Posts Tagged ‘Rate’

2/28 Adjustable-Rate Mortgage (2/28 ARM)

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Homebuyers face may choices in types of mortgages, from longer-term fixed rate loans to shorter-term adjustable-rate loans. A 2/28 adjustable-rate mortgage is one type of adjustable rate mortgage that is less common than the traditional 30-year fixed mortgage, but it may suit some buyers’ needs.

A 2/28 mortgage essentially offers a two-year fixed interest rate followed by a floating rate for 28 years. Learn how this type of mortgage works, and more about the pros and cons.

What Is a 2/28 Adjustable-Rate Mortgage (2/28 ARM)?

A 2/28 adjustable-rate mortgage (2/28 ARM) is a type of 30-year home loan that has an initial two-year fixed interest rate period. After this two-year period, the rate floats based on an index rate plus a margin.

The initial teaser rate is typically below the average rate of conventional mortgages, but the adjustable rate can then rise significantly. Since banks don’t make much money on the initial teaser rate, 2/28 ARMs include hefty prepayment penalties during the first two years.

Key Takeaways

  • 2/28 adjustable-rate mortgages (ARMs) offer an introductory fixed rate for two years, after which the interest rate adjusts semiannually for 28 more years.
  • When ARMs adjust, interest rates change based on their marginal rates and the indexes to which they’re tied.
  • Homeowners generally have lower mortgage payments during the introductory period, but are subject to interest rate risk afterward.

Understanding 2/28 Adjustable-Rate Mortgages (2/28 ARMs)

The 2/28 ARMs became popular during the real estate boom of the early 2000s, when soaring prices put conventional mortgage payments out of reach for many buyers.

Other ARM structures exist, such as 5/1, 5/5, and 5/6 ARMs, which feature a five-year introductory period followed by a rate adjustment every five years or every six months, respectively. Notably, 15/15 ARMs adjust once after 15 years and then remain fixed for the remainder of the loan.

Less common are the 2/28 and 3/27 ARMs. With the former, the fixed interest rate applies for only the first two years, followed by 28 years of adjustable rates. With the latter, the fixed rate is for three years, with adjustments in each of the following 27 years. In these cases, rates adjust semiannually.

Example of 2/28 ARM

For example, let’s say you are buying a $350,000 home and providing a down payment of $50,000. You have a $300,000 2/28 ARM mortgage with an initial interest rate of 5% and monthly payments of $1,906. (Total monthly mortgage payments vary when property taxes and insurance costs are factored in. This example assumes $230 per month in property tax and $66 per month in insurance costs.)

With a 2/28 ARM, your interest rate of 5% remains fixed for two years. Then, it can change based on changes in a broader index rate. Let’s say your interest rate then rises to 5.3%. Your total monthly costs would rise to $1,961. Your interest rate would continue to change over the remainder of the loan depending on the broader index. So, the total costs of the loan would be difficult to estimate.

In comparison, if you had a 30-fixed mortgage on the same loan with 5% interest, you would pay $1,906 per month and you can expect to pay $279,987 in total interest if you did not pay the loan off early.

Risks of 2/28 ARMs

The risk with an adjustable-rate mortgages like an 2/28 ARM is the potential for the rate to increase. After two years, the rate is adjusted every six months, typically upward, by a margin above an index rate, such as the federal funds rate or the Secured Overnight Financing Rate (SOFR). 2/28 ARMs have some built-in safety features, such as a lifetime interest rate cap and limits on how much the rate can change with each period. But even with caps, homeowners can face significant payment spikes in volatile markets.

During the boom, many homeowners failed to understand how a seemingly small rate increase could dramatically boost their monthly payment. And even many of those who were fully aware of the risks viewed 2/28 ARMs as a short-term financing vehicle. The idea was to take advantage of the low teaser rate, then refinance after two years to either a conventional mortgage. Or, if their credit was not good enough, they would refinance to a new adjustable mortgage. Amid spiking real estate prices, this strategy kicked the debt further down the road. To many, this made a certain amount of sense since, after all, the borrower’s home equity was rising fast.

But with the market collapse in 2008, home values plummeted. Many owners with 2/28 ARMs found were unable to refinance, make their payments, or sell their homes for the value of the outstanding loan. The rash of foreclosures led to stricter loan standards. Today, banks more carefully evaluate a borrower’s ability to make adjustable-rate payments.

2/28 ARM vs. Fixed Rate Mortgage

Adjustable-rate mortgages like a 2/28 ARM work differently than fixed-rate mortgages and this difference is important to understand for planning your long-term finances.

An adjustable rate mortgage will have an interest rate that can change. That means your monthly payments can change and the overall total interest you will pay is unpredictable. Because the interest can change, you will need to prepare for the possibility that you will have to make higher monthly payments.

In contrast, interest on a fixed-rate mortgage does not change. You can plan for the same monthly payment for the life of the loan. A 2/28 ARM offers the fixed rate for only the first two years, after which the rate can adjust.

Is a 2/28 Adjustable-Rate Mortgage Right for You?

A 2/28 adjustable-rate mortgage has advantages and disadvantages that make it ideal for some buyers but not for others. Weigh the pros and cons with your own financial situation to determine if this type of mortgage is right for you.

You may benefit from a 2/28 ARM if you need a lower monthly payment at the beginning of your mortgage and if you believe you will be able to make higher monthly payments in the future. However if you can afford a higher monthly payment, you may save more money in total interest costs with other loan options, such as a 15-year fixed-rate loan.

What are the Disadvantages of an Adjustable-Rate Mortgage?

An adjustable-rate mortgage can provide lower monthly payments at the beginning of the loan, but borrowers need to prepare for the potential that their payments can increase. If the interest rate increases, then monthly costs and total borrowing costs increase.

What is a 5/1 ARM with a 30-year Term?

With a 5/1 adjustable-rate mortgage (ARM), your interest rate is fixed, or remains the same, for the first five years. Then, it adjusts once a year. When these mortgages have a 30-year term, that means you will have a fixed interest rate for five years and an adjustable rate for the next 25 years. These loans are also known as 5/1 hybrid adjustable-rate mortgages.

Can You Pay off an ARM Loan Early?

Whether you can pay off an adjustable-rate mortgage (ARM) early depends on the terms of your loan. With some ARMs, you may face a prepayment penalty if you pay the loan off early, including if you sell the home or refinance the loan.

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What Is Attrition in Business? Meaning, Types, and Benefits

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Applied Economics

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What Is Attrition in Business?

The term attrition refers to a gradual but deliberate reduction in staff numbers that occurs as employees leave a company and are not replaced.

It is commonly used to describe the downsizing of a firm’s employee pool by human resources (HR) professionals. In this case, downsizing is voluntary, where employees either resign or retire and aren’t replaced by the company.

Key Takeaways

  • Attrition occurs when the workforce dwindles at a company as people leave and are not replaced.
  • Attrition is often called a hiring freeze and is seen as a less disruptive way to trim the workforce and reduce payroll than layoffs.
  • Attrition can also refer to the reduction of a customer base, often as a result of customers moving on and fewer new customers opting in.
  • Attrition due to voluntary employee departures is different from layoffs, which occur when a company lets people go without replacing them.
  • Turnover occurs when people leave their jobs voluntarily or involuntarily within a short span of time and are replaced with new talent.

Understanding Attrition

Employee attrition refers to the deliberate downsizing of a company’s workforce. Downsizing happens when employees resign or retire. This type of reduction in staff is called a hiring freeze. It is one way a company can decrease labor costs without the disruption of layoffs.

There are a number of reasons why employee attrition takes place. They include:

  • Unsatisfactory pay and/or benefits
  • Lack of opportunity
  • Poor workplace conditions
  • Poor work-life balance
  • Illness and death
  • Retirement
  • Relocation

Companies may want to consider increasing training, opening dialogue with employees, and increasing benefits and other perks to help decrease attrition.

Types of Attrition

Voluntary Attrition

Voluntary attrition occurs when employees leave a company of their own volition. Employees leaving voluntarily may indicate that there are problems at the company. Or, it may mean that people have personal reasons for departing that are unrelated to the business.

For example, some employees voluntarily leave when they get a new job elsewhere. They may be moving to a new area which makes the commute impossible. They might have decided to try a different career and therefore need a different type of job.

Voluntary attrition can also occur when employees retire. This is also referred to as natural attrition. Unless a company experiences an unusually high rate of early retirements, employees retiring shouldn’t be a cause for concern for management.

Involuntary Attrition

Involuntary attrition occurs when the business dismisses employees. This can happen because of an employee’s poor or disruptive performance. Dismissal might be tied to an employee’s misconduct.

Companies may have to eliminate an employee’s position. Or, they might have to lay off employees due to worrisome economic conditions.

Internal Attrition

Internal attrition refers to movement out of one department or division and into another. The employee isn’t leaving the company. They’re simply making a move within it.

For instance, internal attrition can occur when an employee gets promoted to a different management level. Or, they move laterally to a different section because a job there was more suitable.

Internal attrition can signal that a company offers good opportunities for career growth. On the other hand, if one department has a high internal attrition rate, it may be experiencing problems. The company should investigate and address them, if need be.

Demographic-Related Attrition

Demographic-related attrition results when people identified with certain demographic groups depart a company unexpectedly and quickly. These could be women, ethnic minorities, veterans, older employees, or those with disabilities.

Such an exodus could mean that employees have encountered some form of harassment or discrimination. That should be of concern to all companies because such behavior can undermine a positive workplace environment and successful business operations.

Action should be taken quickly to understand what caused such departures. Rectifying demographic-related attrition is a must because inclusion should be a top goal of every company. Plus, a company can put a halt to the loss of employees of great value and promise. Diversity training can help.

Customer Attrition

While not related to employee attrition, it’s important that a business also be aware of customer attrition.

Customer attrition happens when a company’s customer base begins to shrink. The rate of customer attrition is sometimes referred to as the churn rate. Customer attrition can mean that a company is in trouble and could suffer a loss of revenue.

Customer attrition can take place for a variety of reasons:

  • Loyal customers switch their preference to products of another company
  • Aging customers aren’t being replaced by younger ones
  • Bad customer service
  • Changes in product lines
  • Failure to update product lines
  • Poor product quality

In June 2022, 4.2 million U.S. employees voluntarily left their jobs.

Benefits of Attrition

Attrition has its positive aspects. By its simplest definition, it’s a natural diminishing of the workforce. This can be welcome when the economy is in bad shape or a recession looms and, if not for attrition, a company would face the prospect of having to lay off employees (when it doesn’t want to lose them).

Here are other times when attrition might help:

  • If one company acquires another and must deal with redundancies.
  • If a company redirects its vision toward a new goal and must restructure or reduce the workforce.
  • When new employees are needed to refresh a workplace environment with new ideas and new energy.
  • When a company seeks natural opportunities to better diversify a department or division.
  • When employees with poor attitudes or performance should be removed to improve workplace culture, reduce costs, or make room for new hires who are a great fit.

The Attrition Rate

The attrition rate is the rate at which people leave a company during a particular period of time. It’s useful for a business to track attrition rates over time so it can see whether departures are increasing or decreasing. A change in the attrition rate can alert management to potential problems within the company that may be causing employee departures.

The formula for the attrition rate is:

Attrition rate = number of departures/average number of employees1 x 100

Say that 25 employees left ABC Company last year. In addition, the company had an average of 250 employees for the year ((200 + 300)/2).

With those figures, you can now calculate the attrition rate:

Attrition rate = 25/250 x 100

Attrition rate = 0.1 x 100

Attrition rate = 10%

1 To calculate the average number of employees, add the number that existed at the beginning of the time period to the number that existed at the end of the time period. Then, divide by two.

Why It’s Important to Measure Attrition

By measuring attrition rates, a company may pinpoint problems that are causing voluntary attrition. That’s important because the costs associated with losing valuable employees whom you’d like to retain can be staggering.

For example, the cost to hire and train a new employee when one employee voluntarily departs can be one-half to two times that employee’s annual salary.

Company profits can be affected negatively when knowledgeable, experienced employees leave and productivity suffers.

Loss of customers can go hand in hand with loss of valued employees. That can mean another hit to profits tied to former employees who understood company products and services, and how to sell them.

Attrition vs. Layoffs

Sometimes, employees choose to leave an existing job to take a new one or because they’re retiring. An attrition policy takes advantage of such voluntary departures to reduce overall staff.

Laying off employees doesn’t involve a voluntary action on the part of the employee. However, layoffs do result in attrition when a company doesn’t immediately hire as many new employees as it laid off.

Layoffs occur when a company is faced with a financial crisis and must cut its workforce to stay afloat.

Sometimes, due to changes in company structure or a merger, certain departments are trimmed or eliminated. Rather than relying on natural attrition associated with voluntary employee departures, this usually requires layoffs.

Attrition vs. Turnover

Turnover takes place in a company’s workforce when people leave their job and are replaced by new employees. In such instances, there is no attrition.

Employee turnover is generally counted within a one-year period. This loss of talent occurs in a company for many reasons. As with voluntary attrition, employees may retire, relocate, find a better job, or change their career.

Companies can study turnover to make needed changes. For instance, many employees leaving within a short period of time probably signals issues within a company that must be dealt with.

Just as with voluntary attrition, management can use turnover information to initiate changes that will make the company a more amenable place for new and existing employees.

How Does Employee Attrition Differ From Customer Attrition?

Employee attrition refers to a decrease in the number of employees working for a company that occurs when employees leave and aren’t replaced. Customer attrition, on the other hand, refers to a shrinking customer base.

Is Employee Attrition Good or Bad?

The loss of employees can be a problem for corporations because it can mean the reduction of valued talent in the workforce. However, it can also be a good thing. Attrition can force a firm to identify the issues that may be causing it. It also allows companies to cut down labor costs as employees leave by choice and they’re not replaced. Eventually, it can lead to the hiring of new employees with fresh ideas and energy.

How Can I Stop Customer Attrition?

You can prevent customer attrition by making sure that your company offers the products and services that your customers want, provides them with excellent customer service, stays current with market trends, and addresses any problems that arise as a result of customer complaints.

The Bottom Line

Attrition refers to the gradual but deliberate reduction in staff that occurs as employees leave a company and aren’t replaced.

Employees may leave voluntarily or involuntarily. Or, they may simply move from one department to another. In that case, attrition occurs when the former department doesn’t replace the employee. Employees may also leave for reasons of discrimination.

Calculating and tracking attrition rates can be useful to companies. High attrition rates indicate more people are leaving. They can signal that some problem is causing these departures and must be dealt with to improve the working environment.

Of course, a certain level of attrition can be helpful because it can avoid the need for layoffs in difficult economic times.

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Assessed Value: Definition, How It’s Calculated, and Example

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Assessed Value: Definition, How It's Calculated, and Example

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Assessed value is the dollar value assigned to a home or other piece of real estate for property tax purposes. It takes into account the value of comparable properties in the area, among other factors. In many cases, the assessed value is calculated as a percentage of the fair market value of the property.

Key Takeaways

  • Assessed value is the dollar value assigned to a home or other piece of real estate for property tax purposes.
  • It takes into consideration comparable home sales, location, and other factors.
  • Assessed value is not the same as fair market value (what the property could sell for) but is often based on a percentage of it.
  • Some states also tax personal property, such as cars and boats, and assign an assessed value to those as well.

Understanding Assessed Value

The assessed value of real estate or other property is only used for determining the applicable property tax, also known as an ad valorem tax. A government assessor is responsible for assigning the assessed value and for updating it periodically.

Government assessors are usually designated by specified tax districts, and each district may have different procedures for calculating assessed value. However, the basic process is largely the same.

Assessed value takes into account the overall quality and condition of the property, local property values, square footage, home features, and market conditions. Many of these judgments are based on computerized real estate data for that neighborhood and the surrounding area.

Depending on the state and locality, assessors may be required to personally visit properties periodically for assessment purposes. Owners who want to dispute the assessed value placed on their property can request a reassessment, which is a second evaluation of the property.

Assessed value may be lower for a property if you are an owner-occupant as opposed to a landlord (this is sometimes called a homestead exemption). That doesn’t affect the market value of the property but can reduce your property tax bill.

How Is Assessed Value Determined?

In most states and municipalities, assessed value is calculated as a percentage of the property’s fair market value. That percentage can vary considerably from one place to another.

Mississippi, for example, has one of the lowest ratios in the nation for owner-occupied single-family homes, at 10%. Massachusetts has one of the highest assessment ratios, at 100%.

How Are Property Taxes Calculated?

The assessed value of your home is only one factor used to determine your property taxes.

To calculate property tax, most assessors use an equation like the following, which typically includes a millage rate, or tax rate:

Fair Market Value × Assessment Ratio × Millage Rate = Effective Property Tax

The millage rate is the tax rate applied to the assessed value of the property. Millage rates are typically expressed per $1,000, with one mill representing $1 in tax for every $1,000 of assessed value.

So, for example, a house with a fair market value of $300,000 in an area that uses a 50% assessment ratio and a mill rate of 20 mills would have an annual property tax of $3,000 ($300,000 × 0.50 = $150,000; $150,000 × 0.02 = $3,000).

In addition to real estate, many states impose a tax on certain personal property, which is also usually based on the property’s assessed value. That can include mobile homes, cars, motorcycles, and boats. Those rates can vary widely as well, depending on where you live.

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Asset/Liability Management: Definition, Meaning, and Strategies

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Asset/Liability Management: Definition, Meaning, and Strategies

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What Is Asset/Liability Management?

Asset/liability management is the process of managing the use of assets and cash flows to reduce the firm’s risk of loss from not paying a liability on time. Well-managed assets and liabilities increase business profits. The asset/liability management process is typically applied to bank loan portfolios and pension plans. It also involves the economic value of equity.

Understanding Asset/Liability Management

The concept of asset/liability management focuses on the timing of cash flows because company managers must plan for the payment of liabilities. The process must ensure that assets are available to pay debts as they come due and that assets or earnings can be converted into cash. The asset/liability management process applies to different categories of assets on the balance sheet.

[Important: A company can face a mismatch between assets and liabilities because of illiquidity or changes in interest rates; asset/liability management reduces the likelihood of a mismatch.]

Factoring in Defined Benefit Pension Plans

A defined benefit pension plan provides a fixed, pre-established pension benefit for employees upon retirement, and the employer carries the risk that assets invested in the pension plan may not be sufficient to pay all benefits. Companies must forecast the dollar amount of assets available to pay benefits required by a defined benefit plan.

Assume, for example, that a group of employees must receive a total of $1.5 million in pension payments starting in 10 years. The company must estimate a rate of return on the dollars invested in the pension plan and determine how much the firm must contribute each year before the first payments begin in 10 years.

Examples of Interest Rate Risk

Asset/liability management is also used in banking. A bank must pay interest on deposits and also charge a rate of interest on loans. To manage these two variables, bankers track the net interest margin or the difference between the interest paid on deposits and interest earned on loans.

Assume, for example, that a bank earns an average rate of 6% on three-year loans and pays a 4% rate on three-year certificates of deposit. The interest rate margin the bank generates is 6% – 4% = 2%. Since banks are subject to interest rate risk, or the risk that interest rates increase, clients demand higher interest rates on their deposits to keep assets at the bank.

The Asset Coverage Ratio

An important ratio used in managing assets and liabilities is the asset coverage ratio which computes the value of assets available to pay a firm’s debts. The ratio is calculated as follows:


Asset Coverage Ratio = ( BVTA IA ) ( CL STDO ) Total Debt Outstanding where: BVTA = book value of total assets IA = intangible assets CL = current liabilities STDO = short term debt obligations \begin{aligned} &\text{Asset Coverage Ratio} = \frac{ ( \text{BVTA} – \text{IA} ) – ( \text{CL} – \text{STDO}) }{ \text{Total Debt Outstanding} } \\ &\textbf{where:} \\ &\text{BVTA} = \text{book value of total assets} \\ &\text{IA} = \text{intangible assets} \\ &\text{CL} = \text{current liabilities} \\ &\text{STDO} = \text{short term debt obligations} \\ \end{aligned}
Asset Coverage Ratio=Total Debt Outstanding(BVTAIA)(CLSTDO)where:BVTA=book value of total assetsIA=intangible assetsCL=current liabilitiesSTDO=short term debt obligations

Tangible assets, such as equipment and machinery, are stated at their book value, which is the cost of the asset less accumulated depreciation. Intangible assets, such as patents, are subtracted from the formula because these assets are more difficult to value and sell. Debts payable in less than 12 months are considered short-term debt, and those liabilities are also subtracted from the formula.

The coverage ratio computes the assets available to pay debt obligations, although the liquidation value of some assets, such as real estate, may be difficult to calculate. There is no rule of thumb as to what constitutes a good or poor ratio since calculations vary by industry.

Key Takeaways

  • Asset/liability management reduces the risk that a company may not meet its obligations in the future.
  • The success of bank loan portfolios and pension plans depend on asset/liability management processes.
  • Banks track the difference between the interest paid on deposits and interest earned on loans to ensure that they can pay interest on deposits and to determine what a rate of interest to charge on loans.

[Fast Fact: Asset/liability management is a long-term strategy to manage risks. For example, a home-owner must ensure that they have enough money to pay their mortgage each month by managing their income and expenses for the duration of the loan.]

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