Home Equity Loan vs. Personal Loan

What Is the Difference Between a Home Equity Loan and a Personal Loan?

A home equity loan and a personal loan both offer one-time, lump-sum payments that are required to be paid back in installments over an agreed-upon period of time. However, the main difference is that home equity loans are a specific form of a secured loan in which the borrower’s home is used as collateral. Personal loans, on the other hand, can be secured or unsecured by collateral, and are a much broader and varied category. 

As personal loans tend to have a less intensive approval process than a home equity loan, they can generally be quicker and more straightforward to obtain. While home equity loans will usually take longer to be approved, they tend to offer a lower interest rate than a personal loan and potentially a higher loan amount as well. Before pursuing either option, however, it’s important to consider the amount you need and the intended purpose of your loan. 

Loan Structure and Purpose

In a home equity loan, money is borrowed using the value of your home (more specifically, your home equity) as collateral. The FTC defines home equity as “the difference between what you owe on your mortgage and how much money you could get for your home if you sold it.” This is why a home equity loan is sometimes referred to as a “second mortgage.”

Many personal loans are unsecured, but there are secured personal loans available that can be backed by collateral such as a certificate of deposit (CD), stocks, a vehicle, or savings. 

Personal loans can be used for a variety of purposes, including consolidating credit card debt, paying off higher-interest debt, large expenses (such as a major home appliance or a vacation), or even establishing or improving your credit score. 

Home equity loans can also be used for a range of purposes, such as debt consolidation, large one-off expenses, or educational or medical expenses. Keep in mind that a home equity loan is a lump-sum payment, so a home equity line of credit (HELOC) may be a better fit for situations (such as a lengthy home renovation project or starting a business venture) where a large amount of ongoing funding is required, or money will continually be needed over a period of time. 

In considering which loan to access for financing in the specific case of home renovations or improvements, a home equity loan may be a better option than a personal loan. This is because in most cases, the interest paid on personal loans is not tax deductible; however, home equity interest payments are – on the condition that the home equity loan is used to “buy, build, or substantially improve the taxpayer’s home that secures the loan.”

Loan Application and Approval

Personal Loan Application and Approval

When applying for a personal loan, the following will be usually taken into consideration by the lender:

• Your credit score and credit report
• Your income and employment status 
• Any debt you may have (specifically, your debt-to-income (DTI) ratio)
• The interest rate permitted by the applicable state law 
• Collateral (if applying for a secured loan)

The loan amount and length of the repayment term are also important factors that will determine the interest rate of the loan. Personal loan amounts can range from a few hundred dollars to $100,000.

Keep in mind that personal loans may also include fees such as:

• Origination fee
• Fees for processing documents and paperwork
• Credit insurance (optional)
• Disability insurance (optional)
• Non-filing insurance (for secured loans)
• Late penalty fees 

It will usually take between one and seven business days to get a personal loan, depending on the lender.

Home Equity Loan Application and Approval

When you apply for a home equity loan, a lender will calculate your loan-to-value (LTV) ratio or combined loan-to-value ration (CLTV) to consider how much money they will allow you to borrow. This calculation essentially answers the question: if the house is sold, would it cover the amount owed by your original mortgage and this additional loan, and by how much? It is also a large factor in determining the interest rate of your loan. Usually, the lower your LTV, the lower your interest rate. 

In order to determine the value of your home, there is usually an appraisal process, similar to that of getting a conventional mortgage. This can entail various fees and closing costs. Your income and credit history will also be taken into consideration. The maximum amount that you can borrow is usually equal to around 80% percent of your home equity. Keep in mind that most lenders have a minimum amount that they will lend in this type of loan agreement, commonly around $10,000.

Interest Rates and Payment Terms

The interest rate on a personal loan can be fixed or variable, and can be lower than that of a credit card, but usually higher than that of a home equity loan (especially in the case of unsecured personal loans). In general, evaluate a personal loan interest rate by comparing it to the national average: if it’s lower, that’s a good sign. On a personal loan, the interest rate can be anywhere from 6 to 36%, depending on your credit history.

Personal loan terms can range in length from around 1 to 5 years, occasionally longer. It’s advisable to choose the shortest loan term that you can afford monthly payments for.

Home equity loan interest rates are usually fixed, and tend to be lower than both personal loans and credit cards because the home is used as collateral. However, the risk here is that if the loan is not paid off, the lender can repossess and sell the home to cover the remaining debt. It also means that if the value of your home decreases, the amount that you end up owing may exceed the value of the home. 

Interest rates for home equity loans can range from as low as 1.89 to around 11.75%, depending on the length and the borrower’s home equity and credit history, with the average being around 4 to 5%.

Home equity loans can range in length from 5 to 30 years.

Other Considerations 

When considering any loan, it’s important to shop around and compare the terms and deals offered by different banks, credit unions, and financial companies. Under the Truth in Lending Act (TILA), lenders are required to disclose the following information before you sign any loan agreement so that consumers can understand and compare different offers:

• The full amount you are borrowing 
• Repayment amounts and their due dates
• How much it costs to borrow the money (referred to as the “finance charge”; includes interest and any fees applicable to the loan)
• The annual percentage rate (APR) 
• Any penalties that may apply for late payments
• The consequence(s) of not paying back the loan and actions the lender may take
• Any penalties that may apply for paying the loan back early 

Try using a loan calculator to get an idea of how much you’ll end up paying. 

The Bottom Line

In considering whether to pursue a personal loan vs. a home equity loan, it’s important to determine whether either option is best for your financial situation (or whether another type of credit, such as a line of credit or a refinancing option, might be more suitable). Use a loan calculator to get an idea of how much you will potentially be spending. Considering the purpose of the loan and the amount you’ll need, shop around for the best options between various lenders, and ensure you understand the entire agreement and any associated fees before signing anything.