How Lenders View Installment vs. Revolving DebtWritten By: David Reed
The mortgage payment used for this calculation includes not just the principal and interest payment to the lender but also a monthly amount for property taxes, homeowners insurance and mortgage insurance when needed. This monthly total is compared to gross monthly income to arrive at the front or housing ratio. In addition, other monthly credit obligations are added to that amount to arrive at the back or total ratio. Yet some types of credit payments are viewed differently.
Payments such as credit card debt, student loans and car loans and others either fall into the installment category or revolving. When calculating the back ratio, both can be treated differently. Installment debt is like an auto loan. Installment debt means monthly payments are fixed over a predetermined period of time. For instance, an auto loan might be 500 over 60 months. Thats easy enough to figure when calculating debt ratios. Further, when there are less than 10 months remaining, lenders ignore the payment knowing it will soon vanish.
Revolving debt can be a credit card or a line of credit. Revolving debt considers the interest rate on the loan and the outstanding balance. If theres a credit card payment listed on a credit report, there will be a minimum payment amount. Borrowers can pay that minimum payment, a little more or pay off the balance altogether. The minimum monthly payment will vary based upon the current loan balance when the credit report was pulled. The monthly payments will then rise and fall over time. Lenders will use the minimum monthly payment that appears on a credit report.
Are these debt ratios firm? For most mortgage programs, theyre essentially guidelines, not hard and fast rules. When a lender runs an application through an automated underwriting system for a selected loan, ratios are reviewed as part of the approval process. If a loan program requires debt ratios not exceed 50, an approval wont be issued. A 50 debt ratio means monthly payments add up to half of the applicants gross monthly income. Higher allowable debt ratios are the product of other positive aspects in the loan file such as higher credit scores or a larger down payment.
Finally, we should take a quick look at lease payments. Again, lets look at a car payment. Instead of an outright purchase, the consumer opts for a lease. When leasing, the borrower doesnt own the car, but makes regular monthly payments to the lender for a specified period of time. These payments are typically fixed, like an installment loan, but at the end of the lease period the car is returned. An auto lease might be for 48 months, for example. But unlike an installment loan when there are 10 months remaining, lenders still count this debt knowing the borrower will have to either purchase the car outright or return the vehicle and buy or lease another one.
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