Understanding Your HELOC and Repayment: What You Need To Know

By: Eric Gates, President

During the housing boom of the mid 2000’s, Home Equity Lines of Credit (HELOC) were originated at a record pace. A home equity line of credit is a loan in which the lender agrees to lend a maximum amount within an agreed period (called a term), where the collateral is the borrower's equity in his/her house.  In particular, between 2004 and 2008, a significant number of HELOCs with terms of 10 years were created. The draw period for these lines of credit are coming to an end,  evoking conversation on what happens now.

Here is a brief summary of important facts anyone with an existing HELOC should get familiar with:

·      All terms of your HELOC are outlined in the documents you signed when opening your account and should be reviewed to gain familiarity. In particular, read through your HELOC Agreement.  

·      Your interest rate is adjustable and is tied to the prime rate. The prime rate is a commonly used, short-term interest rate used by most banks in the United States. The rate on your HELOC is typically adjusts as the prime rate rises and falls.

·      The prime rate is currently 3.25%. This rate is not static and is subject to change.

·      Rates are expected to rise sometime in the next year or two.

·      All HELOC’s start with a draw period during which the borrower can access the funds on the line of credit.  Typically, the minimum payment during this time frame is interest only, although in some cases it may be a percentage of the outstanding balance.

Which changes can you expect to come to your repayment terms now that your line of credit is amortizing?

·      The initial draw period for HELOCs opened in the 2004-2008 time frame was ten years, in most cases. Some have already moved beyond the draw period and millions more will be doing so within the next few years. Make sure you know when this will happen in your case so you can prepare for it in advance.  DON’T JUST WAIT FOR YOUR HELOC LENDER TO INFORM YOU.

·      At the end of the draw period, the minimum payment requirements change, sometimes drastically, as the HELOC enters the repayment term and funds can no longer be accessed from the Line.  

·      The payments required after the draw period are recalculated so that the balance can be paid off in a specified period of time.  Check your HELOC Agreement to know how long this time period will be.  It is likely to be 5, 10, or 20 years.

·       The shorter that time frame for repayment is, THE MORE YOUR PAYMENT WILL BE GOING UP.  For example, you’d have to pay a lot more each month to pay down the balance in 5 or 10 years than you would to pay if off in 20.

So what should you do?

·         Read your HELOC Agreement and get familiar with the terms.

·         Use an online calculator or ask a Mortgage Banker to determine what your payment will change to based on your balance, interest rate, and the length of the repayment term.

·         Consult with your trusted mortgage advisor to see if there are options to refinance that make sense for you to consider.  Make sure you consult with someone who will give you an honest answer and will be looking out for your best interest, not theirs.

·         If refinancing isn’t an option and the new payment structure is going to be difficult for you to meet, proactively contact your HELOC lender before the adjustment period to see what options they can offer.  While some lenders may work with you to make the repayment terms more affordable, this is not guaranteed.

Navigating changes to your HELOC can be difficult and an experienced Mortgage Banker can help you find the answers to your specific questions. Contact me to discuss your situation and how we can find a solution to meet your needs.

6 Tips for a Successful, Stress Free Loan Process

By: Lorraine Packett, Mortgage Banker

1) Ask your financial adviser, tax preparer, realtor, family, friends and coworkers who they recommend as a loan originator. You can have it all with the right relationship and still receive fair market rates and fees.

2) Prepare yourself to be responsive and be sure you are ready to access your financial information for the initial application including: 2 years tax returns, 2 pay stubs and 2 monthly bank statements to cover the basics.

3) Make contact with the loan originator that was referred to you and tell them of all the information that makes your situation unique. The loan process may seem invasive, however, it is very important to show all of your cards. It is better to address any difficulties up front, so that your originator can find the best mortgage solution for your needs. Know that the relationship is long term. Over the course of their life, the average person buys, sells and potentially refinances their mortgage several times.

4) Once you have spoken to the referral(s), choose and plan to work with that one person. Rates are constantly in motion and will always be competitive. Having personalized service from a responsive loan originator is key to ensuring that the loan is done correctly and closes on time.

5) From the initial application, preapproval, as well as finding the perfect property, it is critical that you provide all the information that is requested rapidly and completely.

6) Ask as many questions as necessary to make sure you are comfortable with the outcome of the dollars and cents beforehand to avoid surprises. The responsibility is with you and the originator working together for your goals!

Apex Home Loans is equipped to provide you with other referral partners for homeowner’s insurance, closing attorneys, estate planning and financial planning services as needed. The goal is simple – surround yourself with a team that will have your best interests in mind.

Follow these tips and you’re on your way to a successful, stress free loan process. Ready to begin the home buying process? Request a copy of our homebuyers guide or apply online.