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HomeSafe

Lifetime-Fixed, Portable Mortgages + Cost-of-Living Shield

​One payment you can plan around, your payment. For good.

Why this matters

  • Rate shocks and high energy bills are hitting families.

  • Moving home often forces a costly remortgage, trapping people in their current location.

  • We need a mortgage that gives stability, flexibility, and lower running costs.

What HomeSafe does

  1. Lifetime-fixed mortgage (30–40 years)

    • One rate for the life of the loan, ensuring predictable monthly payments.

  2. Portable and assumable

    • Take your mortgage with you when you move, or let a buyer assume it (subject to affordability checks). This reduces “mortgage lock-in”.

  3. Cost-of-Living Shield (optional add-on)

    • Rolls energy-efficiency upgrades (insulation, heat pumps, solar) into a single fixed payment so that bills can decrease from day one.

Who it is for

  • Remortgagors facing rate resets.

  • First-time buyers who need predictable payments to pass affordability.

  • Movers who want to keep their deal.

  • Renters via a rent-to-own pilot with participating providers.

How it works (public backstop, private delivery)

  • Banks and building societies offer standardised HomeSafe mortgages.

  • A sovereign covered-bond / RMBS platform provides long-dated funding to match the fixed term.

  • The government provides a capped first-loss reserve (for example, 3–5%), funded by a small risk premium in the rate, with no open-ended guarantees.

Eligibility and safeguards

  • Standard affordability rules apply, including a debt-to-income cap (for example, 4.0–4.5x) and a loan-to-value cap (up to 95% for first-time buyers with an EPC upgrade plan).

  • Hard stress-testing: affordability checked at a margin above the fixed coupon.

  • Overpayments are allowed (for example, up to 10% per year), with transparent fees if exceeded.

  • Portability and assumability require underwriting at transfer to protect borrowers and lenders.

  • At higher LTVs, an EPC uplift is required within 24 months if you choose the Shield.

What people get (plain-English benefits)

  • Payment stability for decades, not just a 2–5 year fix.

  • Flexibility to move without losing your deal.

  • Lower running costs are achieved when the Shield upgrades are chosen.

  • More straightforward household budgeting and less financial stress.

  • A healthier housing market with fewer broken chains.

Measuring success (transparent KPIs we will publish)

  • Arrears and prepayment rates compared with standard mortgages.

  • Mobility: moves completed using portability or assumption (no full refinance).

  • Energy outcomes: EPC improvement and measured monthly bill reduction.

  • Share of income spent on housing and energy; variance over time.

  • Customer Outcomes: Complaints and Satisfaction Metrics.

Implementation plan

  • Months 0–3: Finalise the product standard; legislate for portability/assumability; set up the bond platform.

  • Months 4–6: Onboard lenders; publish consumer-friendly disclosures and APR examples.

  • Months 7–18: Pilot with 50k–75k mortgages across several lenders; independent evaluation.

  • Years 2–3: Open to remortgages nationally; roll out the Shield bundles.

  • Years 4–5: Nationwide availability; tweak parameters based on evidence.

Risks and how we manage them

  • Duration/rate risk for lenders: matched covered bonds and optional hedging.

  • Over-borrowing risk: clear DTI/LTV caps and strict affordability tests.

  • House-price pressure: pair with supply measures; cap volumes if a local market overheats.

  • Mobility lock-in: solved through portability and assumability by default.

Lender Impact & Safeguards

HomeSafe has been designed to enable banks and building societies to offer it without incurring long-term revenue losses compared to today’s mortgage model.

  • Current system (35-year projection): £814–£826bn gross revenue

  • HomeSafe projection: £600bn gross revenue

  • Gap: £214–£226bn over the term

Two targeted measures can close that gap entirely:

  • Reduced capital reserve requirements (Basel rules) – ~£110bn benefit

  • Tax relief or incentives on qualifying loans – ~£110–£120bn benefit

Combined effect: HomeSafe becomes revenue-neutral for lenders, while delivering stability and flexibility for borrowers.

HomeSafe – Illustrative Model

Report date: 14 August 2025

  • Example loan: £250,000 over 35 years

    • HomeSafe lifetime-fixed at 3.99%: about £1,140 per month

    • Standard variable benchmark at 6.50%: about £1,520 per month

    • Difference: roughly £380 less per month

  • Energy upgrade illustration (if using the Shield):

    • £10,000 insulation/efficiency package at 3.99% over 35 years adds about £45 per month.

    • Typical bill savings range: about £30 to £80 per month.

    • Net monthly impact: from approximately £15 to £ 35, depending on the home.

  • Notes: figures are examples to show the idea, not advice. Actual rates, terms and savings vary.

*Full detailed benefit analysis available upon request

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