆有。一些贷款人要求以咨询作为接受经济房贷款产品的条件。, Fannie Mae Foundation 2004,Nontraditional measures of credit-worthiness including alternative credit histories and low credit scores, irregular incomes characteristics, expanded definitions of borrower income, difficult to verify sources of income, and non-traditional property standards and employment histories; 非传统性信用声誉衡量方法包括：替代性信用历史以及较低信用评分，收入不固定的特征，借款人收入定义的拓展，核实收入来源以及非传统财产标准和雇用记录的困难 Lower downpayment requirements (resulting in higher loan to value ratios), higher expense and debt to income ratios; 较低的首期付款要求（导致了较高的贷款与价值比率），更高的支出与收入比率，债务与收入比率 Nontraditional measures of creditworthiness 非传统的信用声誉衡量方法,Product Innovations 产品创新, Fannie Mae Foundation 2004,Use of information not traditionally included in commercial credit records such as rent or utility payments; 采用传统上并未被包括在商业信用记录的信息，例如房租和水电费缴纳情况 Higher loan to value and expense and debt to income ratios; acceptance of irregular income and foreign sources of income and non-traditional employment histories for loan qualification; use of non-traditional property standards; 更高的贷款价值比率，支出收入比率以及债务收入比率；贷款资格审核时，接受不固定收入，外国收入来源以及非传统的雇用记录；采用非传统的财产标准。 Challenging traditional assumptions (loan loss severity versus delinquency and default) 挑战传统假定（贷款损失的严重性相对于逾期不还款与违约）,Product Innovations-Nontraditional Measures of Credit Worthiness 产品创新非传统性信用声誉度衡量方法, Fannie Mae Foundation 2004,A 2001 study by the Rutgers University Center for Urban Policy estimated that mortgage product innovation alone can be credited with doubling the number of potential new U.S. homeowners. 罗格斯大学城市政策中心2001年的一项研究估计，仅抵押贷款产品的创新就被认为可使美国潜在的新业主数目翻一番。,Effectiveness of Product Innovations 产品创新的有效性, Fannie Mae Foundation 2004,Leveraging Technology 先进的科技,Qualifying applicants: Automated underwriting systems provide for more consistent review of applications; 合格的申请人：自动化的保险系统提供了对申请更加一致的评价 Reducing risk: Sophisticated credit scoring systems have reduced the risks of default and foreclosure while enabling the expanded use of automated underwriting systems. Automated risk assessment systems also aid in the servicing of loans with their ability to predict better potential problems loans early and offer workout solutions. 降低风险：复杂的信用评分体系已降低了违约风险和丧失赎取权的风险，而同时可扩大自动保险系统的使用。自动风险评估系统也在贷款服务中发挥了作用，它们可以在早期时即可更好地估计可能的问题贷款并提供解决办法。, Fannie Mae Foundation 2004,Effectiveness of Technology 科技的有效性,Lowering origination and servicing costs: Initial mortgage fees and charges as a percent of loan value have dropped from a high of 2.6 percent in 1982 to a low of 0.4 percent in 2003 降低了组织和服务成本：初始抵押贷款费用占贷款价值的比率从1982年的2.6%降低到2003年0.4%的低点。 Qualifying borrowers: A 1995 Freddie Mac study showed that while only 51 percent of minority loan applications would have been placed in the “accept” category, using manual underwriting, almost 80 percent of applicants were graded as “accept” using its automated underwriting system. 合格的借款人：一份1995年联邦住房抵押贷款协会的研究报告指出，采取人工保险方式，仅有51%的少数族裔贷款申请人可得通过；采用自动保险系统以后，通过率上升到80%左右。, Fannie Mae Foundation 2004,Success of Industry Efforts Minorities as Share of Mortgage Market 1991 1999 行业努力的成功 少数族裔在抵押贷款市场的份额 19911999,There were 640,000 min