Home Equity Line of Credit (HELOC) Loans

Flexible Financing Backed by the Equity You Already Own

A home equity line of credit (HELOC) gives you access to funds without refinancing your first mortgage or taking out a fixed lump sum loan. It’s a smart financial tool for big expenses over time, whether you’re planning a renovation, paying tuition, or consolidating debt. At The Friendly Lender, we guide homeowners across Southern California, including Los Angeles, Glendale, Pasadena, and Burbank, through the HELOC process with honest local advice. If you’ve been comparing options from the best-rated HELOC lenders in Los Angeles, we’ll give you clear, honest guidance every step of the way. With so many options available, our job is to guide you toward what truly fits your budget, your timeline, and your goals. Whether you're just starting out or ready to move forward, we’re here to help.Contact Us

First Time Home Buyers - The Friendly Lender

What Is a HELOC?

A HELOC is a revolving line of credit secured by your home’s equity. You borrow what you need, when you need it—repay, reuse, and stay in control. This flexibility makes it ideal for projects or costs that roll out over time.

Common uses include:

Home renovations or repairs

Tuition and education expenses

Major medical bills

Consolidating high-interest debt

Homeowners searching for the best home equity loan company in Los Angeles often find that a HELOC offers more flexibility than a fixed-term loan, especially when plans or costs change over time.

How a HELOC Works – Draw, Repay, Repeat

Here’s what to expect from a standard HELOC structure:

You can typically borrow up to 85% of your home’s appraised value, minus your current mortgage balance.

The draw period usually lasts 5 to 10 years. During this time, you can borrow as needed.

After that, you enter the repayment phase, which may stretch another 10 to 20 years.

Lenders allow interest-only payments during the draw period, helping reduce your monthly obligations early on.

Key benefits:

Borrow as needed—no lump sum or fixed schedule

Ability to repay and re-use funds

Usually lower rates than credit cards or unsecured loans

For those in Glendale exploring their options, we’ve helped many compare offers from top HELOC lenders in Glendale—and understand the fine print that often gets missed.

Qualifying for a Loan - First Time Home Buyer Hoan- The Friendly Lender

Preparation for Home Loan - The Friendly Lender

Do You Qualify for a HELOC?

Qualifying isn’t complicated, but it does require a few basics. Most lenders look for:

That’s what I do.

A credit score of 620 or above

A debt-to-income ratio under 45%

At least 15–20% equity in your home

Steady income and employment

Not sure how your numbers stack up? We’ve worked with plenty of clients seeking the best online HELOC lenders in Glendale, helping them assess options and avoid surprises before they apply.

Fixed vs. Variable HELOC Rates – What You Should Know

Variable-Rate HELOCs

HELOCs start with a variable interest rate.

Rates are tied to an index (usually the U.S. Prime Rate) plus a fixed margin.

Payments will fluctuate when the prime rate rises or falls.

Useful if you’re comfortable with some rate risk and want lower initial payments.

Fixed-Rate HELOC Options

Some lenders allow you to lock in a fixed rate on part (or all) of your HELOC balance.

This creates predictable, stable monthly payments over time.

Helpful if you want to avoid rate volatility or are budgeting for a long-term payoff.

Whether you’re in Pasadena or nearby, we’ll explain how the HELOC best lenders in Pasadena structure their rates—and how to evaluate if a fixed or variable option fits your risk tolerance.

Local, Trusted Help—Start to Finish

You won’t get passed around here. You’ll work directly with David Kutner, a local mortgage professional who’s helped Californians make smart lending decisions for decades.

From the first phone call to the last signature, David helps clients evaluate lenders in line with their needs, not just what’s advertised online. If you’re exploring the best HELOC financing near Burbank, we’ll walk you through realistic terms and help you avoid offers that look better than they are.

And if a HELOC isn’t right for your situation? We’ll say so.

HELOC vs. Home Equity Loan – What’s the Difference?

Feature	HELOC	Home Equity Loan
Funds Access	Withdraw as needed during the draw period	One lump sum at closing
Rate Type	Often variable (can include fixed options)	Typically fixed
Repayment Structure	Changes after the draw period ends	Fixed monthly payments
Best For	Ongoing or flexible expenses	One-time known expenses

Not sure which one fits? We’ll help you weigh the pros and cons in plain terms, just like we’ve done for clients searching for the best HELOC lenders in Los Angeles who want a side-by-side breakdown.

Let’s Talk It Through

Not every homeowner needs a HELOC. But if you’re considering one, let’s talk about it openly and without obligation.

Call, text, or email anytime. Whether you’re exploring options with the best HELOC lenders in Los Angeles or trying to figure out where to start, we’re here to help you make informed, low-stress financial choices—so your equity works for you, not the other way around.

Schedule a Call

My fiancé and I were first time home buyers and were brought to David through Yelp and his great reviews. After working with David, it is clear why he is so highly rated and we wanted to add our own experience and thanks.

As first time buyers, a realtor friend said that the first step was to get in contact with a Mortgage Broker. After first contacting David, he offered to come over to our place after we got off work to explain the mortgage process and how he could help.   During our search, David was quick to deliver the pre-approval letters and when our offer was accepted,

David moved quickly on the loan approval process. He helped answer several of my detailed questions during each phase of the transaction, ensuring I was comfortable with the process. I was particularly impressed with his patience and the timeliness of his responses, once receiving an answer to several questions within minutes very late at night. I felt like I could reach out to David at any time of the day and on weekends and he would be there to assist.

Not only were we impressed with the rate David was able to lock in for our loan, but also for the constant communication he had with our realtor about where we were with receiving the loan. Our realtor regularly said during the purchasing process ‘thanks for introducing me to David, I will use his services again.’ My fiance and I would one hundred percent agree!