Data from Lendi Group found three out of every ten Aussie mortgage holders are now able to refinance who couldn't before, potentially saving over $700 a month or $9,000 a year.
However, Lendi research from two weeks ago also found a bulk of those trapped in a 'mortgage prison' were recent first home buyers above an 80% loan-to-value ratio, which means they can't refinance anyway lest they want to pay lenders mortgage insurance again.
Westpac and its subsidiaries (including Bank of Melbourne and St George) have reduced serviceability tests for certain applicants looking to refinance, making it easier to get accepted.
Since late 2021, APRA has recommended banks apply a 3% serviceability buffer, meaning to qualify for a loan at 5% p.a, borrowers needed to demonstrate they could repay a loan at 8% p.a.
However, Westpac announced in May that certain refinancers could qualify for a special 'modified serviceability assessment rate,' if their credit history was strong and they were refinancing to a loan with lower repayments.
Most borrowers will need a credit score over 650, and no arrears or hardship in the last 12 months to qualify for the reduced buffer.
Travis Tyler, Chief Product Officer at Lendi Group, welcomed the trend, calling it a 'lifeline' for struggling borrowers.
"Our brokers have already re-engaged with customers, who previously were locked out of better rates, since some of the big four have offered this chance, as well as many of Australia’s biggest regional lenders. It’s a potential lifeline for those who have failed the standard '3% serviceability' stress test when refinancing," Mr Tyler said.
He said this could increase borrowing capacity by as much as 20%.
"Currently, a mortgage holder with the average Australian mortgage of $600,000 at a 5% interest rate, would be assessed on whether they could afford repayments at 8% or $4,630 per month," Mr Tyler said.
"In contrast, a serviceability test at 6% which some lenders are offering, would bring that test down to $3,685 a month, therefore being serviced at 20% less, or a $765 difference per month, based on a 25 year loan term."
See Also: Credit score calculator
Will the serviceability buffer come down?
As the cash rate increased, there were calls to bring down the buffer, with a few property pundits feeling it was too great a constraint on credit flow.
Commonwealth Bank CEO Matt Comyn has been among those to call on APRA to revisit the 3% buffer.
Mr Comyn said CBA would seek APRA's approval to relax serviceability criteria on borrowers whose builders have gone under.
APRA has stood firm though, with Chairman John Lonsdale writing to the banks after Westpac's announcement, making it clear the buffer should only be cut in 'exceptional' and 'limited' circumstances.
"APRA is aware that some banks have recently made changes to their exceptions processes to support borrowers who may be facing challenges in refinancing with another lender," Mr Lonsdale's letter read.
"It is important that exceptions are used in a prudent and limited manner, so as not to undermine the intent of the core policy.
"The serviceability buffer provides a contingency for rises in interest rates over the life of the loan, as well as for any unforeseen changes in a borrower’s income or expenses."
It's estimated serviceability exceptions apply to around 2 to 3% of home loans.
In a statement on Wednesday morning, the Council of Financial Regulators - consisting of the RBA, Treasury, and ASIC - backed APRA maintaining the buffer.
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| Lender | Home Loan | Interest Rate | Comparison Rate* | Monthly Repayment | Repayment type | Rate Type | Offset | Redraw | Ongoing Fees | Upfront Fees | LVR | Lump Sum Repayment | Additional Repayments | Split Loan Option | Tags | Features | Link | Compare |
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