WHY? 为什么市场利好,可我还是贷不到想要的款呢? (下)
前两个星期刚刚说到 审核利率Assessment rate 对房贷申请中借贷能力的影响,澳洲金融审慎局APRA在本年度第二次降息后果然就松了口:
7月5日,审慎局宣布商业银行可以不再使用7.25%的审核利率标准,允许自行设定审核利率下限。紧接着,ANZ, Westpac等四大银行公布了降低审核利率标准的时间表,其他机构也都蠢蠢欲动。
这个更新当然是利好,经过仔细计算和比较,自住房抵押贷款的客户能够因此都借贷将近10%的贷款额度,而投资房贷款客户也有5%左右的提升。
然而,想要贷到更多的额度,还有很多需要了解:
Household Expenditure Measure 即家庭生活开支估算:影响你贷款额度的另一个因素
除了审核利率把借贷能力牢牢的压制在了一定的程度以外,另一个“罪魁祸首”就是最低家庭生活开销核算了,所有银行都采纳了Household Expenditure Measure,简称HEM,官方解释是什么意思大家可以去问问Mr. Google。
在贷款审核中,银行之所以很看重HEM, 是因为他们不仅仅需要看到的是一个家庭的真实进项(收入)要大于出项(开支),还要对这个开支设定最低的一个标准。
现实生活中,如果家庭开支确实高于这标准的,确实无话可说。然而,咱们华人群体平时生活比较勤俭节约,有很大比例的家庭生活开销是低于该标准的,这样一来,申请贷款时就很吃亏了。
实际贷款审核中,银行都会计算哪些生活开销?
基本生活开销:衣食住行,手机上网,医疗教育等等;
额外生活支出:固定应酬,年度旅游,付费服务,私人保险等等。
以上项目都是以月为单位,银行通过索取客户至少一个月的银行流水账单,结合贷款申请客户的申报进行简单对比,如果出入不大,银行即可接受客户申报的金额。至于一次性支出,比如购买了一台电视或支付了一笔律师费等等,是不算做经常性家庭生活开销项目的。
银行如何计算我的HEM?我又应该申报多少合适?
有人会问,那我就是个省吃俭用的人,每月就花三位数,难道银行不接受吗?
别说,这种情况在咱们华人群体里不少见,可是银行还真不同意。以上篇文章的年薪10万的单身申请人为例:
如果他日常生活开销比较简单,住在亲戚或朋友家无需支付租金,天天下厨给自己做一日三餐,无车无信用卡无社交,你说他一个月只花1000刀我绝对相信。
但这种生活在银行看来是不存在的,现在银行有两种基本计算方式:Henderson Poverty Line即最低贫困线还有与收入挂钩的等比计算法。前者的最低标准每个月1600左右,低于这个数银行认为申请人的开支低于贫困线,不予接受,也就是说强行要求至少低于这个最低标准。
而另一种算法则比较奇葩,银行会认为收入越高的人,生活开销也应该等比增加,所以这位年薪10万的客人哪怕说自己的每月开销是2000,有的银行还会说不够不够,往上加…
具体的申报方式确实是门学问,看似简单,实则复杂:单身和已婚的不同,本地和海外的不同,孩子13岁之前和之后的不同,银行和银行之间又不同,在这部分不仔细斟酌就把申请递交上去,贷款少批10万+是常有的事。
家庭生活开销核算对贷款的借贷能力有多大影响?
- 自从2017年开始的这轮信贷紧缩之前,主流银行对于单身人士的每月家庭生活开支可以接受的最低值在每月1100刀左右,现在基本上在1600以上。
- 以前贷款申请人可以宣称自己居住在亲朋好友家而不用负担租金支出(确实很多人利用了这个空子),现在即使同样情况银行也要求每月至少550的分租费用支出。
- 以前贷款申请人如果有信用卡但是超过3个月不使用银行是不用计算每月最低还款额的,但是现在即使不用,也算3%的最低还款额,对,我没说错,即使不用信用卡银行也要算最低生活开销。对了,最近这个最低标准涨到3.8%了。
那如果我们把上述的3点情况都更新到银行计算借贷能力的软件里面会出现什么样的情况呢?
我们唯品信贷的专业人士给你的数据是与2017年信贷紧缩前相比,单身人士将少借10万3千!如果是普遍的三口之家,有未成年的孩子,这个金额将升高到近20万!收入还是同样的收入,但是借贷能力就这样被所谓的HEM给蚕食掉了。
贷不到想要的款,难道我就真的没有办法了?
完了,好不容易等到涨薪,东拼西凑的首付都准备好了,你跟我说借不到这么多钱了,不是在耍我吗?
别急,并不是说所有的路都被堵死了,如何提前规划开支,如何合理申报生活成本,如何善用银行政策,这些还是交给我们吧!
毕竟专业的人干专业的事,我们的专业信贷顾问都是澳洲大学本科以上学历,普遍具有财务,金融实战经验,在了解你的实际情况后,定能给你一个满意的结果。
对于现在政策有何意见?请在文章下留言讨论。
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