");vwo_$('head').append(_vwo_sel);return vwo_$('head')[0] && vwo_$('head')[0].lastChild;})("HEAD")}}, C_940895_62_1_2_0:{ fn:function(log,nonce=''){return (function(x) {var el,ctx=vwo_$(x);
/*vwo_debug log("visibility","H1:tm('Support The Splendid Table Today')"); vwo_debug*/(el=vwo_$("H1:tm('Support The Splendid Table Today')")).vwoCss({visibility:"hidden !important"}),(el=vwo_$("H1:tm('Support The Splendid Table Today')")).vwoCss({display:"none !important"});})("H1:tm('Support The Splendid Table Today')")}}, C_940895_39_1_2_0:{ fn:function(log,nonce=''){return (function(x) {
try{
var _vwo_sel = vwo_$("`);
!vwo_$("head").find('#1740425171461').length && vwo_$('head').append(_vwo_sel);}catch(e) {console.error(e)}
try{}catch(e) {console.error(e)}
try{const getCurrentDate = (d = new Date()) => d.toISOString().split('T')[0];
function vwoCustomEvent (labelValue) {
window.VWO = window.VWO || [];
VWO.event = VWO.event || function () {VWO.push(["event"].concat([].slice.call(arguments)))};
VWO.event("customEvent", { "label": labelValue.toString() });
}
class RadioButtonComponent {
constructor (element) {
this.radio = element.querySelector('input[type="radio"]');
this.label = element.querySelector('label');
}
get value () {
let value = this.radio.value;
if (Number.isNaN(parseFloat(value)))
return value;
if (parseFloat(value) % 1 == 0)
return parseInt(value);
return parseFloat(value);
}
set value (newValue) {
this.radio.value = newValue;
}
get text () {
return this.label.textContent;
}
set text (newText) {
if (this.label.querySelector('.form-required')) {
const labelTextNode = [...this.label.childNodes].filter(({ nodeType }) => nodeType === Node.TEXT_NODE)[0];
labelTextNode.nodeValue = newText;
} else {
this.label.textContent = newText;
}
}
get checked () {
return this.radio.checked;
}
set checked (bool) {
this.click(),
bool === true && this.radio.checked === true;
}
click () {
this.label.click();
}
select () {
this.click();
}
addEventListener (eventType, callbackFunction) {
switch (eventType) {
case 'click':
this.label.addEventListener(eventType, callbackFunction);
case 'change':
default:
this.radio.addEventListener(eventType, callbackFunction);
}
}
}
class TextFieldComponent {
constructor (element) {
this.input = element.querySelector('input[type="text"]');
this.label = element.querySelector('label');
}
get value () {
return this.input.value;
}
set value (newValue) {
this.input.dispatchEvent(new Event('focus'));
this.input.value = newValue;
this.input.dispatchEvent(new Event('keyup'));
this.input.dispatchEvent(new Event('change'));
this.input.dispatchEvent(new Event('blur'));
}
get text () {
return this.input.placeholder;
}
set text (newText) {
this.input.placeholder = newText;
}
addEventListener (eventType, callbackFunction) {
this.input.addEventListener(eventType, callbackFunction);
}
}
class GiftArrayButton extends RadioButtonComponent {
constructor (element) {
super(element);
}
get amount () {
return this.value;
}
set amount (newAmount) {
if (Number.isNaN(parseInt(newAmount)) || parseInt(newAmount) <= 0)
throw new Error("New amount must be a valid number greater than 0.");
newAmount = parseInt(newAmount);
this.text = '$' + newAmount;
this.value = newAmount;
}
}
class GiftArrayOtherAmount extends TextFieldComponent {
constructor (element) {
super(element);
}
get amount () {
return parseFloat(this.value);
}
set amount (newAmount) {
if (Number.isNaN(parseInt(newAmount)) || parseInt(newAmount) <= 0)
throw new Error("New amount must be a valid number greater than 0.");
newAmount = parseFloat(newAmount);
this.value = newAmount;
this.input.dispatchEvent(new Event('updateSummary'));
}
}
class GiftArray extends Array {
constructor (items) {
if (!Array.isArray(items) && items.length === 0) {
throw new Error("GiftArray: Arugment 1 is not an instance of Array with a length greater than 0:" + items.join(', '));
}
if (items.every((item) => item instanceof GiftArrayButton || item instanceof GiftArrayOtherAmount)) {
if (items.find((item) => item instanceof GiftArrayOtherAmount)) {
let temp = items.find((item) => item instanceof GiftArrayOtherAmount);
items = items.filter((item) => item instanceof GiftArrayButton);
items.push(temp);
}
} else if (items.every((item) => item instanceof HTMLElement)) {
items = items.map((item) => item.matches(".webform-component-textfield") ? new GiftArrayOtherAmount(item) : new GiftArrayButton(item));
} else {
throw new Error("GiftArray: Arugment 1 is not of type HTMLElement, HTMLElement[], or GiftArrayButton|GiftArrayButton[]:" + items.join(', '));
}
super(...items);
this.Buttons = items.filter((item) => item instanceof GiftArrayButton);
this.OtherAmountInput = items.find((item) => item instanceof GiftArrayOtherAmount);
}
get amount () {
const activeButton = this.Buttons.find((item) => item.checked);
if (activeButton.value === "other") {
const otherButton = activeButton;
if (!otherButton) {
throw new Error("GiftArray.amount: Other Button was not defined.");
}
otherButton.click();
return this.OtherAmountInput.value;
} else {
return activeButton.value;
}
}
set amount (newAmount) {
if (Number.isNaN(parseInt(newAmount)) || parseInt(newAmount) <= 0)
throw new Error("New amount must be a valid number greater than 0.");
newAmount = parseFloat(newAmount);
const matchingButton = this.find((item) => item.value === newAmount);
if (matchingButton) {
matchingButton.click();
} else {
const otherButton = this.Buttons.find((item) => item.value === "other");
otherButton.click();
this.OtherAmountInput.amount = newAmount;
}
}
addEventListeners (eventType, callbackFunction, filter = undefined) {
if (filter && typeof filter === 'function') {
const filteredItems = this.filter((item) => filter.call(this, item));
filteredItems.forEach((item) => item.addEventListener(eventType, callbackFunction));
} else if (filter && typeof filter === 'string') {
if (filter.match(/buttons/gmi))
this.Buttons.forEach((item) => item.addEventListener(eventType, callbackFunction));
if (filter.match(/other/gmi))
this.OtherAmountInput.addEventListener(eventType, callbackFunction);
} else {
this.forEach((item) => item.addEventListener(eventType, callbackFunction));
}
}
}
class FrequencyButton extends RadioButtonComponent {
constructor (element) {
super(element);
}
get frequency () {
return this.text.match(/Monthly/gmi) ? "Monthly" : "One-Time";
}
set freqency (newAmount) {
if (Number.isNaN(parseInt(newAmount)) || parseInt(newAmount) <= 0)
throw new Error("New amount must be a valid number greater than 0.");
newAmount = parseInt(newAmount);
this.text = '$' + newAmount;
this.value = newAmount;
}
}
class FrequencyArray extends Array {
constructor (items) {
if (!Array.isArray(items) && items.length === 0) {
throw new Error("FrequencyArray: Arugment 1 is not an instance of Array with a length greater than 0:" + items.join(', '));
}
/*if (items.every((item) => item instanceof GiftArrayButton || item instanceof GiftArrayOtherAmount)) {
if (items.find((item) => item instanceof GiftArrayOtherAmount)) {
let temp = items.find((item) => item instanceof GiftArrayOtherAmount);
items = items.filter((item) => item instanceof GiftArrayButton);
items.push(temp);
}
} else*/ if (items.every((item) => item instanceof HTMLElement)) {
items = items.map((item) => item.matches(".webform-component-textfield") ? new GiftArrayOtherAmount(item) : new GiftArrayButton(item));
} else {
throw new Error("FrequencyArray: Arugment 1 is not of type HTMLElement or HTMLElement[]:" + items.join(', '));
}
super(...items);
this.Buttons = items.filter((item) => item instanceof GiftArrayButton);
}
get frequency () {
const activeButton = this.Buttons.find((item) => item.checked);
if (activeButton.value === "recurs")
return "monthly";
if (activeButton.value === "NO_RECURR")
return "one-time";
return activeButton.value;
}
set frequency (newFrequency) {
const reNewFrequencyValue = new RegExp(newFrequency, 'gmi');
const matchingButton = this.find((item) => item.value.match(reNewFrequencyValue) || item.text.match(reNewFrequencyValue));
matchingButton.click();
}
get recurring () {
return this.frequency === "monthly" ? true : false;
}
set recurring (bool) {
this.frequency = bool === true ? "monthly" : "one-time";
}
addEventListeners (eventType, callbackFunction, filter = undefined) {
if (filter && typeof filter === 'function') {
const filteredItems = this.filter((item) => filter.call(this, item));
filteredItems.forEach((item) => item.addEventListener(eventType, callbackFunction));
} else if (filter && typeof filter === 'string') {
if (filter.match(/buttons/gmi))
this.Buttons.forEach((item) => item.addEventListener(eventType, callbackFunction));
if (filter.match(/other/gmi))
this.OtherAmountInput.addEventListener(eventType, callbackFunction);
} else {
this.forEach((item) => item.addEventListener(eventType, callbackFunction));
}
}
}
//
const lockedProperty = { writable: false, configurable: false, enumerable: true };
function DonationFormAPI (elements, options = {}) {
const defaultOptions = {
min: 1.00,
max: 999999.99,
makeTabbed: false,
fakeSubmit: true,
overrideGiftArrayValues: false,
};
options = { ...defaultOptions, ...options };
//
const { frequencyRadios, submitButton, root } = elements;
const [ amountRadiosOnetime, amountRadiosMonthly ] = elements.amountRadios;
const oneTimeOtherAmountWrapper = amountRadiosOnetime.find((div) => !div.matches('.webform-component-textfield') || div.querySelector('input[type="text"]'));
const oneTimeRadioButtons = amountRadiosOnetime.filter((div) => div !== oneTimeOtherAmountWrapper);
const monthlyOtherAmountWrapper = amountRadiosMonthly.find((div) => !div.matches('.webform-component-textfield') || div.querySelector('input[type="text"]'));
const monthlyRadioButtons = amountRadiosMonthly.filter((div) => div !== monthlyOtherAmountWrapper);
const debug = {
log: (...args) => window.NA.DonationForm.DEBUG_MODE && console.log(...args),
info: (...args) => window.NA.DonationForm.DEBUG_MODE && console.log(...args),
warn: (...args) => window.NA.DonationForm.DEBUG_MODE && console.log(...args),
error: (...args) => window.NA.DonationForm.DEBUG_MODE && console.log(...args),
};
//
const api = new Object();
Object.defineProperty(api, 'root', {
value: root,
writable: false,
configurable: true,
enumerable: true,
});
Object.defineProperties(api, {
'FORM_MINIMUM': {
value: options.min || 0,
...lockedProperty
},
'FORM_MAXIMUM': {
value: options.max || Infinity,
...lockedProperty
},
});
Object.defineProperties(api, {
GiftArrays: {
value: {
"one-time": new GiftArray([ ...oneTimeRadioButtons, oneTimeOtherAmountWrapper ]),
"monthly": new GiftArray([ ...monthlyRadioButtons, monthlyOtherAmountWrapper ]),
},
writable: false,
configurable: true,
enumerable: true,
},
Frequencies: {
value: new FrequencyArray(frequencyRadios),
writable: false,
configurable: true,
enumerable: true,
},
SubmitButton: {
value: submitButton,
writable: false,
configurable: false,
enumerable: true,
}
});
Object.defineProperties(api, {
'getFrequency': {
value: async function () {
if (!this || this === null) throw new Error("validate: Unable to read API context.");
return new Promise((resolve, reject) => {
try {
resolve(this.Frequencies.frequency);
} catch (error) {
reject(error);
}
});
}, ...lockedProperty
},
'setFrequency': {
value: async function (frequency) {
if (!this || this === null) throw new Error("validate: Unable to read API context.");
return new Promise(async (resolve, reject) => {
try {
this.Frequencies.frequency = frequency;
if (await this.getFrequency() === frequency)
resolve(frequency);
} catch (error) {
reject(error);
}
});
}, ...lockedProperty
},
'getAmount': {
value: async function (frequency = undefined) {
if (!this || this === null) throw new Error("validate: Unable to read API context.");
return new Promise(async (resolve, reject) => {
try {
frequency = frequency || await this.getFrequency();
if (frequency && this.GiftArrays.hasOwnProperty(frequency)) {
const activeGiftArray = this.GiftArrays[frequency];
resolve(activeGiftArray.amount);
} else {
throw new Error("getAmount: Invalid frequency: " + frequency);
}
} catch (error) {
reject(error);
}
});
}, ...lockedProperty
},
'setAmount': {
value: async function (amount, frequency = undefined) {
if (!this || this === null) throw new Error("validate: Unable to read API context.");
return new Promise(async (resolve, reject) => {
try {
const currentFrequency = await this.getFrequency();
if (!frequency) {
frequency = currentFrequency;
} else if (frequency !== currentFrequency) {
frequency = await this.setFrequency(frequency);
}
if (frequency && this.GiftArrays.hasOwnProperty(frequency)) {
const activeGiftArray = this.GiftArrays[frequency];
activeGiftArray.amount = amount;
} else {
throw new Error("setAmount: Invalid frequency: " + frequency);
}
if (await this.getAmount() === amount)
resolve(amount);
} catch (error) {
reject(error);
}
});
}, ...lockedProperty
},
'getRecurring': {
value: async function () {
if (!this || this === null) throw new Error("validate: Unable to read API context.");
return new Promise((resolve, reject) => {
try {
resolve(this.Frequencies.recurring);
} catch (error) {
reject(error);
}
});
}, ...lockedProperty
},
'setRecurring': {
value: async function (bool) {
if (!this || this === null) throw new Error("validate: Unable to read API context.");
return new Promise(async (resolve, reject) => {
try {
this.Frequencies.frequency = bool ? true : false;
if (await this.getRecurring() === bool)
resolve(bool);
} catch (error) {
reject(error);
}
});
}, ...lockedProperty
},
freqency: {
get () { return this.getFrequency() },
set (value) { this.setFrequency(value) },
enumerable: true, configurable: true,
},
amount: {
get () { return this.getAmount() },
set (value) { this.setAmount(value) },
enumerable: true, configurable: true,
},
recurring: {
get () { return this.getRecurring() },
set (value) { this.setRecurring(value) },
enumerable: true, configurable: true,
},
});
Object.defineProperties(api, {
'submit': {
value: async function (condition = this.validate||function(){return true}) {
//this.hooks['onBeforeSubmit'].forEach((callback) => callback.call(this));
let result;
const isAsyncFunction = (func) => func.constructor.name === "AsyncFunction";
if (Array.isArray(condition)) {
if (condition.every((c) => typeof c === 'function' && isAsyncFunction(c))) {
result = await Promise.all(condition.map(async (c) => await c.call(this)));
} else if (condition.every((c) => typeof c === 'function')) {
result = condition.every((c) => c.call(this));
} else if (condition.every((c) => c === true || c === false)) {
result = condition.every((c) => c);
}
} else if (typeof condition === 'function' && isAsyncFunction(condition)) {
result = await condition.call(this);
} else if (typeof condition === 'function') {
result = condition.call(this);
} else if (condition === true || condition === false) {
result = condition;
} else {
console.error("Unknown error.");
debugger;
}
//
if (result === true) {
if (window.NA.DonationForm.hasOwnProperty("DEBUG_MODE") && window.NA.DonationForm["DEBUG_MODE"] == true)
return console.log("Submit aborted (debug mode is enabled).");
this.SubmitButton.click(),
this.hooks['onSubmit'].forEach((callback) => callback.call(this));
//this.hooks['onAfterSubmit'].forEach((callback) => callback.call(this));
} else {
return console.log("Submit failed (conditions did not evaluate to true).");
}
}, ...lockedProperty
},
'interceptSubmit': {
value: function (handleInterceptedSubmit = () => { return new Promise((resolve) => resolve(undefined)) }) {
try {
window.NA.DonationForm.SubmitButtonCopy = window.NA.DonationForm.SubmitButtonCopy || createNewSubmitButton(window.NA.DonationForm.SubmitButton, { cloneOriginal: false, hideOriginal: true, observeOriginal: false });
window.NA.DonationForm.SubmitButtonCopy.addEventListener('click', async (event) => {
event.preventDefault(), event.stopPropagation();
const shouldFormSubmit = await handleInterceptedSubmit.call(this, event);
if (shouldFormSubmit) {
console.info("Submit allowed by initial interceptSubmit callback function resulting in a truthy evaluation.");
const formIsValid = await window.NA.DonationForm.validate();
if (!formIsValid) { // if submit allowed but there are known errors in the form
console.warn("Form has known errors. Attempting to submit to show errors then retrying.");
console.log("Submitting...");
window.NA.DonationForm.submit(true); // submit anyway to trigger the error to be shown
window.NA.DonationForm.SubmitButton.style.setProperty("display", "none"), debug.info("SubmitButton hidden."), // hide the original submit button again
window.NA.DonationForm.SubmitButtonCopy.style.setProperty("display", "none"), debug.info("SubmitButtonCopy hidden."); // hide the copy of the submit button again
window.NA.DonationForm.SubmitButtonCopy.style.removeProperty("display"), debug.info("SubmitButtonCopy unhidden."); // show the copy of the submit button
} else {
console.log("Submitting...");
window.NA.DonationForm.submit(true);
}
} else {
console.log("Submit prevented.");
console.info("Next submit will be allowed.");
window.NA.DonationForm.SubmitButton.style.removeProperty("display"), debug.info("SubmitButton unhidden."); // show the original submit button so that if something goes wrong the user can still click the submit button
window.NA.DonationForm.SubmitButtonCopy.style.setProperty("display", "none"), debug.info("SubmitButtonCopy hidden."); // hide the copy of the submit button that intercepts submit attempts so that there aren't two buttons
}
});
console.log("Submit intercept added.\nButton:", window.NA.DonationForm.SubmitButtonCopy);
} catch (error) {
console.error("Failed to add submit intercept:", error);
}
}, ...lockedProperty
},
'validate': {
value: async function (root = undefined) {
if (!this || this === null)
throw new Error("validate: Unable to read API context.");
root = root || this.root;
const flattenArray = (array) => array.reduce((flat, toFlatten) => flat.concat(Array.isArray(toFlatten) ? flattenArray(toFlatten) : toFlatten), []);
try {
const freqency = await this.getFrequency(),
amount = await this.getAmount();
if (!freqency || !amount)
return false;
if (amount < this.FORM_MINIMUM || amount > this.FORM_MAXIMUM)
return console.error("validate:", "Gift amount is invalid:", amount), false;
let requiredFields = Array.from(root.querySelectorAll('label:has(.form-required)'))
.map((label) => document.getElementById(label.htmlFor) || (label.nextElementSibling || label.previousElementSibling))
.filter((_) => !!_) // remove blanks
.filter((field) => {
if (field.name && field.name.includes('[payment_information]'))
return false;
return true;
})
.map((field) => {
if (field.matches("div"))
return [...field.querySelectorAll('input')];
return field;
})
requiredFields = flattenArray(requiredFields);
const valid = requiredFields.every((input) => {
const type = input.tagName.toLowerCase() === 'select' ? 'select' : input.type;
const { name, value, id } = input;
//console.log(type, name, value);
if (name === 'submitted[payment_information][payment_fields][credit][card_number]') {
if (value && value.length === 16)
return true;
return console.error("validate:", name+':', "CC is invalid."), false;
}
if (name === 'submitted[leadership_circle]')
return true;
if (name === 'submitted[donation][other_amount]' || name === 'submitted[donation][recurring_other_amount]')
if (amount)
return true;
switch (type) {
case 'email':
const emailRegex = /^[a-zA-Z0-9._%+-]+@[a-zA-Z0-9.-]+\.[a-zA-Z]{2,}$/;
if (!emailRegex.test(value))
return console.error("validate:", name+':', "Email address is invalid.\n", input, value), false;
return true;
case 'tel':
if (!value || value.length < 10)
return console.error("validate:", name+':', "Phone number is invalid.\n", input, value), false;
return true;
case 'select':
case 'radio':
case 'text':
if (!value || value.length === 0)
return console.error("validate:", name+':', "Field is invalid.\n", input, value), false;
return true;
default:
debug.log("default");
return true;
}
/*if (!value || value.length === 0)
return false;*/
});
return valid;
} catch (error) {
console.error(error);
return false;
}
}, ...lockedProperty
},
//'makeTabbed': { value: function(){} },
'DonationInterrupter': {
value: { init: initDonationInterrupter.bind(api) },
enumerable: true,
configurable: true,
writable: true,
}
});
initHooks(api, ['onFrequencyChange', 'onAmountChange', 'onTrySubmit', 'onSubmit']);
api.Frequencies.addEventListeners('change', (event) => {
if (event.target.checked) {
api.hooks['onFrequencyChange'].forEach((callback) => {
callback.call(api, event.target.value);
});
}
});
Object.entries(api.GiftArrays).forEach(([ key, GiftArray ]) => {
GiftArray.addEventListeners('change', (event) => {
if (event.target.checked) {
api.hooks['onAmountChange'].forEach((callback) => {
callback.call(api, event.target.value);
});
}
});
});
api.SubmitButton.addEventListener('click', (event) => {
api.hooks['onTrySubmit'].forEach((callback) => callback.call(api, event));
});
api.root.addEventListener('submit', (event) => {
api.hooks['onSubmit'].forEach((callback) => callback.call(api, event));
});
if (options.makeTabbed)
api.makeTabbed();
/*if (options.fakeSubmit)
window.NA.DonationForm.SubmitButtonCopy = window.NA.DonationForm.SubmitButtonCopy || createNewSubmitButton(window.NA.DonationForm.SubmitButton, { cloneOriginal: false, hideOriginal: true, observeOriginal: false });*/
return api;
}
function createNewSubmitButton (originalSubmitButton = window.NA.DonationForm.SubmitButton, options = {}) {
const defaultOptions = {
cloneOriginal: true,
hideOriginal: true,
observeOriginal: true,
};
options = { ...defaultOptions, ...options };
const newSubmitButton = document.createElement('button');
//newSubmitButton.id = "submit-button-copy";
newSubmitButton.classList.add("btn");
newSubmitButton.textContent = originalSubmitButton.value;
originalSubmitButton.after(newSubmitButton);
options.hideOriginal && originalSubmitButton.style.setProperty("display", "none");
return newSubmitButton;
}
function initHooks (api, hookNames = []) {
const hooks = Object.fromEntries(hookNames.map((hookName) => ([hookName, new Array()])));
Object.defineProperty(api, 'hooks', {
value: hooks,
...lockedProperty
});
}
function initDonationInterrupter (options = {}) {
const getExpId = () => {
let experiments = window._vwo_exp;
experiments = Object.entries(window._vwo_exp);
let id = experiments.find(([id, data]) => {
const name = data.name;
return name.match(/Donation Interrupter/);
})[1]?.id;
return id;
};
const getExpVariation = (id) => {
let experiment = window._vwo_exp[id];
return experiment.combination_chosen || experiment.combination_selected;
};
const defaultOptions = {
id: [ 'VWO', getExpId(), getExpVariation(getExpId()) ].join('-'),
tokenName: ("NA__MPR_DonationInterrupter:" + [ 'VWO', getExpId(), getExpVariation(getExpId()) ].join('-')),
min: 10,
max: 100,
askAmount: (originalAmount) => {
if (originalAmount > 500) // $500+
return false; // don't show
if (originalAmount >= 400) // $400-$500
return 50;
if (originalAmount >= 300) // $300-$399
return 40;
if (originalAmount >= 200) // $200-$299
return 30;
if (originalAmount >= 100) // $100-$199
return 15;
if (originalAmount < 100) // $100-
return 10;
return false;
},
askFrequency: (originalFrequency) => {
return "monthly";
},
popupHTML: {
headingHTML: (`
Lorem ipsum dolor sit amet
`),
bodyHTML: (`
Consectetur adipiscing elit. Sed nec egestas turpis, hendrerit semper nisl. Pellentesque auctor ipsum at
pharetra eleifend. Pellentesque a rhoncus turpis, ut tempus nibh. Donec vel dui hendrerit nisi imperdiet
tincidunt. Class aptent taciti sociosqu ad litora torquent per conubia nostra, per inceptos himenaeos.
Duis efficitur dolor ut nisl blandit imperdiet. Nullam pretium est nunc, tincidunt viverra ligula dapibus.
Duis malesuada:
dui eu venenatis volutpat
urna libero posuere lectus
non tincidunt mauris ligula consectetur felis
lacinia hendrerit enim at molestie
Sed placerat fringilla consequat. Nullam eu pellentesque sem?
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Homeowner Joe Ripplinger says he was steered into a complicated mortgage he can not afford.
MPR Photo/Mark Zdechlik
Joe Ripplinger, 66, sits at the dining room table of his south Minneapolis home, a house that's been a source of anxiety since he signed the first of three mortgage refinances.
Ripplinger says he responded to the initial offer four years ago following an injury that left him unemployed and living on Social Security benefits with a stack of unpaid medical bills.
"I was getting calls from -- what do you call them people -- loan officers or loan sharks?" Ripplinger recalls. "Anyway, then I says, well OK, I don't have money. And they said, well, you can refinance your house and pay off doctor bills and all of the bills. And I said well, that sounds good. But then one thing happened after another and after a while it just got worse."
Ripplinger now owes $187,000 on the house he paid $25,000 for in the 1970's. Ripplinger says the same broker handled his last two refinances which were done within months of each other last year.
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"What they're doing is looking out for their own interests to make big profits for themselves and this is not right. And this is where people are starting to lose their homes," Ripplinger says.
Ripplinger now is holding a complicated hybrid mortgage. Even though he's making monthly payments, his balance is increasing. In less than three years he'll owe more than $213,000.
His payment will then dramatically increase to nearly triple what it is now, an amount he can't come close to affording.
When he discovered the details of his new exploding mortgage, Ripplinger says he contacted the broker to rescind the agreement within the legal time period. But he says the company ignored him. He's trying to get out of the mortgage with the help of ACORN, a housing advocacy group and some other brokers.
On the national level the home loan industry is bucking moves in Congress to pass consumer protection legislation. But in Minnesota the mortgage brokers say they're ready to work with lawmakers in hopes of weeding out problem lenders.
Pat Martyn, executive director of the Minnesota Association of Mortgage Brokers.
MPR Photo/Mark Zdechlik
"There's a serious problem in Minnesota," says Pat Martyn, the Executive Director of the Minnesota Association of Mortgage Brokers.
"Most of the industry, in all aspects of the real estate transaction, are doing the job correctly," Martyn says. "Most people are well intentioned and trying to do their level best by the consumer. But for those rotten apples that are not doing their best for the consumer, they should be on notice that Minnesota is going to pass additional penalties and we're going to be very aggressive in terms of enforcement in rooting out fraud."
Consumer protection proposals that are getting the most attention at the state Capitol grew from the work of a group appointed by Attorney General Lori Swanson to study predatory lending problems in the mortgage industry.
Among the recommendations is a criminal penalty for knowingly selling a mortgage that is grossly unsuitable for a borrower.
"I would like to see brokers having to have a higher obligation to borrowers," says Swanson.
Minnesota Attorney General Lori Swanson
MPR Photo/Mark Zdechlik
Swanson says she wished legislation weren't necessary, but she says the industry has not policed itself and brokers need to be held accountable.
"Realtors have certain fiduciary obligations. Insurance sales people have a suitability obligation. Securities brokers have fiduciary obligations. Lawyers do as well," Swanson says, "and I would like to see mortgage brokers also have to have an obligation where they are looking out for not just their own commissions, but for the borrower's interests as well."
The Attorney General's legislation would require lenders to verify a borrower's ability to repay a home loan. It would also ban pre-payment penalties and further cap lender fees.
Sen. Linda Higgins mortgage lending standards need to tighter even if that means fewer people will quality for home loans.
MPR Photo/Mark Zdechlik
Another proposal at the Capitol would require independent counseling for certain "high-cost" mortgage applicants.
Pat Martyn, from the brokers association, says he welcomes the legislative interest in clamping down on fraud. Martyn says his association even supports the criminal penalty proposal provided it's written in a way that allows for objective measurements.
"On suitability, for example, we fully support the suitability standard if it's crafted correctly," Martyn says. "We have to have a definable measure for us to calculate what actually is suitable and what is not. That should not be guess work. We should have a standard that everybody can identify," says Martyn.
There's concern that tighter regulations might end up hurting the people the legislation is designed to protect by making home ownership more to difficult to quality for.
But Sen. Linda Higgins, DFL-Minneapolis, who's carrying the bill in the Minnesota Senate, says the alternative is far worse. Higgins represents north Minneapolis where an increasing number of for-sale signs and boarded up homes illustrate the foreclosure crisis.
"We really want to protect as many people from getting into foreclosure as possible and,if that means that they don't get that loan in the first place, well some people are just not going to get that loan in the first place," Higgins says.
With the industry, the attorney general and members of the Legislature supporting consumer protection law changes most agree it's not a question a whether there will be a bill, but rather how sharp the teeth will be.
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Homeowner Joe Ripplinger says he was steered into a complicated mortgage he can not afford.
MPR Photo/Mark Zdechlik
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