What Is Home Equity Loan & How Does It Work?
A home equity loan works like a second mortgage that lets you borrow against your built-up equity. You get a lump sum payment with your home serving as collateral. There are two different types of Home Equity Loans - Fixed Home Equity Loan and HELOC. Home equity loans and HELOCs offer a powerful financial tool to leverage property value, providing substantial borrowing power at competitive rates.
Your home serves as more than just a living space—it’s a powerful financial tool that lets you tap into substantial funds through a home equity loan. The loan works by letting you borrow money against your home’s equity, which represents the difference between your property’s current market value and what you still owe on your mortgage.
Most lenders allow borrowing up to 80-85% of your home’s value minus your current mortgage balance. Take this example: A home worth ₹2.9 crore with a remaining mortgage of ₹1.7 crore could give you access to ₹81 lakh through a home equity loan. These loans come with fixed interest rates and you can choose repayment terms between 5 and 30 years.
Home equity loans act as a second mortgage and are an affordable way to fund major expenses. You can use them to renovate your home, consolidate debt, or handle other big financial needs. The interest rates stay lower than unsecured loans or credit cards, and you might even get tax benefits when you use the money to improve your home.
What is a Home Equity Loan and how does it work?
The concept of equity forms the foundation of a home equity loan. Your home’s equity is the difference between its current market value and what you still owe on your mortgage. Your equity grows as you pay down your mortgage or when your property value rises.
A home equity loan works like a second mortgage that lets you borrow against your built-up equity. You get a lump sum payment with your home serving as collateral. Most lenders allow you to borrow between 80% to 85% of your home’s appraised value minus your current mortgage balance.
Here’s a simple calculation example:
- If your home is worth ₹3.3 crore
- Your current mortgage balance is ₹1.7 crore
- Lender allows 85% borrowing of home value
- Maximum borrowing calculation: (₹3.3 crore × 85%) – ₹1.7 crore = ₹1.1 crore
These loans feature fixed interest rates with repayment terms from 5 to 30 years. Your monthly payments stay the same throughout the loan term, which helps with budget planning.
Home equity loans offer lower interest rates than unsecured loans or credit cards. The interest paid could be tax-deductible, especially when you use the money for home improvements.
All the same, you should know that your home serves as collateral. Missing payments could lead to foreclosure. Take time to assess your finances and make sure you can handle the extra monthly payment along with your existing mortgage.
The loan approval process includes these steps:
- Credit assessment (you usually need a mid-600s score or higher)
- Income verification through pay stubs or relevant documents
- Review of your debt-to-income ratio (usually capped at 36-43%)
- Property appraisal to determine current market value
Types of Home Equity Loans available in India
There are two different types of Home Equity Loans available in India which match various financial needs and borrowing priorities. Each type has unique features and benefits that help you pick the one that lines up with your financial goals.
Fixed-Rate Home Equity Loans
These loans give you a single lump-sum payment you can repay over a set period. The best part about fixed-rate loans is their steady interest rate throughout the loan term. Your monthly payments stay predictable and easier to budget. This option works well especially when you have large, one-time expenses like home renovations, medical bills, or debt consolidation.
Home Equity Line of Credit (HELOC)
A HELOC works like a credit card and gives you a flexible credit line to use whenever needed. This setup lets you:
- Borrow parts of your pre-approved amount
- Take out money using bundled credit cards or cheques
- Use the money you’ve already paid back
Benefits of Home Equity Loan
1. Accessible Financing
Easily qualify for these loans as they are secured by collateral, making approval possible even with a less-than-perfect credit history.
2. Asset Optimization
Transform idle asset value into financial opportunity by leveraging your existing resources.
3. Flexible Funding
Receive a comprehensive lump-sum payment that enables you to address substantial expenses effectively.
4. Predictable Budgeting
Benefit from a fixed interest rate throughout the loan tenure, facilitating more precise financial planning and expense management.
Benefits of Home Equity Line of Credit (HELOC)
- Withdraw only the amount you need from your available credit limit
- Enjoy a revolving credit facility that lets you reborrow repaid amounts
- Perfect for phased payments or incremental expenses
- Pay interest solely on the amount you’ve actually borrowed
Difference between Home Equity Loan and HELOC
Factors |
Home Equity loan |
Home Equity line of credit (HELOC) |
| Interest rates | Fixed | Variable |
| Disbursement | Lump-sum amount | Revolving credit line for a pre-approved amount |
| Repayment | Monthly payments | Interest only payments |
| Availability | Easily available in India | Not very common in India |
Eligibility Criteria for Home Equity Loans
- Minimum credit score typically ranges from 620 to 680
- Lenders thoroughly examine your credit report
- Higher credit scores improve approval chances
Home Equity Threshold
- Require 15-20% property equity
- Maximum combined loan-to-value (CLTV) ratio: 80-85%
Income and Employment Stability
- Verify two or more years of consistent income
- Demonstrate steady employment record
- Show regular payments on existing loans
Debt-to-Income (DTI) Ratio
- Maximum DTI ratio: 43%
- Calculation: Monthly debt payments ÷ Gross monthly income
- Example: For ₹1,00,000 monthly income, total debt payments should not exceed ₹43,000
Property Considerations
- Careful review for: Condominiums
- Careful review for: Multi-family residences
- Careful review for: Properties on leased land
Disqualifying Factors
- Outstanding tax liens
- Court judgments
- Unresolved creditor disputes
- Insufficient property value
Strengthening Your Application
- Maintain steady employment
- Build strong payment history
- Reduce existing debt
- Increase home equity through regular mortgage payments
- Resolve any outstanding liens or judgments
Conclusion
Home equity loans and HELOCs offer Indian homeowners a powerful financial tool to leverage property value, providing substantial borrowing power with competitive rates. These options require careful financial evaluation, including a credit score of 620 and 15-20% property equity. Borrowers can benefit from tax advantages and lower interest rates compared to personal loans, making them attractive for one-time expenses or ongoing financial needs.
