When does an FHA Streamline Refinance Make Sense?

When does an FHA Streamline Refinance Make Sense?The FHA streamline refinance is not right for everyone, but if rates significantly dropped or you can afford a fixed-rate loan and want out of an ARM, it can make sense. If you’ll stay in the home for the foreseeable future, you can either save money on interest or have a more predictable payment.

Before you jump on board, ask yourself:

  • Am I saving enough money to make the cost of refinancing worth it?
  • Would I feel more at ease with a fixed-rate loan versus an ARM?

When Doesn’t an FHA Streamline Refinance Make Sense?

Like we said, sometimes it doesn’t make sense to refinance.

First, make sure you can afford the closing costs. Unlike most other loan programs, you cannot roll your closing costs into the loan. Make sure you have the money to cover the closing costs plus the FHA upfront mortgage insurance fee equal to 1.75% of the loan amount. You may get a credit for some of the insurance you paid already.

Next, make sure the interest changes are enough to refinance. Just because you get a lower rate, doesn’t mean it automatically makes sense. Look at the big picture. Is the payment lower? Are the over loan costs lower? Look at the loan’s total cost over the entire term to decide.

Pros and Cons of the FHA Streamline Refinance

Pros:

  • Simple to qualify for and use
  • You may be eligible for an FHA MIP refund
  • No appraisal necessary
  • No credit check or income verification needed
  • A simple way to lower your payment or change your loan’s term

Cons:

  • You owe closing costs upfront
  • You’ll pay the upfront MIP again
  • You’ll start your loan term over again

FAQ – FHA Streamline Refinance

Do you have to pay closing costs on the FHA streamline refinance?

Yes, you always have to pay the closing costs upfront on the FHA streamline refinance. Some lenders may offer a no-closing cost loan, but the interest rate will be higher. This may negate the net tangible benefits of refinancing.

Do you need an appraisal for the FHA streamline refinance?

No, the FHA doesn’t require an FHA appraisal. This also means you don’t have to worry about making specific repairs to meet the FHA minimum property requirements.

Is there a minimum credit score required for the FHA streamline refinance?

The FHA doesn’t require lenders to pull credit for the FHA streamline refinance. If your lender pulls credit, they’ll typically require between a 580 – 640 to qualify, though.

Final Thoughts

If you have an FHA loan and know rates dropped lower than what you pay now, look into your options. You don’t have to use the same lender, so shop around and get at least 3 quotes.

Look at your options, comparing the rate, closing costs, and overall loan term. To qualify, you must have an on-time mortgage payment history plus prove you benefit from the refinance. It can be a great way to save money on your loan if you look for the best loan possible. 

Is an ARM Loan Right for You?

Is an ARM right for youIn today’s competitive housing industry, it’s important to find the loan that’s right for you. With the low-interest-rate environment, many buyers wonder if an ARM loan is the best choice. Here’s everything you should consider before choosing an ARM loan.

Understanding how an ARM Loan Works

An ARM loan offers an introductory rate. The rate remains fixed for the first few years. After the fixed period, the rate adjusts annually based on the index (such as LIBOR) and the chosen margin set by the lender.

Many buyers prefer the ARM because the initial payment is much lower so they can afford a larger loan. With the potential of increasing rates in the near future, many buyers are looking at the ARM for its lower cost. 

A fixed-rate loan, on the other hand, starts at one rate and remains the same. Your payment never changes unless you escrow your taxes and insurance, and those rates change throughout the time you own the home. 

Pros and Cons of the ARM Loan

 Pros:

  • Lower payment for the first few years
  • You may be able to pay more principal each month with the lower payment
  • Rates may decrease in the future

Cons:

  • Rates can increase significantly
  • Your monthly payment will change annually after the fixed period
  • It’s hard to predict your financial situation 5 to 10 years from now

Choosing Between an ARM Loan and Fixed Rate Loan

Because you don’t know where you’ll be 5 to 10 years from now, it’s hard to decide if an ARM loan or fixed-rate loan is right. Here’s what you should consider.

Will you Move Soon?

Think about your plans. Will you move in the next few years? If so, an ARM may make sense, especially if you can get one with a rate that will adjust after you sell the house.

Do you Think you’ll Refinance? 

Some people like refinancing whether to get the lowest rates or to tap into their home’s equity. If you’ve structured your loan so that you put money into the home now but will tap into it later, an ARM may save you money for a few years. If you refinance before the rate adjusts, you eliminate the risk of increasing rates. 

Do you not Like Risks?

No matter what your future plans may be, if you don’t like risks and uncertainty, a fixed-rate loan is a better choice. You’ll get more predictability and know exactly what your payment is each month. You’ll also know when you can afford to pay more principal and pay your loan down faster.

Choose the Right Loan Term for You

Look at your situation and choose the loan term that suits your finances now and in the future. Even if everyone around you is taking an ARM loan doesn’t mean it’s right for you. Know the terms, how much the rate can change, and what you are comfortable affording.

Talk with your loan officer and look at all scenarios, paying close attention to the loan’s total cost over the life of the loan before deciding.

Should You Consider an Adjustable Rate Mortgage For Your Home Purchase?

Should You Consider an Adjustable Rate Mortgage For Your Home Purchase?With mortgage rates finally looking like they may move upward a bit as the overall market improves the adjustable rate mortgage starts to come into play again. Better known as the ARM home loan, the adjustable rate mortgage can be a flexible, powerful tool, depending on how it is used.

ARMs Can Help Save On Total Interest Expense

When rates were higher years ago, the ARM was an alternative way to obtain financing for a home without paying as much in interest with every payment. This was ideal for folks who felt that a few years forward the regular market rates would drop or they didn’t plan to stay in the same home for a number of years.

By trading away the mundane predictability of a 30-year fixed loan, the borrower was rewarded with a lower cost loan via an ARM. However, after a short period, anywhere from six month to ten years, the ARM would reset and the rate charged would change to a specific market index.

ARMs became all the rage in the early and mid-2000s as people bought homes to then sell them quickly with rising property values. It was low cost interest paid for large sums of financing, which was then paid back and profits were made just holding a home two years or so and well within the typical ARM period. However, when the real estate market went south a number of years back, many had to hold onto homes longer and rates reset to a higher, floating rate index.

The Advantages of Adjustable Rate Mortgages

Today, the advantage of the ARM again presents itself as rates begin to rise, offering again lower interest rates for home financing for a typical one to ten years. But these tools still include the rate reset after the intro period to consider, and with mortgage rates on an upward trajectory for the next few years it’s worth noting that the loan may cost more when the switch happens.

Thus a borrower should remember to look at the ARM as a shorter-term borrowing tool. A few options that can off-set the potential added interest rate costs in the future are:

 

  • sell the home prior to the reset date while verifying that there is no pre-payment penalty period
  • sell the home for a substantial amount more than it was bought for based on price appreciation or property improvement
  • refinance to a fixed-rate loan at a later date to avoid potentially higher index-based floating rates

 

The same caveat from a decade ago applies to today’s ARMs: they can be extremely valuable for up-front borrowing savings, but borrowers need to always remain aware of the included reset date and what it means for further financial obligations down the line.

As always, talk with your trusted mortgage loan professional to examine the best course of action for your personal situation.