Low Deposit Owner Builder Loans
A Guide to Borrowing with Less than 20%

16 August 2021 - 10 min read

Advice from our finance partners and mortgage experts, Mortgage Advice Bureau, about low deposit home loans for first home buyers.

A 20% deposit is a hefty chunk of change for first-time buyers, especially for those in Sydney or Melbourne. With property prices climbing in most markets, saving a 20% deposit for an owner builder loan is getting increasingly tougher. The good news is it’s very common to enter the property market with a deposit of less than 20% and there are many low deposit home loan options for first home buyers. We’ve listed the steps below that will give you the best shot at doing this.

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Tip #1

Have a history

As mundane as it sounds, the only way to save is to spend less than you earn. And it’s a habit lenders expect first home buyers to master before taking on a mortgage or construction loan.

Most lenders require first home buyers to demonstrate a history of ‘genuine savings’ before approving a builder loan. Lender policies vary but they all require evidence you have been socking away savings for a certain period, especially if your deposit is less than 20%. Cash injections from parents and other sources generally don’t demonstrate that you can manage your budget to make your mortgage payments.

The only way to show you can save is to save!

Understand your building options
Keep your credit in check

Tip #2

Keep your credit in check

Similarly, your credit history – or credit score – will tell your lender whether you can handle a low deposit home loan, so make sure you pay your bills on time. If you miss a $100 monthly credit card payment, it doesn’t send a strong signal that you can manage a $2,000-per-month mortgage.

Your credit score comprises your borrowing and repayment history, and how often you have applied for credit.

A low credit score could affect your home loan approval. You have the right to access your credit report for free from an approved credit reporting body (CRB) once a year or if:

You have applied for, and been refused credit, within the past 90 days.

Your request relates to a decision by a CRB or a credit provider to correct information included in your credit report.

For CRBs and more information on accessing your credit report visit the Office of the Australian Information Commissioner
Lenders Mortgage Insurance

Tip #3

Lenders Mortgage Insurance

Lenders Mortgage Insurance (LMI) applies to owner builder loans and construction loans, just like a normal mortgage.

The rule is if you don’t put 20% down as a builder loan deposit, you will have to pay LMI. LMI applies when the mortgage is higher than 80% of the lender’s property valuation. It covers your lender if you default on your mortgage. LMI does not cover you, the borrower, if you can’t make repayments.

Two factors influence the cost of LMI: the size of the owner builder loan and the loan to property value ratio. The bigger your deposit, the smaller your LMI bill.

Ask your broker to run the maths on LMI if your deposit falls short of 20%. If the market is moving up, it might make financial sense to pay the LMI rather than strive for a bigger deposit and risk being outpaced by increasing property prices. LMI premiums vary, so talk to your broker to find the right loan for your circumstances. One other thing to consider to potentially help avoid LMI (or at least save on it) is that several lenders accept a family member as guarantor, using the equity in their home to help secure the finance.

The banks you didn't know existed
The First Home Loan Deposit Scheme - also applies to first home builders

Tip #4

The First Home Loan Deposit Scheme – also applies to first home builders

Under the governments ‘First Home Loan Deposit Scheme’, eligible first home buyers (and first home builders) can purchase a home with a deposit with as little as 5%! (lenders criteria also apply) without needing to pay lenders mortgage insurance (LMI).

10,000 new scheme places are released at the start of each financial year or at the governments discretion. In most cases you have to act quickly!

Brand new houses are eligible for this scheme, but there are different price thresholds in each state, capital city and regional centre. The scheme is only available to owner occupiers, and investment properties are not eligible.

A range of lenders will also often promote LMI waivers sporadically throughout the year as promotions. Again, speak to your broker to find out what is on offer and if this is something that may suit your situation. Click here to read more about Government grants.

Get more advice for First Home Buyers
Ditch bad debt

Tip #5

Ditch bad debt

Pay down your debt as quickly as possible if you want to get ahead faster. You might think you have more in your pocket by paying just the minimum monthly payment on your credit card, but you are only increasing how much you owe and how long you owe it – which makes saving for your first home harder.

Take, for example, a balance of $6,000 on a card with a 20% annual interest rate (assuming that there are no credit card fees or minimum monthly payments). Your minimum monthly payment is about $100. If you pay just this amount, it will take you more than 75 years to rid yourself of the debt and you will pay more than $30,000 in interest charges. Far better if you up your payments to $310 per month, knock the debt over in two years and pay $1,308 in interest. Once you are free of credit card debt, you will have more to sink into your home deposit.

Low and no-interest credit cards may also put a dent in your debt quicker. Many balance transfers on credit cards have a zero-interest offer for a period of time (although watch out for transfer fees).

You can also ask your credit card provider to lower your limit. While you may never spend to your maximum allowance, lenders will look at your credit card limits when assessing your home loan application. Keeping a lid on your limit also removes the temptation to spend.

See our finance page for help in ditching bad debt
Find the right owner builder loan for your first home build

Tip #6

Find the right owner builder loan for your first home build

You have stuck to your savings plan and have your deposit. Now it’s time to secure a loan. While you want a low interest rate, it’s not the only factor you should consider. Talk to your mortgage broker about finding the construction loan that suits your situation, now and in the future. If, for example, you want to start a family a few years after you move into your first home, you might value a loan with flexibility to switch from a variable rate to a fixed one, or from principal-and-interest to interest only.

Your broker has access to a host of loan products and can take the hard work out of shopping around and making comparisons. The more information you can share about your financial situation and goals, the better your broker is equipped to find the loan that suits your circumstances.

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