In a Nutshell
A home equity line of credit can let homeowners borrow money against the equity they’ve built up in their home. HELOCs can offer flexibility in borrowing, but they have limitations. They also carry the risk of foreclosure and can require considerable discipline.Whether you need to update your kitchen or fix a leaky roof, a home improvement or repair project probably won’t be cheap.
The median cost for a major kitchen remodel was about $40,000 in mid-2021, according to the 2022 Houzz Kitchen Trends Study. And if you need to replace your roof with asphalt shingles, you’re looking at an average cost of $7,211 for a 2,000-square-foot home, according to 2022 data from HomeGuide.
Unless you’ve got that kind of cash available in your bank account, you’ll probably need to borrow money to make that remodel or repair happen. You may want to consider a home equity line of credit, or HELOC.
Read on for an introduction to HELOCs and a quick rundown on some of the most common alternatives.
- What is a HELOC?
- How does a HELOC work?
- How much can you borrow with a HELOC?
- The risks of a HELOC
- Some alternatives to a HELOC
What is a HELOC?
A HELOC — also known as a home equity line of credit — allows you to borrow against the equity you’ve already built up in your home.
As a line of credit, a HELOC allows for flexibility around both borrowing and repaying money. But it can also require borrowers to stay especially disciplined when it comes to taking out funds and repaying their lenders.
How does a HELOC work?
In its simplest form, a HELOC works somewhat like a credit card. You can borrow money up to a certain credit limit set by the lender and then pay back the borrowed amounts along with interest. This option can offer more flexibility — you can even withdraw and make payments on a daily or weekly basis, if necessary.
What are the requirements for a HELOC?
HELOC requirements vary based on the lender. But in general, you’ll need credit scores at least in the 600s. Keep in mind that scores of 700 or higher are preferred and can help you qualify for better interest rates.
Lenders will also look at your debt-to-income ratio, which is your total monthly debt payments divided by your total monthly income. Some lenders require your DTI ratio to be below 40%, although some may allow up to 43%.
You’ll also need to show proof of employment or a regular income.
How do you spend HELOC funds?
If you’re approved for a HELOC, lenders may allow you to withdraw money during a fixed time known as a draw period.
Once your draw period has ended, your lender may let you renew the credit line. If not, you may need to repay the outstanding amount all at once or over a period of time, which is called a repayment period.
What’s the length of a HELOC term?
The length of a HELOC can vary, but they can run for as long as 30 years (often with about a 10-year draw period and a 20-year repayment period). While borrowers can choose to withdraw the available money immediately, lenders can structure HELOCs as long-term relationships.
How much can you borrow with a HELOC?
A HELOC’s credit limit depends on a number of factors, including your credit and unpaid debts, but it’s determined largely by the market value of your home and the amount you owe on your mortgage.
For instance, if you own a home valued at $400,000 and still owe $300,000 on your first mortgage, then your home equity stands at $100,000. Banks typically limit the amount you can borrow to no more than 85% of the appraised value of your home minus what you owe on your mortgage.
In this case, the maximum amount you’d be able to borrow is $40,000. Here’s how that’s calculated, assuming there are no other liens on your home.
Home’s market value: $400,000
85% of home’s value: $340,000
Minus mortgage balance: $340,000 – $300,000
Potential line of credit: $40,000
Are there any additional fees?
Setting up your HELOC could cost hundreds of dollars in fees. Here are some of the fees you might see with a HELOC.
- Appraisal fees
- Application fees
- Upfront charges, like points
- Attorney fees
- Title search fees
- Mortgage preparation and filing
- Annual fee
- Transaction fees
Many of the terms and fees for HELOCs are determined by the lender, so it’s a good idea to research these specifics before you enter any agreement. Some terms could even be open to negotiation.
Don’t forget that you’ll also pay interest. While most HELOCs offer variable interest rates, they may also come with introductory rates, which can be lower than normal rates but are temporary. Make sure to shop around and compare.
The risks of a HELOC
There are a number of risks with HELOCs, but one big risk is clear. Because you use your home as collateral, failure to make payments could result in the loss of your house.
Banks have attempted to limit how much you can borrow to help protect against such losses, but the risk still exists if you suddenly become unable to make the required payments.
There’s another risk with HELOCs: Your lender may have the ability to reduce or freeze your credit line. Lenders typically only make this move because of missed payments, changes in your home’s equity or in the midst of financial upheaval, but it’s still a possibility worth considering.
But even when managing to avoid unforeseen problems personally, HELOC borrowers might still have to contend with market forces.
A HELOC’s interest rate is usually variable and can change. The interest rate is often tied to the prime rate and can be affected by changes in the market over the life of the HELOC.
There may be limits to that uncertainty, though, like a periodic cap (a limit on rate changes at one time) or a lifetime cap (a limit on rate changes during the loan term).
Some alternatives to a HELOC
If you’re considering a HELOC but not sure it’s the right solution for you, here are some alternatives to consider.
Home equity loans
Home equity loans and HELOCs have similarities. But if you see the terms used interchangeably, be aware that these two products are actually different. And some of these differences might determine which option could be better for your needs.
| HELOC | Home equity loan | |
|---|---|---|
| Equity | Taps into home equity | Taps into home equity |
| Collateral | Uses the home as collateral | Uses the home as collateral |
| Funds | Available up to the credit limit during the draw period to access funds as you need | Paid out in a lump sum, upfront |
| Interest rate | Usually a variable rate | Usually a fixed rate |
| Payments | Payments made only on the amount borrowed once funds are drawn | Payments made periodically over a set time frame |
HELOCs and home equity loans are similar: They both involve borrowing against your home equity and using the home itself as collateral. The differences between a HELOC and home equity loan might seem minor by comparison, but they can matter quite a bit when it comes time to borrow and pay.
For instance, a home equity loan doesn’t allow for a revolving line of credit like a HELOC. Instead, you get the loan amount as a lump sum upfront and spend the life of the loan paying it back (plus interest) on a set repayment schedule. This structure can be useful for people who know exactly how much money they need and when they’ll be able to pay it back.
A home equity loan also usually carries a fixed interest rate, which can provide more security over the life of the loan. This may allow you to plan more easily when putting together a budget for the loan’s repayment schedule. On the downside, the stability of that fixed rate usually means it’s higher than the rate you may get for a HELOC.
Cash-out refinance
A cash-out refinance also involves borrowing money against the value of your home, but it requires a full refinancing of your mortgage rather than setting up a separate agreement.
This can be a good way to consolidate debts or finance the same kinds of major expenses you’re looking to pay for with a HELOC or home equity loan. But it could also leave you with a higher interest rate on your mortgage and the need to pay closing costs.
Personal loan
If you don’t want to eat into your home equity or use your house as collateral, then it could be worth considering a personal loan.
While secured personal loans involve putting up some collateral, you can put up assets other than your home, such as a savings account or CD. Secured loans can offer quality terms and conditions to people with good credit who don’t want to risk losing their home. You may also want to consider an unsecured personal loan, which isn’t backed by collateral.
Unsecured loans have a drawback though — lenders consider them riskier than secured loans, so you’ll likely be charged a higher interest rate.
What’s next?
Before you decide to take out a HELOC, consider what you’ll need it for. If you’re planning to use a HELOC for home improvements, think about setting up a budget to save for the improvements over time, rather than borrowing money.
Draft a budget and make sure the monthly payments will fit into your lifestyle.
If you don’t have time to save and you want to borrow money, consider other loan options like a personal loan or a home equity loan. Weigh fees, repayment schedules and interest rates to make the best financial decision for you.
FAQs
A home equity line of credit (HELOC) lets you borrow against your home equity. Like a credit card, HELOCs let you withdraw funds as needed up to a certain amount and repay what you borrow plus interest.
In general, you can borrow up to a certain percentage of your home equity. And since it’s a revolving line of credit, you can borrow as needed within a certain period of time. You’ll then need to repay what you borrow with interest. Unlike home equity loans, HELOC interest rates are usually variable, which means your monthly payments can change.
HELOCs offer flexibility when it comes to how you borrow and repay funds, but they also require financial self-discipline. Because you’re using your home as collateral, your lender could repossess your house if you don’t keep up with payments.
If you can’t make your payments, you run the risk of losing your house or access to your line of credit. Also, because HELOC interest rates are generally variable, your repayment amount can change even if the amount you borrow doesn’t. And keep in mind that if you sell your home, most lenders will require you to pay back the loan in full.
Somewhat. HELOCs and mortgages are both secured loans where your collateral is your home. Both application processes typically require a property appraisal and have closing costs. But unlike a mortgage, a HELOC lets you borrow and repay as you go to access more cash through a line of credit.
You typically can only withdraw funds within a certain timeframe known as a draw period. After the draw period is over, you’ll probably need to repay the loan in full or make regular payments for a certain amount of time known as the repayment period.
HELOC interest is only tax deductible if you use the loan to buy, build or “substantially improve” the home you’re using as collateral. The home also has to be either your primary or secondary residence. How much of the interest you can deduct depends on when you took out the loan, so it’s a good idea to talk to a CPA or accountant before doing your taxes.
Like a HELOC, a cash-out refinance lets you borrow against the equity in your home. But instead of working like a credit card, this loan replaces your current mortgage with a bigger one. That means you still only have one mortgage payment to handle. But it also means that closing costs and interest rates tend to be higher and it can take longer to pay off your mortgage.