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Using Home Equity to Consolidate Debts

Home Equity to Consolidate Debts - Refinance Your Home or Get a Second Mortgage

What does using home equity to consolidate your debts mean? Essentially it is using the equity in your home / refinancing your home to consolidate your debts into one payment in order to pay off your debts.

A "Home Equity Loan", "Home Equity Line","refinancing your mortgage / re-mortgage" and getting a "second mortgage" are all different names for the same thing and are sometimes used as a debt consolidation option. These terms refer to the bank lending you money against the portion of your home that you own. So if the bank thinks that your home is worth $300,000 and your mortgage is for $250,000, then you own $50,000 of your house. This is called your "equity".

Increasing your mortgage is something that the bank may let you do, by taking out a second mortgage to use up some of this equity to pay off your debts. (Check out our handy mortgage and debt consolidation calculator). You would then have two mortgages: your first mortgage and a second mortgage which could be the debt consolidation home loan. If this is something you're interested in doing, speak with your bank or credit union to find out how it works, to get information about the mortgage rules in Canada and if this option could work for you. Sometimes if you have bad credit, it might be difficult to get a debt consolidation loan, so using home equity could be another possibility. Check with a Credit Counsellor to make sure that you choose the right option.

Selling Your House to Pay Off Debt - Talk to a Credit Counsellor About Consolidating Debts

You could also sell your house to pay off debts, though this should be a last resort and pertain to your situation, e.g. down-sizing in retirement. There are things to know before using your home equity line, so to choose the best way / option that fits your situation, especially if you're retired and your income has changed, talk to a trusted, accredited non-profit Credit Counsellor.

Interest Rates for Second Mortgages - Can Be Higher Than First, Talk to Your Bank About Using Your Home Equity

Sometimes you can get the same interest rate on your second mortgage as you got on your first mortgage, but this isn't always possible (talk to your lender to find out more). If you do have to pay a higher interest rate on your second mortgage, you can set up the due date / term to correspond with the due date / term for your first mortgage. This will allow you to combine them at the bank's best interest rate when they need to be renewed.

Re-mortgaging may also be an option that your lender can explain to you. It may allow you to keep a low interest rate, only have one mortgage payment and still give you funds to pay off other debts.

History of Mortgage Rates in Canada - Declining Since 1980's

Ever since the early 1980's mortgage rates have been declining in Canada. They peaked at over 20% at that time but are now typically offered in the 3% - 6% range. It is wise to remain mindful of the fact that we are currently living with historically low interest rates. This means that we cannot count on them to stay this low forever. The average five year mortgage rate over the past 60 years has been 8.95%. So if you are considering refinancing your home, make sure you can afford an "average" interest rate of 9% in the long term.

Finance Companies and Sub Prime Lenders or Loan Companies Offering Mortgages - Higher Interest Rates than Banks

Finance companies and sub-prime lenders also offer mortgages. Their interest rates will almost always be higher than the bank's and can often range between 14% - 30%. These rates are a lot higher because these companies tend to lend money / cash to people in financial situations that involve more risk than banks usually want to take on.

High interest loans like these can be used as a tool to get you from point A to point B, but you should do your best to find a better arrangement as fast as possible. It is very hard to get ahead paying really high interest rates.

Advantages of Using a Second Mortgage to Consolidate Debt

  1. The interest rates are typically low
  2. Flexible payment arrangements. You can usually extend your amortization (the length of time required to pay back the loan) to create an ideal monthly payment

Disadvantages of a Second Mortgage

  1. You must have enough equity in your home as well as income to make both mortgage payments
  2. You may be charged a number of fees for the costs involved in setting up a second mortgage
  3. Banks often don't like to do small second mortgages. $10,000 may be the minimum that they will consider

Contact Us for More Information About How to a Use Home Equity Line to Consolidate Debts

We can give you information on how to use home equity to consolidate debts / pay off debts. Contact us by phone at 1-888-527-8999, send us an email or chat with us online right now. One of our Credit Counsellors will be happy to offer you debt consolidation advice. Our appointments are free, confidential and informative. You may have other options that are better for your situation, so before you increase your mortgage, take out a second one (at a higher interest rate) or apply for a home equity loan, give us a call.