This convo was over 2 years ago and this is the TRUNCATED VERSION.
TL;DR: Woman thinks her home's equity is just sitting in a bank for her somewhere as an asset that helped her secure a mortgage. Thinks she can use that money to pay for home repairs.
I was working with an older woman, about 65, who was retiring and had downsized to a 300k home in Georgia and had a very low mortgage payment. Like many cheaper, older homes the reconstruction cost is a lot higher than the property value. 2,200 square feet of solid brick!
As we were talking she kept pushing back on my reconstruction cost.
“Why do I need 500k in coverage! I have 150k equity in my home.”
“Because market value is much much different from the value to rebuild. If you want to maintain your property's value, you would need to rebuild a 2,200 square foot brick home on that land.”
“But I have 150k equity. So I only need 350k in coverage.”
“No, because if the house burns down, you don't still have that 150k in equity.”
“Of course I do. I own that part of the house.”
“Your equity is the difference between what the house is worth and what you owe on it. If the house is destroyed, the equity isn't sitting somewhere separately from the house.”
“But I still own the land.”
“Right. But we're talking about the house. If the dwelling is a total loss, you don't have a $300k house anymore. You have the land and whatever insurance proceeds you're entitled to.”
“But I have 150k equity.”
“Right now. In the house that's standing there.”
“So you're saying if my house burns down, I lose my equity?”
“Yes.”
“But I don't lose the money I've already paid into the house.”
“You don't have that money sitting in a separate account. You have equity in the property. If the property is destroyed, that equity doesn't become cash that you can apply toward rebuilding.”
“So I would need the full 500k?”
“Yes. If it costs 500k to rebuild, you need enough insurance to cover that reconstruction cost.”
“But wouldn't the 150k equity be mine?”
“Not as a separate pot of money. Your mortgage doesn't suddenly disappear and hand you $150k because your house burned down.”
“So if I only insure it for 350k, I'd be short?”
“Yes. You'd potentially be short $150k on a $500k reconstruction.”
“But I have $150k equity.”
“Again, that's the part you're missing. The equity is in the house.”
“So if the house is gone, the equity is gone?”
“Yes.”
She just sat there for a second.
“So you're telling me I can't use my equity to rebuild the house? Then what's the point in all those ads saying you can use your equity for this or that.
“Because your equity isn't cash. It's the portion of the property's value that you own. People use equity to get loans for renovations that increase property values. If your home is gone, there is no equity.
“But I thought I had 150k in the house.”
“You do. Until the house is gone.”
"I'm......I'm not sure about that! I paid 150k down, that's a lot of money! No one said it could just dissapear!
“Okay, let me ask you something. If your house burned down, what would it be worth? If your house was gone, would the land be worth maybe $15k?”
“If that!”
“And you would still have a mortgage on that land. $150k owed to the bank, because that is what you borrowed.”
“Yes. That is why I need insurance.”
“Yes! Because if your home burns down, it's lost all of its value. Its equity is GONE. If you sold your home right now, you would get $300k for it minus the loan. That's $150k of equity. If your home is gone, you are not able to sell it for anywhere near enough to cover the loan. You have no equity. You have no home to secure a line of credit.”
At this point, I realized she thought her $150k in equity was the asset securing her loan, rather than the house itself. I explained that the equity wasn't a separate pot of money she could use to rebuild, but the difference between what her home was worth and what she owed on it.
I eventually told her she really needed to speak with her loan officer because I didn't think she understood how her mortgage worked.
Eugh 😵💫