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- Mortgage recasting allows you to pay a lump sum toward your mortgage in order to reduce your remaining monthly payments and interest.
- When you recast your mortgage, you'll keep the same interest rate and term.
- Recasting might be simpler and cheaper than refinancing, depending on how much you pay in the lump sum.
What is a mortgage recast?
Mortgage recasting is a form of prepaying your mortgage. To recast your loan, you’ll simply make a lump-sum payment towards the balance. Your lender will then reamortize the loan with the smaller balance and new, lower monthly payments. Although your loan has been recast, you’ll retain the same interest rate and loan term.
Not all types of mortgages qualify for recasting in the standard sense. You can’t typically recast an FHA loan, VA loan or USDA loan — although your lender might use the recasting method to modify your loan if you’re struggling to pay.
Your lender might require you to reduce your balance by a minimum amount in order to recast it. Most, if not all, lenders require you to be in good standing with payments.
How does recasting a mortgage work?
Recasting your mortgage doesn’t mean you’ll pay off your mortgage early. Your new payoff schedule matches what it would have been originally, but with each monthly payment adjusted to reflect the new balance.
To recast your loan, you’ll need to make a lump-sum payment. Some lenders might require you to pay a certain amount, as well as a fee of several hundred dollars. (If your lender doesn’t require a minimum reduction, know that only putting up a small amount won’t be enough to justify the recast.)
Once you’ve eliminated a portion of your balance with that lump sum, your lender will reamortize the mortgage. This means it’ll calculate new monthly payments, including principal and interest, and map them out on a repayment schedule.
Mortgage recasting vs. refinancing
There’s a big difference between recasting a mortgage and refinancing one, even though both can help you save money.
Refinancing requires that you apply for a brand-new mortgage and pay the closing costs that go with it. The new loan would pay off your existing loan, so you’ll end up with a new mortgage as well as a new interest rate. Borrowers typically refinance to get a lower interest rate, to go from an adjustable-rate mortgage to a fixed-rate mortgage or to cash out some of the equity in their home.
Recasting is a much simpler process. With recasting, you’re keeping your existing loan, only adjusting the amortization. You wouldn’t be able to get a lower interest rate or a shorter loan term with recasting, like you might with refinancing. On the other hand, if your interest rate is already low — or at least lower than prevailing rates — then much of the advantage of refinancing is gone. In that case, a loan recast might be preferable to a refinance because it allows you to keep your current rate.
Pros and cons of mortgage recasting
Pros of recasting mortgage loans
- Lowers your monthly payments
- No need to reapply or requalify for a new mortgage
- Keeps your current interest rate
Cons of a recasting mortgage loans
- Doesn’t shorten the length of your mortgage
- Retains your current interest rate, which might be too high
- Ties up more of your money in your home
- Often includes a fee
How to calculate your mortgage recast
If a mortgage recast is the right move for your finances, make sure the math checks out. You can estimate your new monthly payment after the recast with the help of Bankrate’s amortization schedule calculator.
If you still have questions about your potential savings, consult with your mortgage lender. A loan officer can help you run the numbers and understand the best strategy for your situation.
Mortgage recasting exampleSay your 30-year mortgage carries a balance of $200,000 at a 5 percent interest rate. The monthly payment is $1,074 (excluding escrow payments).
After 10 years, your outstanding mortgage balance is $162,684. You then decide to make a $50,000 lump sum payment to recast the loan, plus pay a $250 recasting fee. That reduces the balance of your loan to $112,684.13. Your monthly payment for the next 20 years will drop to $744, $330 less than your original payment.
|Amount spent without recasting||Balance left without recasting||Amount spent with recasting after 10 years||Balance left with recasting after 10 years|
Mortgage recasting FAQ
A mortgage recast might make sense if you have enough money to do it. You shouldn’t recast your loan if you need the funds for other purposes. If you don’t already have an emergency fund, for example, start there instead. Also, think through your current and future financial needs. If you plan to retire in a few years, a recast loan can help you keep expenses low when you’re on a fixed income. Similarly, if you’re planning to take a pay cut to pursue a new career path, recasting can help you make your budget more manageable. Before you commit this lump sum to your mortgage, explore all of your options. You might want to talk to a financial advisor. Investing that money might be a smarter move, especially if you have a low interest rate on your mortgage.
Mortgage recasting differs from simply making principal payments because it reamortizes your loan. Simply making additional principal payments does not reamortize your loan.
This varies from lender to lender — and remember, some lenders don’t allow for a mortgage recast at all. Generally, you’ll need to have made several months of on-time payments in order to explore a recast mortgage. In some cases, this might be as short as six months.