January 21st, 2015 10:25 AM by Jackie A. Graves
A perfect storm of low mortgage rates, rising
home prices and a decision by the Obama administration to lower the fees
charged by a popular federal program could lead hundreds of thousands of
borrowers to seek to refinance over the coming year.
Last Thursday, President Barack Obama said that the Federal Housing
Administration would lower the annual fee it charges a typical
borrower to 0.85% from 1.35%. The FHA doesn’t make loans but sells insurance to
make investors whole in case of default. Borrowers pay for the insurance and
are eligible to buy it on mortgages that have down payments of as little as
That decision came on top of mortgage rates
that had already fallen steeply over the past few months. In the week ended
last Thursday, the average 30-year fixed-rate mortgage cost 3.73%, according to Freddie Mac, its lowest
point since May 23, 2013.
With that in mind, you might have a few
questions about the new program and whether it makes sense for you.
The FHA on Jan. 26 will reduce the
annual premiums it charges many borrowers. For those who make a down payment of
less than 5% and take out a loan of $625,500 or less, the premium will be
reduced to 0.85% from 1.35%. On a $200,000 loan, that would save a borrower
about $1,000 in the first year.
Borrowers who make a down payment of 5% or
higher will see their premium reduced to 0.8% from 1.3%. These premiums are for
mortgages with a term of more than 15 years; premiums for shorter-term loans
Right now, borrowers must pay for FHA
insurance for the life of a loan, even if their home equity rises above 20% of
the value of the home. That also doesn’t change with the announcement.
Will people who already have an FHA loan see
their insurance costs reduced?
No. Rather than retroactively change the
insurance premiums charged to borrowers who already have FHA-insured mortgages,
the FHA will require borrowers to refinance if they want to get the new rate.
That’s led some analysts and lenders to
expect a sharp rise in FHA refinances in the coming year,
though estimates vary depending on expectations of overall mortgage rates.
What if I’m already in the process of getting
an FHA-insured loan? Will I get the new rate?
Maybe. It’s probably too late if your loan has
already closed. It also might be too late if you’re buying a home and your loan
closes very soon, such as in the next few days, unless you have a very
If your loan closes toward the end of the
month or the beginning of February, your lender should be able to cancel your
loan’s so-called FHA Case Number and reapply for a new one at the new rate.
Some lenders say that they’ll do that automatically. That includes the biggest
FHA-lender, Quicken Loans, saays Quicken Loans vice president Bill Banfield.
But no matter when your scheduled closing is or
who your lender is, make sure you ask.
Will it make sense for me to refinance at the
It could—especially if you got an FHA-insured
mortgage in mid to late 2013. That’s when the average rate on a 30-year fixed
mortgage spiked to 4.5% and it was after the FHA enacted its last price hike to
1.35%. As a general rule of thumb,
refinancing a mortgage makes financial sense if you get a break of at least a
percentage point, or more or less depending on how long you plan to keep the
That required break is one reason why some
economists’ expectations for a new refinancing boom were tempered before the
FHA announced its rate cut. The central issue: A huge proportion of borrowers
already have a mortgage at a very low rate. Mr. Obama’s decision to lower FHA
premiums, however, could make the decision easier for many homeowners.
If I want to refinance, how should I go about
Read this article. The
short version: Use a tool such as those at Bankrate.com or HSH.com to compare
lender offers in your area. See if your existing lender or bank will give you a
break on your rate or closing costs by virtue of your existing relationship.
And have the lender help you calculate a break-even amount of time you’d have
to keep the loan to make the closing costs make sense.
The FHA also offers a special “streamline refinance”
process that cuts down on the paperwork needed to refinance a loan and can
What about buying a home? Could this tip the
scales in favor of buying instead of renting?
The White House certainly thinks so. On the
day of the announcement, the White House gave an estimate that the cut would
spur 250,000 new home buyers to purchase a home. Given that the White House
also said that the decision would save a typical FHA borrower about $900
annually, that might seem optimistic, but it is true that incremental changes can make a big
difference to the extent that buyers had been barely priced out
of a home before the change.
“The first thought we had was about
purchases,” said Quicken Loans’ Mr. Banfield. “We wonder if this could help
make more people renting decide to purchase a home.
So rates will never be this low again, right?
That’s what they’ve said every year since the
financial crisis, but apart from the spike in mid-2013, analysts and economists
have generally been wrong on this issue.
Just as it’s difficult to predict moves in the
stock market, it’s difficult to predict what will happen with bond yields and
mortgage rates. Narratives that you hear about the Federal Reserve preparing to
hike interest rates (and earlier, the wind down of its bond-buying program) are
likely already priced into the market. So anything that moves mortgage rates
significantly—up or down—will by its nature be unexpected.
But, yes, mortgage rates are very low by
historical standards, and if you lock it in at current levels, you’re unlikely
to regret doing so.
By: Joe Light | To view the original article