St. Ambrose Staff Update

Many of you know already know Pam Petty because she has been with St. Ambrose for 23 years! Pam is the Interim Director of Housing Counseling at St. Ambrose so please join us in congratulating her.

“As a Housing Counselor, I have considered myself lucky to have a position with such an amazing organization that creates change and offers support to families in Baltimore. I’ve enjoyed my position as counselor and I love what I do. I have the opportunity to meet individuals from diverse backgrounds, many of whom become friends, resources and referrals.

As I move into my new position, I will continue to provide support to my department and focus on improving our services to families who look to us to improve their housing situation.”- Pam

Congratulations on your new role, Pam!

Welcome New Legal Services Summer Intern!

We have a new addition to the St. Ambrose team! Please join us in welcoming Shereen Ibrahim as one of our new Legal Services Summer Interns.

“I am a student from the University of Baltimore School of Law. The legal fields I am interested in are environmental, constitutional and national security law.

I chose to clerk at St. Ambrose because I want to use my legal abilities to assist members of underserved communities navigate property decisions. As a law clerk, I will be assisting clients with their foreclosure process, review landlord and tenant issues, and prepare wills and deeds. Serving underprivileged communities is one of my ultimate goals as a attorney and being a law clerk at St. Ambrose is a great first step in my legal career.” -Shereen

Welcome to the team, Shereen!

A Message of Hope

God of our weary years, God of our silent tears. Thou who has brought us thus far on the way; Thou who has by thy might led us into the light keep us forever in the path, we pray.The Negro National Anthem

It was a tense time! We were in national crisis, and we didn’t know how we could ever move forward. A black man was dead, our inner-cities were in the midst of a housing and economic crisis, we were engulfed in a foreign war, and people young and old, took to the streets in protest. The year was 1968 and the murdered man was Dr. Martin Luther King, and many of us felt like we had lost all hope.

In the past weeks, our country and the world have been witnesses to the brutal murders of George Floyd and Ahmaud Arbery, confounded by the killing of Breonna Taylor, and felt the shame and sting of the blatant, weaponized, racist attack on Christian Cooper. For many of us, the events of the last few weeks have made us feel like we have come full circle – our communities dissected, our families destroyed, and our people crying out for justice.

Just over fifty years ago, St. Ambrose Housing Aid Center was created with the Civil Rights Movement as its backdrop. Our mission is to create and maintain equal housing opportunities for low- and moderate-income people, primarily in Baltimore City, and to encourage and support strong and diverse neighborhoods. We believed then that treating all people with respect and dignity was our responsibility and their opportunity to move forward. We believed our engagement with our community could help eradicate the systemic racial injustice that plagued our country. These beliefs are as true today as they were in 1968, and though we have accomplished much over the past fifty years, this week we are reminded that there is more to work to be done.

As we consider the events of the past month and walk through the days and weeks ahead, let us support each other as family, then turn outward and help our community. Let us commit to ensuring that the values and work for which St. Ambrose was created continues. And together we will march on till victory is won.

Yours in solidarity,

Gerard Joab, Executive Director

Welcome New Staff!

We have a new addition to the Homesharing staff here at St. Ambrose! Please welcome Laura Bullock, Youth Homesharing Case Manager.

“I chose to come work at St. Ambrose because I believe in the mission which aligns with my personal commitment to support individuals in obtaining and maintaining adequate housing to prevent homelessness. I am motivated to give back to my community because I believe individuals can change when they have the support, guidance and resources they need to draw on their own strengths and abilities to move towards a pathway of healing.”

“The purpose of human life is to serve, to show compassion, and the will to help others.”- Albert Schweitzer

Welcome to the St. Ambrose family!

Welcome New Staff!

The St. Ambrose family is growing! Please join us in welcoming one of the newest additions to the St. Ambrose team, Curtis McNeil.

Curtis is one of St. Ambrose’s Youth Homesharing Case Managers.

“I believe in the redemptive quality of human beings and the quote that I try to live by was said by Dr. Martin Luther King, Jr. ‘We will not remember the words of our enemies, but the silence of our friend’. That is why I chose to come work with St. Ambrose because it provides me the opportunity to not only be a voice in course correction, but to be an avenue for the course which a person may take.”

Are you a First-Time Homebuyer (FTB)? These Frequently Asked Questions are for you!

April is National Fair Housing Month!

As a HUD-certified Housing Counseling agency, St. Ambrose has the responsibility and privilege to Affirmatively Further Fair Housing. The Fair Housing Act of 1968 protects individuals from discrimination when they are renting or buying a home, getting a mortgage, seeking housing assistance, or engaging in other housing-related activities. “Housing, like food and water, is an essential basic need. Fair housing laws are in place to ensure everyone has equal opportunities to access appropriate affordable housing. This process in action doesn’t occur in a vacuum. For more than 50 years, St. Ambrose has assisted Baltimore and surrounding areas in making safe, affordable homes a reality for its residents,” said Erin Broussard, Deputy Director of St. Ambrose.

HUD Assistant Secretary for Fair Housing and Equal Opportunity, Anna Maria Farias, addresses the recognition of Fair Housing Month amidst the current Coronavirus pandemic.“I invite all of you to join me in using the occasion of Fair Housing Month to renew our commitment to the principles of justice and equality, beginning with our response to discriminatory policies and practices associated with Covid-19.”

FAQ’s

Are there incentives for FTB?

Yes. Many incentives are provided by local and state housing agencies. We can help you navigate the details and requirements to obtain many of the FTB incentives. Click here to visit the Maryland Mortgage Program: www.mmp.maryland.gov, which provides information on home loans, financial incentives and other assistance options for many homebuyers.

Do you think it’s a good time to buy a house in the current economic climate?

If you feel financially stable and have 3 to 6 months of living expenses saved, the current housing market could be a great opportunity to purchase. Mortgage rates are low, sellers may need to drop sale prices in order to make quick sales, and there is less buyer competition.

While the status of the housing market depends on how bad an outbreak an area is suffering, most markets are feeling some sort of hit. “The Coronavirus is leading to fewer home buyers searching in the marketplace, as well as some listings being delayed,” says Lawrence Yun, Chief Economist for the National Association of Realtors®. Conversely, here at St. Ambrose, our Real Estate program has been amazed at how active the market is during this crisis!

Bottom line: With fewer buyers in the marketplace, there is less competition plus the added benefit of historically low interest rates.

Will mortgage rates increase?

Based on a prediction from Freddie Mac and other housing authorities, rates will continue to hover around 3.32% for the next 90 days. Forecasts for 2020 say rates will average around 3.7%.

For instance, rates could bounce between 3.3% and 4% all year, and you’d get an average of around 3.7%. But when you lock in your rate during that range is important.

Still have questions? Please contact St. Ambrose’s Housing Counseling program at 410-366-8550 ext. 249.

Thinking about adding somebody to your deed? Here are a few things to think about.

The St. Ambrose Legal Services Department often receives calls from Marylanders who have been advised to add a relative’s name to the deed for their house. It is a common misconception that this is the only way to ensure that a house passes to a family member after the owner’s death. In fact, there are several more ways to ensure that your loved ones receive your home after you pass away.

At St. Ambrose, we help clients prepare three different documents that help secure clients’ property for the next generation. Take a look below for an explanation of these documents and their benefits and risks.

1. Will

The simplest way to ensure that your house transfers to your family members after you die is to write a will. The will specifies who is to receive your home after you pass away – it can be one person or multiple people.

Benefits: Writing a will is a quick, easy way to make your estate plans legally binding. Will appointments at St. Ambrose are free and they typically take less than an hour. Wills also cover other property like your physical possessions (cars, clothing, jewelry, etc.) and money in your bank accounts.

Drawbacks: After you pass away, somebody will have to open an estate on your behalf. An estate is the legal entity that represents a person who has passed away. Your family members may have to pay money to open your estate after you pass away. Additionally, if you die owing debt (credit card debt, medical debt, etc.), those creditors may file a claim into your estate. All claimed debts that are allowed by the Orphans’ Court must be settled before any assets, like your house, can be given to the person or people that you designated to receive them in your will.

2. Joint Tenancy Deed

You can also have a deed prepared where you add one or more people as “joint tenants with the right of survivorship.” This means that once the deed is filed, you become a co-owner of the property along with whoever else you have added.

Benefits: This ensures that whoever you have added to the deed remains an owner of the property after you have passed away. There is no need for anybody to open an estate for your co-owners to retain ownership of the property. If you pass away owing any debts, your creditors will not be able to place a new lien on your property after you die.

Drawbacks: You lose a certain amount of control over your property by filing this kind of deed. If you want to sell the property and a co-owner does not agree, you will not be able to sell without filing a lawsuit. Also, if a co-owner gets sued and loses, a lien could be placed on your property and you could be forced to sell it even if you are alive and living in the property. You will also have to pay fees to your local jurisdiction to record a deed.

3. Life Estate Deed with Powers

This is a special kind of deed that allows you to keep your ownership of the property during your lifetime and specifies a person or people who automatically receive the property after you pass away – these people are called “remainders.”

Benefits: After filing a life estate deed with powers, you keep full ownership of your property during your lifetime. This means that you can sell it, take out a loan on it, refinance a loan on it, or anything else that you were already able to do with the property. If you still own the property at the time you pass away, your remainder(s) automatically take title to the property after you die. There is no need to open an estate for the property to transfer ownership. If you pass away owing any debts, your creditors will not be able to place a new lien on your property after you die.

Drawbacks: You will have to pay fees to your local jurisdiction to record a life estate deed. Also, if you want to change who is the remainder on the deed, you will have to have a new deed prepared and recorded. If your remainder dies before you do and you do not change the life estate deed before you die, then your property will go to your remainder’s legal heirs.

If you would like any of these documents prepared for you or have any other estate planning questions, please call the Legal Services Department at St. Ambrose Housing Aid Center at 410-366-8550 extension 209.

What happens when you can’t pay the mortgage? A forbearance explainer

During the current public health emergency, many homeowners are facing difficulties making their regular mortgage payments on time. Here are some things to consider when it comes to forbearance agreements and managing your mortgage in general:

If you can afford it, try to continue making your mortgage payments.

There are a lot of mixed messages being shared about whether or not you should continue making housing payments. The truth is, the best thing for your financial future is to continue to pay your obligations if you have the means to do so. While it is true that some protections are in place for consumers during the pandemic, it is safer (and easier) to continue meeting your obligations until circumstances change. If you have to make tough choices, remember to take care of urgent needs (food, medicine, shelter) first whenever possible.

If you cannot afford to make your payment, contact your mortgage company ASAP.

Public assistance programs in the United States almost always require the recipient to request them. Assistance from your mortgage company is no different. The sooner you contact the mortgage company, the sooner you will be able to begin the process of applying for help. Some servicers are currently only requiring a few button presses to be entered into temporary assistance programs. Even then, make sure you keep a record of what day and time you applied. Also keep track of any information you may have provided to your mortgage company, in case questions arise at a later date.

What is a Forbearance Agreement?

With a forbearance, you and your mortgage company agree to temporarily suspend or reduce your monthly mortgage payments for a specific period of time. This option lets you deal with your short-term financial problems by giving you time to get back on your feet and bring your mortgage current.

If your mortgage company indicates that you are approved for a Forbearance Agreement, try getting it in writing.

When you are approved for a forbearance, try to get a in writing (or via email), if possible. If getting it in writing isn’t possible, record the time and date of the approval, as well as the name of the person you spoke with (if available). A Forbearance Agreement is NOT necessarily the mortgage company allowing you to “skip” payments, it is an agreement to allow you to make those payments at a later date in some form or fashion.

After the Forbearance Agreement ends, you may need to submit more information.

Some mortgages will allow the missed payments to simply be added to the end of the loan. Others may require you to apply for a loan modification once the forbearance period is over. Even if you “heard” from someone (including a mortgage company employee) that the missed payments will be automatically added on to your loan, it is best to be prepared in case you need to provide more information in the future. During your forbearance, keep detailed records of your finances (bank statements, tax returns, and paystubs- if you are still being paid) and be sure to open any mail you receive, especially from your mortgage servicer.

If you require assistance with any stage of this process, Housing Counseling Help is available. 

St. Ambrose Housing Aid Center remains open and available to counsel individuals having difficulty paying their mortgage through our Foreclosure Intervention Counseling Program. Our counseling services are free of charge and available to all residents of the state of Maryland who need our assistance. Email us at intake@stambros.org or call us at 410-366-8550 ext. 249.

New video: Three things to know about paying rent during a pandemic: Information for Renters during COVID-19

St. Ambrose Staff Attorney Tim Darby talks about what renters need to know about Maryland’s current eviction laws and what they mean and how to have effective conversations with landlords.

As always, if you are having trouble dealing with your landlord, or have any other questions regarding housing law, please call the Legal Services Department at St. Ambrose Housing Aid Center at 410-366-8550, extension 209.

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The COVID-19 Coronavirus outbreak has caused a lot of uncertainty for all Marylanders, particularly renters like Tim. If you are struggling to pay your rent in Maryland there are three things that you should know. Watch the video here.

  1. First, open and honest communication with your landlord is very important. Unless your landlord tells you otherwise, you still have an obligation to pay rent during this period of time. If you think you might not have rent money by the due date, get in touch with your landlord and explain what’s going on. They might be able to work with you to establish a payment plan or defer your rent payment to a later date, though it’s important to note that they are not legally obligated to do so. If you do work something out with your landlord, make sure to get it in writing.
  2. Even if you do not pay rent, your landlord can not legally evict you right now. Even before the coronavirus outbreak, landlords could not legally evict tenants without going through the court system and then paying the local sheriff’s office to conduct the eviction. Landlords can NEVER legally evict tenants without the help of the local sheriffs office. The governor of the state of Maryland has issued an order halting all residential evictions for the duration of the State of Emergency. We do not know when this State of Emergency will end. This means that right now, your landlord cannot legally force you out of your home, even if you have not paid rent or if you have been diagnosed with the coronavirus.
  3. Lastly: If you do miss a payment, you will still owe that money to your landlord, even though they cannot evict you right now. Our state court system is currently running limited operations, and every county and Baltimore City is handling matters differently. However, once your local district court opens up to rent court hearings, trials may be scheduled for those who have not paid their rent. If you get to this point, you are liable for unpaid rent and also maybe fees and court costs. If you do not have this money by the hearing date, your landlord may be able to begin working with the sheriffs office to schedule an eviction.

The most important thing to know is that your landlord CANNOT force you to leave your rental property during this state of emergency. If you are having trouble dealing with your landlord, or have any other questions regarding housing law, please call the Legal Services Department at St. Ambrose Housing Aid Center at 410-366-8550, extension 209.