Guess what sector is the largest contributor to inflation these days? Yup: housing.

In February, overall house prices registered their smallest year-over-year gain since September 2021. Even so, housing's share of the Consumer Price Index rose at an accelerated pace and was the largest contributor to the overall inflation rate, according to the National Association of Home Builders.

Housing inflation, aka the shelter index, accounted for more than 70% of the increase in the CPI in February, the NAHB says.

The shelter index makes up more than 40% of the "core" CPI and is driven by higher house prices, which, in turn, are driven by supply constraints and higher development costs. And economists at the builders' group say the Federal Reserve Board's efforts to corral interest rates won't have an impact on these costs.

"The Fed's tools are limited in addressing shelter inflation," read the NAHB report.

Still, housing inflation is predicted to cool as additional supply becomes available.

There haven't been any big mortgage company failures such as those in the banking industry this year -- at least not yet. But a number of lenders have merged, filed for bankruptcy or simply shuttered their doors. All of which begs the question: What happens to your loan if your lender is suddenly no longer your lender?

The answer: You would probably be unaffected. Most likely, an investor would take over your mortgage. The rate and other terms would not change.

It isn't quite as simple if your mortgage isn't yet finalized, however. If your loan is in the pipeline and your lender simply merges with another, your application should continue to closing without incident. If your lender is closing its doors entirely, your loan officer will likely try to place you with another company. The terms could change a bit, but at least you'll still be in the queue. However, you may be left out in the cold and have to start all over again with another lender.

People who already have a mortgage are unaffected by mergers, acquisitions and failures unless the company that administers loans on behalf of investor-owners -- the loan servicer -- changes. In that case, the law says both the new and the old servicers are required to notify you of the switch and tell you when you should stop paying the old one and start paying the new.

The terms of your loan will not change. Sometime thereafter, though, your payments could go up if the new servicer decides you haven't been paying enough every month to cover your insurance and property taxes.

Tip of the Day: Trying to find a home's listing agent on sites like Zillow, Homes.com and others can be difficult. The key is to find the digits labeled "MLS#" in the listing. Copy and paste those numbers into the search bar at Realtor.com (the official site of the National Association of Realtors).

When it takes you to the property's page, scroll down until you see small letters that read "presented by." That's the listing agent 99% of the time, Miami broker Terry Brewer tells me.

Here's one reason for the dearth of houses for sale: According to the latest government report, 84% of all outstanding mortgages have a mortgage rate at or below 5%. And 63% have a rate at or below 4%.

Some call the phenomenon "golden handcuffs" -- golden because the low rates are unbeatable, but handcuffs because the rates keep many people locked into their current homes.

The median age of owner-occupied houses hit 40 years in 2021, according to the Census Bureau.

Because of the modest supply of new houses added to the rolls between 2010 and 2021, the share of new construction has dipped to just 10%. At the same time, the share of places at least 42 years old -- built prior to 1979 -- jumped to 49%.

The aging housing stock "signals a growing remodeling market," says Na Zhao, an economist with the National Association of Home Builders, as the components in older structures need to be repaired or replaced. Add in the fact that new houses are priced beyond the reach of many would-be buyers, and Zhao suggests the remodeling sector is poised to grow faster than new construction.

Not only is the number of for-sale houses dwindling, so is the number of homebuilders.

In 2021, national builders boosted their market share to almost 54%, according to trade publication BUILDER. In the 50 largest markets studied, four heavyweight builders had a combined 43% market share on average (though it was not always the same four builders in each market).

The concentration is twice that in some locales. The country's 10 largest builders owned 95% of the market in Columbia, South Carolina, in 2021, and they had an 87% share in Las Vegas and Indianapolis.

They also seem to own most of Florida. The 10 largest builders had 87% of the market in Miami, 81% in Jacksonville, 79% in Fort Myers, 78% in Orlando, 77% in Tampa and 75% in Sarasota.

About half of all homeowners are using some form of surveillance technology in or around their properties. Or, as Humphrey Bogart once said in "Casablanca," "Here's looking at you, kid."

According to a survey by LendingTree, nearly two-thirds of those who use security cameras say their equipment has prevented potential criminal activity, and almost half report reviewing their footage on a daily basis.

Home Warranties Called 'Lousy Deals'

In a recent -- and unusually puffy -- puff piece in a pay-to-play real estate publication, two agents sung the praises of home warranties. But in truth, home warranties are not warranties at all. They're service contracts.

And if you're thinking of buying a house that comes with one, you're likely better off asking the seller to credit you with the cost of the warranty at settlement.

My own experience with a warranty was abysmal. I knew what I was getting into, figuring that at worst, I'd be out a couple hundred bucks to replace my dying double oven. But I was not prepared for the runaround: appointment after appointment after appointment as technicians tried to fix it, then ordered parts that didn't fit or didn't work. And after every visit, I was put at the end of the line for the next time.

Finally, after several months of being without my oven, the warranty company paid to replace it. Sort of. They only paid part of the replacement cost, I could only choose a model from the company's list (which didn't include my brand) and I had to buy it at the company's store.

Elsewhere, a homeowner in Florida had an issue with the same company. Her refrigerator stopped working, but the outfit wouldn't replace it. After months of "a lot of screaming and hollering at people," they paid her only a portion of the money she thought she would get to buy another machine. Her overall experience: "It was terrible," she told me.

Unfortunately, we are not alone. According to research by Consumers' Checkbook, an independent nonprofit that rates services and businesses, "tens of thousands" of dissatisfied customers gripe to consumer agencies every year. Complaints include denied claims, service taking too long to schedule and repairs performed incorrectly.

Over the last three years, the largest warranty company has been the subject of nearly 28,000 complaints to the Better Business Bureau. Another firm -- which agreed to pay nearly $800,000 settle a suit with New Jersey when the state accused it of deception in denying claims -- is the subject of 10,000 claims.

Started in 1974, Consumers' Checkbook surveys consumers about vendors and service providers, then publishes its findings and advice in magazines and online. It started in Washington, D.C., and additional editions are now published in Boston, Chicago, San Francisco and a few other locales.

Every few years, Checkbook takes on home warranties and the companies that offer them. "For decades we have urged consumers not to buy home warranties," it noted in a February newsletter, its latest foray into the topic. "These plans are typically terrible deals for most buyers."

Checkbook advises people to think of these contracts as insurance policies. Insurance is designed for catastrophic events like fires or floods: events you can't recover from on your own. Replacing a dishwasher or furnace may be unpleasant and somewhat expensive, but for most homeowners, it's not a financial disaster. And paying out-of-pocket is often less expensive than a warranty.

Warranties are "actually quite expensive," Checkbook says. The home's seller usually pays for the first year of coverage, but if you renew, you'll likely pay a monthly premium ranging from $25 to $80. Moreover, even in the initial "free" year of coverage, there's a fee of $75 to $150 for the initial service call on each claim. And if the appliance is too costly to fix, you're probably not going to be reimbursed for the full replacement cost.

Then there's the "gotchas" -- too many "fine-print exclusions," as Checkbook calls them, to mention. But here's a few: One plan excludes damage to your oven if it occurred during the self-cleaning cycle. Water heaters are usually not covered, nor are window air conditioners, humidifiers, garage doors and stand-alone microwaves. Some companies demand records to prove you kept up with the manufacturer's recommend maintenance.

On top of this, the warranty company selects the repair firm. And even though these outfits boast about the quality contractors they hire, every contract Checkbook examined said the warranty company was "not responsible for the work they do."

When the publication randomly selected 20 HVAC contractors that have received its top rating for quality, it found that not one of them participated in a home-warranty program. Indeed, many contractors overwhelmingly disdained them: "They deny lots of claims, and then I got blamed for it" was a common complaint from repair services that had partnered with warranty programs in the past.

No wonder warranties seem to be money machines. In fact, Checkbook found one warranty firm that laid out just 57 cents to cover claims for every dollar it took in -- and it claims 2.2 million contracts nationwide. You do the math.

With all this in mind, Checkbook says homebuyers would do better to find out what the seller is paying for the warranty and ask for a credit in that amount at closing. That way, you can use those funds to cover future problems.

If you must have coverage, read the contract carefully to determine exactly what's covered, the limits of what the company will pay, and what fees you will be charged for service. While you're at it, check out the company's complaint history and reviews.

Says Checkbook: "Since these companies garner so many serious complaints, there's a good chance you'll change your mind about buying a home warranty in the first place."

You've undoubtedly heard of the plight of the nation's youngest congressman, 26-year-old Rep. Maxwell Frost of Florida, who was denied an apartment lease in Washington, D.C., due to his credit. Unfortunately, he isn't alone: Millions of would-be renters across the country can't get approved.

Even though rents have stabilized in some markets, and even dropped a bit in others, many tenants either don't make enough money to pay what landlords are asking or don't meet the credit qualifications.

Conventional wisdom says you shouldn't spend more than 30% of your income to put a roof over your head, including rent (or a mortgage payment) and utilities. Spending more than that classifies you as "housing cost-burdened." According to the National Low Income Housing Coalition, 47% of low-income renter households fall in that category.

Even in such a difficult market, there are ways to improve your chances of finding an apartment. One is to shop when the market is slow. Another is to get your credit in order.

The best time to move is in the winter, says David Bitton, co-founder of DoorLoop, a property management software company headquartered in Miami. Rental rates are lowest between October and April, he reports, with the best deals being offered in January and February.

"Fewer people move during this time of year," Bitton, a property manager himself, told me. "They're busy with the holidays, the weather isn't favorable and schools are still in session. As a result, property owners tend to reduce their rates, and moving companies and storage facilities run promotions."

If you're apartment-hunting right now, you missed that window, but there may still be some deals left. And if you have a longer-term outlook, there's plenty you can do to set yourself up for success next fall.

The first step is the same whether you want to rent or buy: Establish credit and use it wisely. Pay your bills on time and don't use more than 30% of your total available credit. These steps should help you earn a higher credit score, which Bitton says should be at least 650.

If you already have credit, check your record for errors. If you find any, work to have them corrected or removed. This could take several months, so be diligent and forceful; you must be your own advocate.

Next, start your search long before you plan to move, so that when the time comes, you'll know exactly what you want and where to find it.

To begin the process, research rental rates in your area of choice. Doing your homework now will tell you whether you are getting a good deal later. "Knowledge is power if you want to negotiate for the best prices," Bitton says.

Make sure you set a rental budget. You want to be able to live comfortably and enjoy your new place, so try not to exceed the 30% threshold mentioned above.

"Don't make the mistake of overestimating" what you can afford, Bitton says, adding that as a rule of thumb, your monthly income should be at least three times your rent.

A big part of what you'll pay will be determined by the amenities the building or community offers. Obviously, places with pools, workout facilities, covered parking and the like are going to be more expensive. But interior features such as walk-in closets, fancy appliances and hardwood floors will also cost more.

Realize, too, that many landlords these days charge for -- or pass along the costs of -- practically everything. So along with utilities, account for such recurring costs as trash pickup, cable and even pest control in your budget. Some places even charge an administrative fee just to process your rent payments.

When preparing to negotiate a lease, find out what the rents are in comparable properties. You'll strengthen your position considerably when you are armed with this information. Then, tell the landlord why you'll make a great tenant: You pay your bills on time, you have a good credit score and you are fully employed.

The landlord still might not budge on the rent. But if your negotiation is successful, Bitton says it's possible to knock a few hundred bucks off your annual rent -- or even thousands. It all depends on the local market, the property's condition and the landlord's willingness to bargain.

It's a good idea to set a target date for moving in as far in advance as possible. After all, you'll likely need a few days off from work for the move, plus time to arrange for a moving company (or enlist friends to help).

Start looking at places at least 60 days before you want to move, Bitton advises, adding: "I also recommend starting your search on the first weekend of the month. That's when fewer people are looking for apartments, and there's less competition."

When you show up at the rental office, come prepared. Bring your ID, bank statements or pay stubs showing your income, recommendations from previous landlords, credit card bills showing punctual payments and low (or no) balances -- anything that will put you in the best possible light.

Finally, while tattered jeans may be in fashion these days, leave them in your closet. A business suit isn't necessary, but do dress presentably.

"You must make an excellent first impression," Bitton says. "You want them to feel you'll be a reliable and responsible tenant."