Everybody wishes they owned their own home. Well, maybe not everybody. But lots of the people who write to me. And lots of them are looking for me to confirm what they’re hearing about no-money down, take-forever-to-pay-off-your-home plans.
This never used to be an issue. To get a mortgage you had to come up with 25% down. Then Canada Mortgage and Housing Corporation (CMHC) started offering Canadians the opportunity to have a high-ratio mortgage… with as little as 10% down and a willingness to pay an insurance fee you could get into a home of your own. Amortizations started to lengthen … first to 30 years, then 35 years. Downpayments started to shrink, from 10% down to 5%. Finally, we’ve hit the current standard: zero down, amortize for 40 or even 45 years.
The argument made is that most people can’t afford to save 25% down, not with housing prices where they are in big cities. And if you can get into a home with as little as possible, you can begin to build wealth through home ownership and the appreciation of your primary asset. I get that. I get how hard it is to save money in a world where everything costs a lot of money. I get that homes are expensive. My husband paid $28,000 for his first home in London, Ontario in the early 70’s. Compare that to the $350k we laid out in Toronto in 1993, or the $650,000 it sold for in 2003.
But I also had other experiences that make me more balanced than some when it comes to how the housing market moves. I bought my first home in 1990, a nan0-second before the last real estate market slide. I paid $300,000 for my semi and then watched it erode away. I was okay. First, I’d put down 25% so I was able to bounce back from the erosion in my equity faster than those who slid into seriously negative territory because they had little or no equity to begin with. Second, I hadn’t taken a mortgage sooooo BIG that the slightest change in interest rates had me squirming. I had room to move.
And that’s the biggest problem I have with no-money-down plans. People don’t use them to just get into a home. They use them to get into a big, expensive, more-than-they-could-afford, how-the-hell-are-they-going-to-carry-it home.
A single mom living in Montreal wrote to me recently asking for some advice about buying a home. She wants to know how much she should put down, and how much she should put aside for on-going maintenance. Both are very good questions. I hope she’s ready for the answers.
First off, you should know that lenders use a calculation called debt service ratio to calculate how much they’ll lend you based on how much you can afford to repay each month. They usually won’t allow your debt service ratio to go above 30 percent. So you can use this as a starting point to determine how much you can afford. If you make $5,000 a month before taxes, 30% of that would be $1,500 a month, which is what the bank will say you can afford in mortgage payments. With an interest rate of six percent, you could afford a mortgage of about $187,000. Add on your downpayment and violá, you’ve got the amount of house you can afford.
Now I say all this as a guide. And it’s a good guide. But since people are getting into houses today, who would never have qualified to buy five years ago, before you jump into the fray, you need to know the facts.
Let’s work with the following. Let’s assume you’re buying a $200,000 home (well below the average cost of a house at the time of writing: $335,000 but more reflect of the whole country), that current interest rates are 7.5 percent, and that you’re taking advantage of the no-money-down option.
First let’s look at how your amortization affects your long-term interest costs.
Amortization Monthly Payment Total Interest Paid
25 $1,463 $238,900
30 $1,383 $297,880
35 $1,332 $359,440
40 $1,299 $423,520
So, if you take a 25 year amortization, you’ll pay more than double the cost of the home, and if you take a 40 year amortization, you pay more than three times the original cost of your home by the time the mortgage is paid off.
The big argument for extending the mortgage amortization from 25 to 40 years is that you’ll be able to work a lower payment (yes, the payment goes down from $1,463 to $1,299… that’s a whopping $164 a month) into your cash flow. And with no money down, you’ll be able to get into a home that will appreciate substantially, building up your equity. Hmmm. Equity. On a 40-year amortization my home would have to triple in value for me to break even on the interest cost. And equity is only something you can take advantage of if you sell your home and cash out. So, are you planning to sell your home and rent next? If not, then all your equity gives you is the ability to borrow more money.
But that’s not all. If you buy a home with anything less than 25% down, you’re going to have to buy high-ratio mortgage insurance. This insurance premium is calculated as a percentage of the loan amount, and the percentage depends on the loan to value ratio. The higher the loan to value ratio, the higher the premium cost. In other words, the lower your downpayment, the more expensive the insurance. This premium may be paid in cash (nobody does this) or added to the mortgage amount (making your mortgage even larger).
So, back to our example. On a $200,000 house with no money down, the mortgage insurance would be 3.1 percent of the value of your home or $6,200. Added into your mortgage, that mortgage insurance premium would end up costing you $13,605 if you amortized for 25 years, or $19,330 if you amortized for 40 years. Hey, that’s peanuts right? I mean, if you’re already prepared to lay out another $423,520 in interest for your home, what’s a measily little insurance premium of almost $20,000?
Now let’s see how it applies to the “average” house in Canada that’s valued at $335,000. Put no money down and your premium cost will be $10,385. Amortize for 40 years and your true cost will be $32,381. All that for buying a home you can’t really afford.
That’s what this all boils down to, people. If you can’t afford to save a downpayment - and by that I mean 25% down — what makes you think you’ll be able to afford to maintain the home (rule of thumb: budget 3-5% of the value of your home for up-keep every year), pay your property taxes (yes, they will go up each year), and deal with the general challenges of home ownership.
I’m not trying to scare y’all away from home ownership. I’m trying to impress upon you that home ownership is a BIG responsibility, not one to be taken on lightly. And I’m trying to show you that spending a little time saving for a downpayment makes way more sense than locking yourself into a mortgage payment that strangles your cash flow, while paying exorbitant amounts in interest and insurance premiums.