房主正以房产抵押贷款，为房屋翻修或消费者支出提供资金，这些支出可能包括学费、假期或购物旅行。

比较平台Finder的一项调查发现，约17%的房主增加了抵押贷款，以支付其他支出。

但专家警告称，如果借款人的现金流不强劲，或者他们仍欠大量抵押贷款，那么他们承担更多债务的风险就会加大。

这项调查出炉之际，多数首都城市的房价都在下跌，原因是监管部门打击放贷，以及去年皇家金融服务委员会(financial services royal commission)的审查。

Finder insights经理格雷厄姆•库克在接受Domain采访时表示:“目前房产价格正在下跌，这意味着了解房产的真正价值变得更为重要。”

“对一些人来说，这是一个不错的选择……任何最近购买的人都需要谨慎。”

在那些以房屋净值作抵押贷款的人中，34%表示，他们将这些资金用于房屋翻修。

其他流行的用途包括支付孩子的教育费用(19%)、支付家庭开支(16%)、偿还个人贷款(11%)或信用卡(7%)。

少数借款人用现金支付度假、购物、医疗费用、创业或偿还债务。

库克表示，与疯狂购物等用途相比，装修“更有意义”。

“还有一点值得关注的是，越来越多的人用房子作抵押来偿还个人贷款，这表明一些人陷入了债务陷阱。”

这项针对2030年澳洲人的调查是在2月进行的，调查对象包括826名抵押贷款持有人。调查并未显示房屋净值抵押贷款利率是否随着市场走软而改变。

在经济繁荣时期，联邦银行(Commonwealth Bank)的广告以“股权，伴侣”(equity, mate)为口号，普及了以房屋净值为抵押借款的想法，为支出提供资金。

福斯特拉姆齐金融公司(Foster Ramsay finance)首席金融经纪人克里斯•福斯特-拉姆齐(Chris Foster-Ramsay)表示，用于翻修的贷款仍很常见。

但他表示，随着房屋价值下降，用于装修的房屋净值贷款有时可能低于过去。

他说:“他们(客户)现在考虑的不是在同一地区大修大建，而是住在原来的地方，重新装修，提高生活水平。”

“一旦你计算了印花税、买卖情况，以及能否迅速搬家的不确定性，我认为这其中有很多好处。”

但他表示，以房屋净值为抵押的贷款，对于在近期市场见顶时买入、贷款额约为房屋价值80%的房主来说，没有那么大的意义。

他表示:“他们可能已经竭尽全力在自己想要居住的地区买房，并有翻修的意图，但他们需要等待资本增长。”

他表示，由于贷款机构犹豫不决，用于债务整合的借款已变得不那么常见，而用于度假的借款也有所减少。

ProSolution私人客户主管斯图尔特•韦密斯(Stuart Wemyss)表示，多数银行仍将批准以股权为抵押的贷款，只要房主拥有该房产至少20%的股权。

但对于重大翻修，银行往往希望直接向建筑商付款，而出于其他目的，银行可能希望获得资金被用于何处的证明。

他说，在一个长期增长势头良好的地区，希望在家里住上10年以上的房主，借钱翻修房屋更有意义。

他表示:“(否则)你希望谨慎对待你正在资本化的资金规模，或投入房地产的资金。”

他不再收到许多关于度假借款的询问。

他说:“如果这是你父母的平均收入，我想银行是不会愿意这么做的。”“通常情况下，处于这种情况下的人不会有很强的现金流。”

Home owners borrow against properties for renovations, school fees, holidays: survey

Home owners are borrowing against their properties to fund renovations or consumer spending that can range from school fees to holidays or shopping trips.

此文章出于 

<ELIZABETH REDMAN, Domain, APR 30 2019>

Some 17 per cent of home owners have added to their mortgages to pay for other expenses, a survey from comparison platform Finder found.

But experts have warned borrowers of the risks involved in taking on more debt if their cash flow is not strong or they still owe a significant sum on their mortgage.

The survey comes as housing prices have been falling across most capital cities, amid a regulatory crackdown on lending and the scrutiny of last year’s financial services royal commission.

“We’re in a position now where property prices are falling, so it means it’s more important to be aware of what your property is really worth,” Finder insights manager Graham Cooke told Domain.

“It is a good option for some people … anyone who’s purchased recently would need to be cautious.”

Of those who borrowed against their home equity, 34 per cent said they used the funds for home renovations.

Other popular uses were to pay for a child’s education (19 per cent), to fund household expenses (16 per cent) or to pay off a personal loan (11 per cent) or a credit card (7 per cent).

A smaller number of borrowers used the cash to pay for a holiday, shopping spree, medical costs, to start a business or to settle a business debt.

Renovations made “a lot more sense” than paying for uses such as a shopping spree, Mr Cooke said.

“There’s a slight concern, the number of people are borrowing against their house to pay off a personal loan – it’s a sign some people have fallen down a bit of a debt trap.”

The survey of 2030 Australians including 826 mortgage holders was conducted in February, and does not show whether the rate of borrowing against home equity is changing as the market weakens.

Ads for Commonwealth Bank during the boom with the tagline “equity, mate” popularised the idea of borrowing against home equity to fund spending.

Borrowing for renovations is still common, according to Chris Foster-Ramsay, principal finance broker at Foster Ramsay Finance.

But as home values have fallen, the amount of home equity available to borrow for a renovation may sometimes be less than in the past, he said.

“Rather than upsizing and buying, in the same area, a bigger home, they [clients] are now looking at staying where they are and renovating to a better standard of living,” he said.

“Once you do the numbers around stamp duty and buying and selling, and uncertainty about being able to move the home quickly, I think there’s a lot of merit in that.”

But he said borrowing against home equity did not make as much sense for an owner who had bought at the recent market peak and borrowed about 80 per cent of the home’s value.

“They may have stretched themselves to buy in an area they want to live, and have every intention of renovating but they need to wait for capital growth,” he said.

Borrowing for debt consolidation has become less common given lender hesitation, while borrowing for holidays has also dropped off, he said.

ProSolution Private Clients director Stuart Wemyss said most banks would still approve borrowing against equity, as long as a home owner had at least 20 per cent equity in the property.

But for significant renovations, banks would often want to pay the builder directly, while for other purposes the bank might want proof of where the money is being spent.

Borrowing for renovations made more sense for owners in an area with a trend of good long-term growth who hoped to stay in the home for more than a decade, he said.

“[Otherwise] you want to be prudent about the amount of money you’re capitalising, or putting into the property,” he said.

He no longer receives many inquiries about borrowing for holidays.

“If it’s your marginal, average mum and dad, I think the banks would be reluctant to do it,” he said. “Typically people in that situation aren’t going to have a strong amount of cash flow.”

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