A household displaying 36% debt can sometimes get his real estate loanwhen another 34% will be refused. The difference? It is not only the percentage retained by the bank, but also the level of income, available savings, assets and even professional stability. Since the recommendations of the High Financial Stability Council (HCSF) have become restrictive, banks must in principle respect a maximum debt ratio of 35%borrower insurance included.
However, this limit does not systematically close the door to financing. Banking establishments have a margin of derogationwhich they reserve for certain profiles deemed sufficiently solid. Level of income, personal contribution, assets, professional seniority or even savings retained after the purchase: all elements likely to tip the scales when the file slightly exceeds the regulatory threshold.
Exemptions reserved for the strongest files
Contrary to popular belief, exceeding the 35% debt therefore does not automatically result in a refusal. “Banks have a quota to go beyond the 35% on certain issues that are worth it”explain Élodie Jaffre, real estate loan broker at Pretto.
These exemptions mainly concern borrowers presenting a reassuring profile for the bank. “The profiles who most often obtain this exemption are very good profiles with a lot of savings on the side or sometimes profiles who already have rental investments”she specifies. Since the end of differential calculation of rental income in many establishments, these investors more easily exceed the threshold of 35%without representing a higher risk.
What levers still make it possible to exceed 35%?
In practice, obtaining a real estate loan with a debt ratio of 36% or 37% remains possible when the file presents sufficient guarantees. “It’s not prohibitive because the remaining life is very good and there are residual savings after the project”observes Élodie Jaffre. On the other hand, “Beyond 40%it’s more complicated »she warns.
To maximize their chances, borrowers can activate several levers: increase their contribution, prove savings retained after the purchase, optimize the quota borrower insurancewhich is included in the calculation of the debt ratio, or even benefit from more flexible guarantees. Certain guarantees, in particular those offered to certain public sector agents, can thus accept files up to 37% or 38% debt.
THE first-time buyers also have an additional advantage. When they buy a new home and meet the required conditions, they can benefit from the Zero Rate Loan (PTZ) and, depending on their situation, a loan Housing Action. Two devices which reduce the amount to be financed with the bank and can help to reduce the debt ratio below the threshold of 35%.
Why the debt ratio remains the decisive criterion
A comfortable living environment alone is not enough to convince a bank. The two criteria are analyzed jointly. “The debt ratio will be the main indicator. But one does not go without the other. You can have debt 20% and insufficient remaining time to live, and the file will not come out”underlines Élodie Jaffre.
L’personal contribution also became decisive. Today, banks generally require a contribution covering at least the additional costs, i.e. approximately 10% of the cost of the operation. The level of income, professional status, seniority in the company and assets already established are also scrutinized. “The role of contribution, income level and professional status is preponderant for the file”summarizes the broker.
Exceeding 35% debt is therefore not impossiblebut these exemptions remain reserved for a minority of files. More than ever, banks are no longer limited to a simple percentage: they assess the financial strength of the borrower as a whole.
