The ARM's Race of 2008
This August, some homeowners will be feeling a little more than the usual heat. By the end of this summer, over 300,000 subprime adjustable rate mortgages will "reset" from lower introductory rates to current market rates. The change in rate can equate to a tough-to-stomach bump in monthly payments, especially for loans that feature extra-low "teaser" rates.

The Refinancing Option

Choosing to refinance has two main benefits :

Lock into a Fixed Rate - Why worry about periodic rate resets and rising mortgage rates if you don't have to? Refinancing gives owners the chance to lock into a fixed rate for the long term.

Lower Rates - While current rates are higher than they were a few years ago, from a historical perspective they are still considered low. Most economists believe that national averages of long-term rates will hover within a point or two of 6 percent through the end of the year.

Who Qualifies for Refinancing

Tightening requirements for new home loans have to some degree extended to refinancing as well. The best candidates for refinancing are owners with good credit, income documentation and solid equity in their homes. Refinancing is typically a better option for owners who plan to stay in the home for at least several more years.

Who Doesn't

 Owners With Low Credit Scores - In recent years some buyers were able to obtain subprime loans with credit scores in the mid 500's. Owners who haven't raised their credit scores into at least the mid to high 600 range will find it hard to obtain refinancing. Even scores in the high 600's, which in the near past had been considered fairly good, are no guarantee of smooth sailing (Fannie Mae and Freddie Mac announced in the spring that borrowers with rates below 680 will need to pay a surcharge on top of the price of the loan).

Owners With Little Equity - To protect their investments, many lenders have been increasing the amount of equity an owner must have in their home. Many buyers may have purchased their homes with little or no money down, or perhaps opted for an interest only loan. In either case the amount of equity in the home may be below lender's acceptable levels. Homes that have either not appreciated or that have lost some value will be even harder to refinance.

How to Survive the Reset

Consolidate other debt - Consider seeing a credit counselor if you have multiple sources of high-interest debt in addition to your home loan. You may be able to re-structure these into one lower-interest loan, enabling you to more easily make the higher home-loan payments

Cut expenses - While it may not be in our nature, we can often make do with less. Look first for monthly expenses that qualify as luxuries (cable or satellite TV, high-speed internet, etc.). Cut down on meals away from home and look for other ways to shave unnecessary spending from your budget.

Start an Extra Savings Account - Even if you can afford to make payments after an initial reset, the best way to prepare for potential rate increases in the future or unforeseen circumstances is to start setting aside a little additional money, just in case.