Jika anda menonton TV, anda mungkin pernah melihat suara biasa seperti pelakon Tom Selleck yang menggembar-gemburkan gadai janji terbalik sebagai alat yang tidak ternilai untuk mana-mana pesara. Walau bagaimanapun, setiap produk kewangan mempunyai dua sisi, jadi pertimbangkan dengan teliti kebaikan dan keburukan gadai janji terbalik.
Apakah gadai janji terbalik?
A reverse mortgage allows homeowners 62 and older to convert real estate capital into cash for consumption.
Sebilangan besar gadai janji terbalik diinsuranskan oleh Pentadbiran Perumahan Persekutuan (FHA), yang bermaksud bahawa jika peminjam mungkir hutang, ia akan dibayar balik menggunakan rizab FHA.
Kerajaan merujuk kepada gadai janji terbalik sebagai "HECM," atau gadai janji penukaran ekuiti rumah, dan peminjam mesti membayar premium insurans pendahuluan dan premium tahunan sebanyak 0.5% daripada pinjaman tertunggak untuk menyertai. Premium ini digunakan untuk membiayai rizab FHA.
Selain gadai janji terbalik yang dijamin FHA, terdapat dua jenis lain:
- Gadai Janji Terbalik Proprietari – Ini boleh didapati melalui pemberi pinjaman swasta dan tidak tertakluk kepada talian kredit FHA.
- Gadai Janji Terbalik Tujuan Tunggal – Ini adalah kurang biasa dan wang yang anda dapat daripada salah satu gadai janji ini hanya boleh digunakan untuk satu tujuan tertentu, cth. B. Ubahsuai sebahagian rumah atau bayar cukai harta. Anda boleh mendapatkan pilihan ini melalui beberapa kerajaan negeri dan tempatan serta badan bukan untung.
Bagaimanakah gadai janji terbalik berfungsi?
Gadai janji terbalik membolehkan anda mendapatkan wang tanpa membayar bil anda dengan segera.
Consider this math: In a traditional mortgage, if you borrow $100,000 at a fixed rate of 3.4% for 30 years, your monthly payments (principal and interest) are $443.48. If you borrow $100,000 through a reverse mortgage, you will pay zero monthly principal and interest.
Too good to be true? OK then. You will still owe money. You don’t have to pay back the money until you sell the house, move out, or die. If the latter is the end of your reverse mortgage, the onus to pay it lies with your spouse or heirs, who may have to sell the home.
In our $100,000 mortgage example, the borrower pays about $443 per month. Of that, about $160 is paid in the first month to reduce the loan balance. The remainder (about $283) is interest, or the borrowing fee the lender charges you. The payment plan continues monthly, with more principal payments and less interest over time, until the loan term expires.
Reverse mortgages reverse this process. Instead of paying monthly, you don’t have to pay anything. However, that doesn’t mean the loan is free. The cost of interest is added to the mortgage balance, so the balance increases in the second month. Since the loan balance is now slightly larger and the interest cost is slightly higher, this process continues until the loan is repaid. This repayment is usually made within one year of moving out or death.
Kelebihan gadai janji terbalik
Anda boleh menguruskan perbelanjaan persaraan anda dengan lebih baik
Ramai warga emas mengalami penurunan pendapatan yang ketara selepas bersara, dan bayaran balik bulanan mungkin merupakan perbelanjaan terbesar mereka. Gadai janji terbalik membolehkan anda menambah pendapatan yang dikurangkan dan terus membayar bil anda.
Anda tidak perlu bergerak
Rather than looking for a new, more affordable home, a reverse mortgage allows you to retire in place (and possibly stay close to friends and family). Although reverse mortgages have costs, getting a reverse mortgage can be cheaper than moving and buying another home or renting in a new location.
Anda tidak perlu membayar cukai ke atas pendapatan anda
The income you get from a reverse mortgage is not taxed because the IRS considers the money to be “gotten from the loan.” However, tax regulations can be complex, so be sure to consult a tax professional before taking a reverse mortgage.
Anda dilindungi jika baki melebihi nilai rumah anda
As the reverse mortgage balance increases, it is possible over time to exceed the fair market value of the property. However, the amount of debt to be repaid can never exceed the value of the property, as a reverse mortgage is an example of non-recourse financing. As a result, the mortgage lender cannot make any claims against your other assets or heirs in this situation.
Waris anda mempunyai pilihan
Gadai janji terbalik membolehkan peminjam membuat pembayaran balik awal, tetapi biasanya berakhir apabila peminjam berpindah, menjual rumah atau meninggal dunia. Dalam kes probet, waris mempunyai beberapa pilihan: mereka boleh menjual harta itu untuk membayar hutang dan membawa ekuiti melebihi baki pinjaman; jika harta itu cukup bernilai, anda boleh menyimpan rumah dan membiayai semula baki gadai janji terbalik atau, jika hutang melebihi nilai harta itu, waris boleh menyelesaikan pinjaman dengan memulangkan harta itu kepada pemberi pinjaman. Pemberi pinjaman kemudian boleh memfailkan tuntutan terhadap syarikat insurans (hampir selalu FHA) untuk baki yang belum dibayar.
Disadvantages of Reverse Mortgage
Anda perlu membayarnya
The cost of a reverse mortgage includes lender fees (up to $6,000 in initial fees, depending on the size of your loan), FHA insurance, and closing fees. These costs can be added to the loan balance; however, this means the borrower will have more debt and less equity. You’ll also pay a nasty monthly service fee, which can increase by up to $35 if your interest rate is adjusted monthly.
Anda tidak boleh memotong faedah daripada cukai anda sehingga anda membayar pinjaman anda
You may have tax-deducted mortgage interest when you pay off your mortgage, but you can’t deduct interest on a reverse mortgage each year. You only get this benefit when you actually pay off the loan.
You can’t get that much with the fixed price option
HECM is structured so that both floating rate and fixed rate financing options are available. However, if you want fixed-rate financing, you can get less equity than an adjustable-rate reverse mortgage.
Anda mungkin melanggar keperluan program lain secara tidak sengaja
Ringkasnya, gadai janji terbalik boleh menyebabkan anda melanggar had aset program Medicaid dan Pendapatan Keselamatan Tambahan (SSI) anda. Ia rumit, jadi pastikan anda berunding dengan peguam hak geriatrik atau klinik undang-undang sebelum mencari program gadai janji terbalik.
Rumah anda mungkin dalam perampasan
Since reverse mortgages do not require monthly principal and interest payments, foreclosure seems impossible. It’s not like this. If seniors don’t pay property taxes, don’t have home insurance, or don’t pay HOA fees, their home can be subject to foreclosure.
Siapakah calon yang baik untuk gadai janji terbalik?
Adakah gadai janji terbalik benar-benar idea yang baik memandangkan potensi kerumitan dan risiko membahayakan rumah? Bagi sesetengah pemilik rumah, jawapannya mungkin ya:
- If you plan to stay at home long-term – since you will be paying additional closing costs through a reverse mortgage, you will need to stay at home long enough to justify the cost. So if you’re 62, have a history of longevity, and believe that your current location is your forever home, a reverse mortgage might make sense. Also, if you live in a market where real estate values are rising rapidly (which seems to be the case in many parts of the country at the moment), your property may be worth more if you or your heirs repay the loan.
- When you need more money for day-to-day expenses – if you’re struggling to manage retirement expenses, a reverse mortgage can help you prepare the cash for those tasks.
Siapakah calon yang tidak baik untuk gadai janji terbalik?
Terdapat banyak tanda bahawa gadai janji terbalik bukanlah pilihan yang baik:
- If you’re planning to move – remember that you need a long runway to make it worthwhile to pay all the closing costs, mortgage insurance and other expenses. So if you think you may soon be moving to a new location or downsizing to a smaller location, stay away from reverse mortgages.
- If you need to move for health reasons – a reverse mortgage requires you to live at home, which means moving to a nursing home or some sort of assisted living may result in you having to pay off your loan. If you’re constantly concerned about your health, it might be wise to avoid a reverse mortgage.
- If you’re struggling to pay the other costs of your home – one of the most important components of a reverse mortgage is your ability to pay property taxes and homeowners insurance. If you’ve been struggling to raise cash for these basic expenses, increasing your debt shouldn’t be on the table.
Inilah Cara Mendapatkan Gadai Janji Terbalik Jika Ia Sesuai Untuk Anda
Jika anda telah menimbang semua kebaikan dan keburukan dan berpendapat gadai janji terbalik adalah baik untuk anda, berikut ialah cara untuk mendapatkannya:
- Lihat jika anda layak. Untuk mendapatkan gadai janji terbalik, anda mesti memenuhi beberapa keperluan utama: Anda mesti berumur sekurang-kurangnya 62 tahun, tinggal di rumah anda sendiri dan mempunyai aset yang besar (biasanya sekurang-kurangnya 50%).
- Bertemu dengan penasihat kewangan yang diluluskan oleh HUD. Oleh kerana gadai janji terbalik adalah sangat kompleks, anda perlu berjumpa dengan pakar yang boleh membimbing anda melalui semua pilihan anda.
- Bandingkan beberapa pemberi pinjaman. Setiap pemberi pinjaman adalah berbeza dan mengenakan bayaran yang berbeza. Pastikan anda menyemak pelbagai pilihan untuk mencari kos kemasukan dan penyelesaian terendah, serta kadar yang paling kompetitif.
- Bincangkan perkara ini dengan waris anda. Jika anda bercadang untuk meninggalkan harta anda kepada sesiapa sahaja dalam rumah anda, anda harus membincangkan pelan gadai janji terbalik anda dengan mereka. Pastikan mereka memahami maksudnya dan apa yang perlu dilakukan apabila anda mati.
Bottom Line: Sekiranya Anda Dapatkan Gadai Janji Terbalik?
Reverse mortgages don’t have a perfect reputation due to some scams targeting unsuspecting seniors. Even reputable companies have tried dishonest marketing to deceive homeowners into taking out reverse mortgages: Recently, the Consumer Financial Protection Bureau filed a lawsuit against one of the largest U.S. consulting groups for fraudulent marketing (American Advisors Group) imposed a $1.1 million reverse mortgage penalty.
So, simple rule: be very, very careful about endangering your home.
Still, there are two main reasons seniors might consider their reverse mortgage options today:
- Increased Equity – As home values have risen over the past decade, so has home equity. Between the third quarter of 2020 and the third quarter of 2021, the average U.S. homeowner received more than $56,000 in equity, according to CoreLogic.
- Interest rates are historically low – and while rates are starting to rise and likely to continue in 2022, now is still a good time to borrow money. Interest rates on 30-year loans are currently estimated to remain below 4% next year.
Remember, you have other ways to get cash. Compare a home equity loan with a reverse mortgage to see which one is better for your needs.
