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Start with comparable written offers
Ask each prospective lender for a written offer and the applicable disclosure documents. In Australia, a Key Facts Sheet can help compare repayments, rates and fees, but it is not an offer of credit: the lender still has to assess your application. Its figures reflect rates and fees on the date it was produced and may change. The National Consumer Credit Protection Regulations’ model Key Facts Sheet describes the information such a sheet presents. [c002]
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Before comparing figures, align the assumptions. Use the same proposed loan balance, loan type, repayment frequency and remaining term where possible. Record the date of each offer, the rate assumptions and any expiry or rate-reset date. If one quote assumes a longer term, it may show a lower monthly repayment while costing more in total interest.
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Do not treat a preliminary rate or an online estimate as a final approval. The Key Facts Sheet is designed to help you compare, but the lender still assesses your application and the terms that may actually be offered. Keep the written materials together and note which figures are estimates, which are current charges, and which depend on approval or settlement. If offers were prepared on different dates, ask whether the quoted rates and fees are still current before drawing a conclusion.
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Build a side-by-side worksheet
Use a row for each item below and a column for your current loan and each new offer. Fill gaps by asking the lender rather than assuming terms match.
- Balance to be refinanced and remaining term
- Interest rate, rate type and any introductory or fixed-rate period, including reset dates
- Monthly repayment and repayment frequency
- Recurring loan, package and account fees
- Upfront lender costs and any government charges
- Exit costs from the current loan, including discharge or release charges and any fixed-rate break cost
- Incentives, such as cashback, and the conditions or timing attached to them
- Offset, redraw and extra-repayment features, including limits and fees
- Estimated total cost over the period you expect to keep the loan
- Expected completion timing and any conditions that could delay the switch
The worksheet is more useful when it separates costs by when and why they arise. Put one-off costs in their own rows, list regular fees separately from interest, and record contingent costs such as a fixed-rate break cost as “confirm for my loan” until you have an actual estimate. Keep incentives separate too: a cashback offer may be conditional or arrive at a particular point, so it should not be treated as an immediate reduction in the rate.
For each option, write down the comparison horizon—the period you expect to keep that loan—and use it consistently. A rate, monthly repayment or total that is based on a different term or holding period is not an apples-to-apples comparison. Add a short note beside each estimate describing its assumptions, including the date and source of the figures, so a later rate change does not make the result look more certain than it is.
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Understand what a comparison rate does—and does not—tell you
In Australia, a comparison rate combines the interest rate with most fees and charges, making it a useful initial check on the cost of a loan. It is not a complete measure of what your loan will cost. ASIC’s Moneysmart explanation of comparison rates says the calculation excludes government charges and charges that apply only in some circumstances, such as early payout costs. It also does not capture non-price features such as fee-free accounts or flexible repayments. [c001]
For a personalized Key Facts Sheet, the comparison rate incorporates known applicable fees, excluding government fees, charges or duties, and accounts for fixed or introductory interest rates. The sheet’s figures are tied to its production date. Check the underlying rate and fee assumptions, and ask whether anything relevant to your situation is excluded. [c002]
Treat the comparison rate as a screening aid, not a verdict. Your own result depends on how long you keep the loan, whether you trigger conditional charges and whether you use product features enough to justify their cost. A comparison rate can help identify offers that deserve closer attention, but it cannot tell you whether a particular offset, redraw arrangement or repayment restriction works for your circumstances.
Also distinguish between the advertised interest rate and any comparison rate shown beside it. The advertised rate is a key input to your interest cost; the comparison rate is a standardized way to bring most fees into view. Neither necessarily captures every charge you may incur or every benefit you value. Read the accompanying loan information, rather than assuming that a low comparison rate guarantees the lowest cost for every borrower.
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Choose a holding period that reflects your plans—for example, the period until you expect to sell, refinance again or review the loan. Estimate the interest and ongoing fees you would pay under each option over that same period, then account for one-off costs and incentives. A practical calculation is:
Estimated net benefit of switching = current-loan costs avoided − new-loan costs over the comparison period − switching and exit costs + incentives received.
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Include expected interest and recurring fees in the loan-cost estimates. Subtract upfront lender costs, current-lender exit charges and other switching costs. Count cashback only if you meet its conditions and expect to receive it; do not let a one-off incentive conceal a higher ongoing rate or fees. ASIC advises borrowers to weigh cashback against the new loan’s rate and fees. [c004]
Think of this as an estimate of the difference between two paths, not as a promise that a particular amount will land in your account. A switching offer may look attractive because of its headline rate or incentive, but the relevant question is what you expect to pay over the period you will actually have the loan. If a fee is unknown, get a current estimate where possible; if it remains uncertain, show how the result changes when you include it instead of silently leaving it out.
These are estimates, not guaranteed savings: rates, fees, timing and your future plans can change. Keep the assumptions beside the result. An online switching calculator can help organize the arithmetic, but use current lender figures and check how the calculator treats term, fees and rate changes. [c004]
Keep the loan term consistent
Compare offers over the same remaining term whenever possible. If the new lender proposes a fresh, longer term, calculate the result on that term as well as on the equivalent remaining term. A longer term can reduce required repayments while increasing the time interest accrues. ASIC warns that borrowers who switch may end up with a longer-term loan. [c004]
That distinction matters because a smaller monthly repayment is not the same as a lower overall borrowing cost. A new term can spread repayments over more time, making the monthly figure look easier to manage even when interest is paid for longer. In your worksheet, keep the monthly payment and the estimated total cost as separate measures. If the lender’s offer uses a longer term, make the difference visible rather than comparing only its lower scheduled repayment with the current loan.
Account for changing rates
For a variable loan, note the rate used in the estimate and avoid treating it as fixed for the entire holding period. For a fixed or introductory offer, record when that rate ends and what rate applies afterward, if stated. A comparison based only on the introductory period can make an offer look more attractive than it is across the time you expect to borrow.
Look at the rate structure as well as the current number. If one offer is fixed for a period and another is variable, their quoted starting rates do not describe the same exposure to future changes. Record reset or introductory end dates and check what the lender says will apply after those dates. Where future rates cannot be known, state that the estimate uses the current or disclosed assumptions; do not present it as a forecast.
Ask for the actual exit and switching costs
Request an itemized payout figure from your current lender and an itemized estimate of costs from the prospective lender. Potential costs include:
- A fixed-rate break cost, if applicable
- Discharge or release charges from the existing lender
- New-loan arrangement or establishment costs
- Government fees, charges or duties
- Lenders mortgage insurance, if applicable
Amounts depend on your contract, loan, property, lender and jurisdiction. Historical fee examples from an inquiry are not current quotes; ask for figures calculated for your case. ASIC specifically identifies discharge and arrangement fees, possible lenders mortgage insurance and other costs as items that can outweigh the benefit of a lower rate. [c004] [c007]
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Check whether any quoted cost is conditional, payable at settlement or subject to change. If the estimate excludes a charge that could apply to you, include it in your comparison or ask the lender to clarify it before deciding.
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A free scan shows the junk files, broken settings and background clutter dragging Windows down - then fixes them in one click.Free scan · Windows 10 & 11Do not assume a charge listed in a general product document is the amount you will pay, or that a charge not shown there cannot apply. Ask the existing lender for a payout figure for your circumstances, and ask the new lender to itemize its own costs and identify government charges separately. These amounts can depend on the contract and jurisdiction, and may change. An old fee example is not a substitute for a present-day quote.
Lenders mortgage insurance is one of the possible costs to ask about, not a charge to assume will apply to every borrower. The same is true of fixed-rate break costs: whether they arise and how much they are depends on the particular loan. Request current case-specific information before deciding that the interest-rate difference is large enough to overcome the costs of switching.
Value features according to how you use them
A feature matters only if it delivers a benefit you are likely to use. Compare the terms and restrictions—not just whether a feature appears in the product description.
Offset accounts
An offset account can reduce the balance on which interest is calculated, but switching may break the link between your loan and existing offset account. The replacement product may also charge an account fee or have a higher interest rate. Estimate the interest saved using the balance you realistically expect to keep in the offset, then compare that saving with the extra rate and account costs. ASIC’s offset-account guidance explains why a product or lender change can affect an offset arrangement. [c005]
Do not compare offset products as if the account automatically transfers intact with the loan. Confirm whether the existing link ends, what replacement account would be available and whether the new loan’s rate or account fee differs because it includes an offset. The value depends on the balance you expect to keep there and the terms of the offer. If that balance is likely to be small or irregular, the extra rate or fee may outweigh the benefit; if you rely on the account, losing or changing it could matter even when the headline rate looks better.
Redraw and extra repayments
Check whether you can make extra repayments, whether there are limits or charges, and what conditions govern withdrawing extra payments through redraw. Consider how much flexibility you need: a feature you rarely use may not justify a higher rate or fee, while restrictions that conflict with your plans may be costly in practical terms.
Ask the lender to explain the limits and costs that apply rather than relying on a feature label. Redraw and extra-repayment terms are part of the product comparison because they affect whether the loan suits the way you manage repayments. A product with more flexibility is not automatically the better deal if you will not use it; conversely, a cheaper rate may be a poor fit if its repayment conditions do not meet your needs.
Fees and flexibility
Compare package or account fees, fee-free services, repayment options and any conditions attached to them. Because a comparison rate does not measure flexibility or non-price benefits, record those separately rather than trying to force them into a single rate figure. [c001]
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Features have a practical value only in relation to your own use. Keep that assessment distinct from the estimated cost: you may decide that a feature is worth paying for, but make the trade-off explicit. A fee-free account or flexible repayment option could be useful to one borrower and irrelevant to another. The purpose of the worksheet is not to declare one product universally best, but to show both its expected price and whether its terms fit your needs.
Negotiate with your current lender and check broker compensation
Give your existing lender a competing written offer and ask whether it can improve your rate or terms. ASIC notes that a lender may offer a lower rate to retain a borrower. Compare any retention offer against the same balance, term, fees and features as the refinancing offer, and ask for the revised terms in writing. [c004]
A retention offer is another option to evaluate, not an automatic reason to stay. Check whether the improved rate applies for a limited period, whether fees or features change, and whether the revised terms address the same needs as the competing offer. Put it in the same worksheet and compare it over the same horizon, including any switching costs you would avoid by staying. An oral indication is not a substitute for written terms you can verify.
If you use a mortgage broker, ask how the broker is paid and which lenders they represent. ASIC specifically flags the compensation question; knowing the broker’s payment arrangements and lender panel helps you understand the scope of the options being presented. [c004]
Ask what lenders the broker can consider as well as how compensation works. That information helps you understand whether the comparison covers the market you expected, without assuming that any particular panel or payment arrangement makes a recommendation suitable or unsuitable. You can then compare the broker-presented offer with written information from lenders and your existing lender.
Independent reader supportYour contribution helps us test, update, and keep practical guides available for everyone.Check timing and the conditions for completing the switch
A financially attractive offer is useful only if the lender can complete the switch when you need it. Ask what documents or approvals remain, when the quoted terms expire, and whether the lender’s timetable fits your plans. If the loan is tied to a time-sensitive purchase or settlement, confirm the lender can close on schedule before changing lenders late in the process. The CFPB makes this timing point for US borrowers; it is a practical consideration, not an Australian lending rule. [c003]
Timing also affects the reliability of the numbers. A quote tied to a particular date may no longer reflect current rates or fees by the time you are ready to proceed. Confirm that important figures remain valid and ask what conditions must be satisfied before the switch can be completed. The lender’s ability to meet your timetable is one of the comparison axes alongside cost, rate structure and product features; a promising estimate is not useful if its terms or timing do not work for you.
How the US comparison method differs
The main guidance above is for Australian home loans. In the United States, the CFPB recommends comparing Loan Estimates for the same loan amount and type. Its checklist includes the interest rate, monthly principal-and-interest payment, mortgage insurance, total monthly payment, upfront lender costs, lender credits and cash to close. Rates can change daily, so estimates issued on different dates may reflect different market conditions. The CFPB’s Loan Estimate comparison guidance explains these points. [c003]
For US offers, the CFPB suggests using the Loan Estimate’s five-year figures to estimate interest and fees over five years. That horizon is a comparison tool, not a prediction of how long you will keep the mortgage; an adjustable-rate loan may cost more if rates rise. Separate lender-controlled charges from taxes, insurance, prepaid items and escrow estimates, which can vary for reasons outside the lender’s control. A “no closing cost” offer may shift costs into higher monthly payments rather than eliminate them. [c003] [c008]
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The CFPB’s warning that “Loans with ‘no closing costs’ aren’t free” is useful when reading US offers: the lender may offset costs through higher monthly payments. Do not assume the phrase means the costs disappear. Also keep lender-controlled charges separate from taxes, insurance, prepaid items and escrow estimates, because differences in those amounts may not reflect a difference in the lender’s pricing. These are US comparison concepts, not Australian disclosure requirements. [c003] [c008]
Decision checklist
Before accepting an offer, make sure you can answer these questions from current written documents:
Do these 3 things before closing this tab:
1Clear out junk files and repair common Windows errors2Fix the driver behind crashes, sound loss and screen glitches3Repair Windows errors before they cause bigger problems- Are the balance, loan type, repayment frequency and comparison period aligned?
- What rate applies now, and when does it reset or an introductory period end?
- What is the estimated total cost over the period you expect to keep the loan?
- Have you included recurring fees, exit costs, setup costs, applicable government charges and possible mortgage insurance?
- Does the proposed term match the remaining term, and what changes if it is longer?
- Do offset, redraw and extra-repayment arrangements work as you need them to?
- Have you checked the existing lender’s retention offer and the new lender’s ability to complete on time?
If one of these answers is missing, treat the comparison as incomplete rather than filling the gap with an assumption. Ask for current written figures, then update the worksheet. A lower rate can be a reason to investigate a switch, but the decision depends on the combined effect of cost, term, timing and features for your own loan.
Frequently Asked Questions
Does a lower interest rate mean switching home loans will save me money?
Not necessarily. Compare expected interest and ongoing fees over the same realistic holding period, then subtract exit and switching costs and account for incentives. A lower rate can be outweighed by discharge or arrangement charges, possible lenders mortgage insurance, fees or a longer repayment term. Obtain current, case-specific estimates rather than relying on the headline rate.
What does an Australian home loan comparison rate include?
It combines the interest rate with most fees and charges, but it is not a complete measure of your cost. Government charges and charges that apply only in some circumstances, such as early payout costs, are excluded, and the rate does not capture features such as flexible repayments or fee-free accounts. Check the underlying product information and your own circumstances.
Can I use a Key Facts Sheet as a loan approval or final offer?
No. An Australian Key Facts Sheet presents rates, fees, repayments and costs to help comparison, but it is not an offer of credit. A lender still assesses your application, and the sheet reflects rates and fees at the time it was produced, which can change.
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Random freezes, missing sound and display glitches usually trace back to one bad driver. Find and replace yours safely.Free scan · under a minuteWhat switching costs should I ask lenders about?
Request an itemized payout figure from your current lender and an itemized estimate from the new lender. Ask about fixed-rate break costs if relevant, discharge or release charges, new-loan arrangement costs, government charges and possible lenders mortgage insurance. Amounts depend on your contract and circumstances, so old fee examples are not current quotes.
What should I check about an offset account when refinancing?
Confirm whether refinancing will break the link to your current offset account and what account the new product offers. Compare the likely interest saved on the balance you expect to keep in offset with any higher loan rate or account fee. The account’s value depends on how you use it.
Should I ask my current lender for a better offer before switching?
Yes. Share a competing written offer and ask whether your current lender can improve the rate or terms. Compare any retention offer against the refinancing option using the same balance, term, fees, features and holding period, and get revised terms in writing.
Are US Loan Estimate rules the same as Australian home loan disclosures?
No. The US CFPB’s Loan Estimate guidance is a comparison method for US borrowers, not an Australian requirement. In the United States it recommends comparing the same loan amount and type and reviewing items such as lender costs, credits and cash to close. Australian borrowers should use the applicable Australian loan documents, including a Key Facts Sheet where relevant.
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Compare written Australian home loan offers using the same balance, remaining term, loan type and repayment frequency. Estimate total costs over a realistic holding period, include current exit and setup costs, and check rate-reset dates and features you actually use. Comparison rates and cashback are useful inputs, not a guarantee of savings. Ask your current lender for a retention offer and verify all figures before deciding.
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