Home Equity Loans in the US. Apply online

A home equity loan, often referred to as a second mortgage or equity loan, is a financial instrument that enables homeowners to leverage the equity they have accumulated in their property. Equity represents the portion of the home's value that the owner truly owns outright, calculated as the difference between the current market value of the property and the amount still owed on the mortgage. This type of loan allows homeowners to borrow against this equity, providing them with access to a lump sum of money, typically with a fixed rate and a predetermined repayment period. Unlike a traditional mortgage used for purchasing a home, where funds are primarily used for the acquisition of the property, a home equity loan work is based on allowing borrowers to utilize the loan proceeds for various purposes, such as home improvements, to consolidate debt, or other financial needs.

The structure of a home equity loan closely resembles that of a conventional mortgage, as it involves the borrower pledging their home as collateral to secure the loan. This means that if the borrower fails to meet the repayment obligations, the lender has the legal right to foreclose on the property to recoup the outstanding debt. Home equity loans are characterized by fixed repayment terms, with borrowers making regular payments consisting of both principal and interest. These loans provide homeowners with a reliable source of funds, offering a degree of financial flexibility and stability for those seeking to tap into the value of their property without the need to sell or refinance their existing mortgage.

Features

Fixed Interest Rate. Home equity loans typically come with a fixed interest rate, meaning the rate remains constant throughout the life of the loan. This offers borrowers predictability and stability in their monthly payments, making it easier to budget and plan for expenses.
Lump Sum Disbursement. Upon approval, borrowers receive the loan amount in a single lump sum. This makes home equity loans ideal for one-time expenses, such as home renovations, debt consolidation, or major purchases, where a large sum of money is needed upfront.
Secured by Home Equity. Home equity loans are secured by the equity in the borrower's home, serving as collateral for the loan. This allows lenders to offer competitive interest rates, as the risk of default is mitigated by the underlying asset.
Fixed Repayment Term. These loans typically have a fixed repayment term, similar to traditional mortgages, ranging from five to fifteen years. Borrowers make regular monthly payments consisting of both principal and interest, with the loan fully repaid by the end of the term.

Pros and Cons

Pros

Potential Tax Deductibility. In certain situations, the interest paid on a home equity loan may be tax deductible, particularly if the funds are used for home improvements that increase the value of the property. However, tax laws and regulations governing deductions can vary, so borrowers should consult with a tax advisor for guidance.

Versatile Use of Funds. Borrowers have flexibility in how they use the funds from a home equity loan. Whether it's for home renovations, educational expenses, debt consolidation, or other financial needs, borrowers have the autonomy to allocate the funds according to their priorities.

Potential for Lower Interest Rates. Due to the secured nature of home equity loans, lenders often offer lower interest rates compared to unsecured forms of borrowing, such as personal loans or credit cards. This can result in significant interest savings over the life of the loan.

Cons

Risk of Foreclosure. By using their home as collateral, borrowers risk losing their home to foreclosure if they default on the loan. This makes it essential for borrowers to carefully consider their ability to repay the loan before taking out a home equity loan.

Closing Costs. Home equity loans often come with closing costs, including fees for appraisal, origination, and title insurance. These costs can add up and should be factored into the overall expense of the loan.

Potential for Negative Equity. If property values decline or if borrowers borrow more than the home's value, they may end up with negative equity, owing more on the loan than the home is worth.

How to Get a Home Equity Loan

Apply for a loan

Assess Your Equity. Begin by determining the amount of equity you have in your home. Equity is calculated by subtracting the remaining balance on your mortgage from the current market value of your home. Lenders typically require a minimum amount of equity, often around 15% to 20%, to qualify for a home equity loan.
Check Your Credit Score. Your credit score plays a crucial role in determining your eligibility for a home equity loan and the interest rate you'll receive. Aim for a credit score of 620 or higher to qualify for favorable terms. Review your credit report for any errors and take steps to improve your score if needed.
Research Lenders. Explore different lenders offering home equity loans and compare their terms, interest rates, and fees. Consider traditional banks, credit unions, online lenders, and mortgage lenders to find the best option for your needs.
Gather Documentation. Prepare necessary documentation, including proof of income, employment history, tax returns, and information about your property. Lenders may also require a recent appraisal of your home to determine its current value.
Apply for the Loan. Submit a loan application with your chosen lender. Be prepared to provide detailed information about your financial situation, including your income, assets, debts, and credit history. Some lenders may offer prequalification to estimate how much you can borrow before completing a full application.
Review Loan Offers. Once you receive loan offers from lenders, carefully review the terms and conditions, including the interest rate, loan amount, repayment term, and any associated fees. Compare offers to find the most competitive option.
Complete the Loan Process. If you decide to move forward with a particular lender, complete the necessary paperwork and provide any additional documentation requested. The lender will conduct a thorough review of your application before approving the loan.
Close the Loan. After approval, schedule a loan closing with the lender. During the closing, you'll sign the final loan documents and may be required to pay closing costs, which can include appraisal fees, origination fees, and title insurance. Once the loan closes, you'll receive the funds from the home equity loan.

Requirements

Minimum Credit Score. Most lenders require a minimum credit score of 620 to qualify for a home equity loan. Borrowers with higher credit scores may be eligible for lower interest rates and better loan terms.
Debt-to-Income Ratio (DTI). Lenders typically look for a DTI ratio below 43%, although some may accept higher ratios depending on other factors such as credit score and loan amount.
Equity in Home. Borrowers must have sufficient equity in their home to qualify for a home equity loan. Lenders may require a minimum equity percentage, such as 15% to 20% of the home's appraised value.
Income Verification. Borrowers are required to provide proof of income, such as recent pay stubs, tax returns, and employment verification documents, to demonstrate their ability to repay the loan.
Property Appraisal. Lenders often require a professional appraisal of the property to determine its current market value. The appraised value of the home plays a crucial role in determining the loan amount and LTV ratio.
Property Insurance. Borrowers must have adequate property insurance coverage, including hazard insurance and, if applicable, flood insurance, to protect the lender's interest in the property.
Title Search. Lenders typically conduct a title search to ensure there are no existing liens or legal issues that could affect their claim to the property. Clear title is essential for obtaining a home equity loan.
Other Documentation. Borrowers may need to provide additional documentation as requested by the lender, such as proof of identity, homeownership, and any outstanding debts or obligations.

Conditions

Loan Amount. Home equity loans typically offer loan amounts ranging from $10,000 to $500,000, depending on the lender and the borrower's equity in the home.
Interest Rate. Fixed interest rates are common for home equity loans, with rates ranging from 3.5% to 9.5% APR. The exact rate offered depends on factors such as the borrower's credit score, loan amount, and loan term.
Loan Term. Home equity loans typically have fixed repayment terms ranging from 5 to 20 years. Borrowers can choose a term that fits their budget and financial goals.
Loan-to-Value Ratio (LTV). Lenders may require a maximum LTV ratio of 80% to 90%, meaning borrowers can borrow up to 80% to 90% of their home's appraised value minus the outstanding mortgage balance.
Fees. Borrowers should be aware of potential fees associated with home equity loans, including origination fees, appraisal fees, closing costs, and annual fees. These fees can vary widely among lenders and should be factored into the overall cost of the loan.

Ways to Get the Money

Lump Sum Payment. One common method is to disburse the entire loan amount to the borrower in a single lump sum payment. This approach provides borrowers with immediate access to the funds, allowing them to use the money as needed for various expenses or projects.
Direct Deposit. Lenders may offer the option to deposit the loan funds directly into the borrower's bank account. This electronic transfer method ensures quick and convenient access to the funds without the need for paper checks or in-person visits to the bank.
Escrow Account. Some lenders may set up an escrow account to hold the loan funds until needed. Borrowers can then access the funds as necessary by requesting withdrawals from the escrow account, similar to how a line of credit works.
Wire Transfer. In cases where immediate access to funds is required, lenders may offer the option for a wire transfer to transfer the loan funds directly to the borrower's bank account. This expedited method ensures same-day access to the funds, albeit with potential wire transfer fees.

Best Places to Get a Home Equity Loan

Discover started as a credit card company under Sears in 1985 and has since expanded into a comprehensive financial services provider. Alongside its renowned cash-back credit cards, Discover offers home equity loans, mortgage refinancing, online banking, and student loans.

Connexus Credit Union, established in 1935 and headquartered in Wausau, Wisconsin, offers membership based on residence, employment, or affiliation with community groups. Membership is also attainable through a donation to the Connexus Association, a nonprofit dedicated to promoting financial literacy and education. Connexus stands out for its home equity loans with competitive APRs and terms of five, 10, or 15 years, allowing borrowers to access up to 90% of their equity.

Rocket Mortgage facilitates home equity loans for primary and second properties but does not support e-closing. Offering terms of 10 and 20 years, Rocket Mortgage imposes no early repayment fees. However, it does not disclose home equity loan rates online and requires in-person loan closing.

Pennymac, known for its online loan application and tracking system, provides home equity loans with terms of 10, 15, 20, and 30 years. While it doesn't penalize borrowers for early repayment, Pennymac doesn't publish its home equity loan rates online and restricts availability to primary residences only.

Things to Pay Attention To

Interest Rates. Compare interest rates offered by different lenders to ensure you're getting the most competitive rate possible. Even a slight difference in interest rates can significantly impact the overall cost of the loan over time.
Fees and Closing Costs. Be aware of any upfront fees and closing costs associated with the loan, such as origination fees, appraisal fees, and title insurance. These additional expenses can add up and should be factored into your overall loan cost.
Repayment Terms. Review the repayment terms of the loan, including the loan term and monthly payment amount. Make sure the repayment schedule aligns with your budget and financial goals, considering both short-term and long-term implications.
Loan Amount and Equity Requirements. Determine the maximum loan amount you're eligible for based on your home's equity and the lender's loan-to-value ratio requirements. Ensure you have sufficient equity in your home to qualify for the loan amount you need.
Credit Score Requirements. Check your credit score and credit history to see if you meet the lender's minimum credit score requirements. A higher credit score can qualify you for better loan terms and lower interest rates.

How to Repay a Home Equity Loan?

Understand Your Repayment Terms. Review the terms of your home equity loan agreement to understand the repayment schedule, including the loan term, interest rate, and monthly payment amount. Familiarize yourself with any penalties for late payments or early repayment.
Pay More Than the Minimum. If possible, consider paying more than the minimum monthly payment on your home equity loan. By paying extra toward the principal balance, you can reduce the total interest paid over the life of the loan and pay off the loan faster.
Monitor Your Progress. Keep track of your loan balance and repayment progress over time to stay motivated and on track toward your financial goals. Review your loan statements regularly and monitor changes in interest rates or payment terms.
Consider Refinancing or Consolidation. If you're struggling to manage multiple debts or high-interest loans, consider refinancing or consolidating your debts into a new home equity loan with more favorable terms. This can help streamline your finances and potentially lower your overall monthly payments.

Reasons for Getting Rejected for a Home Equity Loan

Insufficient Equity. One of the primary reasons for rejection is having insufficient equity in your home. Lenders typically require a certain level of equity, often at least 15% to 20% of the home's appraised value, to qualify for a home equity loan. If your home's value has decreased or you have a high mortgage balance relative to its worth, you may not meet the lender's equity requirements.
Poor Credit History. Lenders assess borrowers' creditworthiness by reviewing their credit history and credit score. A low credit score, recent delinquencies, bankruptcies, or a history of missed payments can significantly impact your ability to qualify for a home equity loan. Lenders may view borrowers with poor credit as higher risk and may be hesitant to extend credit to them.
High Debt-to-Income Ratio. Lenders evaluate borrowers' debt-to-income (DTI) ratio, which compares their monthly debt obligations to their gross monthly income. A high DTI ratio indicates that a significant portion of your income is already committed to debt payments, making it riskier for lenders to extend additional credit. If your DTI ratio exceeds the lender's threshold, you may be denied a home equity loan.
Unstable Income or Employment History. Lenders prefer borrowers with stable income and employment history, as it demonstrates their ability to repay the loan. If you have irregular income, gaps in employment, or frequent job changes, lenders may view you as higher risk and may be reluctant to approve your loan application.

Alternatives

Home Equity Line of Credit (HELOC). A HELOC is a revolving line of credit that allows homeowners to borrow against the equity in their home, similar to a credit card. Unlike a home equity loan, which provides a lump sum upfront, a HELOC offers flexibility in accessing funds as needed. Borrowers can draw funds up to a predetermined credit limit during the draw period, typically 5 to 10 years, and repay the borrowed amount plus interest. HELOCs often have variable interest rates and may offer lower initial payments compared to a home equity loan.
Cash-Out Refinance. A cash-out refinance involves replacing your existing mortgage with a new loan for a higher amount than you currently owe. The difference between the new loan amount and your existing mortgage balance is paid out to you in cash at closing. Cash-out refinancing allows homeowners to access their home's equity while potentially securing a lower interest rate or changing the loan term. However, it requires refinancing the entire mortgage and may incur closing costs similar to those of a traditional mortgage.
Personal Loan. A personal loan is an unsecured loan that can be used for various purposes, including home improvements, debt consolidation, or major purchases. Unlike a home equity loan, which is secured by the borrower's home, a personal loan does not require collateral. Personal loans typically have fixed interest rates and terms ranging from one to seven years. While personal loans may have higher interest rates compared to home equity loans, they offer greater flexibility and do not put the borrower's home at risk.
Home Improvement Loan. Some lenders offer specialized home improvement loans designed specifically for financing renovation projects. These loans may have favorable terms and interest rates for homeowners looking to upgrade their property. Home improvement loans may be secured or unsecured, depending on the lender and the borrower's creditworthiness. Borrowers can use these loans to fund renovations, repairs, or upgrades to enhance their home's value and functionality.

Editorial Opinion

Home equity loans can serve as valuable financial tools for homeowners seeking to leverage their home equity for various purposes, such as home improvements, debt consolidation, or major expenses. With fixed interest rates and predictable monthly payments, home equity loans offer stability and flexibility for borrowers. However, it's essential for individuals to carefully consider their financial circumstances and borrowing needs before pursuing a home equity loan, as failure to repay the loan could result in the loss of their home.

Important

Keeping your Debt-to-Income (DTI) ratio below 30-40% of your monthly income is crucial. This will help you avoid potential financial problems in the future. Additionally, always assess the necessity and feasibility of taking a loan, ensuring you can comfortably manage its repayment.

How to Choose a Mortage Lender

Check Associations. Look for lenders who are members of reputable organizations, such as the Mortgage Bankers Association (MBA). Membership in these organizations can indicate a higher level of reliability and professionalism.
Review Terms and Conditions. Carefully examine all the terms and conditions of the mortgage contract. Pay special attention to details like the loan term, fixed vs. variable interest rates, and any prepayment penalties.
Interest Rates and Costs. Scrutinize the interest rates and ensure that your contract includes a detailed breakdown of the total cost of the mortgage, including closing costs, origination fees, and any other charges.
Right of Rescission. Remember you can utilize your right of rescission, which typically allows you to cancel the mortgage within three days after signing the agreement. Additionally, use the "cooling-off" period to thoroughly review the contract and make an informed decision before finalizing the mortgage agreement.
Compare Offers. Shop around and compare offers from multiple lenders to find the best rates and terms that suit your financial situation.