Pag-IBIG Financing Admin

When Is The Right Time To Buy?

“Please let me know the document requirements for buying a property and using Pag-IBIG Housing Loan. I want to buy my first home when I go back to the Philippines for my annual vacation leave.”

That’s taken from a letter sent to us by an OFW visitor. Most probably, you too are on the same boat. That is, you want to take advantage of your time in the Philippines to look for a property to buy – or, invest as what the real estate dealers would want you to believe.

(Quick Check : Document Requirements for Pag-IBIG Housing Loan)

December is fast approaching. Nothing beats celebrating the Christmas seasons in the Philippines. And when you come home in the country, you will definitely see a lot of offers to buy a house or condo.
Should you bite the offer?

Is December the right time to buy a piece of property?

Many savvy real estate investors believe that there is such a thing as the right time to buy real estate. We’ll discuss some of them in the following lines.

Buy At the Buyer’s Market

Lacking access to the right information, not many Filipinos are aware of the two kinds of real estate market conditions:

Seller’s Market – There are more buyers than available properties in the market. Sellers, of course, are happy with such conditions. For anyone who is into build-and-sell business, this is the time for celebration.
Buyer’s Market – There are more properties for sale than there are buyers who would take them. Rush Sale, Discounted Offer, Low Down… these signs will be all over the place. Unfortunately, the buyers are not biting the offer.

Sounds like the Law of Supply and Demand in your Economics 101?

It’s a universal law the affects real estate as well.
A good advice worth remembering: “Buy when everyone is selling. Sell when everyone is buying.”

Buy Low (Sell High?)

Most real estate investors operate with this mindset: “Buy. Hold. Sell.”

real estate market philippines It works this way: They buy a piece of property, which is usually in a form of subdivision lot that is to be developed in some future time. Hold it for a couple of years or so, while waiting for the subdivision project to be completed and properly developed. Sell high at the current market price, which is usually higher than the cost of acquiring the property.

Buying low and then selling high leads to profit, right? This technique is sometimes referred to as real estate speculation. There could be inherent dangers with this approach, but for most investors who know what they are doing, this one works.

But even if you are not into buying and selling real estate for business, there is some wisdom in buying at a low price. If one is available and you think it is a good deal, go for it. There is nothing wrong about getting more for less.

Buy When You Are Ready

Forget about real estate investment techniques and all.

Real estate brokers and agents are crazy people. In a down market, they would say, “Now is the right time to buy while the price is still low.” When prices are rising they would say, “Buy now before the price goes even higher.” For them, it’s always time to buy. Why not? That’s their job. After all, they are licensed to do it.

It’s time you tell them to shut up.

This one had to do with good old common sense… and very useful at that.

Buying when you are ready means:

Your employment or business is stable. This is very important. Don’t buy a property if your employment or business is a little shaky. That’s why we have been advocating that you forget about asking if paying 24 monthly contributions to the Pag-IBIG Fund is enough to get a loan. There’s more to the getting a Pag-IBIG Housing Loan than just your contributions. Your employment track record and salary play an even bigger role.
You have saved enough for the down payment. So you think you can afford to pay for the monthly amortization on the house you are eyeing to buy? After all, Pag-IBIG allows you up to 30 years in loan term and you are eligible for that. Wait until you see the down payment. Remember, this is one area which you should prepare too.
You can afford to pay the loan. Make sure that the scheduled monthly amortization on your loan is not too much of a drain on your budget. Remember that you have other expenses too.
You are sure about the property you are buying. Owning a home entails a lot of responsibilities. Sometimes renting is even more beneficial than just buying a home. Make sure that you know the differences. Get your priorities in order. As a general rule, ask yourself if you will be staying in the property for five years or even longer. If the answer is yes, you are better off buying.

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“When Is The Right Time To Buy?” is written by Carlos Velasco.

The Pag-IBIG Calamity Loan 101

by Pag-IBIG Financing Admin

The recent typhoons that hit the Philippines have really done so much damage to a lot of families and establishments. As with all types of calamities, those were unexpected and they caught the residents unprepared. A report said, typhoons Pedring and Quiel have rendered five provinces, eight cities, and five municipalities under the State of Calamity. In times like these, being a member of the Pag-IBIG Fund could somehow ease the burden knowing that Pag-IBIG can extend a helping hand.

This article discusses some of the most important things you should know about the Pag-IBIG Calamity Loan. Obviously, being a victim of a calamity, Heaven forbid, is something you want to delete from your wish list.

Note: This is an old article, but this is popular again due to the recent calamity that hit the country. However, the basic idea of the Pag-IBIG Calamity Loan remain the same, so read further and don’t forget to share this to your friends.

Pag-IBIG Calamity Loan vs Pag-IBIG Multi-Purpose Loan

Remember the three prime benefits available to Pag-IBIG Members? They are the following:

Short Term Loan Multi-Purpose
Loan, Calamity Loan, Personal Loan, etc
Housing Loan — House and Lot Purchase, Home Construction, Home Improvement, etc
Provident Savings — Money which you can claim when the right time comes.

This is very important: The Pag-IBIG Calamity Loan is really just a special type of Multi-Purpose Loan. That means, when you apply for a Calamity Loan, you are bound by the same rules and guidelines set by Pag-IBIG when availing of a Multi-Purpose Loan. Some of these are as follows:

Member Qualification — The member must have contributed at least 24 months and must be active at the loan application.
Loan Amount – A maximum of 80% of the member’s Total Accumulated Value or TAV (personal contributions, employer’s contribution, and dividend)
Interest Rate – This is currently set at 10.75% per annum
Loan Term – The loan is payable in 24 months.

Plus, specifically for the Calamity Loan, the following also applies:

Grace Period – 5 months.
Member Residence – The member must be a resident of the affected area.

( See also: This article and this for a detailed discussion of the Pag-IBIG Multi-Purpose Loan.)

Question: What if I still have an outstanding Multi-Purpose Loan, can I still avail of the Calamity Loan?

Answer: Yes, sure, but the outstanding balance of your current MPL Loan will be deducted from the proceeds of the Calamity Loan.

Calamity Loan Requirements and Application Process

Calamity Loan Applications are accepted in Pag-IBIG branches or centers where the calamity areas belong. To facilitate the process, Pag-IBIG staff are deployed in the affected areas as well.

Members are advised to prepare the following documents when applying:

Certificate of net pay
Two valid identification cards
For government employees, a photocopy of Land Bank ATM Card

Normally, applicants will also be required to have a copy of the Certification from their Barangay Captains. But in the case of Pedring and Quiel victims, there is no need to do so since the Office of the President has already issued a statement declaring those areas under the State of Calamity.

Some Facts On Calamity Loan Related to Typhoons Pedring and Quiel

The Pag-IBIG Fund has recently approved the release PhP 601 M calamity loan intended for use by about 37,000 members affected by typhoons Pedring and Quiel.
Affected Members-Borrowes may also avail of the three-month moratorium on housing loan payments.
Loan Application is only accepted up to 90 days from the day the State of Calamity was declared.

August 2012 Update

For those who are affected by the recent typhoon Gener and the heavy monsoon rains, please check this link at the pagibigfund.gov.ph website.

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“The Pag-IBIG Calamity Loan 101” is written by Carlos Velasco.

In-House Home Financing: A Good Alternative to Pag-IBIG Housing Loan?

by Pag-IBIG Financing Admin

This article is a little bit off-topic considering that many of you are coming to this website mainly to know more about the programs of the Pag-IBIG Fund especially the Pag-IBIG Housing Loan. But please bear with us because this article could become a life saver to the other visitors who are not members of the Pag-IBIG Fund or those who are denied a Pag-IBIG Housing Loan.

We have consistently mentioned this in replies to comments from site visitors: a loan application offers no guarantee of approval. And if Pag-IBIG Financing may not be the best for you, please take note that there are other alternative home financing options that you can use.

In this article, we’ll elaborate further on the topic of In-House Financing – a Home Financing Scheme that you can use without ever becoming a member of the Pag-IBIG Fund.

The Anatomy of Conventional Home Financing

When you buy a house and take on a mortgage loan to finance it, here’s what normally happens.

You pay a reservation fee.
You pay the down payment or equity ( e.g. 20% of the selling price) either in one spot payment or in series of installments of up to one year or so depending on your arrangement with the seller. Note: the reservation fee could be part of the down payment also. The down payment goes to the developer’s account.
You apply for a housing loan (e.g., 80% of the selling price) from a third-party lending institution like the Pag-IBIG Fund or a Bank.
Your Loan is approved. Well, ideally that should be the case.
The Lender (Pag-IBIG or Bank) takes your Title, which serves as collateral for the loan, and sends the money (or proceeds of the loan) to the developer or the seller.
And you live happily ever after… in the house. That is, you take possession of the property and at the same time, you amortize on your loan.

What Is An In-House Financing?

in-house financing as alternative to pag-ibig housing loan It is a Home Financing Program offered by the real estate dealer (usually the developer) to their buyers who want to buy a house in a series of instalment payments without resorting to third-party financial institutions.

Ever noticed that we mentioned the third-party lending institution in Step #3 above? With In-House Financing, there is no more third-party involved. In other words, the transaction is just between you and the developer … no one else.

Question: Is In-House Financing good for you as a real estate buyer?

Answer: Ideally, it should make things less complicated on your part – and the seller’s side, too. But, in reality, the answer could be yes and no. We cite below the pros and cons of using the In-House Financing Scheme.

The Advantages of In-House Financing

It’s quite simple and straight forward since you will be dealing only with one company.
The document requirements may be minimal. Some will not even bother you with too much document details on your financial capabilities.
This may be the only option for people who for some reasons can’t get a loan from the bank or other financial institution.

The Disadvantages of In-House Financing

The interest rate is way up higher than what the market offers, sometimes even double market figure.
The down payment could be bigger than would normally be required if you use bank or pag-IBIG Financing.
Only Short-Term Financing. The developer is wise enough to minimize the risk of having you as a client.
May be available only on property purchase with house that is still to be constructed. Some developers would not use In-House Financing on a house that is already finished and/or ready-to-occupy

Pag-IBIG Financing Insider’s Tip: The simplicity of using the In-House Financing Scheme comes with a steep price tag. The only reason you should take it is in when you are sure you will be denied a housing loan from a lending company. And, ironic as it may seem, real estate sellers would rather want that you take on a mortgage loan from a bank or Pag-IBIG than avail of the In-House Financing.

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“In-House Home Financing: A Good Alternative to Pag-IBIG Housing Loan?” is written by Carlos Velasco.

Pag-IBIG Real Estate For Sale, October 2011

by Pag-IBIG Financing Admin

Here we go again with Pag-IBIG deals submitted to us by site visitors, just like you, through our Pag-IBIG Financing Marketplace Section.

If you have no idea what the Marketplace Section is… we’ll is a feature on this website that allows anyone to list a property that he/she wants to sell. The thing is, the property must be eligible for Pag-IBIG Housing Loan.

For this batch, we have two properties submitted so far. One is in Lapu-Lapu City and the other is from Pampanga.

Got a property to sell anywhere in the Philippines? Don’t hesitate to submit it here for FREE listing.

Here goes the list for this month.

Property #1: For Assume Unit At Bougainvilla Village Agus Road, Lapu-Lapu City

For Assume Pag-ibig Loan House & Lot (P 2,661k per month)

Location: Bougainvilla Village Agus road, Lapu-lapu City (near the Gaisano Grand Mall)
Selling Price: 120,000

The unit is never been used.
Pag-ibig payment is up to date.
This is really good deal. This property costs lesser compared to the new and pre-selling units now.
Price: P120,000 (I just want to be refunded of my equity ug 1yr ammortization payment)
Open to trade car (just post your best offer)

house for sale in Lapu-Lapu City Philippines

House Structure:

Studio type
Row House
1 Toilet and bath
Kitchen
Lot Area: 32.00 Sq M
Floor Area: 22.00 Sq. M

Subdivision Facilities & Amenities

Entrance Gate
Basketball Court
Parks & Playground
Activity Stage
Concrete Perimeter Fence
24 hours Security Service
Concrete Road Network
Lighting Facilities
Full Drainage with Retention Pond

Contact Person: Arbie Arcayan

For inquiries and other details not listed here, please contact the seller (Arbie Arcayan) directly at:

Email Address : arbiearc@gmail.com
Cellphone : 09228810013 SUN, 09322162942 SMART

Property #2: House &amp Lot for Sale at Fiesta Communities Subdivision, Porac Pampanga

Details of the property:

Selling Price: 200,000
Floor Area = 25.6 sqm
Lot Area = 76 sqm.
No. of bedrooms = 2
Bungalow Type – Single Attached Basic

house for sale in Porac Pampanga Philippines

It has a vacant lot on the side ideal for garage or house extension also at the back for your kitchen extension and also the front for your garden.

It has a great location. It is only near the main entrance and at the front of Water Refilling Station so this place is ideal also for you future business.

Contact Person: James Macale

Buyer can contact me thru my email add jimz_099@yahoo.com
Or my cellphone number 09204098398.

Bigger Loan Amount, Smaller Contribution

by Pag-IBIG Financing Admin

This article is inspired by a letter sent by one of the site visitors who was planning to apply for a Pag-IBIG Housing Loan. He was doubtful whether he qualifies for certain amount of loan which is equivalent to the selling price of the a particular lot-only piece of real estate considering that the amount of contributions he is giving to the Pag-IBIG Fund is very minimal — the required minimum, in fact. The letter reads in part:

“I’m applying for a Pag-Ibig housing loan for a Php 640,000 worth of LOT. I’m employed in a private company and having a monthly net of Php 60,000 but my Pag-Ibig contribution is only Php 200 and is equivalent to Php 500,000 maximum loanable amount. How can I avail a much higher loanable amount to cover Php 640,000?”

This is the kind of letter that every Pag-IBIG Member deserves to be aware of. There are so many fine points raised by the letter sender and we will tackle three of them in the succeeding lines.

Point #1: Lot-Only Purchase

When thinking about Pag-IBIG Housing Loan, most Pag-IBIG members normally associate it with a house and lot purchase. Well, that’s not necessarily the case. Just like the letter sender, you can use it to finance a lot-only property just as well. As a matter of fact, a Pag-IBIG Housing Loan can be used in any of the following:

Lot-Only Property. Normally, this means a piece of lot in a subdivision. That property has to be assessed by the Pag-IBIG Fund whether its title qualifies as valid collateral for the loan.
House Construction. The project has to be a residential unit that is to be constructed on a lot owned by the member-borrower.
House and Lot Purchase. This is the most common one. If the subdivision project is accredited by Pag-IBIG, please take advantage of the assistance from your broker/agent when processing your housing loan.
Home Improvement. Again, the land title has to be in the name of the borrower. A Home Improvement Loan may be availed by a member with an on-going mortgage.

Point #2: Minimum Required Contribution

Looking back at the letter, you may notice that he mentioned about contributing only P 200 per month, just like most every other member of the Pag-IBIG Fund — and rightly so. With regards to the rate of contributions, the Home Development Mutual Fund Law of 2009 stated the following :

Employees earning more than One Thousand five hundred pesos (P 1,500.00) per month – two percent (2%).
All employers – two percent (2%) of the monthly compensation of all covered employees.

Further more, the Pag-IBIG Fund stated that, “The maximum monthly compensation to be used in computing employee and employer contributions shall not be more than Five thousand pesos (P 5,000.000)….”

That means, whether you are earning below the minimum wage or you are in a high-income bracket, you are required to contribute only P 200 month (including the employer’s share already).

The reasoning behind this figure is to simplify the accounting process. A rounded-off figure like P 200 is easier to manipulate than, say P 836.42. Add to the fact that some members have varying incomes month after month, this method is indeed much simpler.

Point #3: Contribution vs Loan Amount Entitlement

pag-ibig housing loan -- contribution vs loan amount entitlement Previously, we have discussed the fact that a borrower’s loan amount entitlement is affected primarily by two factors: his income and his contributions. Please refer to that very important article on Income, Contribution and Loan Entitlement.

Well, actually this is how it works: When you apply for a Pag-IBIG Housing Loan, you will be assessed based primarily on your capacity to pay — there is a table for that which is also shown in the article mentioned above. Since almost everyone is contributing only P 200, once you qualify for a loan amount that is bigger than P 500,000, you will be asked to upgrade your monthly contribution based on that loan amount also.

So to recap: First, you apply for a particular loan amount first and then you may have to upgrade your membership contribution to a higher amount.

Other Points Of Interest:

This part is for you to answer. On the letter, he said his salary is P 60,000 per month and he wants to take on a Pag-IBIG Housing Loan amounting to P 640,000 to purchase a lot-only property. Here are some questions that you may want to unravel for yourself:

Assuming the Pag-IBIG Fund has assessed the property to be P 640,000 and he is allowed a loan of only 70% of that appraised value, how much equity payment will be required of him by the seller?
Based on Q #1, is there a need for him to upgrade his membership contribution?

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“Bigger Loan Amount, Smaller Contribution” is written by Carlos Velasco

Pag-IBIG Financing vs Bank Financing — A Mortgage Loan Comparison

by Pag-IBIG Financing Admin

Do you have any idea how much is the going rate of the Home Loan Program offered by your favorite bank?

As a home buyer, one of the first steps you should take before starting the legwork of searching for your home is to get to know the interest rates currently available in the market. That is, shop for the best home loan first, and then shop for the house.

If you have been visiting this website for quite a while, you should already know the interest rates of a Pag-IBIG Housing Loan.

Did you make any comparison of Pag-IBIG Housing Loan versus the competing Bank Housing Loan? You should. Just because you are a member of the Pag-IBIG Fund doesn’t always mean that it’s the only option you have when financing your home purchase. The banks may offer an even better alternative mortgage loan that really fits your needs.

When it comes to Housing Loans at larger amounts, most banks in the Philippines offer almost the same interest rates as those of the Pag-IBIG Fund. As a matter of fact, banks are even more competitive that most high-end buyers are using them to save on a lot of hassle involved with getting a Pag-IBIG Housing Loan. If that’s the case, why should you even bother getting a Housing Loan from Pag-IBIG?

One site visitor has a keen observation on this matter and she dropped a message that read in part:

Pag-IBIG Financing versus Bank Financing

“What is the advantage of choosing PAGIBIG over banks? I’m looking at the interest and they are almost identical. Your answer might help me choose the lender for my property.”

In this article, we’ll compare the two financing options citing the advantages and the disadvantages of each.

Membership

A Pag-IBIG Housing Loan is only available to Pag-IBIG Fund members. That’s the basic requirement and yet that’s also one of the main reasons most Filipinos can’t get access to the housing loan with the Pag-IBIG Fund. If your membership record with the Pag-IBIG Fund is not very impressive, your loan application may also be affected.

Getting a mortgage loan from a bank, however, doesn’t require any membership at all. You don’t even have to be a depositor at the bank to be considered a housing loan applicant. You can be a depositor at any bank and then apply for the competing bank and you are free to choose which one you think offers the best loan.

Income Requirements

You are probably aware that a member’s loan amount entitlement has a lot to do with his level of income. Luckily, you don’t have to guess anymore to see which loan amount you can possibly get given your current income. Please check our article that discusses the Income and Loan Entitlement and see which loan bracket you are at.

(See: What to do if you are denied a Pag-IBIG Housing Loan?)

Loan Amount

The minimum loan amount that you may be granted with a Pag-IBIG Housing Loan is P 100k. The maximum is only P 3M – so if your project costs more than that and you are to finance it with Pag-IBIG Housing Loan, don’t even bother getting a Pag-IBIG Housing Loan.

Unlike the Pag-IBIG Fund, a lot of banks will only entertain you if you are loaning at least P 800k for a housing loan. At the flip side, a bank will also not give you a ceiling on the amount of loan that you can take as long as you are capable of paying for the loan and you are not really a risky borrower based on their assessment of your financial documents.

Banks have their qualifying parameters too that they use when evaluating a loan application. And it varies from one bank to another. As a general rule, your gross income should be at least three times greater than your monthly amortization for you to have a good chance of getting the money. You’ll be asked to fill up a detailed Financial Information Sheet and always expect them to verify the accuracy of whatever you put there.

Loan Term

This is perhaps the biggest reason why Pag-IBIG Financing is so popular. A Pag-IBIG Housing Loan is noted for offering a long term loan of 20 to 30 years!

On the average, a bank can offer between 5 to 10 years on their housing loan clients. A 20-year loan is very rare with them.

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“Bank Financing Vs Pag-Ibig Financing — A Mortgage Loan Comparison” is written by Carlos Velasco.