Updated
Apr 05, 2023 A home equity line of credit (HELOC) and a home equity loan accomplish the same goal. They allow you to borrow against a portion of your home’s equity while you own the property—even if you owe on your mortgage.
A HELOC provides a yearslong, open-ended line of credit that you can pull from as needed, while a home equity loan gives you a lump sum you repay over a set time. Most HELOCs come with a variable interest rate that can change over time, while home equity loan rates are often fixed.
But can you have both at the same time? Yes—in some cases, you may even be able to use one product to refinance the other at a lower interest rate.
In this guide:
- Can I take out a home equity loan and HELOC on the same property?
- Will my rates be higher if I take out both a home equity loan and HELOC?
- Can I have a home equity loan and HELOC on multiple properties?
Can I take out a home equity loan and HELOC on the same property?
Yes, eligible borrowers can have a home equity loan and a home equity line of credit on (and secured by) the same property, allowing them to borrow funds beyond the first equity-based loan and even secure a lower interest rate or better terms. It can also allow more flexibility, especially if they take out a home equity loan first and later prefer to draw from a HELOC as needed.
Whether this is an option for you will depend on several factors. You’ll need to qualify first to take out either home equity product; eligibility requirements vary by lender but often involve meeting certain credit score, income, and debt-to-income ratio (DTI) limits.
You’ll also need to decide whether you should take out a second home equity debt against your property. It isn’t the right decision for everyone who’s eligible.
Having a HELOC and a home equity loan on the same property can give you access to the maximum available equity on the property and even allow you to tap into new equity you’ve established. But if one product meets all your needs—such as a HELOC with an available credit limit and time remaining in the draw period—both might be unnecessary.
Why your property value matters
Your home’s current market value will determine how much equity you have in the property and how much you can borrow. Expressed as the loan-to-value ratio (LTV), this number demonstrates how much you owe on the home compared to what it’s worth. Many lenders set LTV limits of 70% to 90%, depending on location and creditworthiness.
A home’s LTV is especially important if you want to take out a second home equity debt against the property. For example, imagine you own a home worth $350,000, and you no longer have a mortgage on the property. Your starting LTV, in this case, is 0%, with $350,000 in home equity.
Now say you take out a home equity loan for $200,000. This brings your LTV to 57.1%.
($200,000 loan / $350,000 market value) x 100 = 57.1% LTV
You still have $150,000 in available equity, but lenders won’t allow you to borrow the full amount.
However, suppose your lender’s maximum combined LTV (CLTV)—the total of all liens on a property divided by its market value—is 85%. In that case, you may be able to take out a line of credit for up to $97,500 in addition to your home equity loan based on the following calculations:
$350,000 market value x 0.85 CLTV limit = $297,500 maximum total liens
$297,500 maximum – $200,000 home equity loan = $97,500 tappable equity
Does it matter whether I’ve paid off my mortgage or still owe?
Whether you’ve paid off your mortgage or are still making payments, you can have a home equity loan and HELOC on the same property. The keys to taking out a second home equity product are always the remaining equity available and the lender’s LTV limits.
Imagine you own a property worth $350,000 and owe $220,000 to your original mortgage lender. This gives you a starting LTV of 62.8%, or $130,000 in home equity.
So you take out a home equity loan for $50,000, bringing your CLTV to 77.1%.
$220,000 remaining mortgage + $50,000 home equity loan = $270,000 total liens
($270,000 in liens / $350,000 market value) x 100 = 77.1% CLTV
You have $80,000 in remaining equity, which you want to withdraw with a HELOC. But lenders won’t let you borrow against 100% of that. So it’s important to know your lender’s maximum CLTV.
In this example, imagine your lender allows for a CLTV of up to 85%. You might be able to take out a line of credit for up to $27,500 in addition to your home equity loan.
$350,000 market value x 0.85 CLTV limit = $297,500 maximum total liens
$297,500 maximum – $220,000 mortgage – $50,000 home equity loan = $27,500 tappable equity
Note that CLTV is just one factor lenders consider when you apply. Your approval is subject to other factors, including your credit score, income, and debt-to-income ratio.
Will my rates be higher if I take out both a home equity loan and HELOC on the same property?
The interest rate determines your cost to borrow against your home’s equity. The lower your interest rate, the less you’ll pay over the life of your home equity debt.
The factors that influence interest rates include the following:
- The lender
- Which product you take out
- Where you live
- How much you borrow
- Your credit score
- The property’s LTV
- Your DTI
- Market conditions
Taking out a home equity loan and a HELOC on the same property can result in much different interest rates between the two products and different costs for each type of debt.
When you take out your first loan—whether it’s a HELOC or a home equity loan—your lender will consider the factors we mentioned above. Your home mortgage loan can affect these factors to an extent.
However, taking out a second line of credit is different in your lender’s eyes. You’re already using a portion of your home’s equity to secure another lien on the property (your first home equity account), in addition to your primary mortgage. This puts the next home equity lender in third position. If you default, it may have a tougher time recouping losses.
Going into the application process with an existing home equity debt can also be different from a credit standpoint. Your mortgage and/or first home equity debt can affect your:
- Credit score and credit report (due to multiple hard credit inquiries).
- Household debt obligation (DTI).
- Remaining available equity.
The more outstanding obligations, new accounts, and debt balances you have, the riskier you may appear. For these reasons, lenders may offer you a higher interest rate on the second home equity product than the first.
Variable vs. fixed rates on HELOCs and home equity loans
Many HELOCs have variable interest rates. While your lender’s variable introductory rate can be competitive, be aware it’s subject to change. If market rates increase, so can your variable HELOC’s rate, resulting in additional out-of-pocket costs. (Note that certain lenders offer fixed-rate HELOCs.)
Home equity loans, by contrast, are often fixed-rate products, though certain lenders offer variable rates. These rates may be higher at first, but they provide you with a predictable overall cost and monthly payment.
Can I have a home equity loan and HELOC with the same lender?
Because lenders consider homeowners with home equity debt a greater risk, the rate on your second home equity product will likely be higher than the first, regardless of the lender.
But the best place to start your search for a second home equity lender is often your current lender, which may approve you for a home equity loan and HELOC on the same property as long as you meet the requirements. Since you have a history with that lender, the process might be more straightforward—and you might be more likely to get approved with the same lender.
If your lender offers both products (several offer only one or the other), you may be able to use your new home equity loan or line of credit to refinance the first one. For example, if you have a variable-rate HELOC and want a fixed rate that cannot increase, your lender may be willing to let you roll your HELOC debt into a fixed home equity loan.
Even if you meet your existing lender’s credit and home equity requirements, it can be wise to shop around before picking your next lender. This can help you find the lowest rates and best terms, save money, and access more of your home’s equity.
Can I have a home equity loan and HELOC on multiple properties I own?
If you own more than one property, you may be able to take out multiple home equity loans and HELOCs, even against the same property.
The following are the most critical factors.
How is the property used?
Some home equity lenders will allow you to borrow against a second property if you use it as a secondary home or vacation property. If you own an investment rental, commercial property, or select other types of homes, many lenders won’t let you borrow against them with a home equity loan or line of credit.
What type of property do you want to borrow against?
Most lenders limit the types of properties they’ll approve to single-family homes, condominiums, townhomes, and even multifamily properties (up to four units), particularly if they are owner-occupied. Mobile homes, manufactured homes, and co-ops are often excluded.
How have your other home equity loans and lines of credit affected your DTI and credit score?
Borrowing money affects your credit via hard credit inquiries, higher credit usage, and a lower average age of accounts. So if your existing HELOC or home equity loan is recent, it could lower your credit score.
The monthly payment on that debt affects your DTI: The higher your DTI, the less you may be able to borrow with a new home equity product, and the higher your interest rate, in many cases. If you can’t take out a HELOC or home equity loan on your additional properties, you can tap into your available home equity in other ways. Perhaps the simplest is a cash-out refinance.
This means you refinance your mortgage into a new loan with new terms. However, the lender issues the new loan for more than you owe your current lender and gives the difference to you in cash.
So if you owe your lender $80,000 on a $200,000 property, you may be able to get a cash-out refinance for $130,000, pulling an additional $50,000 in cash out of the home. This gives you a new LTV of 65%. Depending on your lender and cash needs, your borrowing limits may be higher or lower.
$130,000 cash-out refi – $80,000 to pay off first mortgage = $50,000 cash
If you’re unclear on the differences between a HELOC and a home equity loan, read our resource on the topic.