HOW CAN I REDUCE MY RISK?

HOW CAN I REDUCE MY RISK?


Besides an overall rate ceiling, most ARMs also have
"caps" that protect borrowers from extreme increases in monthly
payments. Others allow borrowers to convert an ARM to a
fixed-rate mortgage. While these may offer real benefits, they
may also cost more, or add special features, such as negative
amortization.


Interest-Rate Caps


An interest-rate cap places a limit on the amount your
interest rate can increase. Interest caps come in two versions:

* Periodic caps, which limit the interest rate increase from
one adjustment period to the next; and

* Overall caps, which limit the interest-rate increase over
the life of the loan.

By law, virtually all ARMs must have an overall cap. Many
have a periodic interest rate cap.

Let's suppose you have an ARM with a periodic interest
rate cap of 2%. At the first adjustment, the index rate goes up
3%. The example shows what happens.



A drop in interest rates does not always lead to a drop in
monthly payments. In fact, with some ARMs that have interest
rate caps, your payment amount may increase even though the
index rate has stayed the same or declined. This may happen
after an interest rate cap has been holding your interest rate
down below the sum of the index plus margin.



Look below at the example where there was a periodic cap
of 2% on the ARM, and the index went up 3% at the first
adjustment. If the index stays the same in the third year, your
rate would go up to 13%.



In general, the rate on your loan can go up at any
scheduled adjustment date when the index plus the margin is
higher than the rate you are paying before that adjustment.
The next example shows how a 5% overall rate cap would affect
your loan.



Let's say that the index rate increases 1% in each of the
first ten years. With a 5% overall cap, your payment would
never exceed $813.00--compared to the $1,008.64 that it would
have reached in the tenth year based on a 19% indexed rate.


Payment Caps


Some ARMs include payment caps, which limit your monthly
payment increase at the time of each adjustment, usually to a
percentage of the previous payment. In other words, with a 7½%
payment cap, a payment of $100 could increase to no more than
$107.50 in the first adjustment period, and to no more than
$115.56 in the second.

Let's assume that your rate changes in the first year by 2
percentage points, but your payments can increase by no more
than 7½% in any one year. Here's what your payments would look
like:



Many ARMs with payment caps do not have periodic interest
rate caps.


Negative Amortization


If your ARM contains a payment cap, be sure to find out
about "negative amortization." Negative amortization means the
mortgage balance is increasing. This occurs whenever your
monthly mortgage payments are not large enough to pay all of
the interest due on your mortgage.

Because payment caps limit only the amount of payment
increases, and not interest-rate increases, payments sometimes
do not cover all of the interest due on your loan. This means
that the interest shortage in your payment is automatically
added to your debt, and interest may be charged on that amount.
You might therefore owe the lender more later in the loan term
than you did at the start. However, an increase in the value of
your home may make up for the increase in what you owe.

The next illustration uses the figures from the preceding
example to show how negative amortization works during one
year. Your first 12 payments of $570.42, based on a 10%
interest rate, paid the balance down to $64,638.72 at the end
of the first year. The rate goes up to 12% in the second year.
But because of the 7½% payment cap, payments are not high
enough to cover all the interest. The interest shortage is
added to your debt (with interest on it), which produces
negative amortization of $420.90 during the second year.



To sum up, the payment cap limits increases in your
monthly payment by deferring some of the increase in interest.
Eventually, you will have to repay the higher remaining loan
balance at the ARM rate then in effect. When this happens,
there may be a substantial increase in your monthly payment.

Some mortgages contain a cap on negative amortization. The
cap typically limits the total amount you can owe to 125% of
the original loan amount. When that point is reached, monthly
payments may be set to fully repay the loan over the remaining
term, and your payment cap may not apply. You may limit
negative amortization by voluntarily increasing your monthly
payment.

Be sure to discuss negative amortization with the lender
to understand how it will apply to your loan.


Prepayment and Conversion


If you get an ARM and your financial circumstances change,
you may decide that you don't want to risk any further changes
in the interest rate and payment amount. When you are
considering an ARM, ask for information about prepayment and
conversion.

Prepayment. Some agreements may require you to pay special
fees or penalties if you pay off the ARM early. Many ARMs allow
you to pay the loan in full or in part without penalty whenever
the rate is adjusted. Prepayment details are sometimes
negotiable. If so, you may want to negotiate for no penalty, or
for as low a penalty as possible.

Conversion. Your agreement with the lender can have a
clause that lets you convert the ARM to a fixed-rate mortgage
at designated times. When you convert, the new rate is
generally set at the current market rate for fixed-rate
mortgages.

The interest rate or up-front fees may be somewhat higher
for a convertible ARM. Also, a convertible ARM may require a
special fee at the time of conversion.