By Jeff Curl, San Francisco Bankruptcy Attorney
A real estate agent colleague of mine stated recently that a home for sale in Sunnyvale received 68 offers. This staggering number shows just how different the market is from five years ago when properties experienced a dramatic decline.
I am seeing an unfortunate trend in some of my bankruptcy cases where the clients own a home. Those who are procrastinating in filing bankruptcy, or delay for a legitimate reason are suffering a paradoxical penalty: equity.
The Loss of Equity and Recovery
Like the rest of the country, the Bay Area housing market took a hit starting in 2008. We had many clients with underwater homes for several years . The upside of this bad news is that in bankruptcy too much equity can be difficult to protect, and keeping the home can be problematic. With no equity, the issue kind of disappeared for many people.
But today’s reality is different. Home prices are soaring in the Bay Area. San Francisco is always competitive; with Silicon Valley money competing for limited real estate, the Peninsula and South Bay / San Jose area is also seeing a resurgence in prices and gain in equity. This good news can present a problem for those who still need bankruptcy relief.
Exemptions
In California, we have two primary exemption systems. Exemptions are ways of protecting and keeping your property in California. People who file for bankruptcy get to pick only one system. Both exemption systems have some similar exemptions for things like household goods, retirement savings and automobiles.
But there are some key differences, and one specifically affects homeowners.
The Exemption Dilemma
The biggest difference between the two exemption systems that most of my clients have to choose between home equity, and cash or other fairly liquid assets. One system has a homestead exemption for protecting up to what is currently $175,000 in equity in your primary residence. The other system has a wildcard of $26,425 that can be put on anything, including cash. The wildcard is a very flexible provision.
When most clients lost their equity after the housing market collapse, the wildcard was almost always the correct choice. Now, with homes recovering and in some instances gaining equity, clients can be put in a difficult position. They have equity in a home, and they have cash in a bank account, or a lot of equity in cars or other assets.
The Chapter 13 Solution
In cases where some assets are going to be left unprotected by having to choose one exemption system, Chapter 13 bankruptcy is often a very good solution. Chapter 7 bankruptcy risks the loss of an unprotected asset because the Chapter 7 trustee can take unexempt assets and sell them to pay back your creditors.
Chapter 13 does not run the same risk of losing assets because Chapter 13 trustees do not take assets from the person filing bankruptcy. While a Chapter 7 is typically faster than a Chapter 13, it is riskier when assets are in play. A Chapter 13 requires you to pay a certain amount to your creditors for what is typically 36 months or 60 months. Assume your Chapter 13 requires you to repay your unsecured creditors 20% of the $100,000 you owe them. When you have repaid this $20,000 over the life of your plan, the remaining 80% is discharged.
If you have exposed assets that you want to keep, consider the safety and flexibility of Chapter 13. While it is great that you have some equity in your home now, if you still need bankruptcy protection and want to keep your property, Chapter 13 may allow you to thread this needle.
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