Key takeaways
- HELOCs and home equity loans let you borrow against your home’s equity. You’ll receive a lower interest rate but risk losing your house.
- A HELOC provides revolving credit with variable rates and flexible withdrawal periods. They are good for ongoing or uncertain costs.
- A home equity loan offers a lump sum with fixed rates and predictable payments, which is ideal for one-time expenses.
Being a homeowner comes with a few advantages. One is the ability to tap into your home’s equity or value for cash.
Two home equity borrowing options are a home equity loan and a home equity line of credit (HELOC). Both lend you money at a low interest rate since you’re borrowing against your home’s value. Many people use a HELOC or home equity loan for home improvement, paying off debt, college costs, or other major expenses.
While similar, they function differently. A home equity loan gives you a lump sum that you repay with fixed payments, while a HELOC is similar to a credit card. In this article, we’ll discuss how they work, their pros and cons, and help you decide which makes more sense for you.
What is home equity?
Home equity is the portion of your house that you truly own. It is the difference between your property’s market value and the balance you owe on your mortgage.
Most homeowners first earn equity by making a down payment. Your equity grows as you pay down the mortgage or your home’s value increases.
For example, you buy a house worth $300,000 and make a $50,000 down payment. Your equity is $50,000. Your home’s value increases to $350,000 and you owe $150,000 on your mortgage. You now have $200,000 in equity.
Home equity can be a powerful financial tool. You can borrow against a portion of your equity (up to 80%) by taking out a home equity loan or a HELOC. From the example above, that would be $160,000.
What is a HELOC loan?
A HELOC is a revolving line of credit secured by your home. It works more like a credit card than a regular loan. You’re able to access funds as needed, up to a set limit, and only pay interest on the amount used.
HELOCs consist of a draw period and a repayment period. The draw period typically lasts five to ten years. During this time, you borrow as needed within your available credit.
Monthly payments are usually interest-only during this period. Though some lenders require you to pay a portion of the principal.
After the draw period ends, you enter the repayment phase. Repayment typically lasts 10 to 20 years. During this time, you can no longer withdraw money. Instead, you make monthly payments that cover the principal and the interest.
Determining upfront how long the full term of a HELOC loan is can help you decide if it suits your financial goals. Budgeting for a HELOC can be tricky since the payments are unpredictable.
A significant reason for this is that HELOC interest rates are usually variable. They rise or fall based on market conditions. As they fluctuate, so do your monthly payments. Some lenders now offer fixed-rate conversion options to help manage changing HELOC loan rates.
HELOCs are ideal for ongoing expenses where you need flexible access to cash. Typical uses include home renovations, medical bills, and tuition costs. Many people use HELOCs for home repairs and deduct the interest from their taxes.
Want extra cash?
How to get a HELOC loan
The first step in learning how to apply for a HELOC loan is to calculate your home equity levels.
Check your equity: Lenders typically require you to have a minimum of 15% to 20% equity in your home. To determine your equity, subtract your mortgage balance from your home’s current market value.
Gather required documents: Lenders ask for the following:
- Government-issued ID (driver’s license, state ID, or passport)
- Proof of income (pay stubs, W-2s, or tax returns)
- Mortgage statements
- Property tax records
- Homeowners Insurance
- Recent bank statements
Compare lenders: Shop around and compare offers. Look closely at the fees, repayment terms, and interest rates.
Submit your application: You can apply online, over the phone, or in person.
Home appraisal: Most lenders require a home appraisal to determine the current value of your property. The current value influences the loan amount.
Closing costs: Like mortgages, HELOCs come with closing costs. You can pay the fee upfront or roll it into the price of the loan.
Access your funds: Once approved, the lender will give you a checkbook, credit card, or transfer funds to your bank account. The whole process usually takes two to six weeks.
HELOC loan requirements
To be eligible for a HELOC, you must show that you can afford to borrow and have sufficient equity.
A strong credit score is also essential. The minimum credit score for a HELOC is typically around 620, but most lenders prefer scores above 700. Before applying, it’s smart to check your credit score and address any issues dragging it down.
You can get a HELOC with bad credit if you have significant equity and stable income. The best HELOC lenders for bad credit will be transparent about loan terms, interest rates, and additional conditions.
Lenders also consider your debt-to-income ratio (DTI). Your DTI is the percentage of your income that goes toward paying debts. Most lenders require a DTI under 43%.
As with other forms of borrowing, lenders also require a stable income. A reliable income indicates that you can repay the loan.
Pros and cons of a HELOC
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Borrow as needed during the draw period
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Interest-only payments during the draw period
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Revolving credit that you can use, repay, and borrow again
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Lower initial interest rate than most unsecured loans
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Good for ongoing expenses
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Don’t pay unless you use the money
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Interest can be tax-deductible if used for home improvements
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Access to funds over a 10-year draw period
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Open to refinance after the draw period ends
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Variable interest rates can raise your monthly payments
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Easy access to funds can lead to overspending
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You can lose your home if you don’t repay
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Monthly payments can significantly increase when the repayment phase begins
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Budgeting is harder since payments are unpredictable
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Lenders can reduce or freeze your credit line if your home value drops
What is a home equity loan?
A home equity loan works by allowing you to borrow a lump sum based on the value of your home. You then repay the money over a set term with regular monthly payments. Repayment terms range from five to 30 years.
Home equity loan rates as fixed. As a result, your interest rate and monthly payments remain the same throughout the life of the loan.
Interest rates are also generally lower than unsecured loans or credit cards. The reason is that your home secures the loan. While you’ll pay less interest, missing payments could put your home at risk.
These loans are best suited for large, one-time expenses. A home equity loan works exceptionally well for home improvements. When used for this purpose, the interest is tax deductible.
How to get a home equity loan
Applying for a home equity loan is the same as applying for a HELOC.
Assess your home equity: Calculate how much value you have in your home. The amount of equity affects whether you qualify and for how much.
Gather your documents: You must provide proof of income, recent bank statements, and homeowner’s insurance. Lenders will also want information about your existing mortgage and other debts.
Shop around & apply: It’s important to explore different home equity loan options before applying. Compare interest rates, fees, and terms, as they vary widely.
Get home appraised: Appraisals determine your home’s current value, which influences the loan amount.
Apply: Submit your documentation and undergo a credit check.
Wait for approval: The process can take anywhere from a few days to a few weeks. If you’re hoping for fast home equity loans, gather all your documents early and make sure they’re accurate.
Receive your funds: Once approved, you must pay a closing cost. You can pay the fee upfront to avoid interest or include it in your monthly payments. The lender will then send the proceeds to your bank account.
Home equity loan requirements
To qualify for a home equity loan, you need to have at least 15% to 20% equity. This is the portion you’ve paid off compared to your home’s market value. Your combined loan to value ratio (CLTV) should not exceed 80% of your home’s appraised value.
The required credit score for a home equity loan is generally over 700. You may be able to find lenders who accept scores as low as 620. If you can, take the time to improve your credit score.
If your credit score is low, you may still qualify for bad credit home equity loans. Lenders are more likely to consider you if you have substantial equity, low debt, and a reliable income. Some credit unions and online lenders offer options close to a guaranteed home equity loan for bad credit borrowers.
Lenders also consider your debt-to-income ratio. A lower DTI, typically below 43%, indicates that you have a manageable debt level and can afford the loan. You will also need a reliable income to make monthly payments.
A recent foreclosure or bankruptcy will disqualify you from getting a home equity loan.
Pros and cons of a home equity loan
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Fixed interest rates for predictable payments
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Lump sum payout may help prevent overspending
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Lower interest rates than personal loans and credit cards
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Interest may be tax-deductible if used for home improvements
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Lower closing costs than refinance
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Set monthly payments make budgeting easier and more predictable
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Risk of losing your home if you don’t repay your loan
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Higher closing costs & initial payments than a HELOC
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Repayment begins immediately
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Fixed rates prevent benefiting from future rate drops
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Can’t borrow additional funds without a new loan
Differences between a HELOC and a home equity loan
HELOCs and home equity loans differ in how lenders disburse and borrowers repay the funds.
A HELOC gives you access to money as needed. You can withdraw and repay as you like for the first five to ten years. Payments are initially interest only, but the rate is variable. The structure is good if you need flexibility for ongoing expenses.
A home equity loan is an installment loan. You receive all the money upfront and repay it at fixed monthly payments. These loans are suitable for large, one-time expenses.
Look at the chart below outlining the differences:
HELOC | Home Equity Loan | |
Lump sum | √ | |
Withdraw as needed | √ | |
Variable interest rate | √ | |
Fixed interest rate | √ | |
Fixed monthly payment | √ | |
Reapply for additional funds | √ | |
Pay interest on the amount used | √ | |
Interest-only payment period | √ |
Which is best for you: HELOC or home equity loan?
A HELOC is best if you don’t know how much you need and want ongoing access to funds. Its flexible borrowing structure and interest-only payments make it appealing for variable costs.
You need to budget for changing interest rates and control your spending, even with easy access to credit.
A home equity loan is a good choice if you need a large amount of money at once to cover a sizeable immediate expense. The fixed monthly payments are good if you prefer stability.
Looking for yet another loan?
Alternatives to home equity loans and HELOCs
HELOCs and home equity loans are appealing because of their lower costs, but they are risky. If you default, you could lose your home.
Here are a few other options that don’t put your property on the line.
Loans for home improvement
A HELOC for home improvement gives you flexible access to funds for ongoing renovations. A home improvement loan gives you a lump sum of cash to use for renovations, repairs, or upgrades. These loans are unsecured, meaning you don’t have to provide collateral.
Lenders instead base approval on your credit score, DTI, and income. The interest rates usually start around 6.99%, higher than secured loans.
You may be able to find home improvement loans for bad credit. Look for online lenders and visit credit unions that accept applicants with lower scores. Pay down any debts, as a lower DTI will make you a more attractive candidate.
Urgent loans for bad credit
If you need money quickly and have a low credit score, consider online lenders and credit unions. Look for bad credit loans with guaranteed approval, but be sure to read the fine print. No lender will approve everyone. Loans for consumers with poor scores often have high interest rates and unfavorable terms.
Cash-out refinance
A cash-out refinance is when you replace your existing mortgage with a new, larger loan. Use the new loan to pay off your mortgage balance and receive the difference in cash.
The new mortgage may have higher interest rates and a longer repayment term. Like HELOCs and home equity loans, you use your property as collateral. If you are unable to pay, you could lose your home to foreclosure.
Personal loan
A personal loan is an unsecured loan you can use for anything. They are typically installment loans with repayment terms of two to seven years. Interest rates tend to be higher, but you are not risking your property.
Frequently asked questions
1. What is the monthly payment on a $50,000 HELOC?
The monthly payment depends on the interest rate, repayment phase, and how much you spend. During the draw period, you may only pay interest. If you spent the entire $50,000 and your interest rate is 6%, you’d pay $250 per month. After that, full payments on a 10-year term would be around $555 per month.
2. Which is better: a HELOC or a home equity loan?
A HELOC is better for flexible, ongoing expenses. A home equity loan is better for fixed, one-time costs. The right choice depends on what you need the money for and if you prefer installment or revolving credit.
3. How long are home equity loans?
Home equity loans are typically repaid over 5 to 30 years.
4. Can you get a home equity loan with bad credit?
Some lenders offer home equity loans for bad credit, but the terms will be less favorable. You may face higher interest rates or need more equity.
5. Can you get a HELOC with bad credit?
You may be able to get a HELOC loan for bad credit, but it will be challenging. Most lenders require good credit above 680. To increase your approval odds, build up equity and lower your debt-to-income ratio.
6. Why are most personal loans much smaller than mortgages and home equity loans?
Personal loans are often smaller than mortgages and home equity loans because they are unsecured. Since lenders take on more risk, they limit the loan amounts to minimize potential losses. With a mortgage or home equity loan, your property secures the loan. The collateral reduces the risk for lenders and allows them to offer much larger loan amounts.
7. How long does it take to get a HELOC loan?
It typically takes two to six weeks to receive a HELOC. The time depends on the lender, appraisal, and how quickly you submit documents.
8. Does a HELOC affect your credit score?
HELOCs will impact your credit score by lengthening your credit history and increasing your available credit. An unused HELOC can affect your credit score by lowering your utilization ratio, which is a good thing. Timely payments will improve your score, while missed payments will hurt it.
Bottom line
HELOCs and home equity loans can both be smart and cost-effective ways to pay for substantial expenses. They are especially useful for home improvements that increase your property’s value. Best yet, interest is often tax deductible when you use the funds for home repairs.
Choose a HELOC if you have a long, ongoing project or prefer the flexibility of revolving credit. A home equity loan is best if you know how much you need and like the stability of fixed monthly payments. Both options let you access the equity you’ve built to borrow at a lower interest rate.
Whichever route you decide to take, shop around with different lenders. It pays to prequalify and compare options to ensure you get the best deal.