When you are making your choice, there are some number of things to think about. First, a small rate cut can pay off quickly. that is because you may be able to easily find mortgage businesses wanting to waive routine refinancing charges like application, assessment and legal fees which can add up to $1,500 to $3,000 . Of course, in exchange for low or no up front costs, you will have to want to accept a rate that is somewhat higher than the current rock bottom. Second, if you're planning to stay in your home for at least three to five years, it might seem right to pay "points" a point equals 1% of the loan total and closing costs to get the lowest available rate. And 3rd, you may be able to avoid laying out cash and still get a low rate by adding the points and closing costs to your new mortgage. Does that mean shouldering many of extra debt? Not essentially. If you have had your current mortgage for at least three years, you have most likely reduced your equilibrium by some number of thousand dollars. So you might be able to tack your closing costs onto your new loan and still end up with a mortgage that is smaller than your original one - plus, of course, a lower rate and lower monthly payment. Refinance Once Then Do It Again When rates fall steadily, refinancing might seem right if you have done so once already. Bob and Michelle Barbo of Kirkland, WA refinanced twice inside three months in 1998. In October, they trimmed the rate on their 30-year fixed mortgage by a full point - from 9.13% to 8.13% - for a monthly savings of $63. Plus, because home prices in their area had boosted their home equity, they were able to stop paying private mortgage insurance that cost them $120 a month. To use continued decline in rates, the Barbos refinanced again in December. Their new 30-year fixed mortgage is at 7.375%, lopping another $55 off their monthly bill. Since the couple had chosen a no cost refinancing every time, their total out of pocket costs came to just $400 in assessment fees. So by the time you read this, they'll already recouped their up front costs. "Now we can use the savings to build up a cash emergency fund," says Bob. If you're considering a second refinancing, do not overlook this possible tax write off: When you pay points to refinance, you have to subtract the total over the life of the loan, typically 30 years. But when you refinance a second time, all of the points that haven't still been subtracted from the 1st refinancing may be written off in a lump sum. Say you refinanced to a 30-year mortgage in 1993 and paid $3,000 in points. By now, you could have written off about $500. If you refinance again this year, you could subtract the left over $2,500 on your 1998 tax return. For a homeowner in the 28% tax bracket, that works out to a savings of $700 - enough to offset many or your costs this time. Another way to make a refinance work for you is to refinance for more than the equilibrium left over on your old mortgage - effectively, tapping your home equity, or "cashing out," in mortgage speak. Thanks to better rates, you might be able to do so without boosting your monthly outlay. as an example, at 8.5%, the payment on a $200,000, 30-year fixed rate mortgage is $1,538. But at 7.5%, that same payment allows you to borrow almost $20,000 more. The best use for the extra cash is to pay off any higher rate loans you might have. let us say that you're carrying a $15,000 car loan at 10% and making minimum payments on a $10,000 credit card equilibrium at 17%. Your monthly payments on those debts could total $680. Then assume you refinanced your mortgage, taking out an extra $25,000 to pay off your car and credit card loans. Result: At 7.5%, your extra monthly mortgage payment could total only $175, so you could come out $505 ahead $680-$175=$505 . Of course, all the extra cash needn't go for paying off debts. When the Menards swapped their ARM for a fixed rate last December, they also bigger their mortgage load by $34,000, from $106,000 to $140,000. They used $3,000 of the proceeds to pay their refinancing costs and another $17,000 to pay off a 10% home equity loan, which had been costing them $250 a month. Then they spent the left over $14,000 to build a garage for Roger's antique car collection - and they did all this for just another $19 a month. By switching to a fixed rate loan, you won't only decrease your payment, you can also probably lock in an nice rate for as long as you own your home. In fact, while one year ARMs now offer tempting introductory rates averaging 5.59%, most experts recommend keeping away from them, because you could find yourself facing sharply higher payments soon, if interest rates do not rise. Why? Well, after the introductory rate expires, ARMs are usually pegged to the one year Treasury rate newly 5.25% plus 2.75 percentage points, with increases of as much as two points a year. presuming interest rates do not change, you could pay 7.59% in the second year the full two point increase and 8% in the 3rd year. There are certain cases, but, where an ARM seems right. If you're pretty certain you will be moving inside five years, you may be able to save many money - and avoid increasing payments - with a five year ARM, newly averaging 6.62%. Such loans offer a fixed rate for five years and change annually thereafter. When you refinance your mortgage, you typically pay off your original mortgage and sign a new loan. With a new loan, you again pay most of the same costs you paid to get your original mortgage. These include settlement costs, discount points, and other fees. You also might be charged a penalty for paying off your original loan early, though many states prohibit this. The total expense for refinancing a mortgage depends on the interest rate, number of points, and other costs obliged to get a loan. To get the lowest rate offered, most mortgage businesses will charge some number of points, and the total cost can run between three and six percent of the total total you borrow. as an example, on a $100,000 mortgage, the company may charge you between $3,000 and $6,000. but, many businesses might offer zero points at a higher interest rate, which might considerably decrease your initial costs, though your payments might be somewhat higher. Check the market closely to find out the available rates and costs related with refinancing. these expenses include things like an assessment and other different fees and points. Then find out what your new payment could be if you refinanced. you may be able to estimate how long it'll take to recover the costs of refinancing by dividing your closing costs by the difference between your new and old payments your monthly savings . but, the ultimate total you might save depends on many factors, as well as your total refinancing costs, if you sell your home soon, and the effects of refinancing on your taxes. The old rule of thumb used to be that you should not refinance unless the new interest rate is at least two percentage points lower. but, many businesses are now offering zero point loans and low cost refinancing. so, if your rate change is less than one percentage point, you might be able to save many money by refinancing. In refinancing, a mortgage company typically offers a range of interest rates at different amounts of points. A point equals one percent of the loan total. as an example, three points on a $100,000 mortgage loan could add $3,000 to the refinancing charges. examining different interest rates and related points might save you money. As a rule of thumb, each point adds about one 8th to one quarter of one percent to the interest rate the mortgage company is offering. Generally, the reduce the interest rate on the loan, the more points the lending institution will charge. many businesses offer refinancing with no points, but usually charge higher interest rates. To choose what mix of rate and points is best for you, equilibrium the total you may be able to pay up front with the total you may be able to pay monthly. The less time that you keep the loan, the costly points become. if you're planning to stay in your house for a long time, then it might be useful to pay extra points to get a lower interest rate. many businesses might offer to finance the points so that you don't have to pay them up front. that means that the points will be added to your loan equilibrium, and you must pay a finance charge on them. though this might enable you to get the financing, it also will increase the total of your monthly payments. With a lower interest rate on your home loan, you can have less interest to subtract on your earning tax return. That, of course, might increase your tax payments and decrease the total savings you may get from a new, lower interest mortgage. you may want to be aware of an interior profit Service IRS decision with respect to points paid Exclusively for refinancing your home mortgage. IRS rules require that interest points paid up front for refinancing must be subtracted over the life of the loan, not in the year you refinance, unless the loan is for home enhancements. that means that if you paid some number of points, you could have to spread the tax deduction for those points over the life of the loan. If, but, the loan or a part of the loan is for home enhancements, you might be able to subtract the points or a part of the points. verify with the IRS about the current rulings on refinancing, especially if you're using the new loan to make home enhancements. If you're thinking about refinancing your mortgage, you may want to think about other types of mortgages. as an example, you may want to look into a 15-year fixed rate mortgage. In this plan, your mortgage payments are somewhat higher than a longer term loan, but you pay considerably less interest over the life of the loan and build equity more quickly. Of course, this also means you have less interest to subtract on your earning tax return. You also may want to think about refinancing if you have an adjustable rate mortgage with high or no limits on interest rate increases. You may want to switch to a fixed rate mortgage or to an adjustable rate mortgage that limits changes in the rate at each modification date also as over the life of the loan. If you choose to apply for refinancing with a specific mortgage company, and if you don't want to let the interest rate "float" till closing, get a written declaration to ensure the interest rate and the number of discount points that you must pay at closing. This attaching commitment or "lock in" ensures that the mortgage company won't increase these expenses if rates increase before you agree the new loan. You also might think about requesting an agreement where the interest rate can decrease but not increase before closing. If you can not get the mortgage company to put this info in writing, you might wish to decide one that will supply this vital info. Most businesses place a bound on the length of time 60 days they'll ensure the interest rate. you have to sign the loan throughout that time or lose the benefit of that specific rate. Because many people refinance their mortgages when rates decline, there might be a delay in processing the papers. so, you might want to contact the company periodically to check on the progress of your loan approval and to see if extra info is obliged. Traditionally, the choice on if or not to refinance has meant complementary the savings of a lower monthly payment against the costs of refinancing. But in recent years, businesses have presented "no cost" and low cost refinancing packages that minimize or totally eliminate the out of pocket costs of refinancing. These refinancing packages reimburse with a higher interest rate, or with as well as many of the costs in the total that's financed. With conventional refinancing, the usually cited rule of thumb is that the interest rate for your new mortgage must be about two percentage points below the rate of your current mortgage for refinancing to seem right. but, with the newer low and no cost refinancing programs, it may be worth your while to refinance to get a smaller reduction in interest rates. How long you expect to stay in your home is also a factor to think about. If you will be moving in some years, the month to month savings might never add up to the costs that are involved in a refinancing. Loan programs come in many forms and come from many resources. Just as the loan structure, like a 30 year fixed rate mortgage, can influence your interest rate and monthly payments, the supply of financial support for your loan may also influence your rate and payments. The supply of financial support may also influence the total of your down payment and closing costs. If you have at least 3% of the loan total to use as a down payment, you might think about the common kind of loan, a regular loan. These loans comprise of compliant loans, which are secured by government supported units GSE like Fannie Mae and Freddie Mac, and jumbo loans, which are funded by private investors for loan amounts higher than the limits set by the GSE's. compliant loans are funded by Fannie Mae FNMA and Freddie Mac FHLMC . These businesses don't lend money straight to you, but work with lenders across the country to offer mortgage loans to meet your needs. As a secondary market for mortgage loans, they buy mortgages from lenders and package them into securities that may be sold to investors. If you need a big loan total to buy or refinance your home, you could think about a jumbo loan, which has a higher loan total bound than the limits set by Fannie Mae and Freddie Mac. Because jumbo loans can not be funded by these two agencies, they typically carry a higher interest rate. The federal government and other state, local and private units developed programs to assist you buy a home with a low down payment. If you're a 1st time homebuyer or have low to average earning, you might be qualified for a mortgage insured by the Department of Housing and Urban Development HUD through the Federal Housing governance FHA . While FHA doesn't make or purchase loans, they insure FHA loans so that if you default on the loan, the lender will get repaid. You might be able to get an FHA loan with a low down payment of only 3% of the loan total or less. While there are limits to the size of FHA loans, they're generous enough to manage moderately priced homes nearly anyplace in the country. If you're a veteran or meet the criteria by military service or another entitlements, FHA mortgage insurance may also be joint with a ensure from the Veteran's governance. 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