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Return of the Harrowing HELOCs

MoneyWise / Rob West and Steve Moore
The Truth Network Radio
November 9, 2021 5:35 pm

Return of the Harrowing HELOCs

MoneyWise / Rob West and Steve Moore

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November 9, 2021 5:35 pm

There haven’t been many bright spots in the COVID pandemic, but tightening requirements for home equity lines of credit (or HELOCs) may have been one of them. But now these lines of credit seem to be making a comeback. On today's MoneyWise Live, Rob West will explain how a HELOC works and whether or not it's a good option. Then he’ll answer your calls and questions on a variety of financial topics.

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Today's version of moneywise live is pretty sore. Phone lines are not there been many bright spots in the cold but tightening requirements for home equity lines of credit may have been one of Rob West when the pandemic Lake 2011 team.

Many of the nations leading lenders began scaling back, he locks, but a brief Google search now reveals plenty of lenders willing to make them talk about that first today will have some great calls lined up but since we're not alive today. Please hold your calls until next this is moneywise live financial decisions. I should point out first pandemic cut back on home equity lines of credit and their cousins home equity loans. The names are similar. Both tap into the equity of your home and both put your home up as collateral, but there are important differences. Home equity loan sets a fixed amount to be borrowed all at once with fixed monthly payments for a determined amount of time. Let's say up to 10 years home equity line of credit is more flexible. It's a revolting type of account that sets a maximum of about to be borrowed, but you're able to draw on that as needed in your monthly payments are determined by how much you borrowed the more you borrow the hopper for the payments but there's another huge difference. While home equity loans have a fixed interest rate so you know how much the loan is costing you a HELOC has a variable interest rate, now it's true that you will be pulled up front. The maximum rate the outstanding loan can rise to, but there are two things to consider here. First, the initial variable interest rate for HELOC may only be an introductory rate to make the loan more attractive and second interest rates in general are still very low right now.

That means if there's a change. It will more than likely mean, your rate will increase. I don't really like either of those loans but I had to choose I go with a fixed interest home equity loan over the HELOC's variable interest rates now. Here's why. Both of these types of loans are making a comeback. First, many signs indicate the economy is still slowly recovering. With some 10 million unfilled jobs. So there's plenty of work out there. Plus, with home values sky high. These days there's now more equity in America's homes than ever previously recorded well above listen to this $7 trillion. That's a lot of money to back these kinds of loans, so lenders feel more secure in making them but borrowers have to be aware of the dangers involved with either of these loans. First, if you're taking L1 to pay off credit cards. For example, your exchanging unsecured debt for secured debt. As I mention you've put your home up as collateral. Just as you did with your original mortgage since the debt is now secured by your home, you can lose it if you're not able to make the payments, just like you would with your mortgage. Also, these loans often come with high origination and maintenance fees. So that's something to consider and there often. What are called demand notes. That means the lender can call or demand full payment of the loan under certain circumstances, which are no doubt spelled out in the fine print.

Why would a lender do that well. There is nothing to prevent a lender from checking your credit after the loan is made that might do that if there thinking about offering to lend you even more.

For example, but if by doing that they see that you're suddenly making late payments somewhere.

It could trigger a demand for the loan to be repaid. Here's another huge problem with these loans.

According to bank One of the major reasons folks tap another home equity is to pay down credit card debt will that likely means they're living beyond their means and there are several reasons for that.

Not having an emergency fund with 3 to 6 months living expenses and it not living on a budget or maybe trying to keep up with the Joneses. Any of those will lead to credit card debt and make a home equity loans seem attractive, even enticing instead of taking out a home equity loan that use the snowball method to pay down credit card debt, paying off the lowest balance card first. That way you can't run out more debt in your home will be safe now. Is it always unwise to take out a home equity loan note because there may be circumstances where a financial calamity overwhelms your emergency fund and you really have no choice but to chop in your home's equity. In example might be significant damage to your home not covered by your insurance. Those events are rare but they do happen by far the most legitimate reason to take out loan not a HELOC is to make repairs for improvements to your house but then only if you have enough equity payments are well within your budget and most important, pay it off as quickly as possible.

This is a reminder that were not alive today, but we do have lots of great information coming up and the rest of the program. This is moneywise live biblical with your financial decisions about Western Houston Paxton is returning into my life.

Live biblical wisdom for your financial decisions are team is taking some time off today so were not in the studio.

This was pretty, but we got some great calls lined up so I hope you sit back and enjoy as we head to Quincy, Washington 980 can help user Rob so my question is, however, currently living in a rental provided for my job so is relatively cheap at only 510 a month so we bought a house that we turn into a rental in a nearby city and our question is we owe about 41 1/2 thousand on rental, and our question is we want to buy our own place and so were debating whether we should just finish paying off that 41,000 or so and then an output that income coming from that rental and the money that where they've been to put down for a house or sell this house and use the equity it's probably worth 143,000 and to be able to get to our goal of buying a house sooner. Look what would your thoughts be on that. That's a great question.

I mean, I guess the first question is do you want to continue to be a landlord. I like the idea of you will having this income stream, especially if the rental income has been consistent in its been enough to cover the debt service and taxes and insurance and give you some for maintenance and upkeep. Tell me about that you have actually bet that was that was one of our goals is the rental thing because of no long term. We figured the next) of a retirement income and so forth rental that were living in now it the kind of small. We've got family to get also were wanting to buy something bigger and some not be our own, or just wondering you know what would be the best but I guess I do want to note, keep in the rental so I guess the next question would be if we did sell at the buyers of the place. Then later on, try to get back into buying a rental made the difficulty of that.

I don't think it would be necessarily difficult and in fact you could likely sell this for top dollar just given what's going on.

Then in the housing market.

Of course I don't know the specific markets in the just nationwide and then perhaps if you buy a home in another rental home year or two or three down the road. Perhaps we even see a softer real estate market that's less of a sellers market. Perhaps a bit more of a buyers market and maybe you improve your situation. Tell let's let's focus on what you're buying though for a second without disrupting the rental that you have now what are you looking to spend as you and your wife think about your budget and how much do you have saved up will preferable. I don't want to go too much over the 200 g largest ticket my payment on a relatively decent, we have only got several different accounts but the blight that the map is like 14,000 that we have liquid capital and then of course you know the 40,000 41,000 we owe on that house on hands so were just gonna debating what our next gap is, you know, I think, given that you are ready to make this move and it's going to take you a while it seems like to get to my target of 20% down, which would be 40,000 on the $200,000 home. It seems like as much as I'd love to preserve this income stream. You're probably gonna put yourself in a stronger position to go and sell it, especially because hopefully we can really maximize the value of this property in light of what I was hearing about the housing market and then take that equity plowed into this new home that you would buy and then from that point begin saving to buy your next rental down the road again. Maybe in a more favorable market to buyers.

But I'd rather you not go into this property with it only five or 10% down and it seems like if you're ready to make this move. You guys are feeling little cramped.

Then, you know, this might be the time to go install this rental and I make this purchase. Do it in a way that fits well within your budget and I used 25% of your take-home pay for principal, interest, taxes and insurance as your guide. Does that make sense though yeah yeah that makes the work were not necessarily pushed to him right away. This could be a year down the road, even to look at the best option. Well, I would look at it in light of you know, are we comfortable waiting as long as it would take for us to get to 20% down, and if so, find if not, perhaps this is a great time to gladden sell this rental property make that purchase.

When were ready and then can we combine another rental property down the road and you guys arty have the experience to go with it, but either way I'd I prayed through. But I wouldn't enter that property.

The new home without 20% down and that that there might make your decision for you Nate, thanks for your closer.

Tenley is in Naples, Florida hi Tenley, how can I help you around me and Carol and fell lately after well anyway I haven't been able to do my own business because of the coronavirus and then I had an injury perfume one night and so I'm about to start every month and had to pay my payment, which is about $1800 a month and payment every night and man like I'm going then I guess I know how somebody can help if I don't live very long time now and probably be in my death and live a long and I know I've got two other kids to consider in going to make you well there's a number of issues going on here yet. I think you need to think long term. First, about your plan for wealth transfer and how you'd want to handle your estate and make sure that this lines up with this bit with that because this may put you in a position where you're not able to carry out your wishes with regard to how you want to pass God's resources to your heirs and/or give it to ministry or charity beyond your life and so this is going to complicate that although I appreciate what he's trying to do given that you have the shortfall. Obviously you can't sign it over to them unless the loan is assumable so one option would be you sell the house to him and then rent it back from him at a price that fits your option, but if you sell it below fair market value.

It will probably trigger you know a gift tax situation and so you just need to recognize that although the thresholds are very high. You just need to acknowledge that so II think you know. Let's start with you deciding here's how I want to handle, my, my resources after my life, and then figure out which option allows you to carry that out and solve for the issues you that you have and I think that's gonna leave you with either you know if he's willing asking him to go and buy it and then running it back in a way that fits your budget or to your just selling it and perhaps downsizing finding something that that fits with what you can afford and then you would allow you down the road to go ahead and pass your affairs in your state equally to your children if that's what you choose to set make sense though a good idea yeah I know it's not simple because you've got the shortfall. He's trying to help and there's a lot of moving pieces here so I would give some prayerful consideration to how you ultimately want this to play out and then sit down with him and see if you all can come up with a plan that allows you to do that and stay in your home. If that's what you want to do in a way that actually fit your budget but I'm sure he'll appreciate the fact that you know you can't put yourself in a position or you may not want to wear the kids could be missing out on a portion of what you like to share with. We appreciate your call Tenley.

Keep us posted to pause for a break and that joining us today on moneywise live on West Coast teams taking some time off, so don't call me in the studio but lined up some great questions in advance that I know you joy and benefit from today. In fact, let's go right back to the photos. Jean is in Chicago, Illinois hi Jean, how can I help you friend me. I would like to thank you okay so tell me how this would work.

Your you own the duplexing you living in one side.

This would be a new purchase for you.

You know what commercial rent out commercial part.

He would rent potential part okay and would she be paying you some sort of rental and that even at a reduced rate or would she be living rent-free rent free write. I see okay yeah and then you said one side is commercial so you would be us leasing it to a tenant who would bring up a business and is that right okay and do you have any sense of what the history is been on this will have the is your friend been able to keep it leased with consistency and shut down so it's currently vacant right now. On the other side okay I talk to me about your financial situation. What is she gonna sell this to you for and how are you gonna pay for. You know for how I record 230. More than that. Okay. And with this come from what sources the retirement accounts or do you literally have this in savings.

Okay yeah you know I mean it. It sounds like it could be something that would be a real blessing to her. And it sounds like you will potentially have the financial means to do it. I'd love for you to get some some counsel on this before you proceed. Number 1 yard and have to establish the market value of this because the discount is going to have to be acknowledged from a tax standpoint, the IRS is going to make you report know this amount or her that she's essentially gifting to you and your turning around and letting her live rent free, which is a gift back to her and so you have to sort out how this is all going to need to be handled from an IRS tax perspective. So that's number one. I'd find an accountant or CPA if you don't have one that can weigh in on both sides of this transaction for you. It's the fact that you're living her glow allowing her to live rent free in exchange for her selling this to you in the discount. You certainly don't want to get sideways on that and not report that properly and that come back to hurt you down the road. Plus I know you you want to do the right thing as well so that's the first piece. The second piece is just making sure that you all have done some retirement planning to look at what asset you have available how you're monetizing those in terms of how are they invested and what can they be converted into as an income stream. If you're going to need them down the road just to make sure you all have enough in the way of assets. To do this because you know I think you've got a recognize that you're getting yourself into being your commercial landlord and you know that can be challenging.

The others a lot of changes taking place, depending on where this is located and what types of businesses. This perhaps storefront that would be most accommodating for you need understand, what risk you're taking here in terms of whether or not you can turn this into income you know a better option for her might be just to sell this out right and it's a phenomenal real estate market right now, I realize it's a bit of a more complicated yell piece of real estate because it's got both the commercial and the residential but if there's an opportunity for her to maximize the value of this it would be right now and you know a much simpler approach would be for her just to sell it and find a place that you know she can afford, in which doesn't come to tie you into this transaction but this is something the Lord is impressed upon you to do and she wants to stay put and you all have done the planning you feel like you have the assets to do this and you're willing to take on the risk of of not leasing the commercial side of this and if you are on an ongoing basis. Being a landlord and all that comes with that the time and the energy that you're going to need to put into maintaining this then think there's anything wrong with it, but at that point, you're gonna need some some tax assistance to make sure that you properly report the transaction on both sides and you stay square with the IRS. This does all that make sense all right listen. All the best to you Jean and we appreciate your call today. May the Lord bless you and let's take an email before we are pause for a break of this comes from Sally and Sally says I got six credit cards.

I want to know how I should close them without impacting my credit score and Sally, we actually just tackled this question not too long ago on the broadcast.

It's a good one. It comes up often and I think the starting point is to recognize that when you close accounts because your credit score is a moving target, you're likely going to see move in your credit score and it's probably going to be a temporary decline but that's okay because keep in mind if you are not out seeking credit. That means you're not looking to refinance your mortgage or buy a house or you get a loan for a car, a temporary decline in your credit score is just that, and it's really good to have no bearing on. I like the fact that you would be reducing the number of cards you have because six is more than you need, and that eliminates the potential that it's can be compromised.

So where would you go from here. What I would say as long as you're not out seeking new credit you go for let's only close to her six months.

Which is going to alleviate any significant drop in your credit score. Setting your email today is to pause for a brief break and come back much more money wisely biblical and your financial decision last moneywise is your decision as our team is not here today taking some time off, but that's a question let's get right back to Tampa Florida. John okay help user I bought a new home without filling our original home three years ago and where position now to sell the original home wanting to avoid course any capital gains.

This can be quite substantial. What can I do how do I do it to do that to put the premise that money towards our new home yet so this is a home that you lived in is your primary residence the previous okay yeah okay. Was it your primary residence for two out of the last five years yes were in her current home three years so that would've been to you or that it was okay. You want to check on that.

Just to make sure that you you can in fact qualify for that.

The other rule says you can avoid capital gains on a home sale. If you're if the home was your primary residence for two out of the last five years so you know if that's if you contact Ironman again, I check with the tax preparer on that, that's can give you as a married couple half $1 million in gain that you will not have to pay capital gains tax on if you don't meet the requirement that it's going to be considered ill and not your primary residence, you would not qualify for that exclusion at that point, you're really your only options are to pay the capital gains or to do what's called a 1031 exchange. If you wanted to roll the proceeds into another property of like type it out income producing but what are your plans beyond selling this home will reading to do with the proceeds put them towards a new purchase of the home of the 30 year mortgage about it like it out or retire so that was our original plan.

Even back then to do that okay Sears can plow it into the home you're living in, currently correct okay yes or 1031 exchange would not work and let this be for somebody who has rental property they want to push the capital gains forward and so you know their rolling those gains into another property. At some point they'll have to pay them, but they'll just gonna kick the can down the road. Not so here because you just can put this into your your current residence, so I think that the key would be. Can you qualify for that exemption on this being your primary residence with a half-million dollar exclusion and so I would just check with your tax preparer. Given the dates of when you own that property and how long ago that was let them look at that and hopefully you do and if that's the case, as long as you have less than 1/2 $1 million in gain than you would pay no capital gains on that okay thank you very much sir okay.

We appreciate you go. Megan is in Chicago hi Megan how can I help you pick out.

I currently have a Carlisle long out that my interest rate is 6.5%. Looking at refinancing the car will take me $500 interest that Belmont would extend so the total interest paid over the life of the loan would be you experience a savings. That's what they're saying and got quite a bit of background noise.

There no I think the key is number one you. We typically don't want to increase the term, but I realize you're trying to solve for a couple of things.

Number one is you want to get an overall net reduction in the amount of interest you can be paying in the number two you trying to right size your budget so you have margin to accomplish other things.

I think the key here is lets you know take a hard look at what you have what you're going to pay between now and the end of your current loan versus with this new loan and just see whether in fact that's true that you are going to experience a net reduction in the amount of interest paid. If that's the case, and you can get the lower payment which allows you to have a bit more margin to focus on other priorities. Whether that's debt reduction or savings go. I think that that works, then the key is, let's just get that paid off as quick as you can and then perhaps once you're done keep paying that payment to yourself to rebuild the fund that's can allow you to buy the next car for cash.

Let's get out of the cycle of having to do this each time so evaluate this again make sure you are getting experience a savings and if so, in the ski results in a reduction in the monthly payment. I'd say you go for Megan. We appreciate your call today. Judy is in Chicago hi Judy, how can I help you show your father all have a well what Mary don't want anyone to hear.

They have not been able to get paperwork. They believe that she don't know it. You know they don't know that presently in his late wife not having your mother seven years ago in their name and their father. What do you think you well you said there is no will. Is that right well okay yeah well it's okay this varies by state Judy but generally when you die without a will, the states what are called intestate laws will come into a play will come into play. So the estate still has to go through the probate court which will appoint a personal representative to oversee the distribution of the assets but they need to contact the probate court to get this process started and then the personal representative that's appointed by the probate court would you know then apply the rules in terms of your for that state what is the priority distribution.

Most often the spouses first priority than the children and grandchildren, parents and siblings.

So there's certainly no guarantee that the spouse will be able to keep everything, but ultimately because there's not a will, it's going to come down to the probate court's decision on how to distribute the assets so as a next step I would have them reach out to the probate court to initiate this process.

Okay I think I'm sorry I know is a difficult situation, but I appreciate walking alongside them and will certainly be praying that the Lord would intervene in that his will would be done and where we go from here and thank you for your call Judy. Well folks, you know we covered a lot of ground today, but ultimately it comes down to. As we think about how to handle God's resources. You know there's an unlimited number of things we can do with it.

The question is where is God taking us what are our values.

What's most important to us and we allocating our money in a way that aligns with certainly want to. That's the key.

In some cases that may mean we need to make some changes so I would look hard at what the story is being told stories being told by how your allocating God's resources of you not happy with that.

We only that, from time to time in the spending plan is the great revealer of that is look at where Guzman is going when you have clarity on what changes you pause for a brief break that much more money was moneywise. My hostess is biblical wisdom for your financial decisions are team is taking some time off today so don't call Lynn but we got some questions that we lined up in advance. I know you'll enjoy them where to go next to Lakeland, Florida hi Beth, thank you for your patience that can help I sure think you and Gary Blatt went given great I enjoy getting ready to retire there 79 and I do have available about eight out and my checking account taking account. I have a 401(k) account in the 401(k). I have $15,000 credit card credit card I have anything. I wondered if I should take part in that 80,000 pay it off totally. I continue making an overpayment.

You know like to pay only just a second would roughly as the balance in the a retirement account that you have. I had about 100,000 right and how much you planning to pull out of that to supplement your Social Security each III don't now I really wish that I don't know okay I think that's the next step is to do a budget and really understand what are your expenses going to be once you retire within six months and then determine where, how are you going to fund that what income sources do you have available. If it's so security great if it's pulling an income off of that hundred and 75,000, that's fine.

I would get an investment advisor to manage that for you and I be looking to pull ideally no more than 7000 a year, or about $600 a month from that and ideally the 600 a month plus your Social Security if that's your planning to fund this you would cover your expenses. If that's the case that's great.

Then we've got this 80,000 you know that you got in savings which is no good to be well over a year's worth of expenses and I would say absolutely at that point. Let's wipe out the 15,000 you still got 65,000 in savings to fall back on and hopefully the income that you're pulling from the hundred and 75,000+ Social Security is covering your expenses at that point you just need to manage the money that's coming in every month to make sure that you're not over spending and find an investment advisor to handle that for you. Who could deploy that hundred 75,000 in investments to some extent yeah okay you can find an advisor there in Lakeland by going to our website moneywise click find a CK and get to work on that budget. Beth, let's make sure you understand exactly what you need. Every month in income to cover your expenses and if it doesn't match the 600+ the Social Security was try to dial back those expenses and see what you can cut out, but said to Colorado hi Christina, how can I help you, so we are a single single income family and they have five kids and we basically cannot make and me at all and I feel like my husband makes every good salary on by Lee had credit card that we have emergencies that come up all the time. I'm just out link heads are like oh I need to do and I need that because we never have extra money on. I don't do a budget right now because I feel like I know the expenses but then all they calling Ali more expensive that Marx entered that, on top of it, is it realistic to be a blind animal, family and land a normal life.

I didn't feel he had not quite understanding what were doing wrong. Credit cards and they just get them paid. That comes because we have nonagency account anything like that because the can't. We have no money supply twice that well is no question about it can seem that way. Christina and my heart goes out to you because I know it's frustrating and you're probably the one managing all of this and you see the bills coming gulping there's always more month and money and that just can be exasperating over time, and I can feel like yeah unless both of us are working. We got a family of five. This just doesn't work.

And on top of that, it's even worse right now because of the inflation proceeding supplement.

It is no really elevated just because of the supply chain issues endemic and so now everything seems like it's more expensive and it is in some cases it's significantly more expensive. It's all come down to. Unfortunately, that spending plan and having margin because until you can dial back spending or increase income such that got margin every month to fund that emergency fund. Get it up to where it needs to be $50 to start with and focusing on the credit cards. Once the credit cards are gone longer paying them off when something else comes up. You got that $1500 to go to first think about putting more money on the credit cards and then once they're finally gone. I know I'm speaking the study that's not but once the final click on that we need to get that $1500 up to three months expenses. Once you have that in place.

I think you'll feel it better because now when the unexpected comes up and it will especially with five kids got some to fall back on and you break the cycle, but it all starts with the spending plan you've got a list of on lips than you earned the margin we can get the 1500 up the credit cards paid off and go from there.

So I think the best next step to Christina would be to visit with her Friends a question credit See if you can get on a monthly payment plan with lower interest rates to get the cards paid off sooner and then will work with you one of our moneywise coaches could work with you to get the budget situated such that you know you've got a little bit important that if that's not possible, then we may have to pick some drastic decisions to be need to stop the house and moved to work part-time truck brings more income in the credit cards are paid off emergency fund is funded it's not going to be easy, but it's all compact to income minus expenses. You know equals what we need to live on with some margin to take care of these other things and until you have the debt paid off the credit cards, namely the emergency fund placed you're always like you're constantly going up the water so I know that's perhaps not the answer you want here is certainly no silver bullet there. You gotta trust the Lord to do the hard work but I think between our moneywise coaches in the and Christian credit apps that will get you to a place for you at least feel like you have a plan that you can work with the Jamaican some progress to some extent so I I get it. And so that's where we've gotten to know how short are we you know and be realistic, including the semiannual expenses and the discretionary spending and Christmas and we gotta put everything in our with thousand dollars a month shorter with $2000 a month.

Sure, what are we sure so that we can get the credit cards paid off in a reasonable period of time. Get the emergency fund funded cover all of our bills and not be unrealistic about what it actually takes to run your family and if it's the thousand or $2000.

It's either going to come from decreased expenses or increased income and you know you have to make some hard choices, but I believe the Lord will honor that hard work is clearly want to be found faithful. So just ask him to give you some wisdom connect with her friends, a Christian credit and I connect with their coaches and keep us informed and I appreciate your call today were to head next to a West Palm Beach, Florida. That's where we'll finish today hi Marie. How can I assist you if you change the after your name paid in your increase in equity you have to refinance to get rid of the FHA you terminate that you know the mortgage insurance on an FHA loan is not handled like mortgage on a conventional loan so you gotta satisfy that loan before that goes away.

Unfortunately, and so that's not a situation where you can just get that automatically canceled as much as I would love to tell you otherwise. Okay like I'm refining us. Unfortunately, it's not expensive doesn't do anything for you and so I would completely concur that this may be worth thinking about in terms of refinancing. What is the interest rate on that loan point okay and how long has this loan been around okay yeah so I'm in maybe worth the checking that out.

I would certainly see if that's possible, and then go from there. Because you know that the expenses not doing anything for you and I know you'd love to get rid of that but it's going to be permanent for the loan so I would make sure you get at least three bids before you make a final decision and check with the mortgage servicer mean there can be some exceptions depending upon when your Aleut loan origination date is this program was handled differently in the past. Prior to 2013. So I would start their call that mortgage servicer and maybe you'll find that there is a way after certain period of time, not based on the typical 20% equity we hear about with conventional based on a period of time. It may be able to be canceled and you don't want to refinance and spend the money if you don't have to give them a call. Let's get to do it for us moneywise. Light is a partnership between movie radio moneywise media say thank you to my team today. Jim Henry Rios, Deb Solomon, Gabby T, thank you for being here today. We appreciate you tuning your listening and calling it I hope you come back tomorrow will be here May the Lord bless you

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