Home equity loans and home equity lines of credit (HELOCs) are popular ways to pay for home improvements because they have long repayment periods, which means the monthly payments are low. They also have low interest rates, as they’re secured by your home, and the interest is tax deductible if you itemize. But there is a small risk of losing your home when you take out this type of loan, because if you default, the lender can foreclose. Also, you take 20 to 30 years to repay your home equity loan or HELOC; it can actually cost you more in interest than a shorter-term loan with a higher interest rate, such as a traditional home improvement loan or a personal loan.
In a cash-out refinance, you get a new loan to replace your mortgage, but instead of borrowing the same amount you currently owe, you borrow more. Let’s say your home is worth $240,000 and you owe $120,000 on your mortgage. If you did a cash-out refinance, you could get a new loan for $192,000. After paying off your $120,000 mortgage, you would have $72,000 to put toward home improvements (or any other purpose, such as sending your child to college).
Interest rates. The less interest you pay, the more loan you can afford. An adjustable-rate mortgage (ARM) is one way to lower that rate, at least temporarily. Because lenders aren't locked into a fixed rate for 30 years, ARMs start off with much lower rates. But the rates can change every 6, 12, or 24 months thereafter. Most have yearly caps on increases and a ceiling on how high the rate climbs. But if rates climb quickly, so will your payments.