Shared Ownership Loans – Information and Application Form
The following circulars from the Department of the Environment and Local Government are of particular relevance to the administration of this scheme: Circular HRT 10/91, HGS 3/92, Sections 2 to 4 of the Housing (Miscellaneous Provisions) Act, 1992, HRT 7/95, H 10/97, H 4/98, HRT 7/98, H 10/99, H 05/00, HMS 05/03 and HPS 10/05.
In this scheme a dwelling is purchased jointly between the local authority and the applicant. The applicant then rents back the Council owned portion of the house. The scheme requires the applicant to initially own a minimum of 40% (by way of loan) with 60% owned by the local authority (equity portion). However, the % ownership by the applicant can be increased over the life of the agreement. The Council equity must be purchased outright within 25 years.
The full amount of the initial loan plus the purchase of the equity portion from the local authority must be fully paid before the applicant is 70 years old. This is because the Mortgage Protection Insurance ceases at age 70. A deposit of €1,270 is required when approval has been granted.
Do I qualify for the Shared Ownership Scheme?
If you are:
(a) A tenant of the local authority who wishes to buy a private house and return your present home to the local authority.
(b) A person whose application for local authority housing has been approved by the local authority.
(c) A tenant for more than 1 year of a house provided by a voluntary body under the Rental Subsidy Scheme who wishes to buy a private house and return your present house to the voluntary body.
(d) A person in need of housing
(e) A first time buyer
(f) Aged between 18 and 70 years
(g) Earning under €50,000 as a single applicant and under €75,000 as joint applicants
(h) In the case of the primary earner on the application, in continuous employment for at least two years and the second applicant must have at least one year.
The Local Authority will perform a credit check for each applicant and a check of any judgement filed against the applicant. Credit checks will be carried out using information provided by the Irish Credit Bureau (ICB). The credit checking system is based on the sharing of information by all those providing lending and using the system, which includes the majority of lending institutions in the state. Applicants must consent to the carrying out of credit checks and reporting.
It is important that you do not enter any commitment to purchase or build before getting approval in writing from your local authority.
What happens next?
If you satisfy the above, provisional approval may be given by the local authority. This provisional approval will establish entitlement to a Shared Ownership Lease provided the selected house complies with the requirements of the local authority and the terms of the scheme are otherwise met.
Once you have received provisional approval from the local authority, you can then look for a house. The house can either be new or second hand. The house will be inspected by the local authority technical staff to ensure it is adequate, of a good structure, and is good value for money.
When the house has been approved, agreement is reached with the applicant on the loan/equity split on the value of the house including legal fees. The loan must represent at least 40% of the total, but can be higher.
The process of purchasing the house and completion of all documentation can take time. First of all the local authority must purchase the house and transfer the ownership into the name of the local authority. This process can take a number of weeks.
What documents will I sign?
(i) A tenancy agreement, which will cover your tenancy for the Council owned equity portion.
(ii) A lease agreement, which refers to the loan element of the house.
(iii) A deed of mortgage for the loan, which you will take out with the local authority.
So how much rent will I pay?
For shared ownership transactions entered into on or after 1st January , 2003, rent will be equal to 4.3% of the equity portion of the house. This 4.3% is made up of (i) 3.8% interest and (ii) .5% administration fee. For transactions entered into after 1st January 2003, rent will be increased each year by 4.5% on 1st July.
The earlier schemes require that rent is calculated each year at 4.5% of the equity value increased by the most recent CPI figures available.
Can I qualify for rent subsidy?
For shared ownership transactions entered into on or after 1st January, 2003, an applicant whose household income in the proceeding tax year was €28,000 or less qualifies for a rent subsidy.
Subsidies vary between €2,550 and €1,050. A minimum rent of €2 per week applies, even if the maximum subsidy qualifies. The amount of the subsidy will depend on your household income as follows: -
Household Income Subsidy ranges:-
|Less than €13,000 €2,550|
|€13,001 and €15,500 €2,300|
|€15,501 and €18,000 €2,050|
|€18,001 and €20,500 €1,800|
|€20,501 and €23,000 €1,550|
|€23,001 and €25,500 €1,300|
|€25,501 and €28,000 €1,050|
How do I buy out the remainder of the House?
The local authority owned share of the house can be bought out in full at any time and must be purchased within 25 years. Alternatively you may purchase additional shares from time to time, either by adding to your loan or paying in cash. Both loan and equity must be paid off by the applicant on reaching age 70.
For transactions completed before 1st January, 2003, the cost of purchasing additional shares in the house will be the initial cost of that share updated in line with inflation, using the most recent CPI (Consumer Price Index) figures available at the time of purchase.
For transactions completed after 1st January, 2003, a different formula is used for calculating the cost of the additional shares. The basic principles associated with increasing ownership still applies. Details of the calculations can be obtained from the local authority, Finance Section on 071 9620005, Ext 321.
What happens when I sell my House?
You can resell your house at anytime. The local authority will of course be entitled to claim any outstanding equity they have in the dwelling (updated in line with the Consumer Price Index).
In addition, if the local authority originally provided you with the house under the shared ownership scheme and it was provided at a discount from market value you must refund to the local authority a % of the proceeds from the sale of your house. The % of the proceeds to be repaid will be equal to the % discount originally received from the local authority. A full refund must be paid if you sell your house in the first ten years of occupancy. A reduction of 10% per annum is given for each full year of occupancy between 10 and 20 years. After 20 years of full occupancy no refund would be due to the local authority on the resale of the house.
Applicants must be resident and working in the surrounding area.
How much am I entitled to?
Generally two and half times the household income. Repayments should be no more than 35% of applicant’s nett income. Each case is assessed individually and depends on ability to repay.
Cost of House (incl. Legal fees) €120,000
50% Loan €60,000
50% Equity €60,000
Cost of rent on equity portion of €60,000
= 4.3% per annum = €2,580.00
per month = € 215.00
per week = € 49.62
Cost of loan repayments
Total Loan €58,730
Interest Rate = 2.75%
Period of loan = 20 years
Monthly Repayments = €340.71 incl. MPI (at 0.4703%)
Total Repayments = €340.71 + €215 = €555.71
This excludes any rent supplement.
How do I apply?
Complete an Application Form which is available from the link below: