Graduated Payment Mortgage (GPM)

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What is a Graduated Payment Mortgage (GPM)?

A Graduated Payment Mortgage (GPM) is a type of home loan where the monthly payments start lower than a fixed-rate mortgage and gradually increase over time according to a predetermined schedule. The idea behind a GPM is to make it easier for people to buy a home, especially those who expect their income to rise in the future.

How Does a GPM Work?

In a GPM, the borrower’s payments start lower than those of a traditional fixed-rate mortgage. Over time, the monthly payments increase, typically over a period of 5 to 10 years, until they level off and remain constant for the remainder of the loan term. The period in which the payments increase is known as the “graduation period,” and the rate at which the payments increase is predetermined at the start of the mortgage.

Advantages of GPMs

  1. Affordable Initial Payments: GPMs offer lower initial payments, making it easier for first-time homebuyers or those with limited current income to purchase a home.
  2. Future Income Growth: They are suited for borrowers who anticipate their income to grow over time and will be able to handle higher payments in the future.
  3. Homeownership Sooner: Allows people to get into homeownership earlier than they might be able to with a traditional fixed-rate mortgage.

Risks and Disadvantages of GPMs

  1. Negative Amortization: In some cases, initial payments may be set so low that they don’t cover the interest amount. This leads to an increase in the loan balance, a situation known as negative amortization.
  2. Higher Total Interest: Over the life of the loan, you may end up paying more in interest compared to a fixed-rate mortgage.
  3. Income Uncertainty: If your income doesn’t increase as expected, the rising monthly payments could become unaffordable.

Qualification Criteria

Lenders usually have specific criteria to assess the eligibility for a GPM, which often include:
  • Credit Score
  • Debt-to-Income Ratio
  • Employment History
  • Future Earning Potential

Alternatives to GPMs

  1. Fixed-Rate Mortgages: Constant interest rate and monthly payments for the entire loan term.
  2. Adjustable-Rate Mortgages (ARMs): Interest rate can change periodically depending on changes in a corresponding financial index.
  3. Interest-Only Mortgages: Allows you to pay only the interest for a specific period, usually 5 to 10 years.

Should You Opt for a GPM?

A GPM can be a good option if you are confident that your income will grow significantly in the future. However, they come with risks like negative amortization and the possibility of unaffordable payments down the line. Always consult a financial advisor to discuss whether a GPM is the right choice for you. By understanding the intricacies of Graduated Payment Mortgages, you can make an informed decision that aligns with your financial goals.


A Graduated Payment Mortgage is a type of mortgage where the monthly payments start at a low amount and increase at a predetermined rate for a specific number of years, after which they become fixed for the remainder of the loan term.

The borrower makes smaller monthly payments in the early years of the mortgage, and these payments gradually increase over time. After a specified period, the payments level off and remain constant for the rest of the loan term.

GPMs can be beneficial for borrowers who expect their income to increase over time, as the lower initial payments can make homeownership more accessible. It also allows borrowers to qualify for a larger loan amount compared to a traditional fixed-rate mortgage.

Yes, there are risks. If the borrower’s income does not increase as expected, they may find it difficult to make the larger payments in the future. Additionally, the initial lower payments often result in negative amortization, meaning the loan balance can increase in the early years of the loan.

Negative amortization occurs when the monthly mortgage payments are not enough to cover the interest due on the loan, causing the unpaid interest to be added to the loan balance. This can result in owing more on the mortgage than the original loan amount.

Yes, borrowers can refinance out of a GPM, subject to qualifying for the new loan. Refinancing can help to secure a lower interest rate or switch to a more stable mortgage product.

The increasing payments in a GPM are typically calculated based on a predetermined schedule or percentage increase. The specific terms will vary by lender and mortgage product.

A GPM might be a good option for borrowers who are early in their careers, expect their incomes to rise significantly in the future, and are comfortable with the risks associated with potential negative amortization.

While both GPMs and ARMs can offer lower initial payments, they work differently. A GPM has scheduled payment increases, while an ARM has variable interest rates that can result in payment changes. Additionally, GPMs can have negative amortization, which is less common with ARMs.

After the period of graduated payments ends, the mortgage payments level off and remain constant for the remainder of the loan term, provided it’s a fixed-rate GPM. If it’s an adjustable-rate GPM, the payments could still change based on fluctuations in interest rates.

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