Refinance With an Adjustable Rate Mortgage

Refinance for lower payments for the first years of a loan.

If You’re Refinancing and Want Lower Payments Than a Fixed Rate Mortgage, Consider an Adjustable Rate Mortgage.[2]

We're a Trusted Partner

You can feel confident choosing us as your financial partner for this important milestone in your life.

Whether you want to review your refinancing options or need help after the close, we’re available online, on the phone or face-to-face in your neighborhood branch.

Cost & Fees

Typically these fees range from 3% to 5% of the loan amount.

Facts & Figures

If you’re refinancing a home and want lower payments than a fixed rate mortgage may provide, consider an adjustable rate mortgage, or ARM, from PNC.

With an ARM, you’ll start out with a low rate and after a few years, your rate will reset with a new rate that can be either higher or lower depending on market conditions at the time the adjustment occurs. After the first rate adjustment, your interest rate can change each year until you pay off your mortgage.

  • For homeowners with a good credit history
  • Ideal if you’re expecting an increase in income, or don’t plan to own the home for a long period
  • Select from 7 or 10 year periods during which the interest rate remains unchanged, followed by a 6 month period in which the interest rate may increase or decrease on an annual basis resulting in a change in your monthly payment amount
  • Can be used for both primary and secondary homes, investment properties too.
  • ARM terms may vary based on first mortgage product.

Adjustable Rate FAQ

Top customer questions about adjustable rate mortgages.

An Adjustable Rate Mortgage (ARM) is a loan with an interest rate that periodically adjusts to reflect current market rates. The amounts and times of adjustment are agreed upon in a document called an Adjustable Rate Note, which is signed by the borrower.

Fixed rate mortgages have a locked interest rate that will remain the same for the life of the loan. The interest rate on an Adjustable Rate Mortgage will change on an annual basis after the predetermined initial interest rate period expires.

Most Adjustable Rate Mortgages require that an index is reviewed on a specific date to determine a rate. A margin is then added to the index rate, and the result is rounded to determine the new interest rate for your loan.

Yes, adjustable rate mortgages have three rate caps that restrict how much your interest rate can change.  —One cap restricts the amount the interest rate can change at the first adjustment, the second restricts the amount the interest rate can change every adjustment period after the first adjustment period, and the third cap restricts the maximum interest rate you can pay for as long as you have the mortgage.

There are few factors that determine how much you will be qualified to borrow: credit history, Debt-to-Income Ratio and Loan-to-Value/down payment. 

Credit History Specific credit requirements vary based on a range of criteria including loan-to-value, debt-to-income ratios, previous credit history, and assets used to qualify for the loan, but in general successful applicants will have average or better credit.
Debt-to-Income Ratio Specific debt-to-income requirements vary based on a range of criteria including loan-to-value ratio, assets used to qualify for the loan and credit history but typically a successful applicant will have a total debt-to-income ratio (including the proposed loan payment) below 43% of monthly gross income.
Loan-to-Value Ratio / Down Payment Adjustable rate mortgages can be used to refinance a home with as little as 5% equity when private mortgage insurance (PMI) is purchased.

Your rate is calculated based on a variety of factors, including credit qualifications, loan-to-value, loan amount and other criteria.

Tools & Calculators

Comparing loan options? Just looking for how much you can borrow? Use our home lending calculators to understand your refinancing options and help you decide.

What Will My Refinancing Costs Be?

Which Loan is Better?

How Much Will My Fixed Rate Mortgage Payments Be?

Fixed vs. Adjustable

The Abbreviated Guide Through the Refinancing Process

Understand the basics before you start the refinancing process.

Credit Score Basics

When you buy or refinance, your credit score is one of the first things a lender looks at. It helps them determine if you qualify for a loan, and what interest rate they can offer you.

Factors that affect your Credit Score:

  • Length of Credit History 
  • Amounts Owed 
  • Payment History 
  • New Credit 
  • Types of Credit Used
  • Derogatory Credit

Your credit score reflects how reliable you are as a borrower, and is determined by your track record of borrowing and repaying banks, credit card companies and other lenders.

Factors that Determine Your Rate

Rates are usually based on a combination of the following factors:

  • Loan terms
  • Loan to Value Ratio
    • The percentage of the lesser of the sales price/appraised property value that is borrowed from a bank or lender.
    • Equity in your home of 20% would create a loan-to-value of 80%.
  • Points 
  • Loan Product

Escrow Basics

Escrow Payment – That portion of a mortgagor's monthly payments held by a lender or servicer in an account to pay taxes, hazard insurance, mortgage insurance, lease payments, and other items as they become due. Also called impounds or reserves in some states.

An Escrow Account on your loan allows PNC Mortgage to make payments for certain bills related to your property, such as real estate property taxes, homeowners insurance, flood and other property related insurance, and mortgage insurance. Homeowners are generally required to have an escrow account until a certain loan to value ratio is met.

Escrow Analysis – The periodic examination of escrow accounts to determine if current monthly deposits will provide sufficient funds to pay taxes, insurance, and other bills when due.

Your annual Escrow Analysis Statement contains all the information you need to understand your previous and projected mortgage payments.

Refinancing Demystified

Learn more about refinancing and how to find out if the process could be worth it for you.

Looking to refinance? See options to lower your interest rate, payment, change terms, consolidate debt/get cash out, or take advantage of specialized loan products and programs. Learn more about refinancing and how to find out if the process could be worth it for you.

Which lending option is right for you depends on a number of factors, such as how much equity you have, how long you plan to stay in your home and if you want to receive money back. Before you decide, you should understand the basics.

To apply for a refinance, you’ll need to provide information about your income, assets and debts, plus any special circumstances that may impact your ability to repay.

In addition, the lender will arrange for an appraisal of your home, flood determination, a title search and title insurance. They may also set up an escrow account to pay for necessary insurance and property taxes.

Refinancing Application Checklist

Use this list to gather the documents you’ll need to refinance.

To apply for a refinance, you’ll need to provide information about your income, assets and debts, plus any special circumstances that may impact your ability to repay.

In addition, the lender will arrange for an appraisal of your home, flood determination, a title search and title insurance. They may also set up an escrow account to pay for necessary insurance and property taxes.

Be prepared to provide some or all of the items below:

Income Verification

  • Pay stubs for the last 30 days
  • W-2 forms for the last two years
  • Child support/alimony – Child support agreement and/or divorce decree and/or 12 months cancelled checks
  • Award letter/1099 for social security, pension and disability

If You Are Self Employed

  • Signed, completed tax returns for the past two years, including personal, partnership, and corporate, if applicable, including all schedules.
  • Year-to-date business profit and loss statement for current year, if more than three months have passed since the end of the tax year
  • Current balance sheet

Property Information

  • Most recent property tax bill
  • Current homeowner’s insurance policy, and flood any other property related insurance, such as flood insurance, if applicable


  • Original bank statements for the last three months, including savings, checking, investment accounts, and retirement accounts
  • Stocks and securities account statements for the last three months

Payment History

  • Child support/alimony
  • Bankruptcy/Consumer Credit, if applicable

Additional Information, If Applicable

  • Explanation of discrepancies on credit

 Payment Methods

Main Details

How Does It Work?

PNC Online Banking Pay your mortgage online using PNC Online Banking. It's free, secure and easy to use. You can schedule payments from a PNC deposit account or from an external non-PNC deposit account. Click Make a Payment on your account activity screen in Online Banking.
Automated Payments Enroll in the Automated Payment Program and have your monthly payment automatically deducted from any deposit account, including deposit accounts at other banks. Download, complete, and return the Automated Payment Authorization form to the address or fax number listed on the form, or to your local PNC branch.
Pay by Phone Pay your Mortgage by phone from any account including accounts at other banks Call PNC Mortgage to make a payment
Mail Your Payment Paying by mail You’ll need to write your loan number on the appropriate documents and mail them.
In-Branch Payment Paying in branch Payment is accepted in many PNC bank branch during normal branch hours and is effective as of the date payment is made, although it may take up to 2 business days for the payment to be reflected on your account.
Bi-Weekly Automated Payments Helps you pay off your loan faster and reduce the total interest you will pay on your mortgage. A draft in the amount of half of your monthly payment is made every 2 weeks and held in escrow. A payment is applied after there are sufficient funds to make a complete payment, resulting in 13 payments being made in a year.

Need more information? From first mortgage to home equity, from setting up your online account to payment processing – explore the Understanding Home Lending Center to find the answers you need.

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