A lack of retirement savings has seen a significant demand from pensioners to use their homes to access capital, especially for medical costs.
A reverse equity mortgage is a special type of home loan that lets you convert a portion of the equity in your home into cash, but unlike a regular mortgage, you do not have to make monthly repayments. The loan is capitalised and repaid when you sell your property. As this is only available to individuals over the age of 65, this is usually when the borrower moves into a retirement village or on death.
The concept of a reverse equity mortgage has been around for a long time and is popular in countries like the UK, Canada and the US, but it has never been mainstream in South Africa. In countries with strong property markets and relatively low interest rates, a reverse equity mortgage can make sense for retirees, but in South Africa the landscape is more challenging.
Around the mid-2000s Nedbank introduced the Nedbank Home Income Plan, but the bank found that it was not economically viable especially after the credit crisis of 2008 and closed the business, although it continued to service existing clients.
More2Life is a new player that has entered the South African market. Director Anton de Waal says the demand for loans is outstripping their ability to fund them, with retirees mostly applying for loans to fund medical expenses or because they are not quite ready to sell and move in with the kids. This is despite the fact that these are relatively expensive loans and have received negative press both locally and globally. The industry attracts fly-by-night operators who prey on desperate pensioners, but there is also the issue of property values.
Eating into your home equity
Unless you are extremely conservative in the amount you borrow against the property, the compounding interest could soon use up all the equity in the home. In South Africa, interest rates on the loans are around 14.5% which means within five years your outstanding loan would have nearly doubled in value. Given the current property environment, it is very unlikely that your property value would have increased by 14.5% per annum which means a portion of your home equity will be given to the lender in the form of fees and interest, rather than to your own retirement funds or your estate.
In creating the product for the South African market, de Waal says they had to adapt for the National Credit Act which does not make provision for reverse equity mortgages. Therefore, these loans are only issued on a five-year basis, and are then renewed if the individual does not wish to sell at that point.
Although de Waal says they only issue loans to properties in areas with a good track record in property growth, if property prices have been depressed then it may not be possible to renew the loan if the loan and interest have now exceeded 65% of the value of the property.
“Our market research shows that most clients plan to use the product for 5 to 10 years before settling in what they deem to be their final accommodation/retirement village etc. If we have feedback from a client that they intend to live out the rest of their lives in the house then we tailor the loan so as to make sure that this is possible. In some cases, after a lifestyle audit, if we feel that the loan will not allow for this we reject the loan based on the fact that they will find themselves in a position of a forced sale.” De Waal adds that the maximum value of a loan, including compounding interest, would be 60- 65% of the value of the property.
De Waal says More2Life are in the process of creating a securitised special-purpose vehicle (as used by home loan company SA Homeloans) which will give them access to more competitive financing which should lower the interest rates.
Given the demand for reverse equity mortgages, it is likely that this sector will grow further and there are already two potential new market entrants.
How it works
A reverse equity mortgage can be an expensive and legally fraught way to borrow, so you need to understand the risks and costs before proceeding.
- Although the interest rate of 14.5% is lower than an unsecured loan, the fact that it compounds makes it expensive. There are also upfront fees in the range of 15% of the loan which cover a physical inspection of the house, admin fees, bond registration fees etc.
- The amount of the loan will be determined by your age and the value of your property. As the total loan value should never exceed 65% of the value of your home, the starting loan will only be around 10% – 20% of the value of the property, depending on your age.
- Your property must be worth R1 million or more to qualify as the costs (starting at around R20 000) are too high for lower values. The property market in your area will also be a factor in the decision to issue the loan.
- The property has to remain your permanent residence. If you move out or die, the loan will become due. This could impact your spouse or any family member living in the property, although arrangements can be made for your spouse to take over the loan, as long as they are over the age of 65.
- If you are married in community of property both spouses will have to sign the loan agreement and the loan will be based on the age of the younger spouse.
- If you do not maintain the property or do not keep up with your property taxes, the company has a right to terminate the loan. If you cannot afford to settle the loan you have up to six months to sell the property.
- Owing to the mandatory costs associated with a reverse equity mortgage, if you intend to leave your home within two to three years, there may be other cheaper options available. If you want to leave your home to your children, then you should consider other options, because in many cases, the home is sold to pay back a reverse equity mortgage.
Example:
An individual aged 70 with a R1 million home would receive a loan of R120 000. Costs of around R20 000 would be deducted so the net loan would be R100 000.
Depending on the interest rate, after five years the individual would owe approximately R240 000 which is double the value of the original loan. This would be about 18% of the value of the property, assuming 5% annual growth. At this stage the individual could either opt to sell and settle the loan or extend the loan.
This article first appeared in City Press.
Please advise which financial institutions offers this type of reverse mortgage..
Thanks
Unfortunately none at the moment. They never seem to last that long
please advise which companies offer reverse mortgage
Unfortunately there do not seem to be any that have survived…
We had a very bad experience with More2Life took months with lack of proper communication or clarification on their part…….office closed and person we were dealing with left we were eventually informed.
After 8 frustrating months we withdrew. This company is not recommended by us.
Thanks Susan, I am going to remove this article as it seems they have not delivered
Thank you I would hate anyone else to go through what we did.
I urgently need a reverse mortgage of R280000, I own a property valued at R2880000 and am a pensioner with a pension, I am 72.
I have had no reply from More2life, is the anyone else you can recommend? Are More2life closed down?
Please note I am deaf so email would be appreciated.
They are the only company I am aware of. I will follow up and see why they are not responding
0793161040. Maya I think they only open the 13/01/2020. You can speak to Angela.
Hi Maya I speak to Angela last week of more2life and from now when I send a whatts up the whatts up didi not went through. Can you please found out what is going on please. I send this morning a email and no reply
I have not been able to get hold of them either
Hi Maya she did answer me back on email. The email is angela@more2life.co.za thankz
Hi they do not reply are they still I’m business they don’t answer the phone
i have not been able to get hold of them
0793161040. Hi Elaine this is the number to contact them her name is Angela. I think thy only open on the 13/01/2020.
Good day. We are in the process of moving offices and are waiting on Telkom to reconnect our number. We are currently available on 0793161040.
When are you open for the new year.
Why is More2life telephones busy from the 2nd of Deç we cannot get hold of you
I will find out…
Still no answer and the telephone number said the number did not theirs 021 671 6129
Thanks
Morning I have a bond free property am 71 years old and looking to raise R50K on it. The value is not a million though..
Do you have names of companies who do Equity release in Cape Town? We have an unbounded house and are both over 75.
more2life.co.za is the only one I am familar with
Good day Susan …. please contact us @ 021 671 6129 ask for Sandile one of the Sales consultants today
Thanks I have found them – your site is very informative.
Susan Maxwell
I am 78 years old and own a bond free unit in a retirement village which has A 24 hour security gate and patrols.
The property is owned under sectional title and valued at R1.6 million.
What is the maximum reverse loan I would qualify for?
Regards RC ANDERSON
Is there any reason for the age of 65 as a qualification criteria for a reverse mortgage? The age overseas seems to be around 62 which is more sensible as many people retire at 60 and may then need to access liquidity for specific projects.
Hi Edward, thanks for your question. Owing to the high interest rates in SA, we need to start this facility only from the age of 65 yrs so that a decent amount of equity in the house is retained. We do not want to be in the business of evicting people from their homes, so need to be responsible lenders in this regard . Anton de Waal (More2Life)
Hi
I am 36 years in the proses of selling my hone but not solf yet
Do you have a ficility to access around R300k before i sell the house and pay it bavk when property has sold
It is urgent please
I don’t think More2Life offers that facility but there are companies that offer bridging finance. My recommendation would be to speak to your bank first
Hi Henco we do offer bridging finance, but only on our product – iow we would need to register the mortgage over the property as security. If your house is sold I suggest a company such as Rodel to help you in this regard. If you feel that your house may take some time to sell then we would be able to assist, however please be aware that there are some costs involved with registering a mortgage that may make it not worth your while. Anton de Waal (More2Life)