The Globe And Mail – Many homeowners should have rented
At first glance, when you buy a house for, say, $500,000, you are increasing the left side of your personal balance sheet (your assets) by $500,000 dollars. If you used $50,000 as a downpayment, which came from your own assets, the increase in assets was only $450,000.
On the right side of the personal balance sheet, you had to finance the purchase of this house with debt, so if you made a 10 per cent down payment and financed the other $450,000, your liabilities have increased by $450,000 in total. The important thing to remember is that the equity on your personal balance sheet has not changed. You have $450,000 more in assets and $450,000 more in liabilities–and you’ve converted financial capital into a down payment.
Now let’s examine what your personal balance sheet will look like in five years, ignoring human capital considerations. If you have been carefully paying down your mortgage debt, perhaps the remaining liabilities have been reduced to $400,000. And, even if housing prices have not increased at all, you have created $50,000 more in equity in your home, for total equity of $100,000. (This is the original downpayment of $50,000 plus the $50,000 in total payments over the last five years.) So far, so good.
But now let’s imagine that housing prices fell by 20 per cent over that same five-year period. This isn’t inconceivable–and is exactly what just happened in many regions of the United States over the last five years, as shown in Table 6.1. In that case, a 20 per cent drop in the value of a $500,000 house leaves you with a balance sheet asset of $400,000. This is exactly what you owe in debt (mortgage) on the house, and you have no equity. The $50,000 you originally invested in the house is gone, and all the payments you have made in the last five years could essentially be considered rent.
You are no further ahead now, financially, than you were five years ago. All you did was consume housing.