WHAT YOU SHOULD KNOW ABOUT

Home Equity
Lines of Credit
(HELOC)
Borrowing from the
value of your home

Consumer Financial
Protection Bureau

An official publication of the U.S. government

How to use the booklet How can this booklet help you?
When you and your lender discuss home equity This booklet can help you decide whether
lines of credit, often referred to as HELOCs, home equity line of credit is the right choice
you receive a copy of this booklet. It helps you for you, and help you shop for the best
explore and understand your options when available option.
borrowing against the equity in your home.

You can find more information from the

Consumer Financial Protection Bureau (CFPB)
A home equity line of credit (HELOC) is
about home loans at cfpb.gov/mortgages.
a loan that allows you to borrow, spend,
You’ll also find other mortgage-related CFPB
and repay as you go, using your home as
resources, facts, and tools to help you take
collateral.
control of your borrowing options.
Typically, you can borrow up to a
specified percentage of your equity.
About the CFPB Equity is the value of your home minus
The CFPB is a 21st century agency that the amount you owe on your mortgage.
implements and enforces federal consumer Consider a HELOC if you are confident
financial law and ensures that markets for you can keep up with the loan
consumer financial products are fair, transparent, payments. If you fall behind or can’t
and competitive. repay the loan on schedule, you could
This pamphlet, titled What you should know about lose your home.
home equity lines of credit, was created to comply with
federal law pursuant to 15 U.S.C. 1637a(e) and 12 CFR
1026.40(e).

After you finish this booklet:

• You’ll understand the effect of borrowing
against your home

• You’ll think through your borrowing and

financing options, besides a HELOC

• You’ll see how to shop for your best HELOC

offer

• You’ll see what to do if the economy or your

situation changes
Compare a HELOC to other TIP

money sources Renting your home out to other people may be

prohibited under the terms of your line of credit.
Before you decide to take out a HELOC, it might
make sense to consider other options that might
be available to you, like the ones below.
VARIABLE IS YOUR
HOW MUCH CAN YOU TYPICAL TYPICAL
MONEY SOURCE OR FIXED HOME AT
BORROW ADVANTAGES DISADVANTAGES
RATE RISK?

HELOC Generally a Variable. Yes Continue Repayment amount

You borrow against percentage of the typically repaying and varies; repayment is
the equity in your appraised value borrowing for often required when
home of your home, several years you sell your home
minus the amount without additional
you owe on your approvals or
mortgage paperwork

SECOND Generally a Fixed Yes Equal payments If you need more

MORTGAGE OR percentage of the that pay off the money, you need to
HOME EQUITY appraised value entire loan apply for a new loan;
LOAN of your home, repayment is often
You borrow against minus the amount required when you
you owe on your sell your home
the equity in your
mortgage
home

CASH-OUT Generally a Variable Yes Continue to make Closing costs are

REFINANCE percentage of the or fixed just one mortgage generally higher;
You replace your appraised value payment it may take longer
existing mortgage of your home; the to pay off your
with a bigger amount of your mortgage; interest
mortgage and take existing loan plus rate may be higher
the amount you than your current
the difference in cash
want to cash out mortgage

PERSONAL LINE OF Up to your Variable, No Continue repaying Solid credit is

CREDIT credit limit, as typically and borrowing required; you may
You borrow based on determined by the for several years need to pay the
your credit, without lender without additional entire amount due
using your home as approvals or once a year; higher
collateral paperwork interest rate than a
loan that uses your
home as collateral

2 HOME EQUITY LINES OF CREDIT COMPARE A HELOC TO OTHER MONEY SOURCES 3

Compare a HELOC to
other money sources
VARIABLE IS YOUR
HOW MUCH CAN YOU TYPICAL TYPICAL
MONEY SOURCE OR FIXED HOME AT
BORROW ADVANTAGES DISADVANTAGES
RATE RISK?

RETIREMENT PLAN Generally, up Fixed No Repay through If you leave or lose

LOAN to 50% of your paycheck your job, repay the
vested balance deductions; whole amount at
You borrow from your or $50,000, paperwork that time or pay
retirement savings whichever is less required but no taxes and penalties;
in a 401(k) or similar credit check and spouse may need to
plan through your no impact on your consent
current employer credit score

HOME EQUITY Depends on your Fixed or Yes You don’t make The amount you owe
CONVERSION age, the interest variable monthly loan grows over time;
MORTGAGE (HECM) rate on your loan, payments— you might not have
and the value of instead, you any value left in your
You must be age 62 your home typically repay the home if you want to
or older, and you loan when you leave it to your heirs
borrow against the move out, or your
equity in your home survivors repay it
after you die

CREDIT CARD Up to the amount Fixed or No No minimum Higher interest rate

You borrow money of your credit limit, variable purchase; than a loan that
from the credit card as determined by consumer uses your home as
the credit card protections in the collateral
company and repay company case of fraud or
as you go lost or stolen card

FRIENDS AND Agreed on by Variable, No Reduced waiting Forgiven loans

FAMILY the borrower and fixed or time, fees, and and unreported or
lender other paperwork forgiven interest can
You borrow money compared to a complicate taxes,
from someone you formal loan especially for large
are close to loans; can jeopardize
important personal
relationships if
something goes
wrong

4 HOME EQUITY LINES OF CREDIT COMPARE A HELOC TO OTHER MONEY SOURCES 5

How HELOCs work If your plan has a variable interest rate, your
monthly payments may change even if you don’t
PREPARE FOR UP-FRONT COSTS
draw more money.
Some lenders waive some or all of the up-front
ENTER THE “REPAYMENT PERIOD”
costs for a HELOC. Others may charge fees. For
example, you might get charged: Whatever your payment arrangements during the
draw period—whether you pay some, a little, or
• A fee for a property appraisal, which is a formal none of the principal amount of the loan—when the
estimate of the value of your home draw period ends you enter a repayment period.
Your lender may set a schedule so that you repay
• An application fee, which might not be
the full amount, often over ten or 15 years.
refunded if you are turned down
Or, you may have to pay the entire balance owed,
• Closing costs, including fees for attorneys,
all at once, which might be a large amount called
title search, mortgage preparation and filing,
a balloon payment. You must be prepared to
property and title insurance, and taxes
make this balloon payment by refinancing it with
PULL MONEY FROM YOUR LINE OF CREDIT the lender, getting a loan from another lender, or
Once approved for a HELOC, you can generally some other means. If you are unable to pay the
spend up to your credit limit whenever you want. balloon payment in full, you could lose your home.
When your line of credit is open for spending, you RENEW OR CLOSE OUT THE LINE OF CREDIT
are in the you are in the borrowing period, also
At the end of the repayment period, your lender
called the draw period. Typically, you use special
might encourage you to leave the line of credit
checks or a credit card to draw on your line. Some
open. This way you don’t have to go through the
plans require you to borrow a minimum amount
cost and expense of a new loan, if you expect to
each time (for example, $300) or keep a minimum
borrow again. Be sure you understand if annual
amount outstanding. Some plans require you to
maintenance fees or other fees apply, even if you
take an initial amount when the credit line is set up.
are not actively using the credit line.
MAKE REPAYMENTS DURING THE “DRAW
PERIOD”
Some plans set a minimum monthly payment that TIP
includes a portion of the principal (the amount you
If you sell your home, you are generally required
borrow) plus accrued interest. The portion of your
to pay off your HELOC in full immediately. If you
payment that goes toward principal typically does
are likely to sell your home in the near future,
not repay the principal by the end of the term.
consider whether or not to pay the up-front costs
Other plans may allow payment of the interest only,
of setting up a line of credit.
during the draw period, which means that you pay
nothing toward the principal.

6 HOME EQUITY LINES OF CREDIT HOW HELOCS WORK 7

 G ET THREE HELOC ESTIMATES
Shopping around lets you compare costs and
features, so you can feel confident you’re making
the best choice for your situation. OFFER A OFFER B OFFER C

Initiating the HELOC

Credit limit $

First transaction $

Minimum transaction $

Minimum balance $

Fixed annual percentage rate 

Variable annual percentage rate 

» Index used and current value

» Amount of margin

» Frequency of rate adjustments

» Amount/length of discount rate (if any)

» Interest rate cap and floor

Length of plan

» Draw period

» Repayment period

Initial fees

» Appraisal fee $

» Application fee $

8 HOME EQUITY LINES OF CREDIT GET THREE HELOC ESTIMATES 9

 G ET THREE HELOC ESTIMATES
Shopping around lets you compare costs and
features, so you can feel confident you’re making the
best choice for your situation. OFFER A OFFER B OFFER C

» Up-front charges, including points $

» Early termination fee $

» Closing costs

During the draw period

» Interest and principal payments $

» Interest-only payments? $

» Fully amortizing payments $

» Annual fee (if applicable) $

» Transaction fee (if applicable) $

» Inactivity fee $

» Prepayment and other penalty fees $

During the repayment period

» Penalty for overpayments?

» Fully amortizing payment amount?

» Balloon repayment of full balance owed?

» Renewal available?

» Refinancing of balance by lender?

» Conversion to fixed-term loan?

10 HOME EQUITY LINES OF CREDIT My best HELOC offer is:

How variable interest rates work • Annual fees

Home equity lines of credit typically involve • Miscellaneous charges

variable rather than fixed interest rates.
You usually get these disclosures when
A variable interest rate generally has two parts: you receive a loan application, and you get
the index and the margin. additional disclosures before the line of credit is
opened. In general, the lender cannot charge a
An index is a measure of interest rates generally nonrefundable fee as part of your application until
that reflects trends in the overall economy three days after you have received the disclosures.
Different lenders use different indexes in their
loans. Common indexes include the U.S. prime If the lender changes the terms before the loan is
rate and the Constant Maturity Treasury (CMT) made, you can decide not to go forward with it,
rate. Talk with your lender to find out more about and the lender must return all fees. There is one
the index they use. exception: the variable interest rate might change,
and in that case if you decide not to go ahead with
The margin is an extra percentage that the lender the loan, your fees are not refunded.
adds to the index.
Lenders must give you a list of HUD-approved
Lenders sometimes offer a temporarily discounted housing counselors in your area. You can talk
interest rate for home equity lines—an introductory to counselor about how HELOCs work and get
or teaser rate that is unusually low for a short free or low-cost help with budgeting and money
period, such as six months. management.

Right to cancel (also called right to rescind)

Rights and responsibilities If you change your mind for any reason, under
federal law, you can cancel the credit line in the
Lenders are required to disclose the terms and
first three days. Notify the lender in writing within
costs of their home equity lines of credit. They
the first three days after the account was opened.
need to tell you:
The lender must then cancel the loan and return
• Annual percentage rate (APR) the fees you paid, including application and
appraisal fees.
• Information about variable rates

• Payment terms TIP

• Requirements on transactions, such as Some HELOCs let you convert some of your
minimum draw amounts and number of draws balance to a fixed interest rate. The fixed interest
allowed per year rate is typically higher than the variable rate, but
it means more predictable payments.

12 HOME EQUITY LINES OF CREDIT HOW HELOCS WORK 13

If something changes during
the course of the loan  WELL DONE!

HELOCs generally permit the lender to freeze or For most people, a home is their most
reduce your credit line if the value of your home valuable asset. A HELOC can help you
falls or if they see a change for the worse in your make the most of this asset, when you
financial situation. If this happens, you can: understand the ins and outs and know
what to expect.
• Talk with your lender. Find out the reason
for the freeze or reduction. You might need
to check your credit reports for errors that
might have caused a downgrade in your
credit. Or, you might need to talk with your
lender about a new appraisal on your home
and make sure the lender agrees to accept a
new appraisal as valid.

• Shop for another line of credit. If another

lender offers you a line of credit, you may be
able to use that to pay off your original line
of credit. Application fees and other fees
may apply for the new loan.

14 HOME EQUITY LINES OF CREDIT HOW HELOCS WORK 15

In this booklet:

 ASK YOURSELF

Have I considered other sources of money

and loans, besides a HELOC?

Have I shopped around for HELOC features

and fees?

Am I comfortable with the worst-case

scenario, where I could lose my home?

 O
 NLINE TOOLS

CFPB website
cfpb.gov

Answers to common questions

cfpb.gov/askcfpb

Tools and resources for home buyers

cfpb.gov/owning-a-home

Talk to a HUD-approved housing counselor

cfpb.gov/find-a-housing-counselor

Submit a complaint
cfpb.gov/complaint

Last updated 08/22