Latest News
Banks 'reap profit from existing customers'
Tuesday, October 06, 2009
Research showing that banks charge their home-loan customers a higher variable rate than the average offered to new borrowers has ignited a controversy over the cost of switching mortgages.
The research, commissioned by The Australian from independent industry analysts brandmanagement, says the average variable rate offered to new borrowers is 5.24 per cent. However, based on a survey of 4,722 borrowers, brandmenagement says the four major banks charge their existing home-loan customers an average premium of 29 - 44 basis points. The big four banks rejected the findings, which came on the eve of today's Reserve Bank board meeting that is likely to leave the official cash rate at 3 per cent.
Commonwealth Bank's head of mortgages Michael Cant said an examination of the banks' mortgage book, worth more than $220 billion, showed that the difference between the average variable rates offered to new and existing customers was "1 - 2 basis points". But he agreed that the actual premium paid by existing customers would be higher because brandmanagement excluded those on honeymoon rates and introductory offers. Distortions were also possible because some were unaware of the discounted rate they paid as part of a professional package.
A spokesman for Westpac said the bank was "puzzled" by the findings. So too were ANZ and National Australia Bank.
Banking analyst Brian Johnson, of stockbrokers CLSA, backed the survey results. He said banks offered discounts of up to 75 basis points on their standard variable rates to new customers in their professional packages, but overall profitability was maintained through existing customers. The gap was maintained by penalty fees and switching costs that were particularly punishing in the case of non-bank lenders. Along with general customer apathy, the fees discouraged borrowers from seeking better deals.
The survey's finding will intensify pressure on the federal government to address competition issues in the mortgage industry, where the big four have become unassailable. Melbourne Business School academic Joshua Gans, who petitioned the government in July for another financial system inquiry, said the survey confirmed there was healthy competition for new mortgage customers but not for those already tied to a bank.
- Richard Gluyas, The Australian