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Housing

This PhD’s Message for University Housing Is “Work with Us, Not Against Us”

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In this episode, Emily interviews Dr. Travis Seifman, a postdoc at the University of Tokyo. During graduate school, Travis lived in university housing at multiple universities, but chiefly two campuses of the University of California. While the housing was subsidized and convenient to arrange, Travis noted a few downsides and annoyances. Travis and Emily discuss the differences between university housing and private housing and wonder how best to allocate this scarce resource. Travis proposes an adjustment in the approach that universities can take toward their housing administration: “Make it reasonable for adults.” This episode, recorded in August 2019, should serve as a conversation starter regarding the objective of university housing and its administration, especially in the era of COVID-19.

Links Mentioned in the Episode

Teaser

00:00 Travis: The purpose of university housing is not to make money for the university. The purpose of university housing is to provide an affordable place to live for students, in light of the fact that we’re only making X amount and they know full well that we’re only making X amount. And in light of the fact that in many of these communities, local housing, regular market housing is extremely expensive. Making it affordable, and then also making it reasonable for adults.

Updates

00:31 Emily: Welcome to the Personal Finance for PhDs podcast, a higher education in personal finance. I’m your host, Dr. Emily Roberts. This is season seven, episode four, and before we jump into the interview, I have some personal and business updates to share with you. I’m going to start adding short updates to the beginning of each episode. This week, I have a pretty huge one on both the personal and business front, which is that my family moved from Seattle, Washington to Orange County, California at the end of August, my husband and I lived in Seattle for five years and had both of our kids while we lived there, so it’s a big change for all of us. This move brings us one step closer to our next financial goal of buying our very first home, which we are trying to do in 2021. I am documenting all the steps we’re taking to reach that goal in my progress journal inside the Personal Finance for PhDs community. If you want to keep up with our journey, or document your own, or access the multitude of resources in the community, you can find it at pfforphds.community. Now onto the interview.

Introduction

01:35 Emily: My guest is Dr. Travis Seifman, a postdoc at the university of Tokyo. During graduate school, Travis lived in university housing at multiple universities, but chiefly two campuses of the University of California. While the housing was subsidized and convenient to arrange, Travis noted a few downsides and annoyances. We discussed the differences between university housing and private housing, and wonder how best to allocate this scarce resource. Travis proposes an adjustment in the approach that universities can take toward their housing administration: make it reasonable for adults. I expect that this episode recorded in August, 2019 will serve as a conversation starter regarding the objective of university housing and its administration, especially in the era of COVID-19. Without further ado, here’s my interview with Dr. Travis Seifman.

Can You Please Introduce Yourself Further?

02:29 Emily: I have joined me on the podcast today, Dr. Travis Seifman. I’m delighted to have him. Travis, thank you so much for joining me. We’re going to be talking today about university-affiliated housing and Travis’s wide range of experiences with university affiliated housing. So Travis, thank you for joining me today, and will you please tell the audience a little bit more about yourself?

02:49 Travis: Thanks so much for having me, Emily. I’ve just finished my PhD in history at UC Santa Barbara, University of California, Santa Barbara, this year. My main research focus is on early modern Japan and Okinawa and rituals, diplomatic relations between them. I previously did two master’s degrees, actually at the University of Hawaii and the School of Oriental and African Studies at the University of London. Um, so I’ve lived in a few different places. And during my research, I also lived for a short time at the University of the Ryukyus in Okinawa, and at the University of Tokyo.

Travis’s Experience with University-Affiliated Housing

03:25 Emily: And all these different places that you’ve lived, at least some of them, or most of them you’ve lived in what I’m saying is university-affiliated housing. Can you describe the housing situations — main situation or multiple — that you’ve had?

03:37 Travis: Yeah, sure. Just to say it very briefly. When I was at SOAS in London, I stayed in grad student dorms, university housing. University of Hawaii, I stayed in regular private departments for one year. And then for two years, I lived at the East West Center, a federally funded think tank organization located adjacent to the university of Hawaii. So I lived in their dorms for a couple of years. Then, when I moved to UC Santa Barbara, they have dorms for single grad students and they also have family housing. I’ve lived in both of those, and I’ve also lived with my girlfriend at the family housing at UCLA. And during my research trips, I stayed at university dorms, visiting researcher dorms at both University of Ryukyus and university of Tokyo.

04:22 Emily: Why don’t you start with where you UCSB where did your PhD? What was your experience there with that housing?

04:28 Travis: To a certain extent, I would say it’s overall positive, simply in that university housing is always an easy go to option when you’re moving across the country or even moving to a different country. You know how to apply for it. You don’t have to arrive early, or get a hotel while you search for apartments and all this kind of stuff. And it’s often cheaper than the housing that’s around.

04:50 Emily: Do you think that it’s sometimes or usually is cheaper than going off campus because the accommodations are different, like maybe less private, for example, than what you’d get off campus, or have you actually lived in like subsidized university housing?

05:08 Travis: I think everywhere I’ve lived has been subsidized, whether it’s subsidized enough is another question. One place we could start is to just talk about the price. When I was living in the single dorms, the single person dorms at UC Santa Barbara to begin with my first year, the rent was somewhere around $980 per person in a four bedroom apartment. And the apartments in that area are somewhere around that cost. It’s the most I’ve ever paid to live anywhere. It was more than I paid to live in a private apartment in Honolulu. It was more than I’ve paid anywhere else that I’ve lived in my life for dorms in Goleta, which is a town that I had never heard of before I even moved there. We’re not even in Santa Barbara proper.

05:52 Emily: One clarifying question — you were living in a single person room, right? You had a private room in a four bedroom suite, is that right?

06:00 Travis: Yeah, it’s four individual private rooms, shared in a suite. It was $980, or somewhere around there, per month. And after I think, my second or third year there, the grad student association, or perhaps it was the TA union, actually managed to negotiate with the administration to get the rent lowered to $780, which I thought was an incredible victory. I don’t know how typical that is at other campuses, but we did manage to get it down. Regardless of what the market can bear in the area, it’s much more reasonable based on what we’re being paid.

06:38 Emily: Do you mind sharing what your stipend was at that time?

06:41 Travis: I believe it was somewhere around $1,900 a month, so if you spend half of that on rent —

06:46 Emily: Yeah, that’s quite high.

06:48 Travis: Yeah, and meanwhile, the family housing was somewhere around $1,300 a month, so you’re paying $1,300 for an entire apartment. I understand, obviously, subsidizing for families because they need it more, they have more dependents, but just to sort of mentioned that.

07:07 Emily: When you describe family housing or a whole apartment, are you saying it’s a studio or a one bedroom, two bedroom? How large is it?

07:14 Travis: Yeah, so I forget what precisely the rates are, but UCSB family housing has one bedroom apartments, they have two bedroom apartments. There’s a number of different configurations, but basically one bedroom and two bedroom, and I think they charge somewhere around $1,300 a month. And I’ve lived in one of those two bedroom apartments for a year as well.

07:36 Emily: So that was $1,300 for the entire apartment, so split between two presumably adults, maybe they have kids or maybe they don’t.

07:47 Travis: Yeah, exactly. So split between two adults, presumably both adults have some kind of income, but you know, one of them might not, one might be on a grad student stipend and the other one might be stay at home spouse, with children.

08:01 Emily: I think that’s not uncommon among international students, that if you get a spousal visa, the spouse is not permitted to work in the United States.

08:10 Travis: Right. That’s true. I hadn’t actually thought about that point. That’s true.

University-Affiliated Housing vs. the Private Market

08:13 Emily: How did it compare for you as a renter in that place versus if you had gone to the private market, as you had in the past?

08:22 Travis: When you’re working with the university housing, at least you have the advantage of that there’s an entire administration there and you kind of know who to talk to, as opposed to finding the landlord, like how do I actually get in touch with them? And to be fair, I suppose a lot of the rules probably aren’t too different, in terms of whether or not you’re allowed to have pets, most apartments don’t allow pets. Most landlords don’t want you repainting the walls or putting nails in the walls or anything like that. So in terms of a lot of those things, I suppose, I can’t say it’s too different. University housing has the opportunity to be more caring and more understanding about students. The idea that a landlord is in it for the money, that’s just the way things are. The university, ostensibly is not in it for the money. They’re in it to provide housing for members of their community. And so there’s an opportunity there to say, not just anything goes, but just to kind of be understanding of people’s needs, provide allowances, and just be a little bit more open.

09:30 Emily: I think what you’re saying is these students are part of the university community, right? The university is also their employer in many cases, or the administrator of their fellowships. It’s where they’re spending all their time and you’re part of this specific group. It’s not like when you go to the open market and as you said, it’s basically just about price, that’s it. It’s not intentionally trying to foster community or positive relationships between the landlord or the tenants or among the tenants or anything. So university housing is in a different position in that way. And like you said, one of the really positive things that it does is it makes it easy for students who are moving to a new area to find housing. They know they’re not going to be hosed. They’re not going to get in with a bad landlord or whatever. If it’s provided by the university, they know they have already a degree of trust there, is that right?

10:20: Right, right. And I think two places where private housing has the advantage over university housing because of the way that it’s administered, is in terms of access to guests, for example. I’ve had private landlords who’ve said we don’t want really loud parties, we don’t want you disrupting the whole community. But generally you have a key to your apartment that you can give to a guest if you’re leaving for a week or whatever it is. Nobody needs to know about it. You can have overnight guests and nobody needs to know about it. You can sublease and whether that’s officially allowed or not under the lease, you can sublease and people generally don’t have to know about it. University housing, they have all kinds [rules] — you can only sublease to single students who are actively UCSB students. Or if you’re in a family apartment, you can only sublease to people who qualify to be in a family apartment. If you’re going away for the summer, or if you’re going to wait for a whole year to do your research, it’s extremely limiting and for no really good reason.

11:21 Travis: A lot of university apartments, typically at UCSB, they’ve instituted that you don’t have any kind of key to your apartment. You open it with your student card. So again, if I’m even just having a guest over for one night, and I need my student card to get myself into stuff on campus, I can’t give them the card to get into the apartment. It’s these kinds of, I guess, on their point of view, it helps them enforce things maybe, or maybe it’s just a convenience that they didn’t think about the ramifications of, but it’s that kind of stuff where I’m an adult and who’s to say that I can’t have overnight guests. And even at the University of Tokyo apartments, even though the rules said that your overnight guest has to be officially a family member — a sibling, parent, or spouse, or child, I guess — when I actually, when my girlfriend actually came to visit me, they said, “well, we’ve put her down as your sister, so don’t worry about it.” And it’s that kind of, we can get into it later or maybe not, but it’s that kind of being willing to bend the rules that I think is, or not even bend the rules, but just be willing to help students rather than I’m here to enforce the rules, which I think a lot housing departments could afford to have a bit more of.

12:33 Emily: Yeah, that’s interesting. Thanks for providing the example of how you actually access your home. I was thinking, I guess it kind of makes sense for security purposes that you don’t want keys being given out and anybody being able to access whatever, especially because you have roommates within your suite, right?

12:51 Travis: That’s true. And security is an issue.

12:53 Emily: But like you said, it doesn’t allow for any discretion on the part of the actual person who lives there. And you wouldn’t have that kind of — I mean, with landlords, it’s like, okay, you’re not allowed to make copies of your keys. Most likely that’s in the lease somewhere. But as you said, it doesn’t mean you can’t allow your guests to have access a time or two when you’re not physically with them. It’s again, up to your discretion, as the person having the guest over.

Interplay Between the University and it’s Housing Office

13:18 Emily: What other experiences would you like to share?

13:20 Travis: One main thing that I would like to touch upon as I touched upon a little bit already is just the idea of having the staff there to say, I’m here to help you, I’m here to help you figure things out rather than I’m here to enforce rules. To give just a couple of examples of that, UCSB housing, if you have your own car, you can register that car, not any other. Only one car and you can park in the parking structure every day. If you don’t have your own car, you get, I believe it’s two visitor park passes a month and it’s included in your rent. I had my girlfriend coming up from LA however often, and granted that’s not allowed under the lease to be having overnight guests, but even so you won’t let me register her car because it’s not in my name, so what am I supposed to do, how am I supposed to have people park? I’m allowed to park all the time. It’s included in my rent if I have my own car, but because I don’t, I only get two passes a month. Anyway, the point of the story is to say that you walk in and the administrators say, “I don’t make the rules, I just enforce them” rather than saying, “I don’t make the rules. And I know they’re stupid, so let me tell you, actually, you can park over there over the weekends, or actually you can park here, or actually, if you use this code, you can get extra visitor passes.” Fill me in on what tricks or tips there are for making this more viable. And similarly —

14:56 Emily: I think that’s a more generalizable problem with bureaucracy, and the people who enforce it, as you said, rather than actually make the rules, but the people who are on the ground, interacting with those who are displeased about the rules. Often, the first response is just a recitation of this is the rule. Like I know the rules and this is the rule. It’s a little bit harder to find someone who’s willing to like find a creative solution. And often those people know what the creative solutions are because they know the rules so well, they’re supposed to enforce them, so they know the ways around them. It’s nice when you do find someone who is willing to work with you, but it might be something that you have to push for a little bit like, “I know the rule, but like, is there another way that I can get the result that I’m going for without breaking the rule?”

15:39 Travis: Right. Exactly. And that has to do with the way that university housing is integrated into the university administration, rather than being a separate entity, because if you have a private landlord, you can deal with them and they might be more friendly or less friendly that you can deal with them without it impacting reputation with the administration or I don’t know what to say, because it’s so integrated. And then of course, you have the opposite problem as well that very often housing is not integrated well enough into the administration, and I’ve had times when the cashier’s office agreed to let me defer my rent beausethe knew they hadn’t paid me. They knew that I wasn’t in the payroll yet, so they agreed to defer my rent for a few months and then nobody told housing.

16:21 Emily: Can you talk a little bit more about that? Because not being paid on time is actually a surprisingly common problem among graduate students. You would think that if whatever the problem was — the fellowship didn’t come through, it wasn’t processed on time, whatever it was — that housing, being affiliated with the university, they would have some procedures in place for “Oh yeah, this happens sometimes. It’s not the student’s fault. It’s again on the administration, and we have this policy where they can not pay rent for awhile.” You would hope that that would be in place. Whereas with the landlord, it might be a lot of hoops you have to jump through to convince them that it’s okay for you to not pay rent. Maybe you’ll get kicked out. That’s a possibility. So it sounds like it didn’t operate quite so smoothly for you.

17:05 Travis: Right. Actually that’s a really good point too, in terms of the pros and cons of university housing. The landlord doesn’t care whether you’ve been paid or not. I mean, they could choose to be flexible on a personal basis. Whereas the university you’re hoping it’s more integrated that they know. This particular case at Santa Barbara, it worked out very well in the end. Generally speaking, I’ve had overall, I don’t know why, but somehow UC Santa Barbara administration overall seems to be the least problematic of places that I’ve interacted with. They do seem to get their stuff together. When I first arrived at, at UCSB, as happens, I think anywhere that you go, it takes a little time to get into the payroll system. The semester or the academic year starts at the very end of September, so until you’ve worked through the month of October, then you get paid at the beginning of November. Otherwise they have no work to pay you for just yet. For whatever reason, maybe it’s typical for undergrads to pay for their housing on a quarterly basis rather than on a monthly basis. So originally they charged me three months rent at once and they wanted to take it all out of my fellowship before I could even pay my credit card bills, before I could buy groceries, before I could do anything else. Long story short, I talked to the cashier’s office and they were understanding and flexible and they agreed to not only put me back onto a monthly basis, but also to defer it so I didn’t have to pay the first few months rent until November. I then started receiving notices from the housing office saying that I hadn’t paid the rent.

18:44 Emily: So it was more of an internal communication problem within the housing office.

18:46 Travis: Right. It was just an internal communication problem between the cashier’s office on campus and the housing office over by the dorms.

Commercial

18:56 Emily: Emily here for a brief interlude. If you are a fan of this podcast, I invite you to check out the Personal Finance for PhDs Community at pfforphds.community. The community is for PhDs and people pursuing PhDs who want to take charge of their personal finances by opening and funding an IRA, starting to budget, aggressively paying off debt, financially navigating a life or career transition, maximizing the income from a side hustle, preparing an accurate tax return, and much more. Inside the community, you’ll have access to a library of financial education products, which I add to every month. There is also a discussion forum, monthly live calls with me, book club and progress journaling for financial goals. Basically, the community exists to help you reach your financial goals, whatever they are go to pfforphds.community to find out more. I can’t wait to help propel you to financial success. Now back to the interview.

Single vs. Family University-Affiliated Housing

19:59 Emily: And then the other thing that you brought up that I was interested in is you brought this up a little bit earlier about the price differential between single student housing and family housing, and you mentioned to me earlier that what is the definition of a family is a little bit of a strange thing to be talking about with university housing, right?

20:21 Travis: Right. Sure. At UCSB and I think probably UCLA as well are quite flexible and quite open minded about what counts as a family. I hope that it works similarly at other campuses. I hope that it does. At UCSB, when I applied for family housing with my girlfriend, you don’t have to be married, you don’t have to be in a hetero relationship. All kinds of different possibilities are possible — single parent with children, all kinds of different possibilities are acceptable. But you have to prove it. And I understand why on the administrative side, because you have such a limited number of units for family housing, you want to make sure that the people who are living there are actually families who are ostensibly more in need of the extra subsidized apartments. So I understand from the administrative side that they have to find some way of kind of proving that you’re a family.

21:28 Travis: At UCLA, they just do that through a very limited set of things. You have to have a shared bank account, proof of a former lease that you used to lease together under both of your names, marriage certificates, other kinds of very formal things. UCSB, for better or for worse, they say, even if you don’t have those kinds of very formal documents, you can share with us Facebook posts, texts, screenshots of your personal and private stuff to help try to show, try to prove that you’re in a meaningful relationship. So we shared with them screenshots from Facebook and from texting to say, “Oh, my parents are coming in for Thanksgiving. Are you going to be coming to dinner with us?” Or things like this.

22:18 Emily: This reminds me a little bit of, and I only know about this from TV or whatever, about green card marriages. Not green card marriages, but marriages in which a green card is involved and like having to prove to the government that you are actually in a romantically-inspired marriage, as opposed to some other kind of arrangement. It seems a little bit of overstepping.

22:45 Emily: I guess what I’m curious about with respect to family housing, and maybe this gets into more what you think or what you think the university thinks the purpose of family housing is? What do you think the purpose of it is? And is it accomplishing that purpose?

23:00 Travis: Yeah, that’s a good question. I think it’s a complicated issue because I think that for families, especially for grad students, like I was saying before, if one partner is on a grad student stipend and the other partners being a stay at home spouse, stay at home parent. Or even if both parents are on grad student stipends, you’re providing an opportunity, providing a way for them to live affordably as a family, with their dependents. For those in those situations obviously it’s a very good thing that that’s provided. I can’t imagine how some of my friends managed to afford…just how do you afford to live? We get paid roughly $1,900 a month. If your rent is $1,300 a month for the whole apartment, and that’s your only income for an entire family with one or two kids, I don’t know how people do it. So I appreciate that they have family housing for that purpose.

24:05 Travis: But then of course the flip side is that the single students are saying, just because I’m single, just because I don’t happen to have a romantic partner or a larger family, I have to pay more per person at least to stay in these smaller apartments. I personally have never had problem with being in a dorm room situation where I have my private room attached to a common room. But I know a lot of people also who say, I’m an adult and I want a whole apartment to myself or something like this. UCLA has studio apartments for single grad students and they charge a lot of money for them. UCSB the only option on campus is these two or four bedroom apartments, like I was talking about before.

24:54 Emily: Yeah. I guess this conversation is making me think about what is the purpose of family housing? Because like you said, it’s a differentially applied benefit. There’s more subsidy available to some people because of their family versus other people. And is that fair or is that not? But we were talking about university housing versus private off campus housing, where off campus the only regulation you’re going to find is a maximum number of people who can live in a certain size space. They don’t care, married, unmarried, children, not, it doesn’t matter. So maybe there is an opportunity with on campus housing to provide some, as we were talking about earlier, some additional support for the students in most need, like we were talking about students moving long distance or from overseas — hey, that university housing is there for you to make the whole process easier. And so maybe there is an opportunity to sort of subsidize students who are more in need, like those with dependents. But for me, the harder argument actually is extending that benefit to students in two income households, two income families without any dependence. That’s what, to me, gets a little bit tricky. Like you were saying, single adult versus a couple where it’s just two adults — why should that couple get any more subsidy if both of them are working, if both of them are permitted to work? For me it’s a little bit harder to extend this benefit beyond those who have actual dependents, whether they’re children or non-working spouses.

26:29 Travis: Right. And also, as you’re saying about this, it makes me think about international students who — I don’t know the ins and outs of it. I think being an international student is a lot more difficult in all kinds of ways than the rest of us know. But I wonder, I would imagine that for international students, even beyond the simple matter of the convenience of not having to look for an apartment, the convenience of being able to just arrive in the US and have already arranged an apartment. I would imagine that looking for a private apartment as an international student, you probably have all kinds of trouble with documentation with guarantors. Part of the reason that I’ve never looked for a private apartment for myself in Japan the many times that I’ve gone there for research is because I don’t have a Japanese guarantor, and I don’t have a Japanese bank account, and I don’t have a Japanese phone number until after I have an address to give the phone company to say that I live in Japan and to get a phone number.

27:25 Emily: There’s credit scores as well. That’s another major hurdle for international students coming to the US. The US doesn’t recognize any credit that might have been established in other places.

27:35 Travis: So that’s a whole other conversation to be had about whether some kind of more consideration should be given to international students, especially international students with a family, with dependents rather than domestic students, perhaps. And then just to kind of throw it in there, at the East West center, you have the opposite situation where the East West center dorms are only for people who are on a fellowship or otherwise sort of officially affiliated with the East West center, which is this sort of Asia Pacific studies organization. And it’s about, I think it’s about 75%, my numbers might be wrong, I think it’s about 75% international students. You can only get in there if you’re on a particular kind of affiliation with this organization. If you’re a UH student who doesn’t have that affiliation, you don’t get to live in these dorms. And the dorms are primarily single rooms and double rooms. The single rooms are $400 a month, the last I checked. That was about 10 years ago, but extremely reasonable, especially for Honolulu. But if you’re in a family, you can’t live there. It’s actually kind of the opposite situation of trying to get into these subsidized apartments and family housing at other campuses. That’s a whole other complicated…they really want people to live in the community and interact with each other, on a day to day basis. But if you’re in a family, then you can’t. I think you’re absolutely right. These are the conversations that people are having. Is it fair to have these subsidized apartments only for people in certain situations, and especially if the the second spouse, the non grad student spouse is earning a proper full salary at whatever job it may be, then they absolutely can afford that apartment while other people can’t.

29:16 Emily: And in your experience, has there been any means testing. Have you been asked what your income is when you apply for housing?

29:23 Travis: I don’t recall whether or not I’ve been asked, but I’m not aware of…I mean, I don’t know what goes on in the back rooms, but I’m not aware of that being a policy. I’m not aware of them giving preference to people who don’t have the second income or anything like that. I definitely know people who live in family housing who have a second income, people who don’t have a second income, international students, non international students.

29:54 Emily: It’s just interesting, because again, when we’re comparing with private landlords, how much you make is a very important question for them to ask, to make sure that you can afford the apartment. But of course, there’s no case where they’re going to say, Oh, you make too much, of course we can’t live here. Make however much you want. It’s fine. But it goes again, back to the question of what is the purpose of university housing, and if it is subsidized, and if it is one of their objectives to help students and students’ families who have less means to be renting off campus or whatever, then it might make sense to ask about that. But again, that’s another example of maybe some overstepping that could be going on. So this is a very complicated issue, obviously.

The Ideal University Housing System

30:29 Emily: I’m wondering for you, Travis, if you were to design your ideal university housing system, maybe what would your goals be? And how would you try to achieve those goals?

30:42 Travis: It’s a really good question, and I tried to give it some thought. I don’t know, I have to admit as much as we all have gripes, and I certainly have gripes. At the same time, I’m not an expert administrator, all of the ins and outs of how it should be done, and I understand that people are trying to do what they can, but I think the key point is the purpose of university housing is not to make money for the university. The purpose of university housing is to provide an affordable place to live, for students, in light of the fact that we’re only making X amount and they know full well, that we’re only making X amount. And in light of the fact that in many of these communities, I guess it all depends on where you are at college, but for the places that I’ve lived, local housing, regular market housing is extremely expensive. Making it affordable, and then also making it reasonable for adults.

31:34 Travis: I think part of it is also whatever regulations you have — we didn’t really get into this too much — but whatever regulations you have for undergrad housing, keeping in mind, I mean they are legally adults, but you mind certain notions of trying to take care and keep control over the community in loco parentis, and all of that kind of stuff. Simply extending those policies to grad students isn’t the best way, and acknowledging that as grad students, we want to have a full apartment to ourselves, or at least have the option. We want to redecorate our places. We want to be able to have parking. We want to be able to have pets. We want to be able to come and go over the summer or for a whole year and still retain our apartment. Or if we can’t retain our apartment, then work with us as adults, I think is sort of the key point.

32:13 Travis: And again, just working with people in a way that works with us and not against us. I understand there’s a much more complicated conversation about bureaucracy in general, in terms of, if you give people exceptions, then who are you not giving exceptions to? And how is that fair? And what’s the purpose of policies if you’re not going to enforce them and all these kinds of things. Saying you can’t have overnight guests unless officially of your relationship. And then what happens when you have a girlfriend or even just a friend coming? I pay for this apartment, I should be allowed to have people stay. Just various things like that. I think the key point is just making it affordable, making it a place where real adults can live and making it friendly and workable. Making it a place where people are working with you and not against you. It’s kind of the three points I would make.

33:04 Emily: I’m really glad to have your perspective as someone who’s lived in multiple different university-affiliated housing situations like what’s worked well, what have you, what positive things have you seen about it, maybe what things can be changed. It seems to me that one of the main points that you’re making is just that the administration needs to listen to the students, and as you were just saying, treat them like adults. It seems like that at least happened in your experience at UCSB, when the union or the GSA or whichever it was, was heard and actually got that rent lowered, which is an amazing victory. I just really appreciate your perspective on those issues.

Best Financial Advice for Early Career PhDs

33:41 Emily: As we finish up, would you please share with us what your best financial advice is for another early career PhD?

33:48 Travis: Yeah, I think as someone who’s just finished, I’m not sure what kind of advice I can give for other people who have just finished, but for people who are still in the PhD, I think my main advice would just be to keep your eyes out for whatever you can apply to, and kind of be aware of the fellowships and other kinds of resources that are available for you. You can’t spend hours and hours and hours applying to every single thing and investigating every single thing, but be aware of what’s available to you and take advantage of it. If your department offers whether explicitly or sort of implicitly offers that everybody gets summer funding, at least once or offers that everyone gets at least one quarter or two quarters off before the end, make sure you take advantage of that, make sure you do that. Don’t miss the deadlines. Just be aware of what’s out there and be aware of what you’re eligible for, not just in your department, but also in grad div or in School of Humanities or in whatever other things it might be coming from.

34:49 Travis: The other thing I would say is push and advocate and make the professors, make the faculty and administration aware that certain kinds of things are not funded. This is going into a whole other conversation, and I’ll just take one more minute, but for example, at Santa Barbara, I was fortunate to have a certain amount of funding available possible, potential to me for conference travel and for research travel. And that seems very logical from a top down kind of, okay, we’re giving money for conference, traveling for research travel.

35:22 Travis: Well, what about language study and what about things that are not strictly language study? Because I’ve gotten the funding in the past to study, there’s a thing called FLAS, the Foreign Language Area Studies scholarship, which allows you to study modern languages that the government considers to be of strategic value. But then when they find out that you’re studying classical Japanese or classical Chinese, or you’re not really in a language program per se, but you’re doing paleography or how to handle documents or a workshop on how to handle documents. Well, now it’s not language study, so now there’s no funding for that. You need to make people aware that these programs exist and they cost money and you need to have funding for it from some avenue. FLAS won’t pay for it and if conference travel and research travel won’t cover it, what can the department do? What can grad div do to create something that will cover book history workshops, paleography courses, archeology field, school, and so forth.

36:18 Emily: Yeah, it sounds like, again, you’re bringing up the points of being flexible with people. If everyone’s on the same page about what the goals are, then let’s be flexible about the way that we get there. Or just not letting people fall through the cracks. If you create big planks and boards, let’s make sure there aren’t gaps that people are actually falling into between those boards. Thank you so much for adding that Travis, and thank you so much for giving this interview.

36:45 Travis: Thanks so much for having me. This was really wonderful. I really appreciate it.

Outtro

36:48 Emily: Listeners, thank you for joining me for this episode. PFforPhDs.com/podcast is the hub for the personal finance for PhDs podcast. There you can find links to all the episode show notes, and a form to volunteer to be interviewed. I’d love for you to check it out and get more involved. If you’ve been enjoying the podcast, please consider joining my mailing list for my behind the scenes commentary about each episode. Register at PFforPhDs.com/subscribe. See you in the next episode, and remember, you don’t have to have a PhD to succeed with personal finance, but it helps. The music is stages of awakening by Poddington Bear from the Free Music Archive and is shared under CC by NC. Podcast editing and show notes creation by Lourdes Bobbio.

Learn from This Professor’s Nightmarish Home Ownership Journey

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In this episode, Emily interviews Dr. Kevin Jennings, a professor of Criminal Justice and Criminology at Georgia Southern University in Savannah, Georgia. Kevin and his wife bought a home in Savannah shortly after he started his position, and the house has proven to be a money pit. Kevin catalogues all that has gone wrong with the house, what he wishes he would have known as a first-time home buyer, and the lessons he’s learned the hard way. He also gives excellent insight into the academic job market for someone already on the tenure track and how his status as a homeowner has affected his career prospects.

Links Mentioned in the Episode

Further Resources

Teaser

00:00 Kevin: The one thing I might’ve done differently is look for a house with fewer of these incidental costs, right? So if I wasn’t so close to the water, I wouldn’t have to do the flood insurance. If I wasn’t outside the city limits, I wouldn’t have to pay for the extra fire and protection stuff like that. I wish I would have known about those things in order to judge where to buy and which house to buy.

Intro

00:31 Emily: Welcome to the Personal Finance for PhDs podcast, a higher education in personal finance. I’m your host, Dr. Emily Roberts. This is season six, episode seven, and today my guest is Dr. Kevin Jennings, a professor of Criminal Justice and Criminology at Georgia Southern University in Savannah, Georgia. Kevin and his wife bought a home in Savannah shortly after he started his position. And the house has proven to be a money pit. Kevin catalogs all that has gone wrong with the house, what he wishes he would have known as a first-time home buyer, and the lessons he’s learned the hard way. You won’t want to miss Kevin’s insight into how his choice to purchase this home has affected his mindset toward his academic career. Without further ado, here’s my interview with Dr. Kevin Jennings.

Will You Please Introduce Yourself Further?

01:23 Emily: I have joining me on the podcast today Dr. Kevin Jennings, and he is going to talk to us about, well, a bit of a money pit that he is currently invested in. So, we’re going to hear tons more about that. Kevin, will you please introduce yourself to the audience?

01:37 Kevin: Yeah. Hi, I’m Dr. Kevin Jennings. I’m from Austin, Texas, and I went to Texas State University–Go Bobcats! Meow–and got a PhD in Criminal Justice in 2014. I was then hired at Armstrong State University in Savannah, Georgia, and I moved there immediately after graduating for a tenure track job, which I realize how lucky I am to land a tenure track job just out of getting my PhD. And I mostly focus on cyber crime and digital forensics. So I do a lot of work with law enforcement, but also work with computer science people and tech people to kind of find evidence on digital storage devices.

02:27 Emily: What an exciting topic. We’ll hear more about that at the end of the episode, where people can learn more. So, you moved to Savannah for this position. You said that was four years ago. Is that right?

02:40 Kevin: Five years ago.

Homeownership Journey

02:41 Emily: Five years ago. Okay. And you decided when you moved there shortly after that you were going to buy a home. Can you tell us more about how you did that shortly out of graduate school and why?

02:54 Kevin: So, we moved here in 2014 and rented a house. Unfortunately, in 2015, my grandfather passed away and he was the last of my four grandparents. And he left my parents and his three siblings a fairly decent amount of money. And my parents decided to share some of that with me and my sister. So, we got this decent size chunk of money. It wasn’t a huge amount, but it was enough for a down payment on a house. And my wife and I, having so recently started our actual career jobs, feeling like we were more adulty than we really were, decided to use that as a down payment on a house. So, we shopped around the city of Savannah. We, we were leaning towards finding either a fixer-upper that we could get for cheap and put money into, or kind of a duplex or house that had something we could rent out.

04:00 Kevin: Our real estate agent showed us this house in the neighborhood we were currently living in, which is great, less than 10 minutes from campus, really nice houses. And it was neither of those things, but we both fell in love with it. It’s kind of a two and a half story, four bedroom, two bath, huge backyard, and where the backyard ends, there’s a tidal creek right behind it. It’s just swamp and woods. And it was just beautiful. And we just kind of both fell in love with it. So, even though it wasn’t what we were looking for, we decided that this was the house we really wanted.

Making the Down Payment

04:40 Emily: And with that down payment money you were able to do the purchase?

04:44 Kevin: We were able to afford the down payment, which was I believe 10% of the total purchase cost, which was listed at $160,000. And we were super, super good negotiators and talked them down to 159. So, we put, again, I want to say it was 10% down. And we got this house and we were so excited, but we sat through kind of the lecture from the bank on, “Here’s your mortgage payment and here’s what that’s going to consist of.” And we were really shocked at how little of our actual mortgage payment goes into the principal amount of the loan. I mean, so I have my latest house bill here and my monthly payment is $1,142. Of that $1,142, $233 goes to the principal, which, I mean, that’s what, 20% maybe? So, we were kind of shocked by that. And we were looking at the other kind of things that, that had to go and pay for.

Expected vs. Unexpected Costs

06:05 Kevin: And there was the stuff we were expecting, obviously interest is going to be a big deal. The interest on ours is $460 a month. So, we knew that was going to be a big deal. Taxes, of course we expected. Coming from Texas, the taxes were actually slightly lower than we thought they were going to be. Because Georgia has an income tax rather than relying on property taxes the way Texas does. But then the other things that got added in there are the stuff that really kind of shocked us. First off, because we had that beautiful tidal creek in our backyard, we were required to get flood insurance, which most homeowners insurance doesn’t cover floods. And since Savannah is a low-lying coastal city, plus we’re right up against that tidal creek, we were required by law to get flood insurance. The other thing we didn’t expect was private mortgage insurance. It’s like $200 a month for this private mortgage insurance, essentially because we’re first-time homeowners. And that will go away when we’ve paid the mortgage down to 80% of the level of the value of the house. But since we only put 10% down, getting from 90% of the value to 80% of the value is going to take years.

07:31 Kevin: And we’ve been paying for four years and we’re still, I don’t want to say nowhere close, but not nearly as close as we’d like to be to that 80% level that will allow us to take away that private mortgage insurance. So, that’s $200 a month we’re paying for essentially not having enough money. So, just all those things combined to create a mortgage payment that we really kind of weren’t expecting. Homeowners insurance, flood insurance, private mortgage insurance, all that stuff really adds so much to the monthly fee, which really hurts in the long run.

Mortgage Structure

08:11 Emily: Yeah. I just want to jump in and make a couple of comments for the listener in case they’re not that familiar with the structure of mortgages. You mentioned a couple shocking figures, like the amount of your monthly payment that actually goes towards principal is 200 some dollars. Whereas the amount that goes towards interest is 400 some, and people may not realize this, but mortgages are on an amortization schedule where the great majority of your payment in the first year goes towards interest. Very little goes towards principal. And that shifts over the course of the loan. So, in year 30, if it’s a 30 year mortgage, you’re paying a vast majority towards principal and very little towards interest and ultimately pay off the loan. So, it’s really like when you start over with new mortgages, maybe every five years or something if you move, that amortization schedule, you’re kind of always playing around in the paying mostly interest, very little in principal, part of the amortization schedule.

09:02 Emily: And that’s why it is so difficult, like in your case, to get from 10% equity up to 20%, so you can remove that private mortgage insurance. Because mostly what you’re paying, as you said, is towards interest. Plus, all these other things you had to add onto the mortgage. So, it’s really kind of, you know, people talk about the differences between the advantages of renting versus buying. But the thing is that in your case, and many others, when you have so much of your monthly mortgage payment that goes towards anything other than the principal, that’s almost like paying rent. It’s just money that’s out the door every single month that’s not really building your own net worth, your own equity in the house. It’s just stuff that has to go out the door to keep you in that house. And so I wanted to know, when you were sitting through this explanation from your bank–which actually it’s kind of cool that they gave you the explanation, honestly, like they were doing a little bit there to help educate you–how far along in the process were you, and were you ready to like run out the door or was that no longer an option?

Mortgage: A Little Extra Goes a Long Way

09:59 Kevin: It was no longer an option. But I was so ecstatic over finally owning a home that it didn’t quite hit me, what exactly it meant until I had made a couple of payments. The other thing was, it wasn’t until I think a year after we bought the house, my wife decided to go back to school. So, she helped put me through grad school. And then a year after I graduated and moved here and got this job, she decided to go back to school to become a nurse. Because what she did before, there’s really no job market for here in this part of the country. So, while she was still kind of working a semi-decent job before she went back to school, we were paying extra towards the principal every month, which I had been told was a very, very good idea. Because anything extra you can put in, especially at the beginning of a mortgage, really knocks down the long-term cost of the mortgage.

11:17 Kevin: So, we were able to put an extra, I can’t remember exactly how much, extra 50 or $60 a month towards the mortgage for the first year, maybe two years, that we were in the house. With her back in school, we really had to tighten our belts. We were not able to do that, but now she’s graduated. Just started her new job yesterday, in fact, and I’m really excited to be able to kind of go back to doing that. Putting even just a little bit extra towards that mortgage, I think, will help a lot.

Unforeseen Costs of Home Improvement

11:50 Emily: Yeah. Like you said, you get a lot of bang for your buck when you start paying down that mortgage at the beginning a little bit faster, at least until the point where you can get rid of PMI. I mean, that’s like a really big goal when you have a mortgage. To not be paying insurance on the behalf of the bank to insure against you, to not have to pay that makes a huge difference. Yeah. So, at least to get to that point. That would be amazing. So, you know, I mentioned earlier that your house has kind of turned into a little bit of a money pit, right? So, it’s not only the structure of the mortgage payment that you were learning as you got into the house, that, “Hey, not that much of this money is actually going towards principal.” But in fact, you’ve incurred a lot of other expenses that you did not really realize or factor in when you first got into the house. So, can you outline what those are, please?

12:38 Kevin: Absolutely. So, we were buying this house and we realized we wanted to do a bunch of stuff to it. So, right off the bat, as soon as we bought it, we knew we wanted to take out all the carpet because we hate carpet. And we wanted to replace a lot of the lighting fixtures because the house was built in kind of the mid-nineties. And it had those kind of classic, like little glass globe, things that were super cheap and in every house back then. So, we knew we wanted to replace those. We knew we wanted to paint a bunch of stuff. And that was when my wife and I kind of both realized that we don’t have those skills. We were both very nerdy in high school and college and we never got those, those kind of woodworking and electrician and, you know, I can barely use a screwdriver.

What You Pay is What You Get

13:29 Kevin: So, those skills are something that I really wish I would have had before I decided to buy a house. So, we rip out the carpet, and two big problems presented themselves. One, there were places where the floor was uneven and the carpet kind of hid that. But two, the stairs that we had hoped to just kind of refinish, were just kind of ugly two by fours that they had nailed down. So for the floors, we hired someone to come in and put in some vinyl flooring, which was, I was shocked at how much vinyl flooring costs. But you know, it’s still cheaper than hardwood. The stairs we replaced ourselves and the flooring was not installed properly. We just kind of found somebody on Craigslist or something and brought them in. And that was a really bad idea.

14:34 Kevin: If you’re going to hire someone to come in and work on your house, don’t go for the kind of cheap fly by night operation. Definitely, definitely try to find someone you trust or a company that has, you know, you can go on Yelp and find their reviews. Stuff like that. Then there were little expenses, like we had to replace the mailbox paint, because we wanted to paint a bunch of stuff. But yeah, when we first moved into the house, those were kind of these big expenses that we kind of sort of planned for. We had saved some money to the side that we weren’t putting into the down payment just for those improvements. But we went, I don’t want to say wildly over budget, but fairly over budget on that process.

Hurricanes and Fences and Air (Conditioning) – Oh, My!

15:30 Emily: So, you’re saying there were certain things that when you bought the house, you knew, okay, you hate carpets, you’re going to tear all those out. There were certain things that were obvious upon purchase you knew you were going to take care of, and you had prepared to some degree to do that with savings. What’s next? Were there other things that have come up in the years since then?

15:49 Kevin: So, we are in a coastal city and when we moved here we were told, “Don’t worry about hurricanes. Hurricanes never hit Savannah because we’re kind of tucked into the coast.” And then of course, since we’ve moved into the house, we’ve had two hurricanes. So, our fence, when we first moved in–and for a long time we had dogs. We are, are now dogless, unfortunately, rest in peace–but one of the reasons we liked this house is because it had a fence and a big area for the dogs to play in. But one of the hurricanes that came through kind of finished it off and knocked it down, or at least a large section of it down. So, we got our entire fence replaced which was thousands of dollars we weren’t planning on spending.

16:40 Kevin: And even though we had essentially hurricane insurance, the deductible on that is like almost $5,000, I want to say. So, it really wasn’t financially viable to use the insurance to fix that fence issue. The second problem is that the upper half of the second floor was an add-on. When they originally built the house, it was just the first floor and the main part of the second floor, the upper part was all attic space. The second owners of the house finished out that attic space and turned it into a fourth bedroom. What we didn’t know when we bought the house, and what the home inspection didn’t show, is that when they finished out that area, they had to move the indoor air conditioning unit. When they did that, instead of redoing the drain line, the way they should have, they just ran a new line from where it used to be to where it is now.

AC Repair Fiasco

17:50 Kevin: So, essentially, the drain line for the air conditioner goes from one part of the house, across the house to where the air conditioner used to be, down under the flooring of the attic, then back across the house to where the air conditioner is now to actually drain out of the house. We had no idea that had been done that way. So, we had all these problems with the air conditioner. Finally, we call in a good repair company and they come in and take a look at it. And they’re like, yeah, the drain lines are all bad. But also this air conditioner system is designed and built for a house of the old size. With the addition, you’ve added so many square feet that you really should move up, and it’s getting towards the end of its like 20-year life or whatever it was anyway.

18:45 Kevin: So, if we’re going to do all this work, it’d be a lot better in the long run to just replace the entire system. So, we said, “Okay.” So, we got a new indoor unit, a new outdoor unit. Ended up needing to rerun all of the ducts because when they had done the addition, they had messed up the duct work, new thermostats, whole nine yards. I think we spent $13,000 on essentially a $15,000 system. Then it started having problems and wouldn’t work. And we spent the next year replacing parts and getting service. And finally, finally, after a year they just replaced a huge chunk of the outdoor unit, all these things, but it took them a year in the South Georgia heat with no air conditioning before they finally figured out kind of what was wrong and how it was messing up. But essentially, we ended up with, as part of the replacements, they gave us improvements. So, essentially we got a $17,000 air conditioning system for $13,000. But that’s still $13,000 we hadn’t budgeted for, we hadn’t planned on. So, I think we got a six-year loan, interest-free, luckily, and that’s $230, $240 a month that we weren’t planning on. Which, right when my wife was in the middle of nursing school, was a very difficult financial burden to kind of take on unexpectedly.

20:31 Emily: Yeah. I was just going to ask how you actually did pay for that. I’m thinking about your mortgage payment and that whole system costs about what a year of housing cost for you. That’s I mean, a huge expense. So, glad to hear that you got some decent financing, it’s not going to cost you any extra in interest, but what a saga. And especially to live for a year without proper air conditioning, as you were describing. Are those the big things that you’ve had to lay out for the house?

21:00 Kevin: Those are kind of the big things.

Commercial

21:05 Emily: Emily here for a brief interlude. I bet you and your peers are hungry for financial information right now, especially if it’s tailored for your unique PhD experience. I offer seminars, webinars, and workshops on personal finance for early-career PhDs that can be billed as professional development or personal wellness programming. My events cover a wide range of personal finance topics, or take a deep dive into the financial topics that matter most to PhDs, like taxes, investing, career transitions, and frugality. If you’re interested in having me speak to your group or recommending me to a potential host, you can find more information and ways to contact me at pfforphds.com/speaking. We can absolutely find a way to get this great content to you and your peers, even while social distancing. Now, back to our interview.

Rule of Thumb for Annual Home Expenses

22:03 Emily: There’s a rule of thumb–and you might laugh at this, but maybe you’ve heard it before–there’s a rule of thumb that you should expect to spend on average on your home 1% of the value of the house per year. So, like average 1% of the value of the house per year on home maintenance repairs and so forth. Sounds like you probably have blown that out of the water every year you’ve lived there, right?

22:25 Kevin: Yeah. Oh yeah. So, the downside is we now have our garage doors, we have two garage doors, that need to be replaced because it’s Savannah, Georgia. Everything is wet here, constantly. I mean, it’s just moisture, moisture, moisture. It’s ridiculous. So, our garage doors are rotting out and we need to replace those. Our deck, for similar reasons. It’s not bad, but we’re anticipating that we’re going to need to replace it in the next couple of years. So, there’s more thousands of dollars of stuff that we’re kind of dreading and preparing for. The other things that have really shocked me are things like–we’re technically outside of the city limits, right? So, we have to pay for fire and EMS services directly. Instead of it being paid for through our city or County taxes, we have to pay, I want to say, it’s just under $300 a year to the fire and EMS service to come out. We have to pay for termite inspection yearly, or termite service yearly, which is hundreds of dollars a year. So, all these things have really combined. We didn’t think about it. Going from an apartment to a house you expect, you know, okay, rent, mortgage. There are going to be taxes and interest and principal. But then it seems like there are all these other fees and taxes and payments for things that you would never expect, having spent your entire life, or at least entire adult life, in apartments and renting places. It’s incredible.

Lessons Learned: Do It Right the First Time, Due Diligence

24:29 Emily: Yeah. I think a couple of the lessons that I’m hearing from this, that maybe the listener can apply. Two things. One is do the work right the first time.

24:38 Kevin: Yes.

24:39 Emily: Invest in quality from the beginning, and hopefully you won’t have problems or the replacement costs or whatever won’t come up so soon. Part of that was decisions that you’ve made, part of that was the previous homeowners’ decisions, but pay for it to be done right the first time. And the second one is–maybe, I don’t know, it sounds like you did what any reasonable person would do in terms of buying the home in that you lived in that neighborhood for a year prior to buying and you think you know where everything is, you know where are the schools, whatever you’re considering in your home-buying purchase. Just by living nearby, you’ve learned a lot of those things. But it sounds like you didn’t investigate–and why would you have?–the fact that these services were being billed directly instead of through the tax system, or all these other line items. Or, you know, maybe if you’d understood more about flood insurance, you would’ve told your real estate agent, “No, I’m not interested in anything next to a creek or whatever.”

25:37 Emily: I mean, those are not things you’re going to naturally pick up just by living somewhere. You’re learning this the very hard way. And so, I’m really pleased to be able to share your story with the listeners. Just say like, there are probably going to be more expensive than you think there will be. So, just plan for the unexpected, right? And prepare for that. But maybe do a little bit more due diligence to try to figure out what the peculiarities are of this city that you’re choosing to buy in. Like you were saying, well, people told you hurricanes never hit Savannah. Turns out, at least for the recent years, that hasn’t been the case. But I don’t know, I think you did what any reasonable person would do, so I’m not criticizing you. But I’m just really glad to hear this for anyone else who’s coming up on a home-buying purchase to do a little bit more to figure out what all these little nuanced expenses are going to be.

Do Not Skimp on Home Inspection

26:24 Kevin: Absolutely. The other thing I want to point out is home inspections. Do not skimp on the home inspection. We had a fairly decent one, but they missed a lot of these things where if they’d have been just a little bit more paying attention, a little bit more thorough, we would have known about these things in the contract negotiation process, not a year or two years or three years later. So, do not skimp out on the home inspection.

26:57 Emily: Yeah, definitely. So, I live in Seattle, so in the market here, at least in recent years, it’s been a sellers market, right? And a lot of people, as part of the bid that they enter, they waive inspections. It’s just something that no one wants to hold up the process, but even if you have to go that route based on what’s standard in the market, still do the inspection. Even if you don’t have it as part of the contingency or whatever, still do it so you know all these things upfront, like you were saying.

How Does Being an Academic Affect Homeownership?

27:28 Emily: So, I’m curious about how your position as a faculty member, as an academic, has played into these homeownership decisions or your ability to handle these things, I guess. So, it sounds like you got this tenure track position. Despite a little bit of upheaval with your university, you’ve maintained that and you bought a home where you got your tenure track position, probably what anyone would try to do, if possible soon after. So, yeah. How does being an academic affect this whole homeownership situation?

28:03 Kevin: When I was in grad school, I kind of bought into the belief that if you can find a really nice, good tenure track job you can stay at that university for a long time. Decades, if not your entire career. At the university I went to and the department I was in, there were a lot of professors that had been there for 20, 30 years. So, I was kind of expecting that kind of experience. So, when I moved here and was ready to buy the house, I was very much in this mindset of, “My family will be at this university working here for a long, long, long time.” So, in the University system of Georgia, you have an option between a pension system or a 401k.

29:01 Kevin: And if you’re going to be there longer than 10 years, the pension system is really the better option. So, that’s what I chose because I thought, “Oh, I’ll be here at least 10 years, no big deal. I’ll buy a house. I’ll be here at least the five or six years that it takes to really get enough equity in a home to make a profit when moving.” But I’ve come to kind of find out and realize that job-hopping and transferring positions is almost, or just as important in academia, as it is in private industry. Growing up in Austin, there were a lot of tech people. And tech people were all talking about, “Oh, you’ve got to move jobs every five years or every however many years.” And I thought academia was kind of exempt from that. And it comes to find out, it really isn’t. It’s depressing when you’ve been working at the same university for four or five years and they make new hires, straight out of grad school, hired at well more than you’re making. So, I wish I was able to move or at least have the possibility of moving. I wouldn’t necessarily want to leave. I love my job. I like living here. I like the university I’m at, but being so tied financially, through both the house and the pension, to this one job in this one place is something that even if I am going to stay here for the next 10 or 20 years, it’s still distressing. And it makes me feel like I don’t have options. It makes me feel like I’m stuck. Even if I want to be here, that’s still kind of a bad feeling, you know?

The Golden Handcuffs

30:55 Emily: Yeah. I definitely understand that. You know, sometimes people refer to the benefits or something that a job gives you as golden handcuffs. So, it’s like you feel, you feel tied to your job because you don’t want to lose the great compensation or the benefits, whatever. The pension is a little bit like that for you, but the house is on the other side of that. That’s not so much golden handcuffs as it is kind of an anchor. Until you get this equity up to a certain point, it’s going to be very–I mean, it’s not impossible–but you may take a loss, you may have to bring money to the table. Something, if you were to try to move without having a lot of years under your belt, paying this mortgage and getting the equity up there.

Would You Have Done Anything Differently?

31:36 Emily: So, I definitely understand what you’re saying. And I think it’s really great insight for other people who are looking to enter the job market that we think a lot of times as getting that tenure track position as like, “I’ve made it, this is it. That’s all I needed to do, and I’m going to be set for the rest of my career because I landed that one position.” And what you’re saying is, “Hey, that’s good for the first few years, but don’t think that you’re never going to apply for another job to advance in the way you want to.” That you might not have to move around, as you said, like what happens in the private sector. So, I’m really glad for that insight as well. And just, I don’t know, would you have done anything differently? I mean, knowing this. Now that you know this about your job and your feelings about it, would you still have purchased the house? Because it still kind of seems like the thing to do, right?

32:26 Kevin: Yeah, it does. It depends on what the alternative is. If the alternative was, you know, renting, I don’t think I would have. The one thing I might’ve done differently is look for a house with fewer of these incidental costs, right? So, if I wasn’t so close to the water, I wouldn’t have to do the flood insurance. If I wasn’t outside the city limits, I wouldn’t have to pay for the extra fire and protection stuff like that. I wish I would have known about those things in order to judge where to buy and which house to buy. Right? Does that make sense? So, it’s not that I regret buying a house. It’s that I regret not understanding exactly what the cost of buying this particular house are.

Best Advice for Another Early-Career PhD

33:13 Emily: Right, right. Yeah. Thanks for your insight into that. So, two questions as we wrap up here. The first is what is your best piece of advice for another early-career PhD? It could be related to the conversation we’ve been having, could be something else. What is that?

33:28 Kevin: Start putting money away as fast as you can. Start saving. It can be a 401k, it can be putting extra money towards just a stock trading account. Also, speaking of stock trading accounts, I found the Fidelity, I think it’s a bank, but it has a stock trading app thing. And they have a credit card where you get 2% cash back from every purchase that goes straight into the stock trading account. So, I put all my purchases on that and pay it off in full every month. So, I never pay a dime in interest, but I still get 2% into this longterm savings account. And then once I build up enough money from that I can purchase a stock or an exchange-traded fund or something like that. And then I never touch that. That’s all just socked away money. That’s essentially free money. As long as you’re paying off that card every month, that’s essentially free money. So, definitely do something like that. It can be a travel card that gives you miles on an airline. But make sure it’s paid off in full every month.

Where Can People Find You?

34:50 Emily: And second question, last one here, is where can people find you?

34:55 Kevin: So, I’m on Twitter with the username @CyberCrimeDoc, and I’m on YouTube with the channel name, Arresting Developments. And I actually do have a group I just started not too long ago called Americans for Election Reform. It’s a big political focused on elections and election security and making sure all Americans vote and all votes count. And that is on Facebook and Twitter.

35:29 Emily: All right. Well, thank you so much for joining me today, Kevin, and for telling us this very easy to learn from story.

35:35 Kevin: Absolutely. Thank you so much having me. I really appreciate it.

Outtro

35:38 Emily: Listeners, thank you for joining me for this episode. Pfforphds.com/podcast is the hub for the Personal Finance for PhDs podcast. There, you can find links to all the episode show notes and a form to volunteer to be interviewed. I’d love for you to check it out and get more involved. If you’ve been enjoying the podcast, please consider joining my mailing list for my behind-the-scenes commentary about each episode. Register at pfforphds.com/subscribe. See you in the next episode! And remember, you don’t have to have a PhD to succeed with personal finance, but it helps. The music is Stages of Awakening by Podington Bear from the free music archive and is shared under CC by NC. Podcast editing and show notes creation by Meryem Ok.

How to Qualify for a Mortgage as a Graduate Student or PhD, Even with Non-W-2 Fellowship Income

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In this episode, Emily interviews her brother, Sam Hogan, a mortgage originator with Prime Lending (Note: Sam now works at USA Mortgage) who specializes in PhDs and PhD students, particularly those receiving fellowship income. Sam relays what it takes to qualify for a mortgage in terms of credit score, income, and debt load, including the special way deferred student loans play into the calculation. He details the unusual strategies he has learned over the past year of working with PhD clients to help them get approved for mortgages, even with non-W-2 fellowship income. At the end of the interview, Sam shares why he loves working with PhD home buyers. Over the past year, Personal Finance for PhDs has referred so much business to Sam that he has become an advertiser on the podcast.

Links Mentioned

grad student PhD mortgage

Teaser

00:00 Sam: It’s always best for a PhD student to be as proactive as possible. I’ve seen letters with three years of continuance, but they’ve reached out to me after one semester has passed. Now they only have two and a half years of continuance, where someone, if they had reached out a year earlier about their future, and how they’re planning to purchase home when they were in a new area, that is the perfect slam dunk way to do it.

Introduction

0:33 Emily: Welcome to the Personal Finance for PhDs podcast, a higher education in personal finance. I’m your host, Dr. Emily Roberts. This is Season 5, Episode 17. And today, my guest is Sam Hogan, a mortgage originator with Prime Lending (Note: Sam now works at Movement Mortgage) who specializes in PhDs and PhD students, particularly those receiving fellowship income. Sam relays what it takes to qualify for a mortgage in terms of credit score, and debt load, including the special way deferred student loans play into the calculation. Sam details the unusual strategies he has learned over the past year of working with PhD clients to help them get approved for mortgages, even with non-W-2 fellowship income. At the end of the interview, Sam shares why he loves working with PhD home-buyers. Over the past year, Personal Finance for PhDs has referred so much business to Sam that he has become an advertiser on the podcast. Without further ado, here’s my interview with my brother Sam Hogan.

Will You Please Introduce Yourself Further?

01:34 Emily: I’m welcoming back to the podcast today. My brother Sam Hogan, who is mortgage originator. He sells mortgages. And Sam was actually on the podcast before in Season Two, Episode Five. It was while we’re recording this on April 12, 2020 and he was last on about a year ago. At that time, we were talking about how someone with fellowship income can actually get a mortgage — non-W-2 fellowship income because tis is a tricky thing that we talked about in that episode. So now, as I said, it’s been a year since that time, Sam’s handled a lot more mortgages of this type and so he knows a lot more about this process now. So I thought we’d have him back on for an update, basically, and a little more background on getting a mortgage as a graduate student or postdoc or PhD. So, Sam, welcome back to the podcast. Thank you so much for coming back on. Will you please just tell the listeners a couple words about yourself?

02:28 Sam: Thank you for having me, Emily, and Happy Easter from the east coast. Yeah, I’ve been working with PhD students now pretty heavily over the last 12 months. The company I work for, Prime Lending (Note: Sam now works at Movement Mortgage), is licensed in all 50 states. I’ve had the opportunity to read, review, approve, sometimes deny, these special candidates while they’re looking for their options for home-ownership.

[Sam’s Nationwide Mortgage Licensing System and Registry number: 1491786]

Basics for First Time Home-Buyers

02:52 Emily: Thinking about someone who is probably probably a first time home-buyer doesn’t necessarily know a whole lot about the process of getting a mortgage, and of course is concerned maybe about their their income, and are they really going to qualify and all these factors — what are the factors that go into a mortgage application? And what are the the ranges, that would be acceptable for those different factors?

03:16 Sam: Okay, so generally speaking, we’re looking at a risk profile and the ability to repay. For the borrower, having a over 700 credit scores for conventional, now about over 640 or 660 for FHA loans.

Different Types of Home Loans

03:32 Emily: Okay, you just dropped the terms conventional and FHA — what’s the difference between those two?

03:37 Sam: Yeah, so FHA is your original first time homebuyer program. It’s backed by the government and it’s designed for everyone to qualify for it, if you have decent credit and decent income. Conventional is preferred because it’s going to have a lower monthly payment, and the private mortgage insurance will drop off automatically. You should have over 680 or higher credit scores to go conventional and the income ratios are a little tighter. So it’s the better loan to qualify for and it has better terms throughout the whole 30 years, or whatever your loan term is.

04:16 Emily: Okay, so FHA is a little bit easier to qualify for, because it’s sort of designed for first time home-buyers, but it’s a less preferable loan in the long term. And so if I remember correctly, a lot of people who have FHA loans for a while they then end up refinancing to a conventional type of loan a little bit later on, to get rid of that private mortgage insurance.

04:38 Sam: That is correct.

04:39 Emily: Okay, great. Okay, so going back to the the lending standards you just mentioned, like credit scores, what else goes into an application package?

04:49 Sam: Yeah, I want to just touch on our current world situation and the lending standards are changing right now. And they’re changing because everyone is in the same boat regarding a possible change or disruption in income, slowing income for a certain amount of time, so be sure to talk with an expert and their specific requirements because this will change from bank to mortgage company to a larger credit union or financial institution. These are uncertain times, so you’re going to have some fluctuation and differences from lender to lender, but you want to work just as we said before, you want to work with someone who’s keeping you in mind and your goals in mind.

How Credit Scores and Debt Impact Home Loans

05:32 Emily: Yeah, okay, great. I totally agree and we should re-emphasize that like we’re recording this in mid April, things could be different by the time we publish it, things could be different a couple months down the line, so definitely just talk with someone right away. You mentioned credit scores, but I know also, your income, of course, plays into how much of a mortgage you can qualify for. Can you talk about that a little bit?

05:53 Sam: The common rule of thumb is people will qualify for four to five times their annual income. Now that will depend also on how much debt they’re carrying, and how much they’re putting from their savings into downpayment. But that’s a pretty safe estimate. Some people who are completely debt free will qualify six times their annual income, up to. Something else lenders experience a lot is, um, people doing their own due diligence and crunching the numbers, but we have systems and practices that do this quickly, more accurately, and can give you better results, so I would say talk with someone early and have them do the work. And then after you get their feedback, run your numbers to double check and maybe have some questions for them. We want to be able to work for you, and there’s no obligation to just have a few conversations and have someone explore your options.

06:48 Emily: Yeah, that sounds good. How does that play into that because I know a lot of PhD students do have significant debt loads from maybe undergrad or a master’s degree or something like that. How does debt affect the package?

07:03 Sam: Debt is not bad. It’s good to have things on your credit that have positive history, whether that’s a student loan you’ve paid off or currently paying off, revolving credit cards. You will run into issues, if you have absolutely no debt or debt history. I strongly recommend everyone, even against their pride, get a credit card. Don’t exploit it but use it regularly, pay off regularly. You want to have established credit, especially for a young homebuyer, because they might not have the 10 or 15 years of other types or forms of debt that someone who’s in their 30s or 40s might have.

07:49 Emily: Yeah, I definitely agree with establishing a credit score and having a strong credit history. But I’m just wondering, you mentioned earlier about the size of the mortgage and how debt can affect that. Solet’s say there’s someone who’s holding a good amount of debt. Does that affect like the ratio of the amount of mortgage they can take out?

08:06 Sam: Absolutely. Let me put it in some simpler numbers. If you’re bringing in $3,000 a month, all your credit cards, new house payment, maybe your car payment or gym membership, all that cannot add up to more than $1500 dollars of your income, We take your gross income and if you’re over 50% of that debt ratio, that’s a “Hey, better luck next time.” Even better situation is to be under 43%. Under 43% of your monthly income to debt ratio, is what Freddie Mac and Fannie Mae require, currently. Now this could be used to change, sometimes annually, sometimes quicker than that, but under 43% and better is a very good place to be in.

08:55 Emily: That makes sense. Yeah, so the total amount of debt payments you can have per month is limited and the mortgage has to fit in. To be approved for a mortgage, it has to kind of fit in around those other debt obligations that you already have.

09:09 Sam: Correct.

09:09 Emily: Okay, yeah, that definitely gives us something to kind of get our hands around when someone’s deciding, like, is it even worthwhile for me to approach Sam or another lender about possibly applying for a mortgage? I know you said earlier, just ask, that’s the best thing to do, because you guys can run the numbers better than than we can outside of the industry. I had one more question about student loans, because while student loans are in deferment, how does that play into that 43% that you just said. Because if they don’t make payments, does that just like not count at all? Or how does that work?

09:43 Sam: This a very specific guideline detail that changes, just letting you know Emily, and for conventional loans, and FHA loans, it’s both different. A rule of thumb: if your student loans are in deferment, you have to take the remaining balances and calculate 1% of that, and we factor that into your debt to income ratio. So if you have $100,000 in student debt, and we’re about to calculate a potential thousand dollar payment, even though you’re not making payments on them, that could stop your deal. Okay, so brings me back to letting an expert look at it.

10:19 Sam: Also, sometimes when the lender pulls credit, the way the credit populates, it looks like they’re making payments on their student loans. But really, they’re in deferment, so all those payments have to be switched. This is why when people run the numbers themselves, they might think, “Oh, no, I can’t do it.” But lenders know what it takes to get it approved. And I did want to touch back on the debt to income, it’s best for people to know first that you want to be under 43%. If that’s 42.98%, that’s still two thumbs up. But as soon as you’re over the 43%, some of the loan terms can change and make it stricter for you to buy.

10:56 Emily: Gotcha. And I also want to emphasize that just because you qualify for a mortgage of a certain size, or just because your debt-to-income ratio fits onto that 42% or whatever, that doesn’t mean you have to buy a house that that’s expensive. So these standards are for the lending industry, they’re not necessarily the advisable thing on the personal finance side. So just keep that in mind. We’re talking about basically how to qualify, not whether this is a good idea for your finances overall to have that high of a, an amount of debt per month. I just want to add that in there from the personal finance side.

What If You Don’t Have a Typical Situation?

11:33 Emily: Okay, Sam, so thanks for running down those broad strokes criteria. If someone doesn’t meet one of these, is there any recourse? Is there anything else that can be done if they still want to go through with a purchase?

11:47 Sam: Don’t give up lenders in general, we’re in the process of approving loans. We’re not in the business of denying people we would be out of business. So try and try again, I would say, because I have had PhDs students who have finalized their transactions with me been denied by two other lenders. The tip I can give to some of these people exploring their options is be willing to over document things for any uncertainty the lender might have. If there’s some variables in your income, explain to them that “Hey, this is all under the same advisor. I’m working in different areas, different years, but it’s under the direct supervision of x and he can provide you a letter saying that I’m here for five years under his supervision and it’s common for students in my place to continue to receive their funding. Please let me know if you need any other confirmation from my supervisor.” But yeah, recourse I would just validate how good of a borrower you are: I have great credit. I have the downpayment. I have guaranteed funding.

12:52 Sam: And you always can strengthen a file with obviously a cosigner. You can have a non occupant co bar family member, even a friend, who also is hopefully in good credit standing and has income to cosign on the loan for you. That’s not a forever thing, you can refinance them off the loan. But what I’ve found out in my years in this business is, there’s always a way to make it work if you keep working at it. Some people run out of options, and while they’re in school, it’s a funky time in their life, but that doesn’t mean that you’re not going to be a homeowner in a year or two years.

13:33 Emily: Yeah, gotcha. I actually was thinking specifically about co-borrowers because that was another example that we had on the podcast. My interview with Matt Hotze, he bought a home in Durham, North Carolina when he was at Duke and he bought his first year there and he had his parents, or maybe one of his parents, as his co signers and that enabled him, because his income was, low — one graduate student stipend. He was able to get into a larger house than he would have qualified for on his own. He actually had a three bedroom house. And then he rented out two of the bedrooms. So he was able to house hack, had no problem paying the mortgage because he had reliable renters. And yeah, it all worked out really well for him. So he just needed that little bit of help at the beginning. His parents, very fortunately, were able to provide that to him, and it was kind of a rosy story after that point, but that’s what he had to do to qualify for the mortgage.

14:27 Sam: A cosigner, sometimes can solve everything, except for poor credit. But strength in numbers. You can have up to four people on conventional loan application. Have I done that ever? No. But is it possible? Yes. So yeah, I mean, if you’re having some difficulty, your loan officer, if you’re brainstorming with them, one of their first solutions is have a cosigner. A cosigner is a very simple fix. If you have to pivot your approval because you have gone through the process, you didn’t get approved on your own and your adding a cosigner on your contract, I would say give your lender about 10 days and you should be in good shape.

15:08 Emily: Gotcha. I’ll add in one more time. This is the “how to qualify for a mortgage” talk, not “is it a good idea to be a cosigner or to have a cosigner”. Totally separate conversation.

15:19 Sam: A client of mine that’s closing this month who listened to your podcast…I don’t want to reveal too much about his purchase, but we’ve been given the approval and at the start, we ran the numbers a few different ways. He was like “With a cosigner, what’s my payment? Without a cosigner how much is my cash to close?” And we were on the fence for a little bit but we were still in the process. So while he was under contract, I was still able to give him scenarios and options. We eventually decided with his deposits and everything that was already being credited, his cash to close was low enough that he wouldn’t need to have a cosigner. So it’s not set in stone at the start. Yes, it’s always better to have your ducks in a row. But the lender is flexible. We always can pivot for the buyers needs. And I also say that in the buyers defense. If something’s going wrong with the house, the lender can help you get out of the loan on your finance contingency, maybe if your home inspection is past. So there’s different ways we’re always here willing to help.

16:25 Emily: Yeah, that sounds really good.

Commercial

16:30 Emily: Hey, social distancers, Emily here. I hope you’re doing okay. It took a few weeks, but I think I have my bearings about me in my new normal. There is a lot of uncertainty and fear right now about our public and personal health and our economy. I would like to help you feel more secure in your personal finances and plan and prepare for whatever financial future may come. You can schedule a free 15 minute call with me at PFforPhDs.com/coaching to determine if financial coaching with me is right for you at this time, I hope you will reach out, if only to speak with someone new for a few minutes. Take care. Now back to our interview.

Tips for Home Loans with Non-W-2 Income

17:15 Emily: Okay, so let’s narrow down to the the scenario that we talked about the last time we did an interview, which is about a graduate student or postdoc with fellowship income, with non-W-2 income, and that a lot of lenders don’t understand how to deal with that. You’ve been working with these types of clients quite a bit over the last year. And so you have really figured out some things that how to make these loans work in some cases and what will not work in other cases and maybe in those cases, a co-borrower or something like that would be needed. Can you just tell me a little bit about, you know, this particular weirdness of non-W-2 fellowship income and how you make it work?

17:54 Sam: It’s definitely a tricky income. How I help make it work is I support all the variables within the fellowship income. I show that it’s the same field of study or field of work that they previously in. Especially in the offer letters, they usually always contain a phrase if the student remains in good standing, and the underwriter can say, well, that’s too much of a variable, we can’t accept this income because there’s too many variables. Well, I say well look at her transcripts, look at his transcripts. They’ve always been in good standing, literally forever. That’s why they were one of five students selected out of 400 applicants to get into this program. Yeah, it takes a little bit of storytelling, and the presentation is important, so it’s okay if someone who doesn’t have W-2 income, we treat other incomes just as fairly, but you have to know how to present it, how to over-document it, and if it’s too uncertain at the start, most lenders have a scenario desk you can reach out to who will give you some early feedback without going completely through the application process, completely through the loan process, and still having a little bit of a question mark about if you’re really approved. I’ve had our scenario desk, give me pushback on certain files, and I just asked, How can I support that variation or the uncertainty that you’re seeing in this letter because I can provide what you’re looking for most likely, I just need to know what that is.

19:38 Emily: Yeah. So I think if I can kind of zoom out from that a little bit. First of all, one of the things that you talked about in the last interview was that non-W-2 fellowship income is not going to qualify for an FHA loan. It’s just completely off the table. It’s only going to be a conventional loan. And what you’re talking about now is saying, okay, you know, PhD student or postdoc, you’re showing me your offer letter and you are looking for certain things that offer letter, like the income and also the number of years of guarantee, sometimes that’s in there as well. And then you’re saying, Okay, well for all the things in the offer letter that are maybe a question mark to the underwriter, you have now learned how to recognize some of those things, and you can start providing additional supportive documentation, that is asking the student or postdoc, okay, well send me your transcripts. Okay, well send me whatever it is, your work history. I don’t know what those things are. Can you talk a little bit about that guarantee? Because I know the guarantee is a very important factor when we’re talking about non-W-2 income.

Loan Types for Non-W-2 Income

20:41 Sam: Yes. So I want to answer your questions in the right order. One of the main critical points for this type of income is that it’s not recognized by the VA, Veterans Administration, FHA. It’s not recognized by USDA, and it’s not recognized by Fannie Mae. Your most successful application and loan approval is going to come from a Freddie Mac conventional loan, okay. Now you can do as little as 3% down for that conventional loan. But this is the key point that only Freddie Mac recognizes this income, per the lenders approval. Why these PhD students are not going to approved their first attempt with their lender is because it’s per the lenders approval, the lender can’t document it and approve it with their underwriter, then Freddie Mac will not take the loan.

21:40 Emily: So what you’re just saying there is that you now know having worked this type of income, this mortgage type is off the table. This mortgage type is off the table. This is the one that is potentially successful. And what you have to do is get your underwriters that you work with to approve that loan and then Freddie Mac will take it on, will approved it. What you have figured out is these little tricks and document support and so forth that need to happen for the underwriters that you work with, which presumably would be the same elsewhere, except they’re not necessarily as knowledgeable about this particular type of income.

The Importance of Offer Letters for Non-W-2 Income

22:15 Emily: Let’s talk more about that. I know that you’ve mentioned to me before, I think you mentioned in the last interview, that for this non-W-2 income, normally underwriters, lenders for W-2 income, they presume it’s going to continue for at least a while, even though we all know you can lose a job at any point. But for the fellowship income, they for some reason, don’t presume that it’s going to continue and they want to see a certain length of guaranteed fellowship time.

22:41 Sam: Yes. For conventional loans, we’re looking for three years of continuance of income. Now, I know it’s not fair because my job doesn’t guarantee me three years of employment in the future. That’s not the typical contract for all employment, its employment will usually. For conventional loans we want to see three years. I actually have a example that I’ve written up. It’s a mix of a few different approval letters that worked, that I had some success with clients in the past year. And I will say briefly that if your approval letter is more than three pages, there might be too many variables in your offer to get an approval.

23:36 Emily: You’re saying an offer letter, like the offer letter you get when you start grad school or start a postdoc position. This is going to be your stipend this along goes on for. This is a typical document, like instead of having a Form W-2, this is what a fellowship recipient would send to you. They would send you their offer letter and so what are you looking at in that offer letter that is like yeah, this is going to go forward or no, this might be a problem.

24:00 Sam: Yes, so what we’re looking for is the continuance of income, we want to have three years. We want it to state that you’re being provided health insurance, because that’s a really good sign shown you’re actually an employee, you’re not just a student. It’s okay for it to have a few variables in it, like remaining in good standing or making satisfactory progress towards their doctoral degree. That’s a good phrase in there, that’s fine. But when you have layers and layers of variables, like you know, making satisfactory progress towards our doctorate, you must take these courses or get this exact GPA or higher in these courses, must have approval from their supervisor for a continuance into a fifth year. Those are things I’ve had to get more information on because the more variables, the more uncertainty it makes the underwriter feel. And so that’s where it comes back to the presentation of the loan.

An Example of An Offer Letter

24:58 Sam: “I’m pleased to inform that you been awarded a fellowship in the first academic year beginning September 2019. In subsequent years, you’ll be supported by research and teaching assistantship. This Fellowship Award gives you deserved recognition for your accomplishments to date, as well as added independence to stipend and exploring your research interests for the first year. For the academic year 19-20, the stipend will be $3,345 for nine months. For Summer 2020, the stipend will be $3,475 for three months. This means you receive an annual stipend of $40,530. In addition, the award pays your tuition health insurance and health services fee. We are committed to continue this financial support for for up to five years, as long as you remain a PhD student in good academic standing.

25:51 Emily: Yeah, so what I’m hearing and I think what the listeners will hear is, that’s first year fellowship followed by W-2 income for the remainder, four years guaranteed.

26:02 Sam: Right.

26:03 Emily: That’s great. So that means in your world, that person would qualify for a mortgage during that first year, even though it’s fellowship, because their letter says, Yeah, it’s one year of fellowship, but you’re going to have after that this W-2 type income,

26:17 Sam: Correct. The most success I’ve seen with the PhD community are the simple letters that are less than two pages with little variable, that will show more than three years of continuance. And that’s a very simple approval for us.

26:35 Emily: And that’s whether that is fellowship income, or W-2 or a combination. If that’s what the offer letter says three years or more. That’s straightforward for you.

26:46 Sam: Correct. And that is where I’ve seen the most success with these doctoral candidates.

26:53 Emily: But still going back to your earlier point of if that’s not what a particular individuals letter looks like, still reach out to you, or another lender, because maybe with enough supplementary documentation, it could still go through, but it’s just going to be a little bit more of a process.

27:09 Sam: Correct. And, I mean, when I get connected with some of these department supervisors, I let them know, “Hey, this is what we’re looking for. Can you simplify this offer ladder for me, because we’re looking for something a little less complicated?” And I do like to tell my PhD applicants that, “Hey, I would love a shortened version of your personal statement. I want to be able to know a little bit more about where you’ve been, where you’re going.” And it always helps to tell a little bit of a story.

27:40 Emily: That is really interesting. That adds a little more detail to what you said earlier about the story and the presentation being what matters. That’s really interesting to me that you that you might include something like a version of a personal statement in this package that goes to the underwriter, that’s really interesting.

27:59 Sam: At the end of the day, I know I said this in the last episode, the last time I chirped in, but it does come down to one person’s decision. If the underwriter is comfortable, they’re going to approve you. If they’re not comfortable, they’re gonna want more documentation, or a cosigner, or something else to make it, you know, aboveboard.

28:20 Emily: Yeah, that clarifies. Thank you.

Final Words of Advice

28:23 Emily: Sam, is there anything else that you’ve learned about this fellowship type income that would be helpful to the listeners, with respect to getting approved for a mortgage?

28:32 Sam: I’ve learned that working with the PhD community are some of the best clients I’ve ever had.

28:38 Emily: Yeah, you’ve told me that before, and I really love to hear it!

28:42 Sam: Yeah. It’s really nice to work with people who are planning. It’s always best for a PhD student to be as proactive as possible. I’ve seen letters with three years of continuance, but they’ve reached out to me after one semester has passed, so now they only have two and a half years of continuanc, and that is a big problem. Whereas someone, if they have reached out a year earlier about their future, and how they’re planning to purchase a home when they were in a new area, that is the perfect slam dunk way to do it. Unfortunately, I’ve had to let some PhD students know that it’s not going to work out because their continuance, they’re under three years. And that’s going to be one of the major roadblocks. So talk to someone early, tell them you’re interested in a Freddie Mac, conventional loan. If they can find the right way to document their income and approve them. It’s happened more often in the last two months, I would say, with clients reaching out at this time of the year, when, if I had been talking to them six months ago, I could have had them approved.

29:52 Emily: Yeah, so actually at this time of the year, April 15 is decision day. Everyone has to decide what grad school they’re going to, or they’re supposed to decide. So if a PhD student is looking at that fellowship income in their offer letter, it says three years, they need to reach out to you sooner rather than later before that clock starts ticking, if they’re interested in purchasing within that first few months or first year or whatever, of being in graduate school. They need to reach out earlier. Thank you for saying that.

How To Reach Sam Hogan

30:21 Emily: Sam, you have not been particularly self promotional during this interview, and I appreciate that but I do want to say that you have been working with this type of client — people receiving fellowship income, also other types of PhD clients over the past year. I think you’re working really hard for them and that they should go to you, at least among getting a few different voices in their life, they should come to you. So will you please tell them the best way to contact you?

30:46 Sam: The best way to reach me is definitely by cell phone. Text is preferred right now because there’s a lot of volume going through the industry. My cell phone number is (540) 478-5803. And then my work email is a great line of communication, also. It’s [email protected].

31:15 Emily: Yeah. And we’ll have all that contact information in the show notes, as well. Sam just mentioned, I was surprised to learn, but even during this social distancing period, the mortgage industry is hopping, because interest rates are so low. People are really refinancing a lot right now, even if they’re not doing necessarily new purchases at the moment or not going into that process at the moment. But, you know, maybe in a few months or a year, whatever things will return to a more normal time and you’ll be able to move forward with lots more purchases.

31:47 Emily: Sam, thank you so much for coming on the podcast. And thank you so much for working with this population and being willing to, as a personal favor to me, to investigate this and take this on. I think it’s really fruitful and it’s been really great for my audience, so I really appreciate you

32:00 Sam: Thank you for having me on Emily. Always a pleasure to work with you and the PhD community. I’m just here to help, so if you need help text me, call me bother me on the weekend. It’s all good. I just want to make sure you all are seeing some success here while you’re getting your doctorates.

32:16 Emily: Excellent. Thank you, Sam.

Outtro

32:18 Emily: Listeners, thank you for joining me for this episode. PFforPhDs.com/podcast is the hub for the personal finance for PhDs podcast. There you can find links to all the episode show notes, and a form to volunteer to be interviewed. I’d love for you to check it out and get more involved. If you’ve been enjoying the podcast, please consider joining my mailing list for my behind the scenes commentary about each episode. Register at PFforPhDs.com/subscribe. See you in the next episode, and remember, you don’t have to have a PhD to succeed with personal finance, but it helps. The music is stages of awakening by Poddington Bear from the Free Music Archive and is shared under CC by NC podcast editing and show notes creation by Lourdes Bobbio.