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Reducing your interest rate not only helps you save money, but it also increases the rate at which you build equity in your home, and it can decrease the size of your monthly payment. That same loan at 4. When interest rates fall, homeowners often have the opportunity to refinance an existing loan for another loan that without much change in the monthly payment, has a significantly shorter term.

When this occurs, converting to a fixed-rate mortgage results in a lower interest rate and eliminates concern over future interest rate hikes.

If rates continue to fall, the periodic rate adjustments on an ARM result in decreasing rates and smaller monthly mortgage payments eliminating the need to refinance every time rates drop. With mortgage interest rates rising, on the other hand, this would be an unwise strategy.

Converting to an ARM, which often has a lower monthly payment than a fixed-term mortgage, may be a good idea for homeowners who do not plan to stay in their home for more than a few years.

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If interest rates are falling, these homeowners can reduce their loan's interest rate and monthly payment, but they will not have to worry about future higher interest rates because they will not live in the home long enough. While the previously mentioned reasons to refinance are all financially sound, mortgage refinancing can be a slippery slope to never-ending debt. Homeowners often access the equity in their homes to cover major expenses, such as the costs of home remodeling or a child's college education. These homeowners may justify the refinancing by the fact that remodeling adds value to the home or that the interest rate on the mortgage loan is less than the rate on money borrowed from another source.

Another justification is that the interest on mortgages is tax deductible. While these arguments may be true, increasing the number of years that you owe on your mortgage is rarely a smart financial decision nor is spending a dollar on interest to get a cent tax deduction. Many homeowners refinance to consolidate their debt.

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At face value, replacing high-interest debt with a low-interest mortgage is a good idea. Unfortunately, refinancing does not bring automatic financial prudence. Take this step only if you are convinced you can resist the temptation to spend once the refinancing relieves you from debt. Be aware that a large percentage of people who once generated high-interest debt on credit cards , cars, and other purchases will simply do it again after the mortgage refinancing gives them the available credit to do so. Refinancing can be a great financial move if it reduces your mortgage payment, shortens the term of your loan, or helps you build equity more quickly.

When used carefully, it can also be a valuable tool for bringing debt under control. Before you refinance, take a careful look at your financial situation and ask yourself: How long do I plan to continue living in the house? How much money will I save by refinancing? It takes years to recoup that cost with the savings generated by a lower interest rate or a shorter term.

So, if you are not planning to stay in the home for more than a few years, the cost of refinancing may negate any of the potential savings. It also pays to remember that a savvy homeowner is always looking for ways to reduce debt, build equity, save money, and eliminate their mortgage payment. Taking cash out of your equity when you refinance does not help to achieve any of those goals.

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