Buying a first home is no small feat. For many young adults, the challenges are steep: saving for a deposit, qualifying for a mortgage, and navigating the added costs of legal fees, taxes, and insurance. With housing prices still high in many areas, more and more first-time buyers are turning to the "bank of mum and dad" for support. For parents willing to lend a hand, there are now a variety of financial tools available—each with its own pros, cons, and implications.

The most common way parents help is by gifting money toward the deposit. A larger deposit can dramatically improve mortgage terms and make approval more likely. However, lenders require clear documentation confirming the funds are a gift, not a loan. If the buyer is purchasing with a partner, it's wise to formalize the arrangement with a deed of trust that outlines who the money belongs to and what should happen if the couple separates or sells the property. If the funds are being lent, rather than gifted, that should also be documented, though doing so may slightly reduce the buyer's borrowing power since some lenders treat personal loans as a liability.

Parents who don't have immediate cash available can explore other ways to raise funds. A personal loan may work for smaller contributions. For larger needs, a retirement interest-only mortgage allows homeowners to borrow against their equity and make only interest payments, with the loan repaid when the home is sold after death or long-term care begins.

For those concerned about giving up a lump sum, family offset mortgages offer a middle-ground solution. These mortgages link a parent's savings to their child's loan, reducing the interest owed without transferring funds permanently. Barclays' Family Springboard mortgage, for example, lets parents deposit 10% of the home's value into a special account for five years. At the end of the term, the money is returned, assuming repayments have been met.

Guarantor mortgages offer another alternative, particularly when income is the main barrier. By using their own savings or home as collateral, parents can help their child qualify for a mortgage they might not obtain on their own. The risk, of course, is that the parent becomes liable if their child can't make the payments—so financial stability and legal clarity are key.

A more flexible option gaining popularity is the joint borrower sole proprietor (JBSP) mortgage. This allows parents and children to be listed as borrowers on the mortgage, but only the child is named on the property title. This setup helps increase borrowing capacity while avoiding additional stamp duty charges and keeping the property out of the parents' taxable estate.

Traditional joint mortgages are still an option as well. These allow parents and children to combine their incomes to qualify for a larger loan. However, ownership must be clearly defined—either as joint tenants or tenants in common—and parents who already own property should be aware of second-home stamp duty surcharges and future capital gains tax implications.

Some new-build developers are now recognizing the role families play in home purchases and offering targeted incentives. For example, Persimmon's "Bank of Mum & Dad" program offers parents a £2,000 reward if they contribute at least 5% of the purchase price toward their child's new home.

Estate planning is another crucial consideration. Gifting money during your lifetime can reduce the value of your taxable estate, as long as you live for at least seven years after the gift is made. Each individual can gift up to £3,000 annually tax-free, and unused amounts can roll over for one year. That means a couple could give their child £12,000 in one year without affecting their inheritance tax position. Wedding gifts up to £5,000 are also tax-exempt.

Still, generosity must be balanced with personal financial security. A financial adviser can help assess whether a gift or loan is sustainable, using cash flow projections to ensure parents aren't jeopardizing their own future. It's also important to update your will and securely store documentation for any contributions made, whether as gifts or loans.

In the end, helping your child buy their first home is a deeply rewarding gesture—but it requires planning. From legal protections to tax planning and affordability checks, each step should be taken with care. Whether you're contributing savings, offering a guarantee, or exploring new mortgage structures, speaking with professionals can help you make informed decisions that support your child while safeguarding your own financial health.

With the right structure and sound advice, you can help your child move forward with confidence—and maybe even unlock new peace of mind for yourself in the process.

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Buying a home for the first time can be overwhelming. Between scraping together a deposit, qualifying for a mortgage, and covering legal and administrative costs, first-time buyers face significant hurdles. Many young adults are leaning on the financial support of their families, often referred to as the "bank of mum and dad," to help them get started. Whether it's providing a gift toward the deposit or finding creative ways to increase mortgage affordability, there are more strategies than ever for parents to lend a hand

One of the most common forms of support is gifting money toward a deposit. A larger deposit not only improves a buyer's chances of getting approved for a mortgage but also opens the door to better interest rates. While gifting is generous, it's also important to understand the fine print. Lenders will want written confirmation that the gift does not need to be repaid, and legal documentation such as a deed of trust can protect your contribution—particularly if your child is purchasing a home with a partner. This document outlines who the money was gifted to and what should happen if the property is sold or the couple splits up. If the money is intended to be a loan, formalizing it with a contract avoids confusion later and ensures transparency with the lender, though doing so might impact your child's borrowing power.

If you don't have cash on hand, there are still ways to raise funds. For smaller sums, a personal loan could suffice. For larger amounts, you might consider a retirement interest-only mortgage, which allows you to access equity in your own home. You pay only the interest until you enter long-term care or pass away, at which point the loan is repaid through the sale of your home.

Parents can also consider family offset mortgages. These let you link your savings to your child's mortgage, reducing the interest paid without giving up access to the savings entirely. This method offers a middle ground between gifting and safeguarding your future financial flexibility. Products like the Barclays Family Springboard allow parents to place money into a secured account that supports their child's mortgage for a set period—often five years—before the funds are returned.

For buyers struggling to qualify for a mortgage based on income, a guarantor mortgage can be a powerful tool. This arrangement lets parents use their own savings or home equity as collateral, offering a safety net for lenders and increasing their child's chances of approval. However, it also means you're responsible for repayments if your child defaults, so it's crucial to assess your own financial position carefully.

Another route is the joint borrower sole proprietor (JBSP) mortgage, which allows multiple people to be listed on the mortgage while only one person is listed on the property's title. This arrangement helps boost affordability without adding to the parents' taxable estate or triggering extra stamp duty fees for second-home buyers. JBSP mortgages are growing in popularity as more lenders embrace this flexible solution.

Joint mortgages are another option. Combining incomes can increase mortgage eligibility and unlock better deals. In this case, it's important to legally define ownership—either as joint tenants, where both parties own 100% together, or tenants in common, where each person's share is specified. Be mindful of the tax consequences, especially if the parents already own property, as this could trigger a second-home stamp duty surcharge and later, capital gains tax.

If your child is considering a new-build property, some developers offer incentives for parental contributions. For instance, Persimmon's "Bank of Mum & Dad" program rewards qualifying family contributions with a £2,000 bonus after completion. These kinds of schemes can make supporting your child even more worthwhile.

Estate planning should also be part of the conversation. Gifts made during your lifetime can be exempt from inheritance tax, provided you live at least seven years after making them. Each person has an annual exemption of £3,000, and if unused, this can roll over for one year. This means a couple could gift £12,000 in a single tax year without triggering tax liabilities. You can also give up to £5,000 tax-free as a wedding gift to a child. These rules allow parents to reduce their taxable estate while helping their children build long-term financial security.

However, it's essential to ensure that supporting your children won't jeopardize your own financial well-being. A qualified financial adviser can use tools like cash flow modelling to help you understand how different gifting options impact your future. Additionally, make sure to update your will and keep documentation of any gifts or loans in a safe place.

Helping your child buy their first home is a meaningful and generous gesture—but it's not one to rush into. Depending on your goals and financial situation, some options will be better than others. Whether you're gifting money, acting as a guarantor, or exploring more complex lending arrangements, speaking with a mortgage broker, solicitor, or financial adviser will help ensure your support is structured wisely.

In the end, the goal is simple: giving your children the foundation they need to become homeowners, while protecting your own financial future. With careful planning and the right advice, you can do both.

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Fair housing isn't just a law—it's a commitment to justice, equity, and the belief that everyone deserves a place to call home. It's about more than following rules. It's about leading with integrity, treating people with dignity, and creating communities where every individual, regardless of race, background, gender, or ability, can live and thrive. At its core, fair housing represents the freedom to belong. And in real estate, that freedom carries real weight.

Buying or renting a home isn't just a financial decision—it's about futures, families, and finding where you belong. Fair housing protects that journey. It ensures that every person is treated equitably, regardless of who they are or where they come from. Professionally, it means real estate agents must uphold standards that go beyond transactions. They're expected to treat all clients equally, regardless of race, religion, national origin, sex, gender identity, sexual orientation, familial status, or disability. That's not just good practice—it's the law. And more than that, it's what keeps our industry credible and our communities strong.

At organizations like LIBOR (Long Island Board of REALTORS®), fair housing is more than a checkbox—it's a foundation. It's built into everything they do: from training agents through bias-awareness programs and continuing education, to advocating for equity at the local and national levels. Their "Home for All of Us" campaign is a reminder that fair housing isn't seasonal. It's a year-round responsibility. Agents are encouraged to go beyond compliance. That means participating in programs like NAR's Fairhaven simulation or earning the "At Home With Diversity" certification. It means promoting diverse voices in leadership, speaking openly about inequity, and shaping a culture of inclusion through everyday choices.

Some people may ask—haven't we already solved this? Sadly, no. Disparities in homeownership still exist. Digital tools like algorithmic lending and AI-driven advertising have introduced new challenges that can unintentionally exclude protected groups. Where you live impacts everything: the schools your children attend, your access to healthcare, job opportunities, and the ability to build generational wealth. Fair housing laws don't just protect people from outright discrimination—they safeguard the opportunity to build a stable and prosperous life.

Consider this real-life example. In the 1930s, a Black couple in California bought a home despite overwhelming prejudice. Years later, they sold that home to a Chinese family—not because of the price, but because they wanted to give someone else the same chance they had. Decades later, the house sold for millions. In gratitude, the Chinese family donated $5 million to a Black student resource center. One act of fairness created a ripple of opportunity across generations. That's the power of fair housing. It doesn't just change who owns a home—it changes lives.

If you're a real estate professional, fair housing protects your business, your license, and your reputation. It signals to clients that they're in good hands. If you're a consumer, fair housing protects your right to access the home, the school district, and the community that fits your dreams. Behind the scenes, advocates are pushing for better policies, clearer lending practices, and resources for first-time buyers. You may not see it all—but it's working for you.

There's reason for optimism. More professionals now recognize that fair housing education isn't a hurdle—it's essential. Brokerages are investing in meaningful training that addresses real-world issues. States are increasing enforcement and adding new protections. And real estate associations are working daily to elevate fair housing to the center of the profession. Still, there's work to be done. Discrimination—both overt and subtle—still happens. Some conversations are still uncomfortable. Representation in leadership doesn't always reflect the communities served. Compliance remains uneven. The path forward demands more than intention. It requires action, accountability, and courage.

Whether you're a broker, agent, property manager, or someone searching for their next home—you have a role to play. Be aware of your own biases. Stay informed with fair housing training. Engage in honest conversations about race, equity, and access. Treat every client with fairness, respect, and transparency. Support diverse voices and leaders within your profession. At LIBOR, fair housing isn't just taught—it's lived. It's part of every class, every meeting, every decision. And it's a standard that real estate professionals across the country are called to uphold.

We've come a long way, but true progress means shifting from reacting to injustice to actively building inclusion. That's what fair housing is about—not just protecting rights but expanding opportunity. With stronger training, smarter policies, and a collective commitment to fairness, we can create neighborhoods that reflect the best of us: our values, our care for others, and our belief that everyone deserves a safe, welcoming place to call home. Fair housing is not just a goal. It's a promise. One that starts with us.

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More Homes Are Finally Hitting the Market

If you've been thinking about buying a home but have felt frustrated by limited choices, there's a bright spot worth celebrating—housing inventory is on the rise.  According to the latest data from Realtor.com, the number of homes actively for sale across the country has increased by an impressive 36.6% compared to this time last year. That kind of growth means more options, more opportunities, and a little more room to negotiate—something buyers have not had in quite some time.

Lawrence Yun, Chief Economist at the National Association of Realtors, put it clearly: "Increased housing supply spells good news for consumers who want to see more properties before making purchasing decisions." And he's right. After years of low inventory and fierce competition, buyers can finally breathe a bit easier. While this doesn't mean homes are sitting on the market indefinitely or that prices are falling dramatically, it does signal a meaningful shift toward a more balanced market.

When inventory is low, buyers often feel pressured to make fast decisions, waive contingencies, or bid far over asking price just to compete. With more homes available, that dynamic starts to change. You get time to compare properties, think carefully, and even negotiate on things like closing costs or inspection repairs—advantages that were rare just a year or two ago. But let's keep things in perspective.

While the year-over-year increase is encouraging, we're still playing catch-up. Compared to pre-pandemic years (2017 to 2019), there are about 29% fewer homes for sale nationwide. That means we're not yet at what many would consider "normal" market conditions, and it helps explain why home prices are holding steady rather than falling. As Bill McBride, a respected housing analyst from Calculated Risk, explains: "Currently inventory is increasing year-over-year but is still well below pre-pandemic levels."

This is expected. After years of underbuilding, supply chain issues, and skyrocketing demand, returning to a typical housing inventory will take time. Still, the upward trend is a win for today's buyers—and in some cities and regions, that rebound is happening faster. Real estate is always local. What's happening in Phoenix may look very different than what's happening in Pittsburgh or Atlanta. Some markets are seeing faster inventory rebounds than others, which means buyers in certain areas might already be experiencing more favorable conditions.

If you want to know what things look like where you live, the best move is to connect with a local real estate agent. They'll know how your area compares to national trends and whether now is a smart time to make your move. Housing supply is growing. That means more homes to choose from, a little less stress, and a better shot at finding a place that checks all your boxes. It's not a buyer's market yet, but it's a much friendlier one than we've seen in years.

If you've been waiting for a sign to jump back into the home search, this might be it. So ask yourself—what kind of home are you looking for? What's your budget? What neighborhoods feel like home?

A local agent can help you answer those questions, guide you through your options, and get you one step closer to the front door of your next place.

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