Reverse Mortgages - do they stack up?
A Reverse Mortgage is a mortgage loan, secured over a residential property, that is typically available to older homeowners over the age of 60.
It enables access to funding using the unencumbered value of a property. The credit provider does not mandate regular loan repayments. Rather, interest is calculated on the balance outstanding and added or "capitalised" to the loan on a monthly basis.
As the loan balance generally goes up over time, the starting LVR (Loan to Value Ratio) is much lower than a traditional home loan. This is capped at around 40% of the property's independent valuation.
Features & Access Options
Reverse Mortgages usually offer multiple draw-down options, including a lump sum advance, regular advance or a reserve facility.
In most cases, loan repayments can be made at any time, or the loan can be paid off in full without any penalties.
The mortgage must be discharged when the last borrower moves permanently from the home. This may be when the property is sold, or when the borrower moves to aged care or passes away.
Market Pricing & Fees
After the withdrawal of many participants (including major banks) from the segment, the Reverse Mortgage market is now typically the domain of specialist credit providers.
The spread in Interest Rates between a home loan and a Reverse Mortgage has widened in recent times. In 2024, this means an interest rate in the 8-10% range with application fees. This premium in rate must also be considered in light of the fact that the average loan amounts are considerably smaller than traditional mortgages.
Borrowers are generally required to seek independent financial and legal advice as part of the process, which adds another cost to the borrower.
Benefits & Pitfalls
As an initial comment it is obviously critical to get the right advice. Some outcomes for the borrower include:
- Customers can fund home improvements, consolidate debt, upgrade a motor vehicle, etc.
- Allows existing income to be supplemented and improves the quality of retirement.
- Peace of mind to protect against future needs such as medical expenses.
- Continue to receive the benefit of growth in property value.
While there are benefits, borrowers must be wary of the growth of their loan balance when interest is capitalised. This obviously can defray the available equity in their home, which could be used to support other members of the family instead, as in 'the bank of mum and dad".
Comparison with "Equity Share" products
Equity Share is typically a contract to sell a share of the future sale proceeds of your home. In exchange for selling this share, an upfront amount is paid to the homeowner.
The amount advanced depends on the owner's age and the value of the home today, and of course, how much of the future share you wish to sell. The eligibility terms of an Equity Share product are similar to those of a Reverse Mortgage.
The better option largely comes down to your long-term view of the property market.
If you think that property growth will be less than the interest on a Reverse Mortgage, then an Equity Release product might be an attractive proposition for you, and vice versa.
Reverse Mortgage Example:
John & Sandra are both 67 years old. Their home is currently unencumbered and is valued at $1,000,000.
They seek a lump sum advance of $250,000 (Representing a LVR of 25%) with the following terms:
8.50% Average Interest Rate (Applying a Buffer to the current rate)
Projected Capital Growth of 2.0% per annum
If this facility is pushed out for 15 years (to age 82), with no loan repayments, their financial position would have the following profile:
Projected Home Value: $1,345,868
Owe to Lender: $890,663
Net Home Equity: $455,205
Loan to Value Ratio: 66.17%
The example is a reminder that good planning and forecasting are necessary should you access one of these products.
You can add your relevant numbers using ASIC's Moneysmart's Reverse Mortgage calculator.
Source: www.moneysmart.gov.au/tools-and-resources/calculators-and-apps/reverse-mortgage-calculator
Contact MCP
1300 510 816 or your Finance Partner
enquiry@mcpfinancial.com.au