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Home Improvement Advice: Home Equity Credit Lines Versus Fixed Rate Second Mortgages

Are you thinking about mining the equity for a home improvement loan, but are wondering if you have missed the boat not doing a refinance and cashing out? There are still many home equity loans available that may suit your needs without breaking the bank with payments. “Home-equity loans have been growing at a large clip for years,” notes Wells Fargo spokeswoman Mary Berg. “It’s definitely slowed, but people are still borrowing. They’re finding other products that are more flexible in this rate environment.” Its true that there are many options for consumers these days and home equity loans are available as a credit line with variable interest, as a fixed rate mortgage, and you can even find a second mortgage with interest only payments for a set period.

A home equity line of credit generally has a variable interest rate tied to the prime index, which is published daily in the Wall Street Journal. The rate is dictated by the Federal Reserve. This loan works differently from a standard second mortgage. The HELOC is a revolving line of credit that works like a credit card, but is secured by your home. You are able use the line for as long as the draw period lasts. Although the rates are better than credit cards, there is still a variable interest rate and variable payments. This can be a good loan for home improvements if you plan on paying it off in a short period of time. Some HELOCs have interest-only payments for the first few years as incentive to utilize the product.

If you would rather have a fixed payment to hedge against inflation and the fact that all your bills will continue to increase, a standard second mortgage with a fixed interest rate may work best for you. The payments may be higher than a loan with an interest only payment period, but you can be certain of how much you are paying monthly down the road as well. An adjustable rate mortgage in a market with rising interest rates can be daunting.

Keep in mind with all second mortgages you are borrowing against your house, which means if the payments become too much for you to handle, you will lose your home. If you are smart about utilizing your equity, however, it can be used to your advantage.

Debt is a fact of life in America, making debt relief a national obsession. A search for debt relief on Google pulls up over 34 million pages; on Yahoo and MSN, the total is over 12 million pages.

The average American household has 9,300 of credit card debt, but the share of income going to lower credit card debt has fallen to 0.3 percent.

The increase in personal debt cant all be blamed on overspending. After adjusting for inflation, wages have been flat for the past five years while the cost of essential goods and services like housing, food, medical care and transportation have risen over 11 percent according to the Federal Reserve Board’s most recent Survey of Consumer Finances.

Housing Debt
Based on this study, the Washington Post recently reported that,

The debt of the typical American family earning about 45,000 a year rose 33.1 percent from 2001 to 2004, after adjusting for inflation Housing debt has climbed notably because home prices have risen and people have borrowed against the equity in their homes. From 1989 to 2004, for example, the median mortgage debt more than doubled, from 46,900 to 96,000.

This refinancing trend is one of the main strategies for debt relief. It takes several forms: first mortgage refinancing, second mortgages, debt consolidation loans and home equity lines of credit. These mortgages can be either fixed-interest or adjustable-interest loans.

Many websites keep abreast of current interest rates and offer a free mortgage refinancing application that matches potential borrowers with the best loans based on factors like credit history, FICO score, type of mortgage and size of loan. www.LowOwe.com is typical of sites that help clients reduce the monthly cost of home ownership through refinancing.

Debt Consolidation Loan
A debt consolidation loan converts a passive assethome equityinto ready cash for debt relief. It is easier to get than other forms of borrowing because the loan is secured by tangible property. It makes better sense than borrowing against the cash value of a life insurance policy or pulling money out of a retirement or 401(k) account.

New or refinanced mortgages dont really reduce debt, but they can restructure it in beneficial ways. Benefits include: being able to pay off high-interest credit cards and other forms of revolving debt; making home improvements that increase the market value of the house; having a single monthly payment at a lower rate of interest. An added plus is that the interest on a home loan or mortgage is usually tax deductible.

But dont wait too long to refinance. CNNMoney.com reports that, Real estate gains came to an abrupt halt in the first quarter of 2006, with the median price of a U.S. home falling 3.3 percent from the fourth quarter of 2005. Prices were basically flat or lower during the quarter as inventories of houses for sale rose and their time spent on the market lengthened, according to a survey of 149 markets by the National Association of Realtors.

Even if the Feds keep raising interest rates, mortgage refinancing and home equity loans will still be the preferred form of debt relief for homeowners who find themselves in a financial pinch. At a time when the national savings rate is below zero, home equity is the only asset many people have.