Refinancing As An Investment Property


What Is A Rental Property Cash

How to Refinance Your Investment Property

A cash-out refinance for rental property works the same way refinancing does for your primary residence.

You take out a new loan for your current property value, pay off the existing loan balance, and keep the difference in cash. The cash is yours to do with as you please, such as buying an additional investment property to grow your real estate portfolio.

Lease Out Your Property

Just like a mortgage, lenders look at two debt service ratios in order to determine how much refinancing you qualify for the lower, the better. If you want to increase your refinancing amount, youll need to compensate it with higher income.

Because rent adds to your annual income, it is in your best interest to maximize your rent in order to get the highest refinanced amount possible.

For existing tenants, you should always make annual rent increases at the rent increase guideline rate, currently at 2.2% for 2020 in Ontario.

If youre starting a new lease, check with our leasing team to give you expert insights on market rents in your area and to help you secure reliable tenants who pay rent on time.


Refinancing In A Rising Market

When I first started investing in property in 2003, the market was rising quickly and I was able to refinance each property I bought 6 to 18 months after buying it. This allowed me to purchase more property with the cash I pulled out. When the market stopped rising, I had to figure out a new way to grow my portfolio without using any of my own cash.

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Why Would You Refinance Your Investment Property

Maybe you feel like the high costs of owning an investment property are holding you back and want to minimize the money you have to spend on your property each month or free up some of your budget for repairs or improvements to the property. Or perhaps you want the financial freedom to continue investing and buying more properties, but dont currently have the funds to do it. A refinance can help you achieve these goals.

If youre paying high-interest rates on your current mortgage, it can make sense to refinance to a better rate, lowering your monthly mortgage payment and maximizing your earnings on your investment.

You can also use a refinance to make use of valuable equity. If youre looking to expand your investments but dont have the cash on hand to purchase another property, you can utilize the equity you have in your current property to help pay for it with a cash-out refinance.

Best Ways To Calculate Your Property Market Value

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The first step in deciding if you should refinance your rental property is to determine the fair market value. Then, compare the property market value to your outstanding loan balance to determine how much equity you have.

Doing this will give you a better understanding of how you could benefit from refinancing, and whether or not a cash-out refinance makes sense.

When you apply for a refinance loan on your investment property the lender will order an appraisal to determine the market value. However, there are also several ways you can calculate the market value of your property on your own to get a feel for what your house is really worth.

1. BPO

Broker price opinion is done by a licensed real estate broker. Sometimes the broker will charge a small fee for the work other times they will waive the fee and hope you do business with them in the future.

One of the biggest advantages of getting a BPO is that the broker has his finger on the pulse of the marketplace and understands if market values are trending up or down. On the other hand, some brokers may inflate the value of your property as a motivation for you to sell or give them a pocket listing.

Many real estate investors will ask their broker for a price opinion, then do a reality check by using additional methods to estimate their property value.

2. Zillow


4. Roofstock

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Scenarios In Which Refinancing May Be Needed

Take a look at a few of the common scenarios in which an investor might want to refinance their rental property:

  • Lower interest rates If you had a variable rate on your initial mortgage or the fixed-rate was much higher than it is currently, refinancing can help to reduce your interest rate, thereby saving a significant chunk of money over the long-term.
  • Lower mortgage payments If your mortgage payments are high, you could refinance to a loan at a longer length. For example, you could refinance from a 15-year loan to a 30-year loan, which will greatly reduce how much you owe every month, although you will end up paying more in interest over the long term. However, this is often a good option for long-term investors who need to save money over the short-term.
  • Perform repairs Repairs can be expensive but as the owner of a rental property, youre responsible for paying for them. A cash-out refinance can provide you with the extra money you need to make the necessary repairs.
  • Make home improvements Some investors will take out cash-out refinance loans so that they can pay for renovations or remodeling work. Such home improvements are often seen as an investment since they could allow the owner to raise the price of rent.
  • Buy another investment property A cash-out refinance can also provide you with the extra money you need to make a down payment on another residential property, thereby adding to your investment portfolio.

Put Your Offset Account To Work

Having the equity in an offset account means you can easily access these funds when you need them and not have to work to get exceptions with your bank.

For example, you can choose to make extra mortgage repayments to maximise your capital position or take advantage of other investment opportunities.

Did you know that an offset account is split between the loan facility and the deposit account?

For tax purposes, youre typically better off keeping most of the unused funds from refinancing into the deposit account.

Thats because you cant claim a tax deduction on principal payments on an investment loan.

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Information For Tax Returns

As with all tax deductions, it is important to maintain records and documentation of all bank statements and receipts. Your bank will be able to provide you with a statement of costs, which outlines your refinancing fees for tax purposes.

In order to maximise your tax return, speak to a tax professional who can help you with any paperwork you may need to fill out .

If nows the time to refinance, speak to an Aussie Broker who can help you find the right loan.

How To Successfully Cash

Should I refinance my investment property

Real estate investors who purchased rental property over the last few years have seen home values rise and equity increase. With the demand for good rental property as strong as it is today, many investors believe that the time is right to start growing a real estate portfolio.

Tapping into existing equity is one way investors can raise money for the down payment on another rental property. Keep reading to learn more about how a cash-out refinance on a rental property works and the process for refinancing a rental property.

Key Takeaways

  • Cash-out refinance on a rental property turns accrued equity into cash for reinvestment.
  • Rental property refinance loans may have slightly higher interest rates, fees, and lower loan-to-value ratios.
  • Obtaining a cash-out refinance rental property loan can be a good way to raise capital for additional investments.
  • Delayed financing exception allows investors who originally purchased a property with cash to do a cash-out refinance right away.

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Nerdwallets Mortgage Rate Insight

On Wednesday, December 22nd, 2021, the average APR on a 30-year fixed-rate mortgageremained at 3.069%. The average APR on a 15-year fixed-rate mortgagefell 3 basis points to 2.254% and the average APR for a 5/1 adjustable-rate mortgage rose 5 basis points to 2.837%, according to rates provided to NerdWallet by Zillow. The 30-year fixed-rate mortgage is3 basis points higher than one week ago and26 basis points higher than one year ago.

A basis point is one one-hundredth of one percent. Rates are expressed as annual percentage rate, or APR.

Know What Lenders Are Looking For

Just as with a refinance of a primary residence, your credit score , debt-to-income ratio and income matter to getting a refinance on an investment property. But because lenders think investment property loans are riskier than primary residence loans, they will often evaluate you slightly differently.

First, in addition to the typical financial documents required by lenders like tax returns and statements detailing assets and debts, investment property owners may be required to have six months or more of monthly mortgage payments in the bank.

Though investment property owners get rental income from their tenants, they may not be able to include this as part of their income if they havent had tenants paying rent for two consecutive years or more if theyve had tenants for two or more years, they will need to prove with checks, bank statements and other documentation that the tenants have paid.

Investment property owners can also expect to pay $150+ more for an appraisal than would the owner of a primary residence, and they will likely face higher LTV requirements .

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Increase Your Rental Property Income

There are several ways a refinance can improve your profits as an investor. First, it can give you a lower rate and monthly payment, thereby increasing your monthly proceeds. A refinance can also give you cash to improve your property, which might allow you to increase your rent.

Keep in mind there is a cost to refinance, so it may be a bit before you recoup and come out on top financially.

Find out if refinancing is right for you

  • Actual rates from multiple lenders In 3 minutes, get actual prequalified rates without impacting your credit score.
  • Smart technology We streamline the questions you need to answer and automate the document upload process.
  • End-to-end experience Complete the entire origination process from rate comparison up to closing, all on Credible.

How Do I Shop For Current Investment Property Mortgage Rates

Cash Out Refinance Investment Property Tax Implications ...

NerdWallets mortgage rate tool can help you find competitive investment property mortgage rates. In the “Refine results” section, enter a few details about the loan youre looking for and select “Investment property” from the “Home purpose” drop-down menu. Youll get a personalized rate quote in minutes, without providing any personal information. From there, you can start the process to get preapproved for an investment property loan. Its that easy.

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Should I Refinance To Interest Only Payments

Whether youre currently making interest only payments on your home loan or not, does it always make sense to refinance to interest only?

It depends on your investment strategy and the market.

In an environment where variable rates are lower than fixed rates, youre typically better off choosing an interest only term and building up your offset account balance to maintain stable cash flow.

The capital management benefits are significant if you want to continue to grow your property portfolio or youre pursuing a property flipping strategy and need funds for renovation work.

However, refinancing to interest only rather than principal and interest repayments may not be the best approach if you want to be in a positively-geared position in the short-term.

Its essential that you seek professional advice from a qualified account to consider what your financial goals are.

After that, give us a call on 1300 889 743 or fill in our online enquiry form and we can let you know if you qualify for an interest-only investment loan.

When You Can Significantly Reduce Your Interest Rate

First and foremost, investment property refinancing typically only makes sense if you have the chance to secure a significantly lower interest rate. Luckily, investment property refinance rates are currently at record lows, so there’s a good chance you could stand to save.

However, in general, try to lower your interest rate by at least a full point when you refinance rental property. Otherwise, it may not be worth paying the closing costs to take out a new loan.

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How Refinancing A Rental Property Differs From Other Refinancing

When you want to refinance any property your home, vacation home, investment property youll need to have some equity in it. Typically, to refinance a mortgage on your primary residence, youll need to have at least 20% equity in your home, meaning your mortgage balance is no more than 80% of the appraised value of the house. For an investment property, lenders generally prefer borrowers to have at least 25% equity in the property.

Interest rates for refinances are typically higher than purchase interest rates, and this is true for investment properties as well. Whats more, you may find interest rates for refinancing an investment property are also higher than interest rates for refinancing a primary residence.

Where To Shop Around Your Investment Property Loan Refinance

Investment Property Cash Out Refinance CASE STUDY!

Refinance loans are offered by banks, credit unions, private lenders, mortgage brokers, hard money lenders, and other sources.

The lowest rates usually come from lenders offering conventional loans sold to Fannie Mae or Freddie Mac, Ailion says. In recent years, weve also seen refis from regional and national lenders funded through Wall Street or private equity firms.

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Refinancing To Turn Your Home Into An Investment Property

You cant claim interest payments on the equity loan because the equity loan has been used to purchase a non-income producing asset.

The exception is if you had been using an offset account on your owner-occupied mortgage.

The above is general information only and shouldnt be considered as tax advice.

Its essential that you speak to an accountant or a property tax specialist.

How Does Refinancing Work

Refinancing is simply changing your home loan around, either to a new lender, or staying with the same one but with a new interest rate and home loan product. Refinancing generally requires there to be at least 20% equity in the home, unless you feel like paying lenders mortgage insurance again. However, in the context of using it to buy an investment property, refinancing can be a handy tool to unlock equity in your property. But how?

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Rental Property Refinancing Faqs

The process of refinancing a loan is very similar to financing a purchase. See our process for details on Visio refinances.

to find the latest investment property mortgage rates.

The documents required to refinance a rental property depend on the lender. Visio Lending does not require tax returns or income verification. See ourlist of documents needed to close a loan.

Can You Use A Cash

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You can use a cash-out refinance on a rental property. If you go this route, youll take out a new loan for more than you currently owe and pay off your existing mortgage. Then, youll get to pocket the difference as cash. You can use the money to improve your property, buy new properties, pay off debt or virtually anything else.

If you decide to move forward with a cash-out refinance, note that youll likely need good credit and more than 25% in equity. Also, interest rates may be a bit higher than they would be if you chose a traditional refinance.

Whether youre looking to refinance an investment property or primary residence, Credible makes it easy to compare mortgage refinance rates from multiple lenders.

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Close On Your New Investment Property Mortgage

Provided your financial information checks out and you’re approved to refinance your investment property loan, the last step in this process is to go to closing. At closing, you’ll sign all the relevant documents and, depending on how your loan is structured, you may also need to pay closing costs. However, once that’s done and the loan is funded, you’ll be good to go.

Use Any Of The Space On The Property

Despite the fact that it is your property, if you rent it out in its entirety, this means you cannot take possession of parts of the space unless specifically agreed upon in the lease. Such as storing tools in the garage or having a locked room or cabinet with item can be prohibitive. The tenant should have free and unrestricted access to every area of the property.

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Tax Deductible Refinancing Costs

There are two main areas of tax deductions that can be claimed when you are refinancing your investment property

  • the start-up borrowing costs – including loan application fees, legal fees, lenders mortgage insurance, refinance stamp duty annd loan registration costs
  • and/or the exit fees and penalties.
  • However, its important to note that you may not receive the refund for these costs immediately. Youll need to budget as this money could take a long time to be returned to you.

    These borrowing costs can be claimed on tax, incrementally, over the first five years of property ownership. But if you sell or refinance the property within that time period, you should be able to claim the remaining tax deductions straight away .

    Remove A Tenants Personal Belongings


    Whether or not you have reasonable cause to evict your tenant, you cannot go through or remove a tenants possessions from your property unless those items remain on the property after the eviction is complete.

    Even then, your state may require you to contact the evicted tenant and offer them an opportunity to collect the possessions or instruct you to dispose of them.

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