Home equity loans offer homeowners a line of credit based on the value of their dwellings. A lot of homeowners opened home equity lines of credit, or HELOC, between 2005 and 2008, when the housing market crashed.
Today, HELOCs from that period total about $265 billion. Those loans are about to enter what’s called the drawdown period, when they have to be paid back. And while many of those loan arrangements allowed borrowing for interest-only payments over a 10-year period, borrowers will face principal-plus-interest payments that could be sharply higher.
Experian, one of the big three credit reporting agencies in the U.S., released a report not long ago citing concern over the end-of-draw issue.
“Between 2013 and 2014, there was a 307 percent increase in the number of 90-day delinquencies on HELOC loans for borrowers that were end of draw, compared to just 29 percent that were not end of draw,” Experian said in its report.
The report noted that the percentage of HELOCs that are 90 to 180 days past due, termed “late stage delinquent,” has dropped 0.5 percent from its peak of 1.81 percent in 2009. Meanwhile, more homeowners have been using HELOCs; new loans in the fourth quarter of last year were up 81 percent from the fourth quarter of 2010.
Experian’s report doesn’t predict either good or bad results of this increased borrowing, but its study does caution consumers to do their homework.
Michele Raneri, Experian’s vice president of analytics and business development, put it this way: “This analysis is critical, as we want to not only help lenders prepare and understand the payment stress of their borrowers but also give consumers an opportunity to understand what the impact may be to their financial status and how to be better prepared for it.”
The Office of the Comptroller of the Currency, or OCC, sounded the alarm back in 2012, when about $11 billion in HELOCs reached the end-of-draw period. At that time, OCC predicted the figure would be $29 billion in 2014, $53 billion in 2015 and as much as $111 billion in 2018.
The crunch for borrowers could come when the Fed loosens its grip on interest rates.
The Experian study concludes that, if there is a significant balance on a consumer’s HELOC and that consumer must start repaying, those new payments could put the borrower in a financial squeeze.
Banks that finance the HELOCs generally reach out to consumers six to 12 months before the end of the draw period. They remind consumers of the approaching change in payments and offer to discuss options. Many of those consumers likely will turn to refinancing. Such programs usually operate on a variable interest rate; as an official of TD Bank recently was quoted as saying, “Nobody knows what rates will do a year from now.”
Consumers may want to talk with their loan officers or a financial adviser before deciding. You can read more about HELOCs in the Downeaster Common Sense Guide to Finding, Buying and Keeping Your Maine Home, published by Maine’s Bureau of Consumer Credit Protection. Read it online at maine.gov/pfr/consumercredit/documents/MortgageGuide.rtf. Help also is available from the Bureau by calling 1-800-332-8529.
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