How UK homeowners are coping with higher mortgage rates
Marathon mortgages, cutting pensions and raiding savings: how homeowners are coping as mortgage rates hover at their highest levels for 15 years.
Although mortgage rates have started to come down after continuously increasing since the start of 2022, mortgage costs are still sky high.
The average two-year fixed rate now stands at an eye-watering 6.47% while five-year fixes are at 5.97%, according to data from Moneyfacts.
This means that anyone remortgaging after their fixed rate has ended will get a shock as their monthly mortgage payments shoot up.
And first-time buyers are having to budget for higher mortgage costs than they might have originally expected.
To keep the costs at manageable levels, borrowers are doing what they can.
Research from KPMG’s latest Consumer Pulse survey found that:
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18% of mortgage holders have used their savings to reduce their outstanding mortgage balance
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16% have switched to an interest-only mortgage
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12% have increased their mortgage term
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And 8% have downsized to a cheaper home.
A worrying figure is that another 11% have said they are paying less into their pensions to cope with higher mortgage costs, while a further 20% are considering doing this, which means they could have less money to live on in retirement.
‘The cost of living and rising interest rates has made life all the more difficult for aspiring buyers and existing homeowners alike,’ says David Hollingworth from mortgage broker London & Country Mortgages.
‘The rapid increase in mortgage rates from the historic lows of only a couple of years ago means that borrowers are facing much higher mortgage costs. Affordability is therefore under fire.’
Marathon mortgages
The number of homeowners choosing to take out ‘marathon mortgages’ with repayment terms of 35 years or more – way beyond the standard term of 25 years – to make their monthly payments more affordable has surged.
Data from credit reference agency Experian shows that a quarter of homeowners under 30 have a mortgage with a term of 35 years or more compared to just one in 10 in 2020.
This means they could still be paying back their mortgage when they’re close to retirement.
Emily Summersgill took out a marathon mortgage from Nationwide through London & Country when she bought her first home.
‘As a first-time buyer I wanted to make sure I had absolute certainty that I could pay both my mortgage and all the new bills that came along with being a homeowner,’ she says.
‘Although I knew my monthly outgoings and that I could afford those, I wanted to be sure I always had enough surplus income to pay for the unexpected – like broken down boilers and leaking pipes. I set my mortgage term at 40 years – the maximum possible and within my retirement age.’
While choosing a lengthy mortgage term may be the only way some people can afford to borrow the amount they need, there are downsides to be aware of, warns Hollingworth.
He says: ‘There is a price to pay as the interest payable over the life of the loan will increase substantially. Shifting to a longer term could add tens of thousands of pounds in interest.
‘For example, a £200,000 25-year mortgage at a rate of 5% would cost £1,169 a month and total interest would amount to £150,754.
'Over 35 years the payment would drop to £1,009 but the total interest would be £223,940.’
Fortunately for Summersgill, while she took out the 40-year term to be sure she would always be able to afford her mortgage, she has been able to overpay to keep the overall interest costs down.
‘After completion I changed my direct debit so that I was overpaying each month as if I had taken out a 25-year mortgage,’ she adds. ‘That left me able to drop down to my minimum 40-year payment as and when unexpected costs arose but, for the most part, I’ve actively overpaid to get the balance down quicker.’
Other ways to reduce mortgage costs
Many of the ways borrowers have been making their mortgage more manageable have downsides.
Switching to an interest-only mortgage, for example, will also increase your overall interest costs.
While you're paying the interest, the amount of mortgage debt won’t shrink and you’ll still need to somehow pay off the loan at the end of the mortgage term.
There are other things you can do that have fewer negatives, though. ‘Arguably, the first place to start in managing payments is to consider whether you could be getting a better deal,’ says Hollingworth.
‘As you approach the end of a current deal, it’s a good idea to get ahead and have an option in place to avoid slipping onto a lender’s standard variable rate, which can be well in excess of 8% and even above 9%. It’s possible to secure a deal up to six months in advance.’
If you can afford it and your mortgage deal allows, you could also overpay if you’re currently still on a relatively low fixed rate, so that your mortgage balance is as low as possible by the time you have to remortgage at a higher rate.
This will help you to get used to spending more on your mortgage payments each month too.
Key takeaways
- With mortgage rates still high, borrowers are doing what they can to be able to afford their mortgage
- Options they’re choosing include extending their mortgage term and switching to interest only
- A quarter of young homeowners now have mortgage terms of 35 years or more
- Many of these options have downsides but there are other things you can do to put yourself in a better position
7 ways to help on World Homeless Day
We’re standing with Crisis’ Make History campaign, which calls for a future free from homelessness. Here’s how you can help this World Homeless Day.
Homelessness is rising. Soaring bills, rising rents and a lack of affordable housing are making it harder for us all to have a safe, secure and affordable home.
But it doesn’t have to be this way. We’re standing with Crisis’ Make History campaign, which calls for a national mission to end homelessness.
We need the UK government and all political parties to commit to ending all forms of homelessness.
Join the Make History campaign: add your name to help build a future free from homelessness.
While we’re calling for major change, there are ways we can all help in our communities.
Here are some key ways to help, what to do if someone you know is at risk, and what to do if you see someone sleeping rough.
How to help with homelessness in the UK
1. Donate
We’re all feeling the squeeze, but even a small donation has a big impact on the fight against homelessness.
A few spare quid each month can help fund essential services and train specialist coaches who work closely with people experiencing homelessness.
Your money can help them learn how to manage housing, benefits, wellbeing and work, and set them on a path out of homelessness.
You can donate to Crisis or other homelessness charities.
2. Fundraise
Fundraising is a fun and effective way to join the mission to end homelessness.
There’s a whole world of ways to do it, whether you rally your colleagues at work, fundraise for a race or hold an event.
Or go your own way and get creative. You can fundraise any way you like, from organising a bake-off to hosting a film night.
Charities rely on fundraising to raise most of their income, so you’ll make a difference no matter how much you raise.
3. Volunteer
There’s a local volunteering opportunity for everyone who wants to help fight homelessness.
You could organise donations, look after a shop floor, or give direct coaching in education, employment, housing or health.
After a short application process, you’ll take core training modules on topics like safeguarding, equality and diversity, and data protection.
Volunteering is a great way to build your skills and get stuck in for a fantastic cause.
How to help if someone you know is at risk of homelessness
4. Call Shelter
Shelter is the first port of call if you or someone you know is at risk of homelessness.
It offers a range of support, including one-to-one advice, online chat and lots of resources that could help.
Visit Shelter England or Shelter Scotland, or call its free helpline on 0808 800 4444.
5. Get in touch with other support services
People lose their homes for lots of different reasons. Rising pressure from high rents and low pay, or sudden life events like losing a job or family breakdown, can quickly force people into homelessness.
Whatever someone’s going through, there are some free services that can help – including:
How to help if you see someone sleeping rough
6. Contact StreetLink or Simon Community
Let a specialist charity know if you see someone forced to sleep rough on the street.
Contact Streetlink in England or Wales, or Simon Community in Scotland.
They’ll send someone out to find them, and will connect them with local services to keep them safe.
When you call, give the person’s location, as well as their estimated age, gender, appearance and any belongings they have with them. It can also help to mention if they look unwell or at risk of harm.
7. Stop for a chat
Rough sleeping is both dangerous and isolating, and it often leads to mental and physical health problems.
If you feel comfortable, stop for a chat or say hello to someone who is forced to beg or rough sleep. It might be the only contact they have that day.
Give money or food
When it comes to giving someone change or food, make the decision that feels right for you.
And always consider if it’s the best way to support them. It might be that sharing information or suggesting a service is a better option.
Some people buy gift vouchers from shops to give to people who are having to sleep rough.
If you want to buy them a cup of tea or something to eat, ask them what they’d like first to make sure it’s right for them.
Most importantly, don’t let stereotypes influence your judgement of an individual.
Share information
Giving information can be an excellent way to support someone who is experiencing homelessness.
But bear in mind that some people might find it hard to take in detailed information. Or they might be wary of support services because of past experiences, which can result in frustration or distress.
So before you go ahead, ask if they’d find information useful and make sure you’re both comfortable and safe.
If they’re happy to chat, you could recommend they approach their local authority’s housing team.
Councils have an obligation to advise and assist people who are homeless or about to become homeless. Find your local council.
Another option is calling or visiting their local Crisis Skylight centre, if there’s one nearby.
You can find more local homelessness services – and sometimes make a direct referral – on databases like:
Shelter has advice on getting into a hostel or night shelter in England and emergency accommodation in Scotland.
Or you can search for a night shelter on The Pavement.