Calling borrowers 90 days before maturity and offering modest term improvements — like a 12-month extension or a small amortization refresh — seems to reduce shopping at renewal without leaning on rate. Not advice; share what’s working in your shop and, as always, check policy and do your own analysis first.
Seeing the same — starting 90 days out helps, but what really sticks is pairing a small amortization refresh with a waived $195 renewal fee; a simple ‘12-month extension’ makes it feel like a win without chasing rate. We also pre-clear docs so we can often say ‘no new appraisal’ when LTV is under 65% (policy allowing), which cuts friction. Just watch files with prepay language or covenant drift before offering extensions.