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RELO 101 – What You Should Know About Relocation Packages
Posted: 18 Jan 2012 10:57 AM PST
Companies often hire employees from out of the area or
transfer existing employees to another office. When this
happens, a relocation package — or RELO as it’s known in the
real estate world — may
come into play.
Usually a third-party RELO company handles nearly all aspects
of the employee’s home sale on behalf of the employer. In brief,
RELO packages offer financial incentives to employees who must
sell their current home and buy a new one in the city to which
they’re relocating.
Here’s what you need to know about RELO packages.
Moving costs are usually covered
The RELO package you’re offered can depend on the type of job
you have, how senior your position is, and/or how long you’ve
been with the company. The more the company really wants you to
take the job, or the higher up you are in the organization, the
better your RELO package is likely to be.
At a minimum, a company will usually pay for your moving
expenses — the boxes, the movers, and even temporary housing in
the new city while you look for more permanent housing.
You may get closing costs and a lower interest rate
Many companies take it a step further, offering incentives
for purchasing a home in your new city within one year of
relocating.
The company may pay some or all of your
closing costs, so there’s little out-of-pocket expense for
you. Even in this economy, companies that are doing well, or
that are working hard to court you as an employee, may also buy
down the interest rate on your new home’s mortgage or give you a
loan at a
super-low rate.
Down payment help
Some companies will also provide
down payment assistance.
A choice of agents
The third-party RELO company often provides you with a
choice of real estate agents to work with, though you can
ultimately chose your own. Generally, the agents who work with
RELO companies are guaranteed a steady stream of buyers — and
they pay a hefty referral fee to the RELO company.
Help selling your home
RELO packages will often help you sell your existing home so
that you’re free to move for your new job. The RELO package will
usually pay your closing costs, including
real estate commission. This can be a huge savings,
particularly now, with real estate prices down.
Selling at a loss? No worries
In the event you must sell at a price less than what you owe,
your employer may cover the loss.
To make this work, the RELO company sends a few agents to do
a broker marketing analysis, similar to a
Comparative Market Analysis (CMA). You and the RELO company
discuss the price and options, but ultimately you choose the
agent and the price.
When a buyer makes an offer, it gets negotiated verbally.
Just before signing the offer, you, as the seller, will
generally sign over the
grant deed to the RELO company, thus making the RELO company
the seller. The RELO company, and not you, signs the contract
with the buyer.
RELO situations can stretch out the process
If you’re a buyer working with a RELO company on a purchase,
the timing will be a little longer than normal, and you’ll have
more paperwork to sign.
On top of the
seller’s disclosures, the RELO company will likely have its
own contract and disclosure documentation for the buyer to
review and sign. If you like the home, be patient. You may in
fact have to do some negotiations with both the seller and the
RELO company. In addition, you may be subject to some
verbal negotiations prior to actually signing an offer.
It’s all part of the process.
A “Guaranteed Buy-Out” is the RELO package jackpot
A very high-level person courted by a company may be offered
what’s known as a Guaranteed Buy Out (GBO). The GBO essentially
removes nearly all the risk from the employee/seller.
With a GBO, the RELO company hires two independent
appraisers
prior to listing the home. If you, as the seller, are unable to
sell the property on your own and within a certain time period,
the RELO company agrees to buy your home for the average of the
two appraisals.
There was a case in San Francisco in which an executive was
transferred just as the real estate market was crashing. His
three-bedroom condominium was originally listed for $1.75
million and, after several months of marketing, was taken off
the market. The buyout happened as agreed. The real estate
market continued to fall. The RELO company—rather than the
employee—ended up taking the hit, ultimately selling the condo
for close to $1.2 million.
Buyer beware
Buyers considering purchasing a property being sold in a GBO
should do as much due diligence as possible. That’s because the
RELO company, much like a bank owning a foreclosed home, doesn’t
have any history with the property (as a homeowner would) and
therefore won’t be able to provide much assistance. So you
should inspect the property top to bottom, see it in multiple
lights, and do your best to glean as much information as you
can.
Also, be aware that even though the RELO company wants to get
the property off their books, they may or may not be more
flexible on price, depending on the situation.
Brendon DeSimone is a Realtor® and
real
estate expert based in San Francisco and New York. He is a
contributor to Zillow Blog, has collaborated on multiple real
estate books and is often quoted by major media outlets. Follow
Brendon on
Twitter.
Note: The views and opinions expressed in this article
are those of the author and do not necessarily reflect the
opinion or position of Zillow.
Links to Services for Assisting
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