Decision房屋及交通工具的决策

Chapter8

第八章TheHomeandAutomobileDecision房屋及交通工具的決策1SmartBuyingProcess聰明購買的步驟Step1:Doyourhomework步驟一:做家庭作業Isthepurchasea“need”or“want”?你的購買是基於”需要”或是“想要”?Consideralternativeproductsandfeatures.考慮替代物Doesthepurchasefityourbudget?購買符合你的預算嗎?Step2:Makeyourselection步驟二:做抉擇Comparisonshop:price,productfeatures,andquality.比較商店、價格、產品特色與品質Beinformed:checklibraryandWebsources.多元化的資訊:查詢圖書館或上網資訊2SmartBuyingProcess(cont’d)聰明購買的步驟(續)Step3:Makeyourpurchase步驟三:購買行動Negotiatetheprice.議價Evaluatefinancingalternatives.評估對財務的影響Completethepurchase.完成購買行動Step4:Maintainyourpurchase步驟四:維持購買權力Resolvecomplaints;keepgoodrecords.解決不滿意的問題，保持良好的紀錄3TransportationNeeds交通工具的需求Step1:Narrowingyourchoice步驟一:縮小你的選擇範圍Step2:Pickingyourvehicle步驟二:選擇車子Step3:Makingthepurchase步驟三:完成購買Step4:Thelease-versus-buydecision步驟四:租賃或購買的決策Step5:Maintainingyourpurchase步驟五:購車的維護Step6:Consumerprotectionandyourcar步驟六:購車與消費者的保護4Step1:步驟一

NarrowingYourChoice:縮小你的選擇範圍Consideryourlifestyleandneedsversuswants.衡量你的生活型態及所需的車種Lookatthealternatives.比較其影響力Fityourcarintoyourbudget;calculatethepayment.計算付款額讓夠符合你的預算5Step2:步驟二

PickingYourVehicle選擇車子Doyourcomparisonshoppingviatheinternetorpublications:透過網路或公共資訊去比較Compareprice比較價格Comparefeatures比較性能Comparequality比較品質Determinewhatisavailableinyourpricerange.計算何較符合你的價位Test-drivetheexactvehicleyouareconsidering.你所考慮的車子做ㄧ道路駕駛測試6Step3:

步驟三7MakingthePurchase完成購買

Takeadvantageofsales,butnegotiatetheprice:

利用購買優勢，並進行議價Knowthedealer’scostofthevehicleandanyholdback.知道汽車經銷商的成本價與任何佣金Understandthevariousdealermarkups.明瞭不同經銷商的報價Beawareofanyrebate(s)thatmayapply.知道可能會有哪些折扣8Step3:

步驟三

MakingthePurchase(cont’d)

完成購買(續)Evaluatefinancingalternatives:評估財務選擇性Determinethelengthoffinancing.計算借款期限的長短Shoparoundtofindthebestinterestrate.找出最好的利率Chooseafinancingperiodandratetogiveyouanaffordablemonthlypayment.選擇一個你負擔的起的借款期限與利率Consideralease:考慮租賃Negotiateafairvehiclevalueandalowrentorfinancecharge.決定合理的汽車價值及租金與借款條件Chooseavehiclewithslowdepreciation.選擇則折舊率低的車種9Step4:

TheLease-Versus-BuyDecision租賃或購買的決策Closed-endleases,orwalk-awayleases:封閉式租賃Normallyofferapurchaseoption通常提供一個優先購買權Requirethedealertoberesponsibleforresale要求經銷商負責再將車子賣出Accountforabout80%ofallleases有80%的車屬於封閉式租賃Open-endleases:開放式租賃Comparethemarketvaluetothelease’sresidualvalueofthevehicle租約到期時，車子的剩餘價值與市價去比較其差額Aretobeavoidedbecauseyoupaythedifference避免選擇它，因為你可能要付這一筆差額10WhenisLeasingaGoodOption?何時選用租賃的時候？Ifyouarefinanciallystable你的財務狀況是穩定的Ifyoudrivelessthan15,000milesannually你的行車里程數不超過15,000公里Ifyoutakegoodcareofyourvehicles你相當會照顧你的車子Ifyouuseyourvehiclesforbusinesstravel你使用車子做商務旅遊Ifyoudonotmodifyyourvehicles你不改裝你的車子Ifthevehicleyouareconsideringdoesn’tdepreciatetooquickly如果你所考慮使用的車種折舊損耗不是很迅速11CalculatingYourMonthlyLeasePayment計算你租賃的月付額Yourleasepaymentdependsonthefollowingfactors:你的租賃月付額須視下列因素而定Agreed-uponprice相互認定的汽車價值Up-frontfees其他的外加費用Downpaymentortradeallowance自備款或其他Residualvalue租約期滿的汽車價值Rentorfinancecharge租金或財務費用Lengthofthelease租約期間的長短12Step5:步驟五

MaintainingYourPurchase購車的維護Readtheowner’smanualandperformregularmaintenance.詳讀汽車使用者手冊，並保持正常維修Don’tignorewarningsignals.不要忽略警告訊息Chooseagoodgarage;checktrainingandexperience.挑選一個好的修護廠，受過正規訓練且經驗老到的13Step6:步驟六

ConsumerProtectionandYourCar購車與消費者的保護Knowanduseyourwarranty.瞭解並使用你的保證條款Usethe“lemonlaws,”ifnecessary,togetarefund:如果必要，使用”檸檬法案”以爭取償還Made4attemptstofixtheproblem做四個步驟來解決問題Caroutofserviceatleast30daysduringthe12monthsafterpurchaseorthefirst12,000miles車子的問題經過30天以上無法解決，或是購買車後12個月內或是行駛里程數12,000公里內14ComparingOptionsforHousing住宅的選擇Houses–typicallysingle-family,free-standingdwellings房屋─典型的單一家庭或獨棟住宅Cooperatives–multi-unit合作公寓─複合式或單一住宅

Condominiums–multi-unitdwellings共同管轄─複合式或單一住宅Plannedunitdevelopments(PUDs)–plannedwithcommonland單位計劃開發─共同的土地共同分擔開發計畫Apartmentsandotherhousing–multi-unitdwellings公寓和其他住宅─複合式或單一住宅15HousingOptions:房屋的選擇

Houses房屋Advantages:優點Morespace更多的空間Greaterprivacy較好的隱私權Buildsequity建物的公共設施Disadvantages:缺點Maintenancetimeandcosts維修費時且費成本Repaircosts修理成本Resalehassles在銷售時的困擾16HousingOptions:房屋的選擇

`Cooperatives合作公寓Corporate-owneddwellingsinwhichtheresidents,asshareholders,ownstockrepresentativeofthevalueoftheirunit.Monthlyhomeowner’sfee.是由一家公司所擁有的公寓或是社區公寓，居住者就是這家公司的股東，每個月須支付房屋擁有費Advantages:優點Lowmaintenance低維修費Moreamenities更多的公共設施Highersecurity安全性高Disadvantages:缺點Lowercapitalappreciation較低的增值利益Difficulttosell較不易出售Lessprivacy較少的私人空間Hardertofinance較難融資17HousingOptions:房屋的選擇18Condominiums共同管轄Residentshavesoleownershipofthelivingspacebutjointownershipofthelandandcommonareas.Monthlymaintenancefee.居住者擁有單一的生活空間，但是是共同持有土地與公共設施。每月支付維修費用Advantages:優點Lowmaintenance維修費用低Moreamenities更多的福利設施Highersecurity較高的安全性Disadvantages:缺點Lowercapitalappreciation較低的增值利益Difficulttosell較不易出售Lessprivacy較低的隱私性19HousingOptions:房屋的選擇

PlannedUnitDevelopments(PUDs)單位計劃開發Ownhomeandlanditsitsonaswellassharedownershipofthedevelopment擁有土地與房屋但須與你的鄰居共同分擔開發費用

Monthlyhomeowner’sfeeformaintenanceandcommonexpenses每月分擔共同擁有費以負擔管理及維修MostpopularonWestCoast在西岸為最受歡迎的方式20HousingOptions:

房屋的選擇ApartmentsandOtherHousing公寓和其他的住宅Advantages:優點Lowercost成本較低Easeofmoving(nohousetosell)容易搬遷(不須出售房屋)Littleupkeep些微的保養維護Disadvantages:缺點Limitedremodelingability重新改造權利受限制Limitedlifestylechoices(e.g.,pet)生活型態較受限制，例如:養寵物Lessprivacy隱私較少[21AddressingYourHousingNeeds處理你的房屋需求HousingStep1:Homework步驟一：家庭作業HousingStep2:Selection步驟二：選擇HousingStep3:Makingthepurchase步驟三：購買HousingStep4:Postpurchaseactivities步驟四：購買後的行動22HousingStep1:購買房屋的第一步驟

Homework家庭作業Compareyourneedsversuswantsforhousing.比較你對房屋的需要與想要Compareyouroptionsforhousingandthecostsofeach.比較你對房屋的選擇及個別的成本Weighyouralternativesofrentingversusbuying.衡量租屋或購屋對你的影響23HousingStep1:

購買房屋的第一步驟

Homework(cont’d)家庭作業(續)Determinewhat’smostaffordable:計算何者是你所負擔得起Lendingstandards:

借款標準Yourfinancialhistory你的財務背景Yourabilitytopay你的付款能力Theappraisedvalueofthehome房屋的估計價值Maximummortgage最大的抵押借款Thedownpayment自備款Prequalifying

事先瞭解自己可否夠格24ComparingNeedsVersusWants比較需要與想要Decideonthefundamentalssuchasbathrooms,bedrooms,andclosetspace.決定基本的例如浴室、臥室及櫥櫃的大小空間Decideonpropertysize.決定房屋的大小Compareotherconsiderationslikeschoolsystems,proximitytoshoppingcenters,orsafety.比較其他的條件，例如學校、鄰近購物中心或是安全性Considerthefuture–suchasadditionalfamilymembers.未來的考量─像是新添一位家庭成員25CostsofHousing:

購屋成本

What’sInvolvedinOwnershipOne-timeorinitialcosts單次成本Recurringcosts重複發生成本Maintenanceandoperatingcosts維修使用成本26CostsofHousing:

購屋成本

One-TimeorInitialCosts單次成本Downpayment自備款Closingorsettlementcosts:過戶移轉費Discountpoints借款點數Loanoriginationfees借款審查費Loanapplicationfee借款申辦費Appraisalfee估價費Otherfeesandcosts其他費用及成本27CostsofHousing:

購屋成本

RecurringCosts重複發稱成本Monthlymortgagepayments(PITI)抵押借款月付額Maintenanceandoperatingexpenses

維修使用成本費用28CostsofHousing:

購屋成本

MonthlyMortgagePayments(PITI)抵押借款月付額Principal–whatyouborrowed

本金─你所借支的Interest–thecostofborrowing,利息─借支的成本Taxes–supportofgovernment稅─政府課徵Insurance–protectionofyourdwellingandcontents保險─保護你的居所與在內所有的財產

Note:T&Iareheldinanescrowaccount.注意：T&I是種待條件完成後才能生效的帳戶29CostsofHousing:

房屋的成本

MaintenanceandOperatingCosts維修及使用成本Repairstothestructure結構體的維修Replacinganappliance設備維修Landscaping庭院維修30WeighingtheAlternativesofRentingVersusBuying租屋與購屋的比較Personalandlifestyleconsiderations個人及生活型態的考量Financialconsiderations:財務面的考量Appreciationwithtime房價、租金漲價的考量Taxconsiderations稅金考量31AdvantagesofRenting租屋的優點Mobility具機動性Nodownpayment無自備款Canbelessexpensive僅付租金費用較節省Protectionfromdeclininghousingvalues免於陷入房屋跌價的風險Moreextensiveamenities更寬廣的福利設施Nohomerepairormaintenance無房屋修理或維修費用Nogroundskeepingresponsibilities無管理的責任Nopropertytaxes無財產稅32AdvantagesofBuying購屋的優點Buildequityinyourhome累積你房屋的淨值Allowsforcapitalappreciation房屋價值可能上漲Greaterpersonalfreedom更多個人品味的自有Taxadvantages課稅時的優惠Protectionfromrisingrentcosts免於房租漲價的風險Potentialsourceofcashwithhomeequityloan當需要借款時房屋是潛在的借款來源33DeterminingWhat’sAffordable:LendingStandards計算可支應的金額：借支的標準341.Financialhistory:財務背景Incomestability收入穩定性Credithistory信用背景2.Abilitytopay:償付能力Housingcostratioatamaximumof28%ofgrossincome房屋成本的比例最多佔毛收入的28%Housingandotherlong-termdebtratioatamaximumof36%ofgrossincome房屋及其他長期負債最多佔毛收入的36%3.Appraisedhomevalue估計房屋價值35DeterminingWhat’sAffordable:OtherFactors計算可支應的金額：其他因素Calculationofyourmortgagelimit:計算你的抵押限額28%rule(front-endratio)28%原則36%rule(back-endratio)36%原則80%rule(home-equityrule)80%原則(房屋權益原則)Prequalification,orknowingforsurewhatisaffordable事先了解何者是可供應得起36DeterminingWhat’sAffordable:OtherFactors(cont’d)記算可支應的金額：其他因素(續)Accumulationofadownpayment:計算自備款Downpaymentsourcesand“giftletters”

自備款來源及FHA,VA,andFmHAfederally-backedloansrequirealowerdownpaymentFHA聯邦住宅管理局貸款,VA退伍軍人部門住宅貸款,與FmHA農民住宅管理局貸款屬聯邦貸款，要求較低的自備款Privatemortgageinsurance(PMI)私人抵押保險IRAloanofupto$10,000forfirst-timehomebuyer首次購屋貸款者允許由IRA中提取$10,000來購屋37HousingStep2:

購屋步驟二：

Selection選擇Thesearchprocess:選擇的步驟Useatraditionalrealestateagent選擇傳統不動產代理商Useanindependentorexclusivebuyer-broker選擇獨立的買方經紀人UsetheInternettolearnaboutbuyingahome運用網路尋找相關購屋資訊Theinspectionprocess:檢驗的步驟Structural結構Mechanical機械38HousingStep3:

購屋步驟三：

MakingthePurchase購買Guidelinesforrenting

租屋的方針Negotiatingasalesprice議價Signingthesalescontract簽約Financingthepurchase–themortgage融資─抵押39GuidelinesforRenting租屋的方針Determinewhatyoucanafford.計算你能支付得起多少Comparethelocationwithshopping,employment,andschools.比較其所在地、生活機能與學校Understandthelease.了解租約Geteverydetailinwriting.將每一細節寫下來Researchthereliabilityofthelandlord.屋主的可信賴度Acquirerenter’sinsurance.獲得租屋者保險40NegotiatingaSalesPrice議價Alwayshaggleontheactualpurchasepriceandcounteroffers.對售價與反出價進行議價Includeallcontingencies.包含所有可能發生的事Considerclosingcosts.考慮尾款成本Offerearnestmoney.提供頭款Note:Youmayneverseethesellerbecauseoftentherealestateagentscarrytheoffersbetweenparties.注意：你可能永遠無法碰見賣方，因為不動產房屋代理人在雙方出面時是扮演賣方角色41SigningtheSalesContract簽合約Alwayshaveafixedprice載明固定的價格Doatitlesearch.凡事書面為之Performapestorotherinspection.做害蟲或其他必要的檢測Makethecontractcontingentonreceivingtheproperfinancing.對於適當的融資或有條款應包含在其中42SigningtheContract(cont’d)簽合約(續)Dividetheutilities,insurance,taxes,andinterestequitablywiththeseller.與賣方清楚載明分割所屬的設備、保險、稅及利息Stipulatetheconditionofthedwellingupontransfer.在所有權移轉止，房屋需維持一定的現狀Includeallothercontingenciesthatmayinterferewithasatisfactorypurchase.任何特殊狀況或但書都須載明在合約書中43FinancingthePurchase融資購買Shopforthelowestinterestrate.尋求最低的利率Determinewhereyouwanttofinance.決定你要在何處借款Determinethelengthofthemortgage.決定抵押期限Choosethetypeofmortgage.選擇抵押種類Note:Makesureyouunderstandeveryaspectofthemortgagebeforeyousign.Thiscouldbeyourlargestpurchaseever.注意：在簽署任何文件時，確定你已明瞭任何狀況，這可能是你這輩子最大的一筆消費44SourcesofMortgages抵押借款的來源Mortgagebankers抵押借款銀行Mortgagebrokers抵押借款經紀人45ConventionalorGovernment-Backed?傳統抵押借款或是政府保證抵押借款Conventional傳統Veteran’sAdministration(VA)mortgages退伍軍人管理局抵押借款FederalHousingAdministration(FHA)mortgages聯邦住宅管理局抵押借款46Government-BackedMortgages政府保證抵押借款Advantages:優點Lowerinterest低利率Smallerdownpaymentrequirement自備款要求較低Lessstrictlendingstandards較小範圍的財務要求條件Disadvantages:缺點Morepaperworktoqualify紙上作業過於繁瑣Higherclosingcosts尾款相當高Maximumlendinglimits借款的限額較受限制47TypesofMortgages抵押借款的種類Fixed-ratemortgageloans固定利率抵押借款Adjustable-ratemortgage(ARM)loans機動利率抵押借款Othermortgageloanoptions其他抵押借款的選擇48Fixed-RateMortgageLoans固定利率抵押借款Assumableloans–allowfortransferofthemortgagewiththehome承接借款─允許被轉讓給新買主Prepaymentprivilege–allowsthepayeetoincreasethemonthlypaymentwithoutafee預先清償權利─允許借款人可提早償還不需任何費用49Adjustable-RateMortgage(ARM)Loans機動利率抵押借款Initialrate–thefirstrateonthemortgage,usuallyshort-term期初利率─抵押借款開始時的利率，通常只使用短期Interestrateindex–determinesannualrateadjustment利率指標─決定年利率的調整Margin–thedifferencebetweentheindexrateandthequotedrate利差─報價利率超過利率指標的部份Adjustmentinterval–thelengthoftimebetweenadjustments調整期間─即ARM利率的調整期間長短50Adjustable-RateMortgage(ARM)Loans(cont’d)機動利率抵押借款(續)Ratecap–themaximumrateincreaseallowedeitherperyearoroverthelifeoftheloan利率上限─限制在抵押借款每年或借款期間所允許可調整的最高利率Paymentcap–themaximumallowablepaymentamount.Normallynotadesiredfeatureduetotheriskofnegativeamortization.付款上限─對你每月付款金額的調整金額做ㄧ最高限制51ARMInnovations機動利率抵押借款新制Convertible可轉換Reduction-option減額選擇Two-step兩階段式Priceleveladjusted價格水準調整52OtherMortgageLoanOptions

其他抵押借款的選擇Balloonpaymentmortgage期末還清抵押借款Graduatedpaymentmortgage累進式付款抵押借款Growingequitymortgage權益成長抵押借款Sharedappreciationmortgage升值共享抵押借款53Adjustable-RateVersusFixed-RateMortgages機動利率抵押借款與固定利率抵押借款Fixed-rateissuestoconsider:使用固定利率需考慮Fixedpayments固定的付款額Lowerinterestraterisk低利率風險Noriskofnegativeamortization無負攤銷的風險Adjustable-rateissuestoconsider:使用變動利率需考慮Lowerinitialinterestrate期初利率較低Mayqualifyforalargerloanduetolowermonthlypayments因月付額較低，可考慮較大額的借款Withrisingrates,risingpayments利率與月付額皆會提升54MortgageDecisions:抵押借款決策

TermoftheLoan借款期間15-yearadvantages:15年期的優點Lesstotalinterestpaid利息支付總額較低Fasterequityaccumulationandpayoff淨值增加較快較易付清Lowerinterestrate利率較低30-yearadvantages:30年期的優點Lowermonthlypaymentsincreaseaffordabilityandfinancialflexibility月付額較低且較有理財彈性Highertimevalueofmoney現金的時間價值較高Greatertaxadvantagesduetointerestpaymentdeductions因利息減免可享有租稅優惠55MortgageDecisions:

抵押借款決策

TermoftheLoan(cont’d)借款期間(續)Twootherconsiderations:其他兩個考量Timevalueofmoney現金的時間價值Theeffectoftaxes稅的影響56HousingStep4:

購屋步驟四：

PostpurchaseActivities

購屋後的行動Timeandmoneyforupkeepandmaintenance保養及修費用Refinancingyourmortgage:抵押借款再融資2%rule2%經驗法則Closingcosts尾款成本57Summary摘要Smartbuying:Yourautomobile:明智的購買：你的汽車Step1:Doyourhomeworktonarrowyourcarchoice.步驟1：做家庭作業來來減省你的抉擇Step2:Makeyourselection.步驟2：做決定Step3:Makeyourpurchase.步驟3：購買Step4:Maintainyourpurchase.步驟4：維持購買權利Step5:Considerconsumerprotectionandyourcar.步驟5：