Decision房屋及交通工具的决策

Click to edit Master title style,Click to edit Master text styles,Second level,Third level,Fourth level,Fifth level,*,Chapter 8,第八章,The Home and Automobile Decision,房屋及交通工具的決策,1,Smart Buying Process,聰明購買的步驟,Step 1: Do your homework,步驟一,:,做家庭作業,Is the purchase a “need” or “want”,?,你的購買是基於,”,需要”或是“想要”,?,Consider alternative products and features.,考慮替代物,Does the purchase fit your budget?,購買符合你的預算嗎,?,Step 2: Make your selection,步驟二,:,做抉擇,Comparison shop: price, product features, and quality.,比較商店、價格、產品特色與品質,Be informed: check library and Web,sources,.,多元化的資訊,:,查詢圖書館或上網資訊,2,Smart Buying Process,(contd),聰明購買的步驟,(,續,),Step 3: Make your purchase,步驟三,:,購買行動,Negotiate the price.,議價,Evaluate financing alternatives.,評估對財務的影響,Complete the purchase.,完成購買行動,Step 4: Maintain your purchase,步驟四,:,維持購買權力,Resolve complaints; keep good records.,解決不滿意的問題，保持良好的紀錄,3,Transportation Needs,交通工具的需求,Step 1: Narrowing your choice,步驟一,:,縮小你的選擇範圍,Step 2: Picking your vehicle,步驟二,:,選擇車子,Step 3: Making the purchase,步驟三,:,完成購買,Step 4: The lease-versus-buy decision,步驟四,:,租賃或購買的決策,Step 5: Maintaining your purchase,步驟五,:,購車的維護,Step 6: Consumer protection and your car,步驟六,:,購車與消費者的保護,4,Step 1:,步驟一,Narrowing Your Choice,:,縮小你的選擇範圍,Consider your lifestyle and needs versus wants.,衡量你的生活型態及所需的車種,Look at the alternatives.,比較其影響力,Fit your car into your budget; calculate the payment.,計算付款額讓夠符合你的預算,5,Step 2:,步驟二,Picking Your Vehicle,選擇車子,Do your comparison shopping via the internet or publications:,透過網路或公共資訊去比較,Compare price,比較價格,Compare features,比較性能,Compare quality,比較品質,Determine what is available in your price range.,計算何較符合你的價位,Test-drive the exact vehicle you are considering.,你所考慮的車子做道路駕駛測試,6,Step 3:,步驟三,7,Making the Purchase,完成購買,Take advantage of sales, but negotiate the price:,利用購買優勢，並進行議價,Know the dealers cost of the vehicle and any holdback.,知道汽車經銷商的成本價與任何佣金,Understand the various dealer markups.,明瞭不同經銷商的報價,Be aware of any rebate(s) that may apply.,知道可能會有哪些折扣,8,Step 3:,步驟三,Making the Purchase,(contd),完成購買,(,續,),Evaluate financing alternatives:,評估財務選擇性,Determine the length of financing.,計算借款期限的長短,Shop around to find the best interest rate.,找出最好的利率,Choose a financing period and rate to give you an affordable monthly payment.,選擇一個你負擔的起的借款期限與利率,Consider a lease:,考慮租賃,Negotiate a fair vehicle value and a low rent or finance charge.,決,定合理的汽車價值及,租金與借款條件,Choose a vehicle with slow depreciation.,選擇則折舊率低的車種,9,Step 4: The Lease-Versus-Buy Decision,租賃或購買的決策,Closed-end leases, or walk-away leases:,封閉式租賃,Normally offer a purchase option,通常提供一個優先購買權,Require the dealer to be responsible for resale,要求經銷商負責再將車子賣出,Account for about 80% of all leases,有,80%,的車屬於封閉式租賃,Open-end leases:,開放式租賃,Compare the market value to the leases residual value of the vehicle,租約到期時，車子的剩餘價值與市價去比較其差額,Are to be avoided because you pay the difference,避免選擇它，因為你可能要付這一筆差額,10,When is Leasing a Good Option?,何時選用租賃的時候？,If you are financially stable,你的財務狀況是穩定的,If you drive less than 15,000 miles annually,你的行車里程數不超過,15,000,公里,If you take good care of your vehicles,你相當會照顧你的車子,If you use your vehicles for business travel,你使用車子做商務旅遊,If you do not modify your vehicles,你不改裝你的車子,If the vehicle you are considering doesnt depreciate too quickly,如果你所考慮使用的車種折舊損耗不是很迅速,11,Calculating Your Monthly Lease Payment,計算你租賃的月付額,Your lease payment depends on the following factors:,你的租賃月付額須視下列因素而定,Agreed-upon price,相互認定的汽車價值,Up-front fees,其他的外加費用,Down payment or trade allowance,自備款或其他,Residual value,租約期滿的汽車價值,Rent or finance charge,租金或財務費用,Length of the lease,租約期間的長短,12,Step 5:,步驟五,Maintaining Your Purchase,購車的維護,Read the owners manual and perform regular maintenance.,詳讀汽車使用者手冊，並保持正常維修,Dont ignore warning signals.,不要忽略警告訊息,Choose a good garage; check training and experience.,挑選一個好的修護廠，受過正規訓練且經驗老到的,13,Step 6:,步驟六,Consumer Protection and Your Car,購車與消費者的保護,Know and use your warranty.,瞭解並使用你的保證條款,Use the “lemon laws,” if,necessary, to get a refund:,如果必要，使用,”,檸檬法案” 以爭取償還,Made 4 attempts to fix the problem,做四個步驟來解決問題,Car out of service at least 30 days during the 12 months after purchase or the first 12,000 miles,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,14,Comparing Options for Housing,住宅的選擇,Houses,typically single-family, free-standing dwellings,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-unit dwellings,共同管轄複合式或單一住宅,Planned unit developments (PUDs) planned,with common,land,單位計劃開發共同的土地共同分擔開發計畫,Apartments and other housing,multi-unit dwellings,公寓和其他住宅複合式或單一住宅,15,Housing Options:,房屋的選擇,Houses,房屋,Advantages:,優點,More space,更多的空間,Greater privacy,較好的隱私權,Builds equity,建物的公共設施,Disadvantages:,缺點,Maintenance time and costs,維修費時且費成本,Repair costs,修理成本,Resale hassles,在銷售時的困擾,16,Housing Options:,房屋的選擇,Cooperatives,合作公寓,Corporate-owned dwellings in which the residents, as shareholders, own stock representative of the value of their unit. Monthly homeowners fee.,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,Low maintenance,低維修費,More amenities,更多的公共設施,Higher security,安全性高,Disadvantages:,缺點,Lower capital appreciation,較,低的增值利益,Difficult to sell,較不易出售,Less privacy,較少的私人空間,Harder to finance,較難融資,17,Housing Options:,房屋的選擇,18,Condominiums,共同管轄,Residents have sole ownership of the living space but joint ownership of the land and common areas. Monthly maintenance fee,.,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,Low maintenance,維修費用低,More amenities,更多的福利設施,Higher security,較高的安全性,Disadvantages:,缺點,Lower capital appreciation,較,低的增值利益,Difficult to sell,較不易出售,Less privacy,較低的隱私性,19,Housing Options:,房屋的選擇,Planned Unit Developments (PUDs),單位計劃開發,Own home and land it sits on as well as shared ownership of the development,擁有土地與房屋但須與你的鄰居共同分擔開發費用,Monthly homeowners fee for maintenance and common expenses,每月分擔共同擁有費以負擔管理及維修,Most popular on West Coast,在西岸為最受歡迎的方式,20,Housing Options:,房屋的選擇,Apartments and Other Housing,公寓和其他的住宅,Advantages:,優點,Lower cost,成本較低,Ease of moving (no house to sell),容易搬遷,(,不須出售房屋,),Little upkeep,些微的保養維護,Disadvantages:,缺點,Limited remodeling ability,重新改造權利受限制,Limited lifestyle choices (e.g., pet),生活型態較受限制，例如,:,養寵物,Less privacy,隱私較少,21,Addressing Your Housing Needs,處理你的房屋需求,Housing Step 1: Homework,步驟一：家庭作業,Housing Step 2: Selection,步驟二：選擇,Housing Step 3: Making the purchase,步驟三：購買,Housing Step 4: Postpurchase activities,步驟四：購買後的行動,22,Housing Step 1:,購買房屋的第一步驟,Homework,家庭作業,Compare your needs versus wants for housing.,比較你對房屋的需要與想要,Compare your options for housing and the costs of each.,比較你對房屋的選擇及個別的成本,Weigh your alternatives of renting versus buying.,衡量租屋或購屋對你的影響,23,Housing Step 1:,購買房屋的第一步驟,Homework,(contd),家庭作業,(,續,),Determine whats most affordable:,計算何者是你所負擔得起,Lending standards:,借款標準,Your financial history,你的財務背景,Your ability to pay,你的付款能力,The appraised value of the home,房,屋的估計價值,Maximum mortgage,最大的抵押借款,The down payment,自備款,Prequalifying,事先瞭解自己可否夠格,24,Comparing Needs Versus Wants,比較需要與想要,Decide on the fundamentals such as bathrooms, bedrooms, and closet space.,決定基本的例如浴室、臥室及櫥櫃的大小空間,Decide on property size.,決定房屋的大小,Compare other considerations like school systems, proximity to shopping centers, or safety.,比較其他的條件，例如學校、鄰近購物中心或是安全性,Consider the future such as additional family members.,未來的考量像是新添一位家庭成員,25,Costs of Housing:,購屋成本,Whats Involved in Ownership,One-time or initial costs,單次成本,Recurring costs,重複發生成本,Maintenance and operating costs,維修使用成本,26,Costs of Housing:,購屋成本,One-Time or Initial Costs,單次成本,Down payment,自備款,Closing or settlement costs:,過戶移轉費,Discount points,借款點數,Loan origination fees,借款審查費,Loan application fee,借款申辦費,Appraisal fee,估價費,Other fees and costs,其他費用及成本,27,Costs of Housing:,購屋成本,Recurring Costs,重複發稱成本,Monthly mortgage payments (PITI),抵押借款月付額,Maintenance and operating expenses,維修使用成本費用,28,Costs of Housing:,購屋成本,Monthly Mortgage Payments (PITI),抵押借款月付額,P,rincipal what you borrowed,本金你所借支的,I,nterest the cost of borrowing,利息借支的成本,T,axes support of government,稅政府課徵,I,nsurance protection of your dwelling and contents,保險保護你的居所與在內所有的財產,Note,: T & I are held in an escrow account.,注意：,T & I,是種待條件完成後才能生效的帳戶,29,Costs of Housing:,房屋的成本,Maintenance and Operating Costs,維修及使用成本,Repairs to the structure,結構體的維修,Replacing an appliance,設備維修,Landscaping,庭院維修,30,Weighing the Alternatives of Renting Versus Buying,租屋與購屋的比較,Personal and lifestyle considerations,個人及生活型態的考量,Financial considerations:,財務面的考量,Appreciation with time,房價、租金漲價的考量,Tax considerations,稅金考量,31,Advantages of Renting,租屋的優點,Mobility,具機動性,No down payment,無自備款,Can be less expensive,僅付租金費用較節省,Protection from declining housing values,免於陷入房屋跌價的風險,More extensive amenities,更寬廣的福利設施,No home repair or maintenance,無房屋修理或維修費用,No groundskeeping responsibilities,無管理的責任,No property taxes,無財產稅,32,Advantages of Buying,購屋的優點,Build equity in your home,累積你房屋的淨值,Allows for capital appreciation,房屋價值可能上漲,Greater personal freedom,更多個人品味的自有,Tax advantages,課稅時的優惠,Protection from rising rent costs,免於房租漲價的風險,Potential source of cash with home equity loan,當需要借款時房屋是潛在的借款來源,33,Determining Whats Affordable: Lending Standards,計算可支應的金額：借支的標準,34,1.,F,inancial history:,財務背景,Income stability,收入穩定性,Credit history,信用背景,2. Ability to pay:,償付能力,Housing cost ratio at a maximum of 28% of gross income,房屋成本的比例最多佔毛收入的,28%,Housing and other long-term debt ratio at a maximum of 36% of gross income,房屋及其他長期負債最多佔毛收入的,36%,3. Appraised home value,估計房屋價值,35,Determining Whats Affordable: Other Factors,計算可支應的金額：其他因素,Calculation of your mortgage limit:,計算你的抵押限額,28% rule (front-end ratio),28%,原則,36% rule (back-end ratio),36%,原則,80% rule (home-equity rule),80%,原則,(,房屋權益原則,),Prequalification, or knowing for sure what is affordable,事先了解何者是可供應得起,36,Determining Whats Affordable: Other Factors,(contd),記算可支應的金額：其他因素,(,續,),Accumulation of a down payment:,計算自備款,Down payment sources and “gift letters”,自備款來源及,FHA, VA, and FmHA federally-backed loans require a lower down payment,FHA,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,Private mortgage insurance (PMI),私人抵押保險,IRA loan of up to $10,000 for first-time homebuyer,首次購屋貸款者允許由,IRA,中提取,$10,000,來購屋,37,Housing Step 2:,購屋 步驟二：,Selection,選擇,The search process:,選擇的步驟,Use a traditional real estate agent,選擇傳統不動產代理商,Use an independent or exclusive buyer-broker,選擇獨立的買方經紀人,Use the Internet to learn about buying a home,運用網路尋找相關購屋資訊,The inspection process:,檢驗的步驟,Structural,結構,Mechanical,機械,38,Housing Step 3:,購屋 步驟三：,M,aking the Purchase,購買,Guidelines for renting,租屋的方針,Negotiating a sales,price,議價,Signing the sales contract,簽約,Financing the purchase the mortgage,融資抵押,39,Guidelines for Renting,租屋的方針,Determine what you can afford.,計算你能支付得起多少,Compare the location with shopping, employment, and schools.,比較其所在地、生活機能與學校,Understand the lease.,了解租約,Get every detail in writing.,將每一細節寫下來,Research the reliability of the landlord.,屋主的可信賴度,Acquire renters insurance.,獲得租屋者保險,40,Negotiating a Sales Price,議價,Always haggle on the actual purchase price and counteroffers.,對售價與反出價進行議價,Include all contingencies.,包含所有可能發生的事,Consider closing costs.,考慮尾款成本,Offer earnest money.,提供頭款,Note: You may never see the seller because often the real estate agents carry the offers between parties.,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,41,Signing the Sales Contract,簽合約,Always have a fixed price,載,明固定的價格,Do a title search.,凡事書面為之,Perform a pest or other inspection.,做害蟲或其他必要的檢測,Make the contract contingent on receiving the proper financing.,對於適當的融資或有條款應包含在其中,42,Signing the Contract,(contd),簽合約,(,續,),Divide the utilities, insurance, taxes, and interest equitably with the seller.,與賣方清楚載明分割所屬的設備、保險、稅及利息,Stipulate the condition of the dwelling upon transfer.,在所有權移轉止，房屋需維持一定的現狀,Include all other contingencies that may interfere with a satisfactory purchase.,任何特殊狀況或但書都須載明在合約書中,43,Financing the Purchase,融資購買,Shop for the lowest interest rate.,尋求最低的利率,Determine where you want to finance.,決定你要在何處借款,Determine the length of the mortgage.,決定抵押期限,Choose the type of mortgage.,選擇抵押種類,Note: Make sure you understand every aspect of the mortgage,b,efore you sign. This could be your largest purchase ever.,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,44,Sources of Mortgages,抵押借款的來源,Mortgage bankers,抵押借款銀行,Mortgage brokers,抵押借款經紀人,45,Conventional or Government-Backed?,傳統抵押借款或是政府保證抵押借款,Conventional,傳統,Veterans Administration (VA) mortgages,退伍軍人管理局抵押借款,Federal Housing Administration (FHA) mortgages,聯邦住宅管理局抵押借款,46,Government-Backed Mortgages,政府保證抵押借款,Advantages:,優點,Lower interest,低利率,Smaller down payment requirement,自備款要求較低,Less strict lending standards,較小範圍的財務要求條件,Disadvantages:,缺點,More paperwork to qualify,紙上作業過於繁瑣,Higher closing costs,尾款相當高,Maximum lending limits,借款的限額較受限制,47,Types of Mortgages,抵押借款的種類,Fixed-rate mortgage loans,固定利率抵押借款,Adjustable-rate mortgage (ARM) loans,機動利率抵押借款,Other mortgage loan options,其他抵押借款的選擇,48,Fixed-Rate Mortgage Loans,固定利率抵押借款,Assumable loans allow for transfer of the mortgage with the home,承接借款允許被轉讓給新買主,Prepayment privilege allows the payee to increase the monthly payment without a fee,預先清償權利允許借款人可提早償還不需任何費用,49,Adjustable-Rate Mortgage (ARM) Loans,機動利率抵押借款,Initial rate,the first rate on the mortgage, usually short-term,期初利率抵押借款開始時的利率，通常只使用短期,Interest rate index determines annual rate adjustment,利率指標決定年利率的調整,Margin the difference between the index rate and the quoted rate,利差報價利率超過利率指標的部份,Adjustment interval the length of time between adjustments,調整期間即,ARM,利率的調整期間長短,50,Adjustable-Rate Mortgage (ARM) Loans,(contd),機動利率抵押借款,(,續,),Rate cap the maximum rate increase allowed either per year or over the life of the loan,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,Payment cap the maximum allowable payment amount. Normally not a desired feature due to the risk of negative amortization.,付款上限對你每月付款金額的調整金額做最高限制,51,ARM Innovations,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,Price level adjusted,價格水準調整,52,Other Mortgage Loan Options,其他抵押借款的選擇,Balloon payment mortgage,期末還清抵押借款,Graduated payment mortgage,累進式付款抵押借款,Growing equity mortgage,權益成長抵押借款,Shared appreciation mortgage,升值共享抵押借款,53,Adjustable-Rate Versus Fixed-Rate Mortgages,機動利率抵押借款與固定利率抵押借款,Fixed-rate issues to consider:,使用固定利率需考慮,Fixed payments,固定的付款額,Lower interest rate risk,低利率風險,No risk of negative amortization,無負攤銷的風險,Adjustable-rate issues to consider:,使用變動利率需考慮,Lower initial interest rate,期初利率較低,May qualify for a larger loan due to lower monthly payments,因月付額較低，可考慮較大額的借款,With rising rates, rising payments,利率與月付額皆會提升,54,Mortgage Decisions:,抵押借款決策,Term of the Loan,借款期間,15-year advantages:,15,年期的優點,Less total interest,paid,利息支付總額較低,Faster equity accumulation and payoff,淨值增加較快較易付清,Lower interest rate,利率較低,30-year advantages:,30,年期的優點,Lower monthly payments increase affordability and financial flexibility,月付額較低且較有理財彈性,Higher time value,of,money,現金的時間價值較高,Greater tax advantages due to interest payment deductions,因利息減免可享有租稅優惠,55,Mortgage Decisions:,抵押借款決策,Term of the Loan,(contd),借款期間,(,續,),Two other considerations:,其他兩個考量,Time value of money,現金的時間價值,The effect of taxes,稅的影響,56,Housing Step 4:,購屋步驟四：,Postpurchase Activities,購屋後的行動,Time and money for upkeep and maintenance,保養及修費用,Refinancing your mortgage:,抵押借款再融資,2% rule,2%,經驗法則,Closing costs,尾款成本,57,Summary,摘要,Smart buying: Your automobile:,明智的購買：你的汽車,Step 1: Do your homework to narrow your car choice.,步驟,1,：做家庭作業來來減省你的抉擇,Step 2: Make your selection.,步驟,2,：做決定,Step 3: Make your purchase.,步驟,3,：購買,Step 4: Maintain your purchase.,步驟,4,：維持購買權利,Step 5: Consider consumer protection and your car.,步驟,5,：考慮消費者保護你與汽車,58,Summary,(contd),摘要,(,續,),Choosing a vehicle:,選擇交通工具,Consider your needs versus your wants.,考慮你所需要或想要的,Look at the alternatives.,檢視所影響的,Fit your car into your budget.,符合你的預算,Do your comparison shopping via the internet or publications.,由網路或公共資訊上獲得價格並比價,Determine what is available in your price range.,計算核者是最符合你的價格範圍內,Test-drive the exact vehicle you are considering.,對所考慮買的車種做道路駕駛的測試,59,Summary,(contd),摘要,(,續,),Deal negotiation:,交易協談,Take advantage of sales, but always negotiate the price.,取得銷售利益，要議價,Know the dealers cost of the vehicle.,明瞭經銷商的售車成本,Understand the various dealer markups.,明瞭經銷商多變的價格加值,Be aware of any rebate that may apply.,知道有任何折扣的可能,Evaluate financing.,財務評估,Leasing alternatives:,租賃的選擇,Closed-end leases, or walk-away leases,封閉式租賃,Open-end leases,開放式租賃,Alternatives,選擇,60,Summary,(contd),摘要,(,續,),Smart buying: Your housing:,明智的購買：你的房屋,Step 1: Homework,步驟,1,：家庭作業,Step 2: Selection,步驟,2,：選擇,Step 3: Making the purchase,步驟,3,：購買行動,Step 4: Postpurchase,步驟,4,：購屋後的行動,61,Choosing a housing type:,選擇房屋型態,Decide on the fundamentals such as bathrooms, bedrooms, and closet space.,基本要件的決定，例如浴室、臥房或櫥櫃的大小,Decide on property size.,決定房屋的大小,Compare other considerations like school systems, or proximity to shopping centers.,比較其他條件如學校或是痺鄰購物中心,Buying versus renting:,購屋或租屋,Personal and lifestyle,considerations,個人生活型態的考量,Financial considerations,財務面的考量,Activities,活動狀態的考量,62,Summary,(contd),摘要,(,續,),Types of mortgages:,抵押借款的型式,Fixed-rate mortgage loans,固定利率抵押借款,Adjustable-rate mortgage (ARM) loans,機動利率抵押借款,Other mortgage loan options,其他抵押借款的選擇,Sources of mortgages:,抵押借款的來源,Mortgage bankers,抵押借款銀行,Mortgage brokers,抵押借款經紀人,Conventional mortgages,傳統抵押借款,Government-backed mortgages,政府保證抵押借款,63,