James Waddell and Meghna Shrestha
An growing variety of households within the UK are choosing longer-term mortgages, with the share of debtors taking out new mortgages with phrases 30 years or longer tripling since 2005. However who’re these households, why have they accomplished so, and what may this suggest for monetary stability?
This weblog presents some evaluation to reply these questions, and focuses on three potential threat channels which may have an effect on monetary stability. These may be broadly labeled into: (i) lending into outdated age; (ii) elevated leverage; and (iii) increased debt persistence. We choose the dangers related to longer-term mortgages are restricted and are mitigated by present Monetary Coverage Committee (FPC) and Monetary Conduct Authority (FCA) insurance policies, which restrict dangerous lending each on the borrower degree and in mixture.
Who’s taking out longer-term mortgages and why?
The time period of a mortgage refers back to the size of time over which the mortgage is repaid, which usually has been 25 years. That is completely different to the interval rates of interest are fastened for, that are principally two or 5 years.
Just lately, mortgage phrases have been lengthening, and mortgages of 30 years or longer have change into more and more extra fashionable. The proportion of debtors taking out new mortgages with phrases of 30 years or longer has risen from 12% in 2005 This autumn to 50% in 2024 Q1 (Chart 1).
Longer-term mortgages are most prevalent amongst youthful debtors and first-time patrons. In 2024 Q1, 81% of mortgages taken by debtors aged below 35 have been for phrases of 30 years or longer, in comparison with simply 1% the place the borrower was 45 or older. First-time patrons (FTBs) are the probably to borrow on longer phrases, with 67% borrowing for phrases of 30 years or longer, whereas residence movers are the following probably with 42%.
Chart 1: Share of mortgages by time period size (in % of latest lending) (a)
Supply: FCA Product Gross sales Database (2024 Q1).
(a) Mortgages embrace FTBs, homemovers and exterior remortgages with a change in principal. Inside remortgages, remortgages and not using a change in principal, additional advances, mortgages flagged as a enterprise loans and lifelong mortgages are excluded.
Why have we seen this improve in mortgage phrases? Rising rates of interest, elevated prices of dwelling and better home costs have all contributed to make mortgages much less reasonably priced. Subsequently, households have been searching for methods to regulate their mortgages. One such means is to increase their phrases in order that, all else equal, debtors can decrease their month-to-month mortgage repayments. Decrease mortgage funds within the face of shocks helps preserve households’ debt-servicing ratios (DSRs) in examine. Increased DSRs are related to larger chance of defaulting on debt, smaller financial savings buffers, and larger monetary vulnerability. So, within the quick time period, the flexibleness to take longer-term mortgages has made debtors extra resilient to shocks.
Nevertheless, there could also be long run penalties for monetary stability from longer mortgage phrases changing into the norm, which we’ll discover within the the rest of this weblog.
How can longer mortgage phrases have an effect on future borrower and lender resilience?
We establish three channels by way of which longer mortgage phrases may have an effect on borrower resilience and lender resilience: (i) lending into outdated age, the place incomes are much less sure and may be considerably decrease; (ii) improve in leverage, the place longer mortgage phrases enable debtors to tackle extra debt relative to their earnings; and (iii) increased debt persistence, with present debt taking longer to be paid off.
Danger 1: Lending into outdated age
More and more debtors are taking mortgages that can final till they’re older than 67, which is the deliberate state retirement age. These mortgages made up 27% of latest lending in 2019 Q1 and reached 42% in 2024 Q1 (Chart 2).
Retirement earnings is usually decrease or extra unsure, so continued borrowing into retirement may present challenges for mortgagors to proceed to fulfill mortgage funds.
Moreover, if new mortgages are issued at lengths already on the most period lenders are snug with, then debtors could have much less flexibility to increase these phrases in response to a future rate of interest improve or earnings shock. This might scale back future borrower resilience.
Nevertheless, there are a number of mitigants to the dangers related to lending into outdated age. Many lenders have their very own insurance policies on the utmost borrower age they may lend to. And on lending into older age that does happen, the FCA’s accountable lending guidelines guard towards the danger that mortgage funds change into unaffordable. These guidelines require lenders to consider seemingly or anticipated future adjustments in a borrower’s earnings and expenditure, together with on account of retirement, when assessing affordability, and to gather data on anticipated future borrower earnings.
We see in Chart 2 that lending bunches the place debtors can be 69 and 74 years outdated at mortgage maturity, with little lending past that time. The FCA’s accountable lending guidelines and lenders’ personal insurance policies seemingly contribute to restricted lending deeper into retirement.
Chart 2: Borrower age at mortgage maturity on new mortgage lending for a pattern of durations
Supply: FCA Product Gross sales Database (2024 Q1).
Danger 2: Elevated leverage
Debtors could go for longer phrases to scale back their mortgage fee, however doing so may also enable them to borrow extra. Certainly, increased mortgage to earnings (LTI) ratios are related to longer-term mortgages (Chart 3).
However Financial institution of England evaluation has proven that LTIs (on common) have fallen on new lending over the previous few years as mortgage charges have risen, and in flip stress-tested charges have risen, which has made affordability the binding constraint on borrowing. And LTIs have fallen whilst mortgages have continued to elongate.
In any case the FPC’s LTI circulate restrict, which limits the variety of mortgages that may be prolonged at LTI ratios at or larger than 4.5 to fifteen% of a lender’s new mortgage lending, continues to protect towards the danger of extreme family leverage. Round 5% of latest mortgage lending was at an LTI of 4.5 or increased in 2024 Q1.
Chart 3: Imply phrases on mortgages by LTI buckets
Supply: FCA Product Gross sales Database (2024 Q1).
Danger 3: Increased debt persistence
All else equal, debtors with longer mortgage phrases spend a bigger share of their month-to-month repayments in direction of paying curiosity and fewer in direction of paying off mortgage precept. This implies debtors will take longer to scale back their excellent mortgage quantity.
One consequence of that is that debtors on longer-term mortgages pay extra curiosity over the lifetime of their loans. And all else equal these debtors will scale back their mortgage to worth ratios (LTVs) slower. Debtors on longer phrases could extra slowly attain decrease LTV ranges, which usually entice decrease mortgage charges.
Increased LTVs slender borrower fairness by definition, which will increase losses lenders would face within the occasion of a mortgage default.
Nevertheless, a easy train tells us longer mortgage phrases are unlikely to make a big distinction to common LTVs. We take mortgages of all durations issued to FTBs in 2017 and between 2023 Q2 and 2024 Q1, and mission ahead the excellent mortgage stability over time, utilizing the month-to-month reimbursement and the mortgage rate of interest. We use these projected mortgage quantities and property values at mortgage origination to replace the mortgage to origination worth ratios for every mortgage. We then compute the common LTV for the 2 cohorts. This proxy for up to date LTVs is projected to be increased for loans taken extra lately, however the distinction between the 2 cohorts is small (Chart 4).
Chart 4: Common mortgage to origination values on loans taken by FTBs in 2017 and 2023 Q2–2024 Q1 (a)
Sources: FCA Product Gross sales Database (2024 Q1) and creator calculations.
(a) Evaluation excludes interest-only and partially interest-only mortgages.
Conclusion
Longer-term mortgages as a share of latest lending have elevated since no less than 2005 and accelerated extra lately. Longer-term mortgages enable debtors to handle the affordability pressures related to increased home costs to incomes, price of dwelling, and better mortgage charges. This nevertheless comes with some related dangers which may construct over time if the development continues.
Longer mortgage phrases may have an effect on monetary stability by pushing debt repayments past retirement, the place incomes are much less sure. They permit debtors to tackle a better degree of debt relative to earnings, and will trigger larger debt persistence. Nevertheless, we choose these dangers are comparatively small and are mitigated by guidelines from the FCA that guard towards the danger that mortgage funds change into unaffordable, and by the FPC’s LTI coverage that limits dangerous borrowing within the mixture.
James Waddell and Meghna Shrestha work within the Financial institution’s Macro-Monetary Dangers Division.
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