Amortization refers to the accounting technique which, in use, periodically lowers the book value of a loan or intangible asset over a period of time towards a set maturity date. When specifically used in the accounting of loan transactions, amortization focuses on how loan payments are spread out over time. In regards to an intangible asset, amortization is not too different from depreciation.

Simply put, amortization refers to debts that are set to be paid off using a fixed repayment schedule. The loan amount is paid in regular installments over a set time period. Amortized loan payments usually consist of a principal amount combined with the interest specified by the loan terms. Payments begin with high interest paid for the first payment, then the interest gradually reduces over time, allowing more contribution toward the principal amount.

Like most accounting terms, amortization is a big, scary sounding word with a surprisingly easy definition. Simply put, amortization is the process of spreading out your loan payments over time.

Amortization is the process of spreading out a loan into a series of fixed payments over time. With an amortized loan, payments are spread out in equal sums to be paid over the length of the loan term. Each monthly payment is composed of two parts:

• Principal: The portion of the payment that goes toward the original amount borrowed
• Interest: The portion of the payment that goes toward the cost of borrowing the money

The amount of principal and interest in each payment will be different as the loan matures because the amount of interest to be paid decreases as the principal gets paid down.

To better illustrate how amortization works, here’s a simple example: A borrower takes out a $100,000 loan with a 4% interest rate. The fixed monthly payment is $1,000. The first payment is broken down to $400 towards interest and $600 towards the principal. The second payment then becomes $398 towards the interest and $602 towards the principal. This process continues — with the amount of interest paid each month decreasing and the amount paid towards the principal increasing — until the loan is paid off, all while keeping the same monthly installment of $1,000.

To calculate the interest and principal in a multifamily mortgage payment, you can use our mortgage calculator with the attached amortization schedule.

Amortization has a number of advantages, both for borrowers and lenders alike.

For borrowers, amortization makes it much easier to budget for loan payments. With a fixed payment each month, borrowers know exactly how much they need to set aside to make a payment. This can make managing finances a breeze and keep borrowers current on their loans.

Amortization can also save borrowers money in the long run. With each payment, both the principal and the interest are paid down. This means that the interest portion of your payment will decrease over time, leaving more of your payment to go toward the principal. This actually can save a borrower a significant amount of money over the life of the loan.

For lenders, amortization provides a steady stream of income. With each payment, the borrower will be paying down both the principal and the interest. Amortization allows the lender to receive interest payments throughout the life of the loan.

Amortization can also help lenders manage their risk. With a fixed payment due each month, lenders can be more confident that they will receive their payments on time. This predictability can help lenders plan for their own expenses and manage their own finances.

The biggest disadvantage of amortization for borrowers is that it can make it difficult to pay off a loan early. Amortized loans are carefully calculated to balance the amounts paid towards the loan’s interest and principal over a long term — meaning most amortized loans carry long loan terms. Additionally, in order to make extra payments on the principal of the loan in order to pay it off sooner, a borrower would need to calculate the amount of the payment that will go toward the principal. Without prior knowledge of how each payment is broken down, this can be a complex process.

For lenders, the amortization can result in a loss of income if the borrower prepays the loan. If the borrower makes a large payment on the principal of the loan, the lender will miss out on the interest that would have been earned on that payment.

Amortization can also make it difficult to sell a loan. If a lender needs to sell a loan before it is fully amortized, they may have to sell it at a discount. This is because the buyer will be assuming the remaining interest payments on the loan.

Amortization can be used in commercial real estate financing to spread out the repayment of a loan over a set timeline. This is done by making payments that consist of both principal and interest over a set timeline, called an amortization schedule. For example, a loan might have a term of 7 years and an amortization period of 30. That means that, while the borrower makes payments as if the loan was due in 30 years (over a 30-year amortization schedule), the full principal balance of the loan is due in 7 years. In many cases, commercial real estate borrowers refinance the loan at this point instead of making a large balloon payment.

In an amortized loan, the amount of interest a borrower pays decreases as they pay off the principal. This is because the amount of interest charged is based upon the most recent principal balance of the loan. As a borrower continues to pay off their loan, the proportion of the payment that goes to interest decreases, while the proportion that goes to paying off the principal increases.