Adjustable Rate Mortgages: In Focus

Buying a house may be the biggest financial decision that most people ever make. Many of us, however, can’t just go out and spend the tens or hundreds of thousands of dollars needed to buy a house. Instead, most homebuyers must borrow most of their home’s purchase price through a mortgage.

This article will focus on adjustable-rate mortgages, also known as an ARM. We will look at how ARMs work, and look at the different varieties of adjustable-rate mortgages.

An adjustable-rate mortgage is a mortgage where the interest rate charged on the mortgage changes based on a general interest rate. As that rate changes, so will the mortgage’s monthly payment. An ARM is the opposite of a fixed-rate mortgage, which has a set interest rate and mortgage payments that are always the same.

The adjustable-rate mortgage lets the borrower get a mortgage that usually has a lower interest rate than the fixed-rate mortgage. This interest rate usually is a fixed amount above the index rate, and increases or decreases as the index rate changes.

Hybrid ARM

A hybrid ARM is the most common type of adjustable-rate mortgage. This ARM has a set period of time (usually five years) where the rate is fixed. After the five years is over, the interest rate resets every year. The hybrid ARM especially can be helpful if you are planning to move from your home after a few years. You will get a lower interest rate during those few years and can sell the home before the monthly payment changes.

Example: A hybrid ARM versus a 30-year fixed mortgage

If you borrowed $250,000 for a 30-year fixed-rate mortgage at 6.5 percent, your monthly payments for the lifetime of the loan would be $1,580.17. If you had a hybrid ARM for five years at 4 percent with an indexed rate for the remaining 25 years, however, your first 60 payments would be $1,193.54. Those payments would then change year after the 60 payments were finished. If, for example, the rate at the state of year six was 8 percent, the payment would become $1,745.22. The payment could go up or down, depending on how the index rate changed.

Option ARM

An option ARM may offer various payment options, including a minimum payment option and an accelerated payment option, which cuts down the term of the mortgage.

Some borrowers may find the option ARM appealing because this type of mortgage has low minimum payments and interest-only options. These options enable some borrowers to qualify for larger mortgages. Keep in mind, however, that these payments carry additional risks for the borrower. Primarily, any difference between the minimum payment and what would be paid under a fixed-rate or fully amortized loan is added to the amount of your mortgage. When that amount rises to a certain limit or a set time passes, the payment will reset. The borrower then will have to pay off the principal and the interest throughout the remainder of the loan.

Example: Option ARM Payment Scenario

If you borrowed $250,000 at a teaser rate of 1.5 percent, your initial monthly payment would only be $862.80. The fully amortized payment for the index rate of 6.2 percent, however, would be $1,531.17. The difference of $668.37 will be added to your mortgage every month. In the second year of your mortgage, the loan’s terms will cause your payment to increase to $927.51, but the full amount would be $1,659.40 because the index rate is now 6.56 percent; $731.89 would be added to the principal balance each month. By year five, you will pay a minimum of $1,071.85 and you are adding $940 a month to the principal.

At year six, though, the bank will ask for its money back. This is the year when the option ARM will reset. You now owe almost $300,000, rather than $250,000. Your monthly payments for the next 25 years will be $2,312.10 at an 8 percent interest rate.

This loan is best for people who want an initial low monthly payment, but can afford a higher payment. This loan also may be a wise idea for people who plan to move from their homes before the ARM resets. You should not use an option ARM to buy a bigger house with a larger loan because you can afford the low payments.

How to Avoid Being Bitten by your ARM

There are several things you can do to avoid the shock of sudden increases that will happen when the rate and payment reset. You must plan ahead.

Your Payment: You should be aware of how much of each monthly payment goes toward interest and how much goes toward principal. You should try to pay off all the interest so that your loan amount does not grow. If you have an option ARM, that means you must ignore the tempting low payments and pay a higher payment from the start. If you have a 6.2 percent interest rate, a $250,000 will create $1,291.67 in interest during the first month of the mortgage. If you’re not paying at least that much, the interest will be added to your balance. That will make things much worse in the years to come.

Your Lender: Talk to your lender before you make late payments or default on your mortgage. The lender wants its money back, and would much rather negotiate with you rather than take your home through foreclosure. You also have an interest in paying your loan: You want to keep living in your house. You might consider changing the mortgage to a fixed-rate mortgage, or offer to make a balloon payment. You can make a balloon payment when you sell your house, or by negotiating again at the end of your fixed years of the ARM.

Your Income: Bringing in more income will help you be prepared for the higher payments when they start. You could consider getting a part-time job, or renting out a room in your home. Although bringing in roommates isn’t a suggestion for everyone, it will help offset your mortgage payments. You should be aware, though, that this may have income tax implications. You also would need to become familiar with the landlord-tenant laws for your area.

Your Expenses: You should cut out any expenses that are not absolutely necessary. Do you really need premium cable channels? Do you really need an unlimited text-messaging plan on your cell phone? What about the second or third car? You don’t need a car to fit every slot in your garage.

Your Location: As much as it may hurt, consider moving. Although you could afford your house with a low monthly payment, the amortization may put your dream home out of reach. It may be a wise idea to sell your house, downsize, and move to a home that you can afford. With luck, you will be able to sell your house for enough to pay the principal. Leaving on your own terms is much better than going through a foreclosure if you default on the terms of your mortgage.

What Should I Do Next?

Although adjustable-rate mortgages work well for some homebuyers, they’re not the best option for everyone and usually has the same effects as having loans with bad credit. Some types, like the option ARM, can be devastating and risky if you aren’t aware what interest resetting can do to your payments. Make sure to look beyond the tempting low payments for the real terms of your mortgage and prepare some sort of debt consolidation for review. Ask your lender what it all means if you don’t understand the home loan. This is your home, and you want to keep it.