What in the World is HELOC?

August 1, 2024

When the pandemic hit and people had to spend more time at home, they also began to spend more on home improvements. As more and more people began to renovate, the prices of construction and supplies also rose. “Right now, HELOCs might be the best way to pay for home renovations for most homeowners,” says Brian Mollo, owner and chief executive officer of Trusted House Buyers.

A HELOC, or a Home Equity Line of Credit, allows homeowners to borrow against their home’s values and have access to cash they might need. It is essentially a second mortgage or if you already own your home outright, a new primary mortgage. The homeowner is borrowing against the equity of their home minus the amount still owed on the primary mortgage, if there is one.

“Because most HELOCs have a variable interest rate, you may end up seeing the actual interest rate fall, as the draw period is 10 years,” he says. A personal loan or home equity loan by contrast comes with fixed rates that won’t respond to market changes. Of course, rates could also rise, so it’s important that you could afford rate hikes if that happens.

If you’re considering a HELOC, here’s everything you need to know about the line of credit.

Borrowing From Your Home’s Equity

When you need a large loan, borrowing from the equity in your home will often get you the best interest rate. While the annual percentage rate, or APR, varies by lender, other factors include your credit score and existing debt. Lenders want to see a credit score of 620 or higher and a debt-to-income ratio less than 40%. The home’s value should also be at least 15% more than what you owe.

Usually, you can borrow up to 85% of your equity, but this varies by lender. For instance, if your home is worth $300,000 with a balance of $200,000 on your first mortgage and the lender allows you to access up to 85% of your home’s value, then you would multiply the home’s value by that percentage, or $300,000 by 0.85 (85%). This equals $255,000 minus what you still owe ($200,000), which means that you could borrow up to $55,000 with a HELOC. You are not required to use the full line of credit. So if you only need $30,000, but the lender is offering up to $85,000, you may opt to only borrow what you need.

Because a HELOC is secured against the value of your home, the interest rate is typically lower than the one you’d pay on a credit card or personal loan, and closer to that of a mortgage rate. In order to secure the best rate, it’s important to shop around with at least three lenders. Check with your bank or mortgage lender first as they likely offer discounts for existing customers. You may want to opt for lenders that offer a fixed-rate option, which lets you lock in your APR and protects your loan from rising interest rates. This will make your long-term financial planning easier.

HELOCs are Meant for Home Improvements

Most often, a HELOC is used for home repairs or renovations that are meant to increase the value of your home. The interest that you pay on a HELOC is also tax-deductible if you use the money to improve your home and the combination of your HELOC and mortgage do not exceed IRS loan limits. Lenders strongly advise against using a HELOC for anything besides home improvements. “We don’t like seeing people break into the piggy bank and take out equity for other uses,” says Melinda Opperman, president of the nonprofit Credit.org. “Homeowners should only do it if they are using the funds to improve their property,” she says.

There are two phases of a HELOC. The first is the draw period, where you make only interest payments for about the first ten years. Payments towards the principal are optional during the draw period. The second phase is the repayment period when you must make both principal and interest payments until you’ve paid off what you’ve borrowed. With the addition of the principal, monthly payments can rise sharply and surprise the borrower. The length of the repayment varies but typically lasts 20 years.In addition to the interest you’ll pay on the loan, there will also likely be closing costs, which are often between two and five percent of the loan amount. Some lenders also charge annual fees, which are usually about $50 a year.

Using a home equity line to pay for a vacation or to fund leisure is an indicator that you’re spending beyond your means. If you use debt to fund your lifestyle, borrowing from home equity is only going to exacerbate the problem. With credit cards, you are only risking your credit, but with a HELOC, you are putting your home at risk. Experts advise against using a HELOC to pay off existing debt for this same reason. When it comes to purchasing a car or paying for a child’s college tuition, then use a car loan or a college loan, as those also will not put your home at risk.

The Risk Involved With a HELOC

Another consideration to make before resorting to a HELOC is whether or not the value of your home could fall as they did in 2008 during the financial crisis. “The amount of credit available to you through your HELOC is directly linked to your home value,” says Tyler Weerden, financial planner and founder at Layered Financial. “So, what happens if prices drop? In this case, the lender can reduce or even freeze your HELOC, all while you’re still required to make the payments,” he says.

While HELOCs do come with risks, they can also be an affordable source of funds for large projects like home renovations. Whether or not the risks are worth the benefits depends on your financial situation. “The big thing to remember when taking out a HELOC is that no matter what you spend that loan on, you are using your home as collateral,” says Omer Reiner, realtor and president of Florida Cash Home Buyers, LLC. “So be sure that you can afford to pay on both your first mortgage and your HELOC every month, otherwise you risk losing your home,” he says.

A HELOC may not be the right choice for you if you are only looking to borrow a smaller amount of money. In that case, you would be better off considering a low interest credit card. Since HELOCs come with the risk that you may lose your home if you cannot make your payments, they are not recommended if you have trouble making your existing mortgage payments.

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By investing in your home with a HELOC, you may end up increasing the value of your home if you plan to sell it down the road. If not, then any improvements to your home will increase the quality of your time spent there with those you love. No matter which route you take, make sure that you’re confident in paying back a HELOC. With Insureyouknow.org, you can keep all of your financial records and home improvement planning in one easy-to-review place so that you may make the best plans for both your home and financial future.

Navigating the Impact of Recent Real Estate Legislation

April 15, 2024

During March of this year, the National Association of Realtors (NAR) reached a settlement agreement to resolve a series of lawsuits that had to do with the practice of tying. Tying involves the home seller’s agent setting a commission rate for that homebuyer’s agent if they help facilitate a sale. According to the NAR, 90 percent of the homes on the market in the United States are sold this way as they are listed on the Multiple Listing Service (MLS).

Each year, Americans pay $100 billion in real estate agent commissions. If the settlement is accepted, the new terms may lower the amount agents can collect in home transactions. Since the proposed rules may change how U.S. homes are bought and sold, the new terms are important for realtors and potential homebuyers to understand.

The Problem With Tying

MLSs aren’t new, as the first MLS began in the late 1800s as a way for real estate agents to share information about the properties they were trying to sell. In exchange for the sharing of information, the agents agreed to compensate other brokers who helped them sell their properties. Today, more than 800 MLSs exist where agents list their properties. Sellers benefit from this arrangement because of increased exposure of their properties, while buyers benefit because they receive a database of nearly every home on the market.

The practice of tying, when the buyers’ agent is offered a commission for facilitating the sale of another agent’s property listing, has been shown to reduce competition and drive-up closing fees. Under tying, the commission the buyer’s agent will receive is determined before that agent can actually provide any services to the buyer. This can make it difficult for the home’s buyer to negotiate closing fees as well as require the home’s seller to offer higher commissions in order to sell their home.

Because real estate agents earn their income through these commissions, they are widely known to practice steering, which involves directing their clients toward homes that offer the best possible commissions for themselves. Since only one in 600 MLSs allow their agents to publish the commission they offer to buyers’ agents, buyers are generally unaware of these agreements between agents. The lack of transparent commission agreements makes it difficult for a buyer to know if their agent is steering them away from certain properties.

What the NAR Agreement Would Entail

If the proposed NAR settlement is approved, there will be two significant changes to prevent tying. First, MLSs will not be permitted to display commission rates. Commissions however can still be negotiated through real estate professionals off-MLS. Second, real estate agents will have to explicitly agree to the exact services they’ll provide their clients through written agreements, which will be known as a Buyer Representation Agreement and will include the agreed upon compensation for the realtor. If the changes are accepted, they will go into effect mid-July. Because of this, many realtors are suggesting those who are currently looking to buy to close by the end of June in order to avoid these proposed changes to the homebuying process.

Nearly every realtor who is a NAR member is covered in the agreement, and every member would have to abide by the proposed changes if the settlement is approved. Any members of HomeServices of America would not be covered due to ongoing court cases, as well as any brokerage firms with residential transaction volume above $2 billion in 2022. Any realtor who is unsure if they are involved in the changes or have questions moving forward are urged to get their information from the NAR’s facts.realtor.

What to Know About Traditional Commission Rates

The typical U.S. sales commission rate for real estate agents is five-to-six percent, which are among the highest in the world. But agents have been advertising low-to-zero percent commission rates to appeal to buyers for years. This isn’t because they’re foregoing their profit, but because they’re rewording their commission rate as “buyer credits.” Buyer credits can already be seen offered on many listings and are determined as the buyer sees fit at closing. In other words, commission rates and agent profits have already been negotiated outside of the MLSs for some time now. That’s why many futurists predict that these new guidelines will affect the future of real estate very little.

Because agent compensation will become a negotiation, many predict increased competition among agents, which the practice of tying had reduced for some time. “Fees have been a bit rigid,” said San Diego Real Estate Professor Dr. Norm Miller. “So it is about time we see more price competition on the fee side.” At the average U.S. home price $420,000, a six percent agent commission would be $25,200. If that six percent rate is reduced by half to three percent due to agent competition, then the price to sell or buy a home could be reduced to $12,600. Clearly, that could make buying a home more affordable for many.

The Future of Real Estate

If the settlement is approved, the practices of tying and steering will likely end. Hopefully, homebuyers will be able to better negotiate the amount of commission their agent will receive or choose alternative forms of payment, such as paying by the hour or a flat fee. Homebuyer’s should also be less pressured to list their home through MLSs or use an agent at all. All of this could result in lower costs of housing transactions, but the full extent isn’t clear.

The overall effect on the economy is difficult to predict. The NAR settlement agreement would benefit middle-class families who have a large share of their wealth invested in housing. Because consumers typically share a small amount of their gains in wealth, the benefit to middle-class homeowners who sell their property is unlikely to make an influence on consumer demand. Other economists predict that the process of buying a home could involve more upfront costs if real estate agents begin foregoing commission rates, which could potentially make it less feasible for lower-income and first-time buyers to acquire property.

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If you’re in the market for buying a home, the expected changes due to the impending NAR settlement may end up affecting you very little. Besides being able to negotiate your agent’s fees and services upfront, very little is expected to change as a result of the new guidelines. At the end of the day, if you decide to use an agent when buying or selling a home, you’ll want to choose a professional you trust, regardless of these changes. Insureyouknow.org will prove to be a valuable tool in the homebuying process, as you can store all of your financial information and agreements in one easy to access place.