Mortgage loyalty tax could be costing you an extra $1,000 a year, RBA says

author-avatar By on February 10, 2020
Mortgage loyalty tax could be costing you an extra $1,000 a year, RBA says

Photo by KS KYUNG on Unsplash

Borrowers with older mortgages could be paying higher interest rates than those who take out new loans.

The Reserve Bank of Australia (RBA) has urged loyal borrowers to shop around and get a better deal on their home loan after new data revealed the difference between the interest rates paid by new and existing borrowers.

In its February Statement on Monetary Policy, the RBA noted that for variable rate mortgages, older home loans typically have higher interest rates than new home loans -  even for borrowers with similar characteristics.

The difference in interest rates between new and outstanding variable rate home loans was also found to increase with the age of the loan. 

According to the RBA, variable rate home loans that were taken out four or more years ago have an interest rate around 40 basis points higher than new loans. 

"For a loan balance of $250,000, this difference implies an extra $1,000 of interest payments per year," the RBA said. 

In his opening statement, RBA governor Philip Lowe urged households to think about refinancing.

"This reflects the fact that the discounts offered to lenders' standard variable rates have risen over recent years and these discounts tend to be fixed for the life of the loan - what might have once seemed a big discount might not be so big now," Mr Lowe said. 

"As I have said a number of times recently, if you took your loan out a while ago it is worth shopping around and checking in with your lender to see if it can now give you a bigger discount."

Thinking about refinancing to a low-rate, owner-occupier home loan? Below are a handful of low-rate loans in the market. 

Lender
Advertised rate Comparison rate Monthly repayment Rate TypeOffsetRedrawOngoing FeeUpfront FeesLVRLump Sum RepaymentAdditional RepaymentsPre-approval
VariableMore details
LIMITED TIME OFFER

Smart Booster Home Loan Discounted Variable - 2yr (LVR < 80%)

  • Fast turnaround times, can meet 30-day settlement
  • For purchase and refinance, min 20% deposit
  • No ongoing or monthly fees, add offset for 0.10%
LIMITED TIME OFFER

Smart Booster Home Loan Discounted Variable - 2yr (LVR < 80%)

  • Fast turnaround times, can meet 30-day settlement
  • For purchase and refinance, min 20% deposit
  • No ongoing or monthly fees, add offset for 0.10%
VariableMore details
100% FULL OFFSET ACCOUNTNO APPLICATION FEE OR ONGOING FEES

Low Rate Home Loan - Prime (Principal and Interest) (Owner Occupied) (LVR < 60%)

  • No upfront or ongoing fees
  • 100% full offset account
  • Extra repayments + redraw services
100% FULL OFFSET ACCOUNTNO APPLICATION FEE OR ONGOING FEES

Low Rate Home Loan - Prime (Principal and Interest) (Owner Occupied) (LVR < 60%)

  • No upfront or ongoing fees
  • 100% full offset account
  • Extra repayments + redraw services
VariableMore details
REFINANCE IN MINUTES, NOT WEEKS

Nano Home Loans Variable Owner Occupied, Principal and Interest (Refinance Only)

  • Refinance only. Fast online application
  • No Nano fees. Free 100% offset sub account
  • Mobile app, Visa debit card & instant payments
REFINANCE IN MINUTES, NOT WEEKS

Nano Home Loans Variable Owner Occupied, Principal and Interest (Refinance Only)

  • Refinance only. Fast online application
  • No Nano fees. Free 100% offset sub account
  • Mobile app, Visa debit card & instant payments
VariableMore details
YOU COULD WIN $100k TO PAY DOWN YOUR LOAN*

Owner Occupier Accelerates - Celebrate (LVR < 60%) (Principal and Interest)

  • For a chance to win $100K towards your home loan, apply with Athena before Oct 31 & be approved by Dec 15
  • We lower your rate based off how much you’ve paid down your loan
  • Automatic rate match
YOU COULD WIN $100k TO PAY DOWN YOUR LOAN*

Owner Occupier Accelerates - Celebrate (LVR < 60%) (Principal and Interest)

  • For a chance to win $100K towards your home loan, apply with Athena before Oct 31 & be approved by Dec 15
  • We lower your rate based off how much you’ve paid down your loan
  • Automatic rate match
VariableMore details
AN EASY ONLINE APPLICATION

Yard Home Loan (Principal and Interest) (Special) (LVR < 70%)

  • Unlimited additional repayments
  • Unlimited free redraws
  • Optional 100% offset can be added for $120 p.a.^
AN EASY ONLINE APPLICATION

Yard Home Loan (Principal and Interest) (Special) (LVR < 70%)

  • Unlimited additional repayments
  • Unlimited free redraws
  • Optional 100% offset can be added for $120 p.a.^

Rates correct as of October 18, 2021. View disclaimer.

The RBA said some of the difference in interest rates between older and newer mortgages can be explained by a shift in the different types of variable-rate mortgages over time.

"In particular, the share of interest-only and investor loans in new lending has declined noticeably in recent years and these tend to have higher interest rates than other loans," the RBA said.

But the RBA also said that even within the same types of mortgages, older mortgages still tend to have higher interest rates than new mortgages. 

The RBA pointed to increased competition in the home lending space driving the rate gap.

"In part, the variation in interest rates paid by different borrowers reflects their creditworthiness or the riskiness and features of loans. In addition, it reflects the different interest rates offered by different lenders," the RBA said.

"However, the time at which the mortgage was taken out also has an important influence on the interest rate paid. This reflects the tendency for competitive pressures to be strongest for new and other borrowers who are in the process of shopping around for a loan."

rba11

Source: RBA

It comes after the Federal Government called on the Australian Competition and Consumer Commission (ACCC) to conduct an inquiry into home loan pricing.

ACCC Chair Rod Sims said borrowers deserve to know how banks decide to price their home loans, and why RBA rate cuts aren't always passed on in full.

"Having consumers and the community understand how pricing decisions are made, why, and with what consequences is important for a well-functioning market," Mr Sims said.

"We will aim to provide answers to the questions that banking customers have long asked. For example, we know from our first financial services inquiry that there is an unusually large difference between the headline rate and the actual rates many customers are paying, which can be confusing for consumers. It is also very difficult for customers to find out what mortgage rate they could pay with another financial institution without going through a lengthy and time consuming process.

"We have evidence that customers can save considerable money by switching providers, and we want to fully understand what the barriers are that stand in their way, particularly barriers created by the banks."

Big discounts available for borrowers

The RBA found that very few borrowers actually pay interest rates as high as the standard variable rates published by lenders. 

"While standard variable rates are the reference rates against which variable-rate loans are priced, lenders also advertise a range of interest rates that are materially lower than their standard variable rates," the RBA said. 

"In addition, most individual borrowers are offered, or may be able to negotiate, further discounts on the interest rate applied to their loan."

For example, the major banks' 'package' mortgage interest rates for owner-occupier loans currently attract a 50 - 100 basis point discount compared to standard variable rates. The lowest advertised rates are around 100 basis points lower than package rates, and some borrowers receive even bigger discounts. 

The RBA found that in recent years, the average discounts relative to standard variable rates offered by major banks on new variable-rate mortgages has increased by 100 basis points in 2015 to more than 150 basis points in 2019.

"By increasing the discounts on rates for new or refinancing borrowers over time, rather than lowering the standard variable rate, banks are able to compete for new borrowers without lowering the interest rates charged to existing borrowers," the RBA said. 

However, the RBA also noted that interest rates charged on outstanding variable-rate loans has declined more than standard variable rates which it attributes to "well-informed borrowers" who have negotiated a larger discount with their current lender. 


Disclaimers

The entire market was not considered in selecting the above products. Rather, a cut-down portion of the market has been considered which includes retail products from at least the big four banks, the top 10 customer-owned institutions and Australia’s larger non-banks:

  • The big four banks are: ANZ, CBA, NAB and Westpac
  • The top 10 customer-owned Institutions are the ten largest mutual banks, credit unions and building societies in Australia, ranked by assets under management in November 2020. They are (in descending order): Great Southern Bank, Newcastle Permanent, Heritage Bank, Peoples’ Choice Credit Union, Teachers Mutual Bank, Greater Bank, IMB Bank, Beyond Bank, Bank Australia and P&N Bank.
  • The larger non-bank lenders are those who (in 2020) has more than $9 billion in Australian funded loans and advances. These groups are: Resimac, Pepper, Liberty and Firstmac.
  • If you click on a product link and you are referred to a Product or Service Provider’s web page, it is highly likely that a commercial relationship exists between that Product or Service Provider and Savings.com.au

Some providers' products may not be available in all states. To be considered, the product and rate must be clearly published on the product provider's web site.

In the interests of full disclosure, Savings.com.au, Performance Drive and Loans.com.au are part of the Firstmac Group. To read about how Savings.com.au manages potential conflicts of interest, along with how we get paid, please click through onto the web site links.

*Comparison rate is based on a loan of $150,000 over a term of 25 years. Please note the comparison rate only applies to the examples given. Different loan amounts and terms will result in different comparison rates. Costs such as redraw fees and costs savings, such as fee waivers, are not included in the comparison rate but may influence the cost of the loan.

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Emma Duffy is Assistant Editor at Your Mortgage and  Your Investment Property Mag, which are part of the Savings Media Group. In this role, she manages a team of journalists and expert contributors committed to keeping readers informed about the latest home loan and finance news and trends, as well as providing in-depth property guides. She is also a finance journalist at Savings.com.au which she joined shortly after its launch in early 2019. Emma has a Bachelor in Journalism and has been published in several other publications and been featured on radio.

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