Compare low doc home loan rates

Low-doc home loans get their name from requiring less supporting documentation compared to other home loans. In other words, you can apply for a low-documentation loan without providing the same kind of paperwork as a more traditional full-doc loan. Because you often use alternative paperwork to apply for these loans, they are sometimes also known as alt-doc loans.

For borrowers who are self-employed, those who freelance or own their own small business, getting access to payslips, PAYG payment summaries and group certificates can be challenging. The lack of traditional documentation can also make applying for a standard home loan a little trickier. That’s where a low-doc home loan comes in, giving non-traditional borrowers access to home loans minus the usual documentation.

Until low-doc home loans came along, getting access to a mortgage was difficult for non-traditional borrowers. What low-doc loans do is provide self-employed Australians, freelancers and small business owners with the ability to provide different kinds of proof of income documentation when applying for a home loan.

Although they may require less documentation than standard home loans, low-doc home loans still require sufficient proof that you will be able to service the mortgage repayments.

There's no hard and fast answer to how much documentation you'll need, but it will ultimately depend on the strength of your documentation in proving your income and financial position.

If you're interested in learning more about what this might mean for your personal circumstances, consider reaching out to a mortgage broker.

Low-doc home loans are generally designed for self-employed borrowers who have the deposit and income to be able to pay off a mortgage but may not have all the standard documentation to prove it.

This may include:

• Self-employed people
• Small business owners
• Freelancers
• Sole traders
• Contract workers
• Seasonal workers
• Casual workers
• Professional investors
• People with bad credit
• Recent arrivals to Australia

With the number of self-employed borrowers on the rise, the increasing demand for low-doc home loans means there are a lot more options available for non-traditional borrowers. With low-doc home loans now available from all sorts of lenders, it’s important to compare your options and find the best low-doc home loan for you.

While each low-doc home loan lender will have their own rules and conditions, some of the documents that self-employed borrowers may be required to provide include: 

• a signed Borrower’s Income Declaration stating your usual income;
• a registered business name;
• evidence of Australian Business Number (ABN) registration;
• evidence of GST registration;
• personal tax returns;
• business activity statements (BAS);
• profit and loss statements;
• business bank statements;
• other relevant financial statements, and/or;
• an accountant’s letter verifying their financial position.

Low-doc home loans have come a long way in recent years. With many options on the market, there’s no such thing as a one-size-fits-all low-doc home loan. Some lenders may offer specific low-doc home loans, while others may offer a low-doc version of a regular home loan. With so many options on the market, it can be hard to know how to compare low-doc home loans. RateCity's home loan comparison tables can make it easier to compare your options. 

Here’s what to look out for when comparing low-doc home loans:

Start by looking at the interest rate. Depending on the low-doc home loan, you may have the option of choosing either fixed or variable interest rates. 

A fixed-rate option will allow you to set the interest rate for a period giving you the certainty of making set repayments for a fixed term. However, you may not be able to easily refinance your loan during this time without incurring break costs. 

Your other option is to pick the variable rate and wear the risk that rates may rise, which will make your repayments more expensive.

Some low-doc home loans also offer a split rate option which lets you split part of your loan between both a fixed and a variable interest rate.

It's also important to consider the loan's comparison rate, which combines the cost of interest with standard fees and charges into a single percentage figure. This can allow you to quickly compare the overall cost of different home loans.

When you apply for a home loan, you’ll need to pay back both the principal amount you borrow and the interest. Some low-doc loans may offer an interest-only option, which lets you pay back the minimum amount of interest and not the principle for a fixed period. However, this can often result in paying more over the life of the loan, as you won't be making a dent in the borrow amount. Principal and interest repayments, on the other hand, allow you to work towards paying off your loan.

When comparing low-doc home loans, it’s important to look beyond the interest rate. The interest rate is an important factor to consider and compare, but there are many other aspects to weigh up.

Extra repayments

You might want a loan that allows you to make extra repayments. If you’re self-employed or freelancing, there may be periods of time when you’re earning more. In those periods, you may want to use the extra cash to pay down your home loan. A loan that allows you to make additional repayments will let you pay extra into your home loan which will ultimately reduce the amount of interest you pay over the life of the loan. Bear in mind that some loans that offer this feature may charge a small fee for it.

Redraw facility

If your cash flow is unstable or varies throughout the year, a loan which offers a redraw feature may help buffer any ebbs and flows. A redraw facility allows you to withdraw any additional repayments you’ve made into your home loan. As low-doc home loans generally tend to have lower interest rates than credit cards and personal loans, it may sometimes make more financial sense to use the redraw facility than applying for a personal loan.

Offset Account

If you’ve got savings or any extra cash sitting in a savings account, you might want a low-doc home loan with an offset account. An offset account that’s attached to your home loan may help save you interest and potentially shave years off your loan. For example, if you’ve got a $500,000 home loan and a balance of $40,000 in an offset account, you’ll only be charged interest on the balance of $460,000. The amount in your offset account is offset against the loan balance, potentially saving you interest and money over the life of the loan.

Offset accounts are usually only available with variable interest rate low-doc home loans, so before you apply, do your research to find a loan that suits your needs.

Given that low-doc home loans are generally riskier from a lender’s perspective, the bank or credit provider may require a bigger deposit than a full-doc home loan. When you’re comparing low-doc home loans, look out for the loan-to-value ratio (LVR) percentages. Loans that have a LVR of over 80 per cent are generally required to pay lenders mortgage insurance (LMI). To avoid any extra charges, take note of the LVR and deposit requirements.

Other low-doc home loan features to look out for include loan portability, which lets you take your low-doc home loan with you when you move, instead of refinancing. 

Depending on your cash flow, you may be able to find a loan that lets you change your repayments from monthly to weekly or fortnightly.

Once you've done your research, applying for a low-doc home loan should be a similar process to a standard home loan application. Consider using the following steps to help guide you through the application process:

1. Compare your options: RateCity's comparison tools, such as our comparison rate table, home loan calculators, and Real Time Ratings™ system, can make it easier for you to narrow down your search and create a shortlist of products that suit your needs.
2. Check the lending criteria: Once you’ve compared your low-doc home loan options and found a loan that suits your needs it's important to check that you meet the eligibility requirements.
3. Prepare your documents: You will need to gather your documentation before you apply. While each lender has their own home loan application process, they may generally require some or all of the following documentation:
   • Proof of identification
   • Proof you’ve been working in the same industry for at least 12 months
   • A registered business name and an ABN
   • At least 12 months of lodged business activity statements (BAS statements)
   • Proof of registration of GST
   • Personal and business bank statements
   • An income declaration from your accountant
4. Apply for pre-approval: This is where a lender agrees in principle to provide a loan, but you or the lender can still walk away. It can be a good step to take before you get serious about shopping for a property.
5. Make an offer on a property: Whether you’re buying at auction or by private treaty, it's important to make sure the price is within your budget.
6. Credit check and valuation: The lender will check your credit score (based on your history of managing money) and calculate the value of the property to make sure you aren't over-borrowing.
7. Application approval: If you’re successful, you'll then sign the formal home loan offer and contract.
8. Prepare for settlement: This final step is the legal transfer of the property from one owner to another. A solicitor or conveyancer can help confirm that everything is done correctly.

If you're not sure whether a low-doc home loan will be the best option for your financial situation, you may choose to seek the help of a mortgage broker. These home loan experts can look at your personal finances and help you estimate your home loan repayments based on your loan term, interest rate, property value and more.

Mortgage brokers can often be particularly helpful for borrowers who are applying for a low-doc home loan, as this kind of home loan can have tighter lending criteria. They may also be able to help you access low-doc loan options that may not be widely advertised.

Brokers can help you to compare home loan products, and even negotiate with banks and non-bank lenders to help you get a better offer. Finally, a broker can help manage your home loan application, handling the paperwork to help avoid any hold-ups in the mortgage approval process.