What is an Interest Rate Cap?
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Certainly for the latter part of 2021, and for most of this year, inflation and interest rates have been capturing the economic headlines. Real estate and other investors have been carefully following the deliberations of the Fed when it comes to when and by how much to raise interest rates in order to try and rein in inflation.
Given that higher interest rates can force up the cost of borrowing and potentially impact the profitability of syndicated real estate investments, this week we're going to have a look at how professional investors mitigate and manage such risk by purchasing interest rate caps.
What is an interest rate cap?
An interest rate cap is essentially an insurance policy on a loan which has a floating interest rate, most frequently the Secure Overnight Financing Rate (“SOFR”).
What are interest rate caps used for?
Interest rate caps are used by borrowers and are a commonly used interest rate hedge at all stages of a real estate cycle. They are particularly used for shorter term debt on transitional assets which require flexibility for a refinance or sale. Interest rate caps have a pre-determined upfront payment and no early repayment penalty,
Caps permit an investment to be underwritten to an interest expense, if this is required, and lenders offering a floating-rate typically require a borrower to purchase an interest cap as a condition of a loan.
What are the main components of interest rate caps?
An interest rate cap has three primary economic terms:
What determines the cost of an interest rate cap?
The above mention three variables determine the cost of an interest rate cap to the borrower;
What else can cause changes in the interest cap price?
Changes in one or more of the above variables can change the cap price but cap pricing may fluctuate over time based on changes in:
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How long does it take to purchase a cap?
The necessary due diligence may take up to two weeks prior to a planned purchase, so that the most price competitive and creditworthy cap providers can be identified.
What documentation is required to purchase an interest rate cap?
Purchasing a cap requires a wide variety of information and documentation to be completed, some of which include:
CPI Capital monitors all relevant economic data such as interest rates on a daily basis as it relates to or may affect private equity real estate investment. A large part of being successful in syndicated real estate is mitigating risks as far as possible.
Loans with floating interest rates may be beneficial in certain instances, especially when it appears that rates are likely to be volatile over a period of time. But professional entities such as CPI Capital will often purchase an interest rate cap to hedge against unexpected interest movements in order to protect its passive investors from wide swings in the amount of loan repayments with a view to maximising profits.
Yours sincerely,
August Biniaz
CSO, COO, Co-Founder CPI Capital
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Risk Management @ Aon
2yGreat article and a great way to manage interest rate risk. Thank you for sharing.