Leveraging HELOC for Mortgage Payment in 2022

Average American Makes

1. Introduction

If a homeowner has sufficient equity in their property, they may be eligible for leverage. A Home Equity Line of Credit (HELOC) to settle the outstanding mortgage. This can lower monthly mortgage payments while also lowering the overall interest cost of credit. This plan is likely to work only for homeowners who owe far less than their houses are worth. It comes with a lot of dangers, such as the chance of increased repayments if interest rates increase. Before making any big home finance decisions, it’s usually a good idea to contact a financial expert.

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2. The Fundamentals of the HELOC Concept

A HELOC functions identically to a credit card, as opposed to a home mortgage, which gives a flat payment. A HELOC borrower has access to a certain amount of credit and can withdraw as little or as much as he/she desires.

Several HELOC borrowers utilize the cash to restructure debt and pay off higher-interest loans like credit cards. HELOCs can also be used to fund home improvements, education fees, rental property investments, or the repayment of an existing mortgage.

HELOCs are divided into two time periods: the repayment term and the draw term. Throughout the draw term, which is normally between 05-10 years, the borrower can use the credit available in the HELOC and pay the monthly liabilities that solely include interest. During the repayment term, which generally takes 05-15 years. The borrower is unable to get further cash and must make principal and interest payments.

3. Mortgage Payments & HELOC

The use of a HELOC to pay off a mortgage is a technique for refinancing a house loan.

Once accepted, the homeowner can use the available credit limit to pay off the loan. The homeowner then pays installments to the HELOC rather than the mortgage. This can improve cash flow by lowering payments all the while saving on total interest.

The following example may help better explain the concept:


  • A borrower possessing a USD400,000 property has a current mortgage with just a 4 percent interest rate, USD100,000 unpaid debts, and 10 years left. The loan’s monthly principal and interest payment is USD1,432. If the owner repays the loan on time, the outstanding interest will be USD30,040. The homeowner is eligible for a USD100,000 HELOC with a 3.75 percent interest rate, a 5-year draw term, and a 15-year repayment term. The homeowner takes USD100,000 first from HELOC and uses it to repay the mortgage.
  • During the 5-year withdrawal term, the HELOC borrower may submit interest-inclusive payments of USD313. Payments will rise to USD727, including principal, over the following 15 years. In any case, contrasted to the USD1,432 mortgage repayment, this saves a significant amount of money monthly at the expense of prolonging the repayment time by approximately 10 years. A HELOC mortgage payment can also save you money on interest. If the borrower only pays principal during the drawing window, the cumulative interest costs during the HELOC’s 20-year term are USD30,900. In essence USD860, is more than if the homeowner continued to make payments on the previous loan.

Nevertheless, if the client maintained primarily interest payments for year one and then started contributing sufficient interest to repay off the HELOC in 9 years, the principal amount would be USD17,977. That’s USD12,063 lower than the previous mortgage’s outstanding payments of USD30,040. And the monthly premium for the previous 9 years would have been just USD340 or USD1,092, far less than the initial mortgage payments.

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4. Limits of HELOC Mortgage Payoff

HELOCs have certain unique risks and limits. To start with, this technique is only available to residents who have a significant amount of equity in relation to the home’s worth. Lenders often cap the combined balance of the HELOC and current mortgage at 80 percent of the assessed value of the house. That implies an owner with a USD300,000 properties and a USD125,000 loan might only qualify for a USD115,000 HELOC, because it may amount to be 80% of USD300,000, or USD115,000 + USD125,000 = USD240,000.

The house must be valued 2.5 times the mortgage debt to qualify for an 80 percent HELOC loan-to-value. Some creditors might well have loan-to-value standards that are lower or higher. For one instance, HELOCs do not have closing fees, which may go into the hundreds of dollars, but they may have yearly fees. These may be as little as USD50 every year, but they mount up well over the term of the mortgage.

Furthermore, the amount necessary to repay off a loan may be greater than the remaining sum. Numerous lenders impose prepayment fees if you pay off your loan early. Before employing this technique, a HELOC borrower must get a payback quote from the mortgage provider.

Another danger is the possibility of interest rate adjustments. If the benchmark interest rate climbs, so will the HELOC expense and monthly payment.

It’s also vital to note that owning entails paying property taxes and purchasing insurance. To make these payments, many mortgage payments contain escrow sums. These necessary fees are not included in a HELOC interest-and-principal or interest-only payment.

The house of a HELOC borrower acts as collateral, and if the homeowner fails, the lender may foreclose and seize control of the home. However, because the mortgage is already secured by the house, substituting it with a HELOC does not inherently increase risk.

5. Bottom Line

A HELOC can indeed be utilised to pay down a mortgage, freeing up considerable cash and lowering overall interest payments. However, only a homeowner with a property worth much more than the mortgage total can utilise a HELOC to pay off the mortgage fully at once. This technique also has some extra expenses, constraints, and hazards, such as the possibility of escalating interest percentages.

author avatar
Michael Solomich

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