Struggling With Your Mortgage? Recast Your Loan For Lower Payments

What is a Mortgage Recast?

A mortgage recast is a process that allows you to adjust your monthly mortgage payments without refinancing your loan. It involves making a lump sum payment towards the principal balance of your mortgage, which then “recasts” or recalculates your remaining loan balance and monthly payments based on the new, lower principal.

With a recast, your loan term and interest rate remain the same, but your monthly payments decrease because you’ve reduced the principal balance. This can be an attractive option for homeowners who have come into a large sum of money, such as an inheritance, bonus, or sale of an asset, and want to apply it towards their mortgage to reduce their overall interest costs.

Mortgage recasts are typically only available for certain types of loans, such as conventional mortgages or loans backed by Fannie Mae or Freddie Mac. They may not be an option for government-insured loans like FHA or VA mortgages. Additionally, most lenders have specific requirements and limitations regarding the amount of the lump sum payment and the timing of when a recast can be requested.

Benefits of Recasting a Mortgage

Recasting your mortgage can provide several significant benefits that can help you save money and pay off your loan more quickly. Here are the main advantages of recasting your mortgage:

Lower Monthly Payments: When you recast your mortgage, your remaining loan balance is re-amortized over the remaining term of the loan. This results in lower monthly payments, freeing up more of your monthly income for other expenses or savings.

Pay Off the Loan Faster: Although your loan term remains the same, recasting allows you to apply a lump sum payment directly to the principal balance. This reduces the overall interest you’ll pay over the life of the loan, enabling you to pay off the mortgage faster without having to refinance or make additional monthly payments.

Save on Interest Costs: By reducing your principal balance through the lump sum payment, you’ll be paying interest on a smaller amount going forward. Over the remaining loan term, this can result in substantial savings on interest charges compared to not recasting.

Recasting your mortgage is a straightforward process that can provide significant long-term savings without the hassle and costs associated with refinancing. By lowering your monthly payments, paying off your loan faster, and reducing interest costs, recasting can be a valuable strategy for managing your mortgage and building equity more quickly.

Eligibility Requirements for Recasting

To be eligible for a mortgage recast, you’ll need to meet certain criteria set by your lender. While requirements can vary, here are some common eligibility factors:

Lender Policies: Each lender has its own policies regarding mortgage recasting. Some may not offer this option at all, while others have specific guidelines. It’s essential to check with your lender to understand their requirements and procedures.

Minimum Lump Sum Amount: Most lenders require a minimum lump sum payment, typically ranging from $5,000 to $10,000, to initiate a recast. This amount must be paid in addition to your regular monthly mortgage payment and is used to reduce the outstanding principal balance.

Loan Types Eligible: Conventional, FHA, VA, and USDA loans are generally eligible for recasting. However, some lenders may have restrictions on certain loan types or programs. For example, some lenders may not allow recasting on FHA or VA loans.

Good Standing: Your mortgage account must be in good standing, meaning you have no late payments or outstanding fees. Lenders typically require that you’ve made on-time payments for a certain period, often 12 consecutive months, before considering a recast.

Loan Age: There may be a minimum age requirement for your loan, such as 6 months or 1 year, before you can request a recast. This helps ensure that the loan has seasoned and that you’ve established a consistent payment history.

Remaining Term: Some lenders may have restrictions on the remaining term of your loan after the recast. For example, they may require a minimum number of years remaining on the loan term.

It’s crucial to review your lender’s specific requirements and guidelines regarding mortgage recasting. Providing the necessary documentation and meeting all eligibility criteria can increase your chances of a successful recast.

How to Recast a Mortgage

Recasting your mortgage involves a straightforward process, but it’s essential to follow the necessary steps carefully. Here’s a detailed look at how to recast your mortgage:

1. Contact Your Lender: The first step is to reach out to your mortgage lender and inform them of your intention to recast your loan. Lenders have different policies and procedures, so it’s crucial to understand their specific requirements.

2. Gather Required Documentation: Your lender will likely request certain documentation to process your recast request. This may include:

   • A completed application or request form
   • Proof of the lump sum payment amount (e.g., bank statement, cashier’s check)
   • Recent mortgage statement
   • Proof of income and employment
   • Other financial documents as required

3. Make the Lump Sum Payment: Once you’ve submitted the necessary documentation, you’ll need to make the lump sum payment to your lender. This payment should be a substantial amount, typically at least $5,000 or more, depending on your lender’s policies.

4. Lender Processes the Recast: After receiving your lump sum payment and documentation, the lender will recalculate your loan balance, interest rate, and remaining term based on the new principal amount. This process may take several weeks.

5. Review and Sign Paperwork: The lender will provide you with updated loan documents reflecting the new terms after the recast. Carefully review these documents to ensure accuracy, and then sign and return them to the lender.

6. Begin Making New Payments: Once the recast is complete, you’ll start making your new, lower monthly payments based on the recalculated loan terms.

It’s important to note that lenders typically charge a fee for recasting a mortgage, which can range from a few hundred dollars to over $1,000. This fee covers the administrative costs associated with the process. Be sure to inquire about the specific fees involved with your lender before proceeding.

Mortgage Recast Calculator

A mortgage recast calculator is a tool that allows you to estimate the potential savings and impact of recasting your mortgage. To use a recast calculator, you typically need to input the following information:

Input Fields:

1. Current Mortgage Balance: This is the remaining principal balance on your existing mortgage.

2. Current Interest Rate: The interest rate you’re currently paying on your mortgage.

3. Remaining Mortgage Term: The number of years or months left on your existing mortgage term.

4. Lump Sum Payment: The amount of money you plan to pay towards the principal balance to recast your mortgage.

Once you’ve entered these details, the recast calculator will provide you with the following results:

Output Results:

1. New Mortgage Balance: Your updated mortgage balance after applying the lump sum payment.

2. New Monthly Payment: The reduced monthly payment amount based on the new mortgage balance and remaining term.

3. Interest Savings: The total amount of interest you’ll save over the remaining mortgage term by recasting.

4. Time Saved: The number of months or years you’ll shave off your mortgage term due to the recast.

The recast calculator allows you to experiment with different lump sum payment amounts to see how it affects your potential savings. It’s an invaluable tool for determining whether recasting your mortgage is a financially beneficial move for your specific situation.

Mortgage Recast vs Refinance

Recasting a mortgage and refinancing are two different strategies for adjusting your home loan terms, but they work in distinct ways and have different implications. Here’s a comparison of recasting versus refinancing:

Recasting

• Involves making a lump-sum payment towards your principal balance
• Lowers your remaining principal, resulting in reduced interest charges over the loan’s life
• Keeps your existing mortgage terms (interest rate, loan term) unchanged
• Generally has lower upfront costs than refinancing
• Quicker process, typically completed within a few weeks
• Doesn’t require a new credit check or income verification

Refinancing

• Involves replacing your current mortgage with a new loan, often with different terms
• Can lower your interest rate if rates have dropped since you took out the original loan
• Allows you to change the loan term (e.g., switch from a 30-year to a 15-year mortgage)
• May have higher upfront costs (application fees, appraisal, closing costs)
• Longer process, typically taking several weeks or months
• Requires a new credit check and income verification

Recasting is generally simpler and less expensive than refinancing, but it doesn’t provide the opportunity to adjust your interest rate or loan term. Refinancing, on the other hand, is more complex and costly but offers the potential for significant savings if you can secure a lower interest rate or shorten your loan term.

The best option depends on your specific financial situation, goals, and the current mortgage rates. Refinancing could be more advantageous if you want to take advantage of lower rates or adjust your loan term.

When Does Recasting Make Sense?

Recasting your mortgage can be a smart financial move in several scenarios. It typically makes sense when you have a substantial lump sum available, such as an inheritance, a bonus from work, or proceeds from the sale of an asset. By applying this lump sum towards your mortgage principal, you can reduce the overall interest paid over the remaining loan term, potentially saving you thousands of dollars.

Recasting is particularly beneficial if you’re in the early stages of your mortgage, as the interest savings can be more significant. Additionally, if you plan to stay in your home for several more years, the long-term savings from a recast can be substantial, making it a worthwhile consideration.

Another situation where recasting may be advantageous is if you’ve experienced a significant increase in your income or cash flow. By recasting, you can allocate a portion of your increased income towards reducing your mortgage principal, thereby lowering your monthly payments and potentially freeing up funds for other financial goals or investments.

It’s important to analyze the potential short-term and long-term savings when considering a recast. While the upfront costs may be minimal, the long-term interest savings can be substantial, especially if you plan to stay in your home for an extended period. Performing a detailed cost-benefit analysis can help you determine if the savings from a recast outweigh the associated fees and make financial sense for your specific situation.

Potential Drawbacks of Recasting

While recasting a mortgage can offer several benefits, it’s essential to consider the potential drawbacks before proceeding with this option. One of the primary limitations of recasting is that it does not involve a reduction in the interest rate. Unlike refinancing, where you essentially replace your existing mortgage with a new loan at a potentially lower rate, recasting keeps your current interest rate unchanged.

Another drawback to consider is the fees involved in the recasting process. Most lenders charge a recasting fee, which can range from a few hundred dollars to over a thousand dollars, depending on the lender and the loan amount. This fee can offset some of the potential savings you might achieve through recasting, especially if you plan to stay in the home for only a few more years.

Additionally, recasting may not be an option for all borrowers. Lenders typically have specific eligibility requirements, such as a minimum loan balance or a certain amount of time since the last recast. If you do not meet these requirements, you may not be able to take advantage of this option.

Mortgage Recast Examples

To better understand how a mortgage recast can save you money, let’s look at a few illustrative examples:

Example 1:

• Remaining mortgage balance: $200,000
• Current interest rate: 4.5%
• Remaining term: 20 years
• Lump sum payment: $25,000
• New mortgage balance after recast: $175,000

By recasting your mortgage with a $25,000 lump sum payment, you would save approximately $22,500 in interest over the remaining 20-year term. Your monthly payment would also decrease by around $125.

Example 2:

• Remaining mortgage balance: $300,000
• Current interest rate: 5%
• Remaining term: 15 years
• Lump sum payment: $50,000
• New mortgage balance after recast: $250,000

In this scenario, recasting your mortgage with a $50,000 lump sum would save you over $40,000 in interest payments over the next 15 years. Additionally, your monthly payment would be reduced by around $350.

Example 3:

• Remaining mortgage balance: $450,000
• Current interest rate: 4.25%
• Remaining term: 25 years
• Lump sum payment: $75,000
• New mortgage balance after recast: $375,000

By applying a $75,000 lump sum towards recasting this mortgage, you would save approximately $65,000 in interest over the remaining 25-year term. Your new monthly payment would decrease by around $275.

Tips for Successful Recasting

Timing your recast strategically can maximize the savings potential. Consider recasting after receiving a lump sum, such as a bonus, inheritance, or other windfall.

Develop a payment strategy that aligns with your financial goals. If your primary objective is to become debt-free sooner, allocate as much as possible toward the recast payment.

Maximize your savings by recasting as early as possible in your loan term. The sooner you reduce your principal balance, the more interest you’ll save over the life of the loan. Additionally, consider recasting multiple times if you come into additional lump sums, as each recast will compound your savings.

Before recasting, review your lender’s requirements and fees. Some lenders may charge a modest fee for processing the recast, which should be weighed against the potential savings. Additionally, ensure you understand any limitations or restrictions, such as minimum recast amounts or how frequently you can recast.

Finally, reevaluate your mortgage strategy periodically. As your financial situation evolves, recasting may become more or less advantageous. Regularly assessing your options can help you make informed decisions and maximize the benefits of your mortgage.