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By Charles
Essmeier
For the last two years, interest rates have been much lower than anytime
during the last thirty years. This has resulted in an unprecedented boom in
real estate sales, home refinancing and home equity lending, as borrowers try
to take advantage of these rates for the long term. But refinancing or even
borrowing against your home’s equity may not make sense for everyone. When is
it a good idea to refinance your home? When is it not advisable?
Traditionally, lenders advised homeowners not to refinance unless doing so
would lower the interest rate on the loan by 1-2%. While anyone who can save
2% on their interest rate would almost certainly benefit from doing so,
others might find refinancing worthwhile even with a smaller reduction in the
interest rate. Increased competition among lenders has brought the costs of
refinancing down in recent years, so homeowners can realize a significant
reduction in their home payments with reductions of ½% or so, depending on
the size of their mortgage.
The key to whether or not refinancing makes sense is how long the homeowner
intends to remain in his or her home. The costs of the refinancing, which can
run $1000-2000, are amortized over the life of the loan. For many people, a
reduction of $50 or more in the house payment would be more than enough to
justify a new mortgage. If payments cannot be reduced by at least that much,
or if the homeowner plans to live in the home only a short while, refinancing
may not be a good option.
Refinancing may also make sense for those with Adjustable Rate Mortgages (ARMs.
) At the moment, at 30-year fixed-rate mortgage is quite competitive with an
ARM, and may actually be cheaper. With rates at historic lows, an ARM can
only adjust upward, making it a less desirable choice in comparison with a
fixed-rate loan.
Anyone considering a home remodeling project or debt consolidation might
ordinarily think of a home equity loan or line of credit. These are often
wise choices, as they offer deductible interest and great repayment
flexibility. On the other hand, a chance to obtain a 30-year loan at 5% might
make a complete refinancing with a cash-out option a better choice, as home
equity rates are somewhat higher than first mortgages.
A new mortgage might also make sense for anyone with a second mortgage or a
piggyback loan. A piggyback loan is a second loan used at the time of a
home’s purchase to help the buyer avoid paying the sometimes-expensive
private mortgage insurance. Simultaneous payments on two mortgages will be
higher than paying on one, so this might be a great time to roll them
together on a refinance. The same applies to anyone carrying a large credit
card balance; that money could be rolled into a home loan with deductible
interest at a lower rate. Anyone considering such a move should be careful,
however, as failure to repay that debt could lead to home foreclosure.
Now is a great time for any homeowner to consider whether or not a new
mortgage could help lower their payments. With interest rates as low as they
are now, the timing is great, and there’s nowhere for the rates to go but up.
©Copyright 2005 by Retro Marketing. Charles Essmeier is the owner of Retro
Marketing, a firm devoted to informational Websites, including End-Your-Debt.
com, a Website devoted to debt consolidation and credit counseling (http://
www.end-your-debt.com/>debt) information and HomeEquityHelp.net, a site
devoted to information on mortgages and home equity loans. (http://www.
homeequityhelp.net/>)
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