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A home equity loan (HEL) lets you borrow a fixed amount, secured by the equity in your home, and receive your money in one lump sum. Typically, home equity loans have a fixed interest rate, fixed term and fixed monthly payment. Interest on a home equity loan may be 100% tax deductible. Please consult your tax advisor to see if you qualify.Learn More About Home Equity Loans
With a home equity line of credit (HELOC), you withdraw money as you need it up to a predetermined limit and repay the loan over a fixed term and typically with a variable interest rate that may increase over time. There is usually a fixed "draw" period, during which funds continue to become available for withdrawal as the balance is paid down, followed by a fixed repayment term. During the draw period, making interest-only payments is usually allowed.Learn more about home equity loans vs. home equity lines of credit
Talking with one of our Personal Bankers is the best way to get an initial idea of your eligibility, but here are a few things we look for:
Your borrowing ability is determined by the equity you have in your home as well as other factors such as credit history. Use our Loan Amount Calculator to see how much you can qualify for.
You can get a rough estimate of your available equity by subtracting all the debts secured by your home (i.e., your mortgage and any other home equity loans) from your home's estimated market value. For example, if the market value of your home is $300,000 and you owe $100,000, you have $200,000 in home equity.
You can get an estimate of your home's market value by reviewing recent sale prices of similar homes in your area. There are also helpful websites, such as zilllow.com and eppraisal.com, which provide estimates of home values.
Benefits of a Discover Home Equity loan may include lower interest rates and potential tax savings. Since a home equity loan is a secured debt, the average interest rate is typically lower than what you'll pay on an average credit card or other form of unsecured debt. Home equity loans also offer potential tax savings as interest payments may be tax deductible. Consult your tax advisor as to the deductibility of your interest.Learn more about the benefits of a home equity loan
Be careful when obtaining a home equity loan to pay for short-term expenses. While the interest rate may be lower than rate of your current loan/debt, it is possible you will be paying back the loan over a longer period of time, which may result in paying more interest. Another concern is incurring new debt after using a home equity loan to pay down existing debt.
Your Personal Banker is available from 8am to 10pm ET.
If you intend to stay in your home for a while, tackle projects that are within your budget and will bring the greatest day-to-day satisfaction to you and your family. This is the perfect opportunity to customize your house and create the home you've always wanted.
If you're looking to sell in the next couple years, the projects you choose should help your home stand out from others on the market without over-improving it compared to your community. Learn more about the types of projects that can have the greatest impact on your home's resale value.
Start by making a list of the essentials: replacing a leaking roof, repairing foundation cracks or adding living space for your in-laws are projects that probably can't wait. Now, make a list—in priority order—of everything you'd wish for in your home. Get estimates on completing the essential projects and the first 3-5 items on your wish list. Once you know how much loan you can afford, see if there's money left over after you've handled the essentials. Then, you can add items from your wish list up to your total loan amount—for a home you can live in and live with.
Write down specifically what you want to accomplish. "Remodel the kitchen" is too general; itemize instead, e.g.,
Once you get a clearer idea of everything that's involved, decide if you can complete the project yourself or if you'll need a contractor. If choosing a contractor, ask for a written construction schedule and an estimate covering labor, materials, insurance and any cost overruns if the schedule isn't met.
See how much you could qualify for to find out if your loan can cover the cost of your project. If not, review the scope of and materials for your project to see where you can economize or what you can postpone.
Before you begin any home improvement project, make a detailed list of everything you want to accomplish and be very specific about the brands and types of products you prefer. Prices vary widely based on the quality of your materials and appliances, so be sure you've set yourself up to get an apples-to-apples comparison.
If you plan to hire a contractor, get competitive bids from at least three sources and be sure they factor in the behind-the-scenes costs for additional infrastructure work. Bids also should distinguish between the cost of materials and their related labor costs.
Compare bids. If anything sticks out as being significantly over— or under—bid, ask the contractors to explain why: one may be a painstaking perfectionist who'll pour more hours than really needed into a project, while another may try to convince you that taking a few short-cuts will save you a lot of money. Beware of both! You don't need a "Michelangelo" to design your family room addition, and you definitely don't want a "low-ball" contractor who'll make potentially dangerous compromises just to get your business.
If you still don't feel like you're getting the straight story, show your bids to the experts at your local hardware or home improvement store. Once they understand you're asking for clarity and not for them to come up with an additional competitive bid, you'll be able to get the objective answers you need to confidently decide how much is too much, too little—or just right.
It's hard to walk away from remodeling projects you have your heart set on doing, but when all bids exceed your budget and you have to decide what stays and what goes, take a look at the most expensive items on your list and evaluate whether they'll give you the emotional and financial "bang for your buck" you expect.
For example, each bid may have priced installation of a wood-burning, three-sided fireplace at more than $10,000. Ask yourself:
If you can honestly answer "yes" to each of these questions, you probably should keep this project and trim costs elsewhere. If not, then omit this pricey project—or consider less expensive alternatives that can help you achieve the same goals. If all you really want is a glow to add atmosphere to a room but don't really need the heat or the hassle, take a look at a wall-mounted electric fireplace that uses low-cost LED lighting to create the illusion of flames and may cost less than 1/10th the price.
Want to do your part as a homeowner to keep your home improvement project running smoothly? Get a rundown on your roles and responsibilities with the Five "Be's" of home improvement: Be Thorough, Be Specific, Be Considerate, Be Observant and Be Appreciative. Learn how these "Be's" can help ensure your success.
Consult your insurance agent to see if your policy needs to be revised or riders need to be attached because of your improvements. It's quite possible you'll see an increase in your premium—not only because you've added value and made your home worth more, but also because you need full replacement coverage for all the new appliances, furnishings and upgrades you've installed.
Kitchens are often called the "heart of the home," so make sure your kitchen reflects you, your values and the things you love. The best rule of thumb is: how you intend to use your kitchen should determine what you put in it. Learn how to evaluate your choices to create your perfect kitchen
In all likelihood, yes. While the types of projects that require a permit can vary from one town to another, it's always a smart idea to check with your local building or planning department before making any home improvements. Not only will this help ensure every aspect of your project complies with the legal codes for building materials and construction techniques, it can also spare you potentially staggering fines and rebuilding costs when illegal work is discovered by building inspectors, home appraisers and future home buyers.
The actual cost of your permit will be determined by your municipality but it's generally based on:
Green technologies—once considered on the fringes of home building and remodeling—have gotten easier and more mainstream in recent years. Nowadays, home improvement projects that include more sustainable, renewable materials are rewarding homeowners with improved energy efficiency and lower maintenance costs. Learn more to decide if "green" is the way you want to go.
In addition to checking out your contractor's ratings, reviews and credentials (including licenses and insurance) through the Better Business Bureau and your local Chamber of Commerce, ask if they've earned a Certified Graduate Remodeler (CGR) or a Graduate Master Remodeler (GMR) designation from the National Association of Home Builders (NAHB). These commendations reflect a professional remodeler's ongoing commitment to advanced training, continuing education and the highest ethical standards. Also find out if he or she belongs to a local NAHB Remodelers Council, which represents more than 24,000 remodeling industry members.1
If you live in a common interest housing development like a townhome, your homeowners' association governing documents dictate what you can and can't do to your home. These documents were undoubtedly given to you when you bought your home, and periodic revisions are required to be sent to all owners.
Their intent is not to stifle your creativity but to maintain a consistent look and feel throughout your community.
As with obtaining a building permit, it's best to error on the safe side: read your governing documents carefully and check with your association's architectural committee, board of directors or other community management group to ensure your planned improvements are acceptable.
It's smart to reassess all of your spending and saving choices and create a budget that will help you and your family move forward. The good news is: you're in charge of your money—and a few changes here and there can make a big difference in your wallet without having a drastic effect on your lifestyle. Here are some helpful tips to guide your budget management decisions.
Benefits: Using your equity to pay down debt can eliminate stress and worry and put you on a solid path to financial freedom on your own terms. Plus, you'll enjoy the stability of one fixed monthly payment at a fixed interest rate that's probably much lower than what you're currently paying to multiple creditors. With multiple term options, you can choose to save more or save less in interest based on the monthly payment you can afford. And very likely, you'll be able to deduct up to 100% of the interest you do pay from your taxes-an advantage you don't get with credit cards or personal loans (consult your tax advisor to see if you qualify).
Considerations: The relative benefits of a loan for debt consolidation depend on your individual circumstances and your actual debt payments. You will realize interest payment savings when you make monthly payments towards the new, lower interest rate loan in an amount equal to or greater than what you previously paid towards the higher rate debt(s) being consolidated. Keep in mind, though, while your monthly payments will be lower, in the long term you may pay more interest because the debt is extended over a longer period of time. Note: No Discover loans may be paid off with this debt consolidation.
Gather the latest statements for all the bills and loans you want to pay down and carefully review the interest rates and terms. These can include:
As a starting point, you'll want to know how much you owe on each debt, the interest rate / APR you're paying, and what you typically pay. Our Debt Consolidation Calculator will help you figure out your total debt, how long it will take to pay it off, and how much you'll pay if you continue your current course, and your potential savings with debt consolidation.
Yes. We know that after you get your loan, the prospect of contacting your creditors and writing individual checks to each can feel a little overwhelming. With your permission, as part of your loan transaction Discover Home Equity Loans will be happy to handle this for you at no additional cost by paying your creditors directly and sending any remaining funds to you.
With a home equity loan, you can:
Research and compare all costs. Many major purchases and life events have significant 'hidden' costs that might not be obvious. For example, if you're planning a special anniversary cruise, you should consider not only your destination but also:
Similarly, buying a new car could lead to higher auto insurance payments; hosting a wedding involves paying for countless details that can quickly and significantly add up. See how much you can qualify for to find out if your loan can cover all the costs of your purchase. If not, review your plans and see where you can economize.
In addition to home improvement and debt consolidation, a Discover Home Equity loan can be used for a wide variety of purchases and experiences. For example, you could:
Your APR is determined using factors like your credit history, loan amount, the amount of equity you will have in your home after receiving the loan, and repayment term.
We have no application, appraisal or closing fees or prepayment penalties. We may charge a fee if your payment is late or if you do not have sufficient funds to cover a payment.
You can apply for a Discover Home Equity loan for a home that you own and live in as your primary residence. This residence must be a single family dwelling. Eligible property types include Planned Unit Developments (PUDs) and condominiums. Other properties, such as investment properties, manufactured homes, commercial properties, and trusts are not eligible for a Discover Home Equity loan at this time.
While every homeowner is different, typically we'll ask you to provide some if not all of the information in the Loan Application Checklist.
Yes, you can submit your documents online in our secure document upload center. Submitting documents online will help speed-up the processing of your loan request.
The actual length of time varies by homeowner. When you apply for a loan with Discover, we'll make sure that you're updated on your progress and closing date along the way.
Home equity loans may be used to for home improvements or repairs, to consolidate and pay down high-interest debt or to make a major purchase such as a life event.
Your Personal Banker will estimate your home value by reviewing multiple data points, such as an Automated Valuation Model (AVM), Property Condition Report, and the stated value of the home that you provide. In some cases, an appraiser will drive to your home and conduct an appraisal by viewing the exterior only. If a full interior and external appraisal is required due to special circumstances, we will work with you to schedule an appointment.
An AVM uses mathematical modeling to estimate your home's value, using inputs such as data on comparable home sales, listing trends, and home price changes. An appraiser also uses multiple methods, such as reviewing comparable sales and estimating the cost to build a similar home, in order to arrive at an estimated value. As well, an appraiser will consider property features or defects that are visible during the inspection of the property that would impact home value.
The loan closing process is quick and convenient. In most cases, a notary will meet you at your home, office, or other convenient location where you will sign your loan documents. In some states, an attorney that we will provide will need to be present as well. Once the loan is closed, you have three business days to change your mind and cancel the loan, known as the right of rescission. Funds are disbursed on the 4th business day, but it can take up to 10 business days to receive the funds, depending on the type of disbursement.
Yes. Once your loan has closed, you will be able to log in to our Account Center to view your account and make payments.
Yes. One of the documents that will be provided to you at closing is the form for enrolling in automatic payments. This form asks for information on the checking or savings account that you would like your monthly payment automatically withdrawn from along with a voided blank check or savings account deposit slip. You will receive a confirmation letter once you have been successfully enrolled in the automatic payment program. You can choose to enroll in or cancel automatic payments at any time.