With interest rates plunging to their lowest levels in decades, many Canadian homeowners are eyeing the prospect of breaking their mortgages to negotiate new ones with more favourable rates.
Experts say that even with the financial penalties that come with breaking a fixed-rate mortgage, many homeowners may be in a position to save money by breaking with their monthly status quo.
Anthony De Almeida, president and CEO of CanEquity Mortgage, says interest rates have fallen so low in such a short period of time that last year's fixed-rate mortgages now seem "ridiculously high," even though they would be considered quite low historically.
Such dramatic changes in the market, these experts say, have sent homeowners marching to mortgage brokers to see if breaking their mortgage would be in their best interests.
To break or not to break?
Jim Tourloukis, president of Verico Advent Mortgage Services in Unionville, Ont., says the decision of whether or not to break one's mortgage can be made through simple mathematics.
"At the end of the day if the balance on their mortgage is less by breaking it, then it makes sense to do it," Tourloukis told CTV.ca in a phone interview.
Moshe Milevsky, a professor at York University's Schulich School of Business, said the key factor for homeowners is being in a position to absorb the financial penalty that comes with breaking a mortgage, but still coming out on top.
"It has to be someone that took out a mortgage at a relatively higher rate, maybe three years ago; it's got to be a relatively long amortization period so the interest clock is ticking at quite a high rate," he told CTV.ca in a recent phone interview. "For them this simple formula will work out."
"If it's only a couple of bucks a month, it may not be worth the hassle of going to the bank," he added. "But I would say if you can save $20 or $30 a month on the mortgage, why not spend an hour in the bank and go through the paperwork?"
The penalties
In general, the penalty for breaking a mortgage is either a payment of three months interest, or something called the interest rate differential (IRD) -- a non-standard calculation which seeks to compensate the bank for the money it loses when a homeowner breaks their mortgage.
"In theory what it represents is the interest cost, or the interest income, that the bank forgoes by you breaking the mortgage," said Tourloukis, of the IRD.
De Almeida describes the IRD as "the difference between the rate today and the rate that you have currently."
In any case, the bank charges homeowners the larger of the two penalties, which has tended to be the IRD as interest rates have plummeted.
Then there are legal fees, paid to lawyers who handle the cancellation of the old mortgage and the creation of the new one. De Almeida said these fees typically range between $500 and $1,000.
Once the combined penalties are calculated, they can be added to one's new mortgage balance or paid off directly depending on the homeowner's preference and financial means.
More security, less debt
Because interest rates are so very low right now, it may also be attractive for homeowners to negotiate new mortgages where they are locked-in at a fixed rate for the long term.
"The rates haven't been this low in 50 years or more, so anybody that's gotten a mortgage in the last three, four, five years is very interested in locking in," De Almeida said.
De Almeida said he has had many clients looking to lock in to seven or 10-year mortgages, even if it means paying more than they would for a shorter-term mortgage.
"Why not pay a little bit more and have 10 years of security, especially in this market?" he said.
In a similar way, homeowners can decrease their liabilities by opting to take other debt they may have -- say credit card or car loan payments -- and tack it on to their newly negotiated mortgage, in order to pay it off at better rates.
De Almeida said the combination of low interest rates and an otherwise tight credit market makes it "a perfect time to be throwing your credit cards into a mortgage and to becoming debt-free."
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