Table of Contents
Table of Contents

Using an All-in-One Mortgage to Reduce Interest

Do you want to own your own home, but don't want to drain your entire savings to accomplish this? You may want to consider an all-in-one mortgage. This product allows you to combine your mortgage and savings. Let's take a look a look at how it works.

Key Takeaways

  • All-in-one mortgages allow for the combining of a mortgage and savings. They require the combination of a checking account, home equity loan, and mortgage into one.
  • The benefits of an all-in-one mortgage include—seamlessly using extra cash flow to pay off a mortgage, as well as having increased liquidity beyond typical home equity loans. 
  • All-in-one mortgages typically charge a $50 to $60 annual fee and are 30-year adjustable rate mortgages.

What Is an All-in-One Mortgage?

The IRS will not allow taxable interest paid and interest received to cancel each other out as in the United Kingdom and Australia; each must be reported separately. Therefore, the "offset" loans are not available in the U.S. In order for these loans to meet IRS guidelines, they must combine a checking account, home equity loan, and mortgage into one account (i.e., be all-in-one).

One account does not truly offset the other as it does in the UK. The single account offers all of the amenities of a normal bank account, such as an ATM and debit cards, automatic bill payments, and a checkbook. But it allows every spare dollar the homeowner has to be used to pay down the mortgage until it is used.

This unique feature benefits the homeowner in several ways. First, because the homeowner's bank account is built directly into the mortgage, the homeowner will receive a much higher return on their deposits. That’s because the money is being used to reduce the amount of interest assessed on the loan, which will almost always be at a much higher rate than what traditional demand deposit accounts can offer.

Second, this type of account still offers instant liquidity in a way that traditional mortgages, or even home equity lines of credit, cannot. While some home equity lines of credit do offer access via checkbook or even debit card, they do not have the flexibility of this hybrid product. If the homeowner does not have the cash to make a payment on the loan in a given month, then no minimum payment is required because the minimum interest due is simply advanced from the available credit line.

Most all-in-one mortgages require a high FICO score, mainly benefiting borrowers with steady positive cash flow. 

Example of an All-in-One Mortgage

Dan needs a $400,000 mortgage at 6%. He has a net monthly income of $7,000. If he does a conventional 30-year fixed loan, his monthly payment will be $2,398. After all expenses, such as day-to-day living, the mortgage, etc., he will be able to save $1,000 per month. But if he uses an all-in-one, or "offset," mortgage, the $1,000 per month he saves will be used to reduce the mortgage balance for interest payment calculations as well. 

Assuming that the rate on the accelerated loan stays constant at 6%, it is possible for Dan to pay off his loan in just under 15 years and still have the $1,000 he saved each month as well. It would not actually go into the mortgage. The lender would merely borrow it while the loan was being paid off to reduce the principal balance. Perhaps most importantly, this type of mortgage can motivate borrowers to reduce their spending, because they can see their funds being used to pay down their loans.

All-in-One Mortgage Fees and Rates

Offset and all-in-one mortgage lenders charge a $50 to $60 annual fee on top of other standard loan expenses, and higher rates usually apply for accelerated mortgages. Most accelerated loans are 30-year adjustable-rate vehicles that are tied to the LIBOR index.

A key issue to consider here is the lifespan of the loan. A slightly higher interest rate could be worthwhile if the loan is paid off several years sooner than a lower-rate loan. Remember that the time for repayment for an accelerated loan is not fixed. Therefore, the borrower's projected surplus cash flow must be taken into account when making this comparison.

All-in-One Mortgage Suitability

One of the main caveats of this type of loan is that most lenders who offer accelerated mortgages require borrowers to have relatively higher FICO scores in order to qualify. This is because this type of mortgage will only benefit a borrower who has a consistent positive cash flow, with surplus funds available to reduce the principal of the loan on a regular basis.

One way to decrease mortgage-related debt is to secure a mortgage with a low-interest rate. It's important to shop around as different lenders may offer different interest rates on the same type of mortgage and in the long-run securing a mortgage with a lower interest rate could save you thousands of dollars.

What Is an Offset Mortgage?

An offset mortgage combines aspects of a traditional mortgage with one or more deposit accounts at the same financial institution, The interest charged on the mortgage is based on the principal amount less the amount on deposit in the savings component (which offsets the loan principal). Offset mortgages are not available in the U.S. due to greater tax regulation. Instead, the all-in-one mortgage is a viable alternative for some U.S. homeowners.

Who Should Avoid All-in-One Mortgages?

Although the benefits of this type of loan can be substantial, suitability is still a key concern, just as with any other loan product. Financially undisciplined borrowers may want to steer clear of taking one of these loans. Possessing too much available credit through the equity line aspect of the account could trigger spending sprees for some people, which will add to their overall debt.

What Are Some Alternatives to an All-in-One Mortgage?

If you want to access home equity, you can refinance your existing mortgage with a cash-out refi. You can also take out a home equity loan or HELOC. If you are instead looking to pay off your mortgage sooner, you can recast your mortgage or else pay additional principal early.

Article Sources
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  2. CMG Financial. "All In One Loan."

  3. Internal Revenue Service. "Home Mortgage Interest Deduction."

  4. Reserve Bank of Australia. "Box E: Offset Account Balances and Housing Credit."

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  6. All In One Loan. "The Smarter Way To Borrow," Page 4.