《建立经济住房市场》PPT课件.ppt

BuildinganAffordableHomeownershipMarket:TheUnitedStatesExperience建立经济住房市场：美国的经验,byJamesH.CarrSeniorVicePresidentFannieMaeFoundation美国联邦国家房屋贷款协会基金会高级副总裁,DefiningtheAffordableHomeownershipMarket对经济住房市场的定义,Racialandethnicminorities;少数族裔；Immigrants;移民；Lower-incomeandyoungfamiliesofallracial/ethnicbackgrounds;不同背景的较低收入家庭及年轻家庭Householdswithnontraditionalcredithistories,irregularincomes,andrelateddivergencesfromconventionalunderwritingguidelines.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,FannieMaeFoundation2004,HomeOwnershipDisparitiesbyRace/Ethnicity住房拥有率的种族差异,Source:USCensus2004.,FannieMaeFoundation2004,Source:SurveyofIncomeandProgramParticipation,U.S.CensusBureau.1995,FannieMaeFoundation2002,MedianNetWorth,andMedianNetWorthExcludingHomeEquityofHouseholds,byRaceandHispanicOriginofHouseholder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）,WealthInequality财富的不均等,Source:FannieMaeFoundation2004.Calculationsbasedonthe2001SurveyofConsumerFinances.,FannieMaeFoundation2004,StartingPointforHomeownershipOutreachInitiatives“居者有其屋”构想的出发点,Understandingofconsumermarketsegments(includingattitudestowardhomeownership,understandingofalternativesourcesofincomeandsavings,nontraditionalapproachestodeterminecreditworthiness,andawarenessofotherbarriers;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）Financialandhomeownereducationandcounselinginfrastructureandoutreachinitiativestopromotehomeownership;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Willingnessoffinancialinstitutionstopursuealternativeproducts,services,coststructuresandtechnologies;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；Governmentagencysupportthroughregulationsandfundingofpilotoutreacheffortsandinnovativepartnershipsbetweengovernment,privateandnon-profitsectors;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。Availabilityofaffordablehousingsupply.是否可以买到经济房,FannieMaeFoundation2004,SurveyResearchServedasImpetusforAction调查研究为采取行动提供了动力,TheFoundationsoutreacheffortsweresignificantlyinfluencedin1992byFannieMaesNationalHousingSurvey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Keybarrierstohomeownershipidentifiedinthesurveyincluded:在此次调查中暴露出住房购买的关键障碍有：Insufficientsavings储蓄不足Inadequateincome收入较低Confusionaboutthehomebuyingprocess对购置程序不清楚AdditionalIndustrychallengesincluded:其他的行业性挑战包括：Inadequateproducts/rigidunderwritingstandards产品不充足/僵硬的保险标准Inadequatemarketingandconsumeroutreachefforts营销力度和消费者拓展力度不够Insufficientsupport/encouragementfromregulatoryagencies支持不足/监管机构的支持,FannieMaeFoundation2004,ComponentsoftheOutreachStrategy推广战略各要素,Media-basedpublicoutreachinitiativeincludingtelevision,radio,andprintadvertisement,promotionalpartnerships,publications,anddirectconsumersupport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。Fundingforhomebuyercounselingorganizations向购房者咨询组织提供资金Dedicateddivisiontofocusonincreasinglendingtolower-incomehouseholds;专设机构致力于向低收入家庭提供更多的借款Productdevelopmentandleveragingoftechnology;产品改良以及技术进步Establishmentofmeaningfulandquantifiablegoals树立起有意义、可量化的目标,FannieMaeFoundation2004,Media-basedOutreachEffortsFocus:OpeningDoorsCampaign以传媒为依托的推广活动中心：“打开大门”活动,ThecampaignwasintroducedbyFannieMaein1993andwasundertakenbytheFoundationin1996.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。Goalsincluded:目标包括：Providecomprehensive,reliableinformationaboutthehome-buyingprocess;提供有关住房购买过程的全面、可信信息EstablishtheFoundationasatrustedadvisorandsourceofhomeownershipandcreditinformation;建此基金会，做为可信赖的顾问、住房和信用信息的来源Generateinterestinandawarenessabouthomeownershipopportunities.激发公众对住房的兴趣、提高他们的认识Moverenterhouseholdsintohomeownership.促使租房者转变为购房者,FannieMaeFoundation2004,Media-basedOutreachEffortsFocus:OpeningDoorsCampaign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-Visuallycommunicatesacomplex/emotionalmessagewiththegreatestimpactandreach.通过视觉进行复杂的/情感的交流，拥有巨大的影响力NationalConsumerMagazines全国消费者杂志LocalAdvertising(radioandprint)本地广告（广播和平面媒体）Detailedcopypointstocommunicateacomplexmessagewithinlocalmarkets详细的文字解说词可将复杂的信息传递给当地市场-Opportunitytoreachethnicaudiencesthroughin-languageadvertising.可通过其他语言的广播到达少数族裔听众处DirectMail邮寄Opportunityfurthertonarrowlytargetthemessagetoaparticularmarketsegmentwithinthetargetaudience.可进一步锁定目标人群的一个特定细分市场IncludesEnglish,SpanishandAsianlanguages.包括了英语、西班牙语和亚洲各种语言Mailedmorethan5millionpiecesofdirectmaillastyear.去年共寄出超过五百万封邮件,FannieMaeFoundation2004,Media-basedOutreachEffortsFocus:OpeningDoorsCampaign以媒体为依托的推广活动中心：“打开大门”活动,EducationalProgramming教育项目Opportunitytotargetmessageandcommunicatedetailedinformationvialongformatmedium.通过较长的文献载体传递详细的信息Usereallifepeople.接触现实生活中的人Four,half-hourprogramsdevelopedto-date:目前有四个半小时长的项目：OpeningtheDoortoaHomeofYourOwn打开通往自有房屋的大门KnowingandUnderstandingYourCredit知道并清楚你的信用状况BorrowingBasics:WhatYouDontKnowCanHurtYou借款基础知识：你所不知道的可能会伤害到你AbriendoLaPuertaDeSuPropioHogar(Spanish)打开通往自有房屋的大门（西班牙语版）,FannieMaeFoundation2004,SportsSponsorship体育赞助NationalBasketballAssociation“HomeTeam”program.NBA的“业主之队”项目Providedopportunitytoleveragethevalueofpopularsportsteamstoreachtargetaudiences.通过提升受欢迎体育队伍的价值以深入目标人群Combinedoutreachmessageswithinteractiveprograms将信息推广和互动项目相结合,FannieMaeFoundation2004,Partnership-basedOutreachEffortsFocus:OpeningDoorsCampaign以合作关系为依托的推广活动中心：“打开大门”活动,PublicationsandDirectConsumerSupportFocus:OpeningDoorsCampaign出版物和直接消费者支持中心：“打开大门”活动活动,Cornerstoneoftheeffortisafreeguide:OpeningtheDoortoaHomeofYourOwn.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AlsoofferChoosingtheMortgagethatsRightforYou.还提供：选择最适合你的抵押贷款Consumersalsoreceivealistoflendersandalistofnonprofithousingandcreditcounselorsintheirarea.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Guidesareavailableinninelanguages:English,Spanish,Chinese,Korean,Vietnamese,Russian,HaitianCreole,PolishandPortuguese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,FannieMaeFoundation2004,PublicationsandDirectConsumerSupportFocus:OpeningDoorsCampaign出版物和直接消费者支持中心：“打开大门”活动,Advertising,languageandculturalsensitivityinmarketingmaterials,sponsorshipofcommunityeventssuchasfestivalsandfairs,partnershipswithnonprofitcommunityorganizations,andmultiplepointsofcontactforinformationincludingattheworkplace,shoppingareas,publicspacesandcommunityfacilities.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）。,FannieMaeFoundation2004,LocalHome-BuyingFairs本地房产交易会Haveheldmorethan100fairsthatarefreetoconsumers(nocostforentry).已举办过超过100场免费交易会Providesanopportunitytogetalltheinformationneededaboutcreditandhomeownershipatoneconvenientlocation.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Offertheopportunitytoreceiveafreecreditreportandcounselingon-siteatthefairs.消费者可在交易会上获得免费信用报告以及现场咨询,FannieMaeFoundation2004,PublicationsandDirectConsumerSupportFocus:OpeningDoorsCampaign出版物和直接消费者支持中心：“打开大门”活动,KnowingandUnderstandingYourCreditguideintroducedin1999.指南知道并懂得你的信用于1999年出版The“CreditMatters”campaignwasdevelopedasatoolforthosewhoneededtotakecontroloftheircreditpriortotheirsearchingforahomeandthenfindingfinancingtobuyit.ItisdesignedtocomplementtheOpeningDoorscampaign.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。,FannieMaeFoundation2004,PublicationsandDirectConsumerSupportFocus:OpeningDoorsCampaign出版物和直接消费者支持中心：“你的信用很重要”活动,Whyfinancialeducation?为什么要开展金融教育？A1998FannieMaeFoundationsurveyfoundthatpeopleneedmoreeducationontheimportanceofmaintaininggoodcredittohelppreparethemforhomeownership.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。ThatfindingwasreinforcedbyFannieMaes1999AnnualHousingSurvey.这项发现在房利美1999年年度住房调查中再次得到验证。Accordingtothesurvey,morethan30percentofalladultsthoughtbeinglatepayingutilitybillsthreetimesinthelastyearwouldntpresentaproblemwhenapplyingforamortgage.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。,FannieMaeFoundation2004,PublicationsandDirectConsumerSupportFocus:YourCreditMattersCampaign出版物和直接消费者支持中心：“你的信用很重要”活动,PublicationsandDirectConsumerSupportFocus:YourCreditMatters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“Understandingyourcreditisthefirststeptowardbuyingahome.CalltheFannieMaeFoundationforafreeguidethatcangetyoustartedonthepathtohomeownership.”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。“Payingbillslatecanhaveanegativeeffectonyourcredit,butitsnevertoolatetogetitright.CalltheFannieMaeFoundationforafreeguidethatcangetyoustartedonthepathtohomeownership.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。,FannieMaeFoundation2004,In2000,theFoundationintroducedanewguidecalledBorrowingBasics:WhatYouDontKnowCanHurtYou.Thisguideisdesignedtohelpconsumersunderstandandavoidharmfulpredatorylendingpractices.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。Theguidespecificallyseekstoaidconsumersinavoidingunscrupulousorillegallendingpracticesthathavegrownconcomitantwiththeincreaseinhomemortgagelendingtolower-incomehouseholds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。,FannieMaeFoundation2004,PublicationsandDirectConsumerSupportFocus:BorrowingBasics出版物和直接消费者支持中心：借款基础知识,TheFannieMaeFoundationnowoffersfourguideswhichareavailableinninelanguages:房利美目前提供四种指南（共有九种不同语言的版本）KnowingandUnderstandingYourCredit知道并且懂得你的信用OpeningtheDoortoaHomeofYourOwn打开通往自有房屋的大门ChoosingtheMortgagethatsRightforYou选择适合你的抵押贷款BorrowingBasics:WhatYouDontKnowCanHurtYou借款基础知识：你所不知道的可能会伤害到你,FannieMaeFoundation2004,Summary小结,Akeymeasureofsuccessisdistributionofourguidestotheappropriateaudiences.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。Sincewestartedthecampaignin1993,wehavedistributedmore15-1/2millioncopiesofourguides.从1993年开始这项活动以来，共计分发了超过1550万本指南。,FannieMaeFoundation2004,ConsumerOutreachProgramMeasuringEffectiveness消费者推广项目有效性衡量,RoleandFormsofHomeownerCounseling业主咨询的作用和形式,AlmosteverymajoraffordablehomemortgagelenderhasbeenintheUShasinvolved,eitherdirectlyorindirectly,inhomeownercounseling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。Initiallyfocusedprincipallyonpre-purchasecounseling,nowalsofocusesheavilyonpost-purchasesupport.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。Counselingprogramsvarygreatly,fromtelephonetoclassroomtoindividualassistance.Inaddition,counselingmayincludepre-purchase,postpurchaseorboth.Somelendersrequirecounselingasaconditiontoreceiveanaffordableloanproduct.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。,FannieMaeFoundation2004,Nontraditionalmeasuresofcredit-worthinessincludingalternativecredithistoriesandlowcreditscores,irregularincomescharacteristics,expandeddefinitionsofborrowerincome,difficulttoverifysourcesofincome,andnon-traditionalpropertystandardsandemploymenthistories;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Lowerdownpaymentrequirements(resultinginhigherloantovalueratios),higherexpenseanddebttoincomeratios;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Nontraditionalmeasuresofcreditworthiness非传统的信用声誉衡量方法,ProductInnovations产品创新,FannieMaeFoundation2004,Useofinformationnottraditionallyincludedincommercialcreditrecordssuchasrentorutilitypayments;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Higherloantovalueandexpenseanddebttoincomeratios;acceptanceofirregularincomeandforeignsourcesofincomeandnon-traditionalemploymenthistoriesforloanqualification;useofnon-traditionalpropertystandards;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。Challengingtraditionalassumptions(loanlossseverityversusdelinquencyanddefault)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）,ProductInnovations-NontraditionalMeasuresofCreditWorthiness产品创新非传统性信用声誉度衡量方法,FannieMaeFoundation2004,A2001studybytheRutgersUniversityCenterforUrbanPolicyestimatedthatmortgageproductinnovationalonecanbecreditedwithdoublingthenumberofpotentialnewU.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。,EffectivenessofProductInnovations产品创新的有效性,FannieMaeFoundation2004,LeveragingTechnology先进的科技,Qualifyingapplicants:Automatedunderwritingsystemsprovideformoreconsistentreviewofapplications;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Reducingrisk:Sophisticatedcreditscoringsystemshavereducedtherisksofdefaultandforeclosurewhileenablingtheexpandeduseofautomatedunderwritingsystems.Automatedriskassessmentsystemsalsoaidintheservicingofloanswiththeirabilitytopredictbetterpotentialproblemsloansearlyandofferworkoutsolutions.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。,FannieMaeFoundation2004,EffectivenessofTechnology科技的有效性,Loweringoriginationandservicingcosts:Initialmortgagefeesandchargesasapercentofloanvaluehavedroppedfromahighof2.6percentin1982toalowof0.4percentin2003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。Qualifyingborrowers:A1995FreddieMacstudyshowedthatwhileonly51percentofminorityloanapplicationswouldhavebeenplacedinthe“accept”category,usingmanualunderwriting,almost80percentofapplicantsweregradedas“accept”usingitsautomatedunderwritingsystem.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。,FannieMaeFoundation2004,SuccessofIndustryEffortsMinoritiesasShareofMortgageMarket19911999行业努力的成功少数族裔在抵押贷款市场的份额19911999,Therewere640,00