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Mortgages for home ownership

Future Advance

By Julia Kagan

Updated March 24, 2021

Reviewed by Ebony Howard

Facts checked by Yarilet Perez

What is a Future Advance?

A future advance is a clause in a mortgage that provides an additional source of funds within the loan contract. If a future advance clause is included in a loan contract then the borrower will be able to rely on receiving funds from the lender in accordance with the conditions of the contract, without being required to obtain another loan to obtain additional funds. Future advance clauses may be void or have requirements that make the borrower eligible for future advances.1

The most important takeaways

A future advance mortgage is an loan that is secured by the property or other asset.

Future advance mortgages allow for additional funds to be transferred at a later time instead of fully making the loan when the loan is closed.

Home equity loans and home equity lines of credit (HELOCs) provide two examples of future advance mortgages.

Future advance mortgages may be problematic for borrowers who are not able to pay required payments because the property or collateral can be taken from the loan provider in the event in default.

Understanding Future Advance

A future advance can be a consideration for a variety types of loan products. In general, the concept of revolving lines of credit is based on the anticipation of available funds for futures advances. Future advance clauses may also be integrated into non-revolving loans that allow customers to segregate the funds they’ve been approved for to save on interest rate costs and manage cash flows.

When you get a mortgage to buy a home the home itself acts as collateral for the loan. Future advance loans may contain a clause that states that the house can also serve as collateral for loans that haven’t yet been approved yet. In essence future advance mortgages establish a lien or underlying debt obligation on the property ahead of any additional funds taken against it.2


Future advances are not the same thing as a cash advance , or payday advances.

Future Advance Mortgage Example

The home equity loans as well as home equity line of credit (HELOCs) can be described as two typical examples of future advance mortgages. With the home equity loan the lender is advancing you a certain amount of money, based on the equity you have in the home. The money is then paid to you in one lump sum that you are required to repay by interest.3

The home equity line is an revolving line of credit based on the home equity. This type of future advance is most like credit cards because you are able to use a portion from your credit line and as you pay it back you free up more available credit. Credit lines for home equity usually come with variable interest rates while home equity loans typically have fixed rates.3

For example, say you have $100,000 of property equity. Based on your loan-to-value (LTV) ratio the lender may allow you to borrow $50,000 of that equity using an equity credit line. Then you’d have to repay the line of credit to your home equity as well as the principal mortgage loan. You’d be able to draw for a 10-year period during which you can access the funds and a 20-year repayment period that follows.

If you default on a home equity line of credit or the home equity credit line could expose you to losing your home due to foreclosure.

What are the Future Applications of Advancement?

Future advances may allow you to withdraw additional funds from a loan. In mortgage lending, future advances can be used to fund the equity in your home loans or lines of credit. They may also be used as construction loans, for which the property that is the collateral for the loan hasn’t been built yet. Future advances permit you to get money you need today without having to modify the initial loan conditions.

Payday Loans Stores Near MeFuture advances can be used in business settings as well. Businesses could also be eligible for term loans to fund long-term growth products. Many lenders working with businesses will structure future cash advances to be dependent on meeting certain goals. These milestones could include achieving certain goals for growth in sales and earnings, or revenue.

Commercial lending agreements may allow for re-evaluation of credit terms or broader principal balances that are not specified in amount. Commercial lenders could incorporate loan provisions that permit an evaluation to be re-evaluated after a certain period of time. This can provide incentives for borrowers to maintain good relationships with business lenders to potentially receive additional loans from the same lender in the future.

Revolving Credit Advances

In a revolving credit card the borrower is able to access funds up to a specified limit at any time. Revolving credit cards can be either a credit card or the line of credit. For every type of account the borrower is reliant on revolving the outstanding funds in the account instead of obtaining a principal amount in a lump sum.4

Revolving credit accounts also typically have provisions for cash advances. Typically, lenders set an advance limit for the account, which permits the borrower to withdraw cash for a small cash advance cost.

Consider the interest rate and fees that may apply when you apply for an revolving credit advance.

Non-Revolving Credit Future Advances

These clauses can be typically included in non-revolving commercial loans. Companies may need future advance clauses in order to fund the development of construction or ongoing capital investment projects. Business loans with advance clauses for the future could also be referred to as term loans.

Similar to a revolving loan account, an unsecured term loan will provide a borrower with a credit limit of up to. This allows a borrower to count on a principal amount of a certain loan product.

Construction companies typically make use of short-term loans which have advance terms for the future in order to get the funds they require at various times during the development of construction. Construction companies building in large development complexes might be able to structure future advance loans with certain clauses that allow for real estate collateral on individual tracts of land as the construction process is completed.


What Is an Future Advance?

The term “future advance” refers to a clause in the loan contract that permits the borrower to receive additional funds following the loan is initially paid. Future advances are secured by collateral, which could include the property of a business, a home or other assets.

Can a Home Equity Loan be considered one that can be a future advance?

Equity home loans or home equity credit lines are common examples of advances in the future. In either case lenders are offering you cash based on the equity value that your house has. The future advance of any kind has its own loan conditions, but without altering the terms of the original loan.

What happens if you default on an Future Advance?

In the event of a default on a future loan, it could result in the lender gaining control over the collateral that secured the loan. For example, failing to pay the home equity loan can cause you to risk losing your home to foreclosure.


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Related Terms

Signature Loan

Signature loan is a personal loan that banks as well as other finance companies. It depends solely on the signature of the borrower as well as a promise to pay as collateral.


Collateral Definition, Types, & Examples

Collateral is an asset that lenders accept as security for extending the loan. If the borrower defaults then the lender can take possession of the collateral.


Piggyback Mortgage

A piggyback mortgage can include any mortgage loan beyond a borrower’s first mortgage loan that is secured by similar collateral.


How to use Home Equity? it Is, How It Works, and How You Can Utilize It

The term “home equity” refers to the measurement of a home’s current value, minus any liens attached to that home.


The way a Home Equity Loan Functions rates, requirements, and rates Calculator

Home equity loan is a type of consumer loan which allows homeowners to take out a loan against the equity in their home.


What is Revolving credit, and how does it work? (With examples)?

Revolving credit is a contract that allows the account holder to take out loans frequently up to a predetermined limit and then repay in installments.


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