HOUSING LOANS - TO FLOAT OR NOT TO FLOAT?

Interest rates in India have been rising relentlessly and home loan borrowers - both existing and potential - are a baffled lot. Those who opted for floating rates a couple of years back when interest rates were falling are now required to shell out larger sums of money (for a longer term in many cases). The potential borrowers - those who are planning to buy a house - are looking on helplessly as both the price of residential property and the housing loan rates move northwards.

Should one opt for a fixed rate or a floating rate loan? How far will the interest rates go from here? Is it wise to lock in a fixed rate when interest rates are so high? As housing loans are long-term in nature - typically 15-20 years - it's important to understand the nature of the risks involved and to evaluate the risk-reward equation - the pros and cons - of all the options.

When you opt for a floating rate loan, you expose yourself to the vagaries of interest rate movements over the entire life of the loan. The expected pay-off for bearing the interest rate risk is to benefit from a possible fall in interest rates. In case of a fixed rate loan, the risk of interest rate movements is borne by the bank, while the borrower is immune to interest rate changes (at least his cash outflows will not change during the entire loan period). However, if interest rates fall, there will be a potential loss as you will earn lesser interest on your savings (deposits) but keep paying higher interest rate on the loan. As banks have to bear the risk in case of fixed rate loans, they price in the risk and such loans are available at a premium campared to floating rates. For example, if a 15 year floating rate loan costs 10% and a fixed rate loan of same maturity is available at 12%, the 2% premium is charged by the bank to cover its risk because it is bearing the interest rate risk in case of a fixed rate.

Interest rate movements are cyclical and a period of 15-20 years is enough to see all the phases of the movement. We can possibly see two to three complete cycles with rates rising, then stabilising at higher levels before starting a downward movement, again falling for some time, then stabilising at lower levels, rising again and so on. If this is the case, ideally it should not make a difference over such a long period of time whether it is a fixed rate or a floating rate. However, it has been seen that while the banks will immediately pass on the rising costs to the borrowers, they don't show the same promptness in giving the benefits of falling interest rates. A repo rate hike as small as 25 basis points, an increase in cash reserve ratio or even a hawkish statement by a Reserve Bank official lead to rate increases of 50 to 100 basis. It is basically the inefficiency or non-transparency of the floating rate mechanism which skews the balance against the borrowers.

As it is difficult to take a call on interest rate movements over a long period of time (even the best forecasting tools cannot predict how interest rates will move over next 15 years), the decision has to be based on a trade-off - how much risk you want to take given your current stage of life (i.e. whether you are young, middle-aged, approaching retirement, etc.) and expected income pattern (i.e. whether you can absorb unexpected changes in the cash outflows). Considering the near tem outlook, it will be advisable to go for a fixed rate. As Indian economy is on a high growth trajectory and doesn't show any signs of fatigue (plus shows some signs of overheating), interest rates are expecetd to keep moving up in near future. However, if you are young and don't mind rising EMIs in the initial few years but would like to benefit from lower interest rates later, you can go for a floating rate. But keep the option to switch to a fixed rate later if required and see its cost.

As an alternative to pure fixed or floating rate loans, some banks and HFCs are also offering hybrid loans. In such loans, a part of the loan will be at a fixed rate and remaining will be floating (ideal for those who are not able to decide between fixed and floating !). Another variant is based on duration - the rate will be fixed for the first 2-3 years and will become floating afterwards. These donot make much sense to me, as anything that looks seemingly attractive will have a premium based on the bank's view on interest rates. Bankers will come up with more innovative products to further confuse the borrowers, as the interest rate scenario gets more hazy. Personlly, I will stick to the idea of fixed rate as it implies a known mothly outgo for a fixed time. No shocks.

And, as for the floating rate loans, I would like to see two changes in the mechanism to make it more meaningful. One, rates are reset at a pre-determined frequency, say every three months or six months (and not every time the bank decides to change its PLR). Two, the rates are linked to some transparent market benchmark and not the arbitrarily determined PLR - for exmaple, average of daily MIBOR over the period or yield on 10 year government bond (plus a spread). These will make the changes more predictable and transparent for the borrower.

I am writing this article based on the request of Amit Shekhar who is planning to buy a house. Hope this will be useful. All the best Amit and all prospective home loan borrowers.

ICICI Bank raises home loan rates

Following the repo rate hike announced by RBI in its quarterly policy review on January 31, ICICI Bank has raised interest rates on all advances including home loans by one percentage point. The fixed rate home loan will now cost 12.5% and floating rate home loans between 9.5% and 10.5%.

The rate hike by India’s largest private sector lender comes just a day after the Finance Minister, Mr P. Chidambaram, asked public sector banks to maintain interest rates on home loans at current levels. While it may be politically correct for the public sector banks to hold on to current rates, the increasing pressure on borrowing costs will force them to raise rates sooner or later. Given the huge growth in the economy, the Reserve Bank of India has been taking steps to cool down inflationary trends and to avoid building up of asset price bubbles. There are clear indications that the rate tightening cycle – “measured increase in interest rates” - will continue.

Interest rates on housing loans have risen substantially in the past couple of years. For the existing floating rate borrowers, each reset will mean higher outgo. So far, the upward revision in the rates was being adjusted by banks by increasing the maturity period. Now the banks have started increasing monthly instalments. This may also lead to a rise in delinquencies in a segment that has historically been seen by banks as less risky.

On interest rates and home loans

Fellow blogger Amit Shekhar has requested for a detailed analysis of the recent repo rate hike by RBI and its impact, particularly on home loan rates. Amit authors two great blogs Indian Thinking and Bombay Today. He writes on contemporary issues and trends in areas as diverse as technology, business and crime. His writings are deep and thought-provoking. “ …. blogging is my way of connecting to the world, cause i believe there are like minded and fresh thinkers around to praise advise and encourage.”, Amit says.

Here's my take on the repo rate hike announced by RBI in its quarterly policy review on 31st January. I have tried to analyse the significance of repo rate as the signal rate for the economy, reasons for the monetary tightening in the context of current and evolving economic situation, future course of interest rates and housing loans market. I believe housing loans will gradually lose their status as the most preferred segment for the bankers and will become costlier for the consumers as interest rates in the economy rise further and policy preferences change.

As Indian economy and the interest rate cycle are at a very interesting stage, I will be writing more on the subject in the coming weeks. Please give your opinion and feedback.

What is the significance of repo rate?
RBI conducts daily repo auctions as part of its liquidity adjustment facility (LAF). Repo is the short form of repurchase which refers to lending or borrowing against marketable securities (such as government bonds). This is used by RBI as a tool to manage the system liquidity – banks having surplus intraday cash can lend to RBI (at reverse repo rate – currently 6%) and those having shortfall can borrow from RBI (at repo rate – currently 7.50%). Although these are short term (overnight) rates, repo and reverse repo rates are used as the signal rates for the economy.

Why has RBI been raising interest rates?
As Indian economy has been growing strongly, the central bank’s primary concern is to avoid over-heating and a likely surge in inflation (inflation is already beyond the informal tolerance range of 5-5.50%). Typically, periods of high growth culminate into formation of asset price bubbles in pockets of the economy, like stock markets, real estate, etc. By raising interest rates in a measured way, RBI has been trying to cool down inflationary pressures and to avoid the undesirable side effects of high growth like escalating asset prices.

What is the significance of the latest rate hike?
The latest repo rate hike is one step in a series of measures that RBI has been taking in the past couple of years to address the concerns arising from high growth. To be precise, since September, 2004 repo rate has been increased by 125 bps, reverse repo rate by 150 basis points and the CRR by 100 basis points. CRR – cash reserve ratio - is the amount of cash (as a percentage of bank deposits) that banks are required to set aside and maintain with the central bank. A higher CRR will mean banks have lesser money available for lending, hence will charge higher interest rates.

Simultaneously, RBI has also taken measures to avoid building up of asset price bubbles, especially in the real estate sector and has been trying to reduce the flow of funds from banking system into the hot property market (as also other potential ‘trouble-spots’). Towards this end, it has taken steps like increasing the risk weights for housing loans from 50 per cent to 75 per cent, for commercial real estate from 100 per cent to 150 per cent and consumer credit from 100 per cent to 125 per cent, increasing provisioning requirement for standard advances for personal loans, credit card receivables, loans to real estate and capital markets. All this means the borrower will have to pay a higher interest rate for such loans.

More rate hikes to come?
There are clear indications that the rate tightening cycle – “measured increase in interest rates” - will continue. Domestic economy is expected to continue on the high growth trajectory and containing inflation will be high on the monetary policy agenda. Who wants a double-digit growth and double digit inflation? Global trends also point to a continued high interest rate bias. Global growth continues to be strong despite fears of a slowdown in US. Although there are no signs of a runaway inflation growth in the major economies, the central banks do not want to let their guard down.

Will home loan rates rise?
Yes. With loan growth out-stripping deposit growth and liquidity drying up, banks are feeling continued pressure on their borrowing costs. This is evident in the scramble to mobilize deposits and the rise in deposit rates by many leading banks in the recent past. Although there may not be immediate increases because of the latest repo rate increase (this was widely expected), there will definitely be upward pressure on home loan rates because of the overall rise in interest rates in the economy.

Some respite for the banks may come in the Budget if the lock-in period for tax rebate on long term deposits is reduced from 5 years to 3 years – banks would be able to mobilize more deposits. But, another factor that will play against home loan borrowers is a growing feeling among policy-makers, especially in RBI, that there is a good deal of speculative money flowing into the property market (including residential property) through banks. Although the current focus is on reducing the flow of funds into commercial real estate, RBI has made it clear that it is not happy about the bankers going all out to woo the housing loans borrowers. RBI has urged upon banks to re-jig their credit portfolio – from the hot housing loans and personal loans into 'more productive sectors' of the economy. The Governor's worry about the under-performance of agriculture expressed in policy statements is a clear sign of where the central bank wants the bankers to lend. Even the government is likely to give a big push to agriculture sector in this year's budget (and beyond) and banks will be called upon to play a bigger role in this.

I believe, housing loans will gradually lose their status as the most attractive sector for the bankers and become costlier for the consumer, as interest rates in the economy rise further and policy preferences change. Same for personal loans and credit cards.

An update
Indian Bank has announced that it is increasing its benchmark prime lending rate (PLR) by 50 basis points to 12.5 per cent, deposits rates by 25-50 basis points and home loan rates by 25 basis points across all tenors from February 1.