# How Is Private Mortgage Insurance Calculated?

If you're obtaining a conventional loan and borrowing more than 80 percent of the value of the property (i.e. 5%, 10%, 15% down payment) , the lender will require mortgage insurance. The mortgage insurance gives the lender a cushion between the loan amount and the resale of the home in the event of a foreclosure. In other words, if the down payment is only 5%, and the home goes into foreclosure, the lender only has 5% equity. If the house sells for less than 95%, the lender losses money. If however, the down payment was 20%, the lender can sell the home for 20% less and still break even. Mortgage insurance fills the gap between a low down payment and 20% of the property value.

The private mortgage insurance calculation depends on a number of variables, including

• mortgage insurance plan,
• loan amount and term,
• market value of the home,
• credit score,
• coverage,

## Monthly private mortgage insurance

The most common pmi plan is the borrower paid monthly pmi premium. The following pmi chart illustrates the calculation variables for the borrower paid pmi cost.

Fixed Rate 30-YEAR
BASE LTV COVERAGE LOAN'S REPRESENTATIVE CREDIT SCORE
760+ 720-759 680-719 620-679
97% to 95.01% 35% 1.05% 1.10% 1.31% 1.48%
30% 90% 94% 1.14% 1.31%
25% 73% 77% 96% 1.11%
18% 57% 60% 80% 94%

95% to 90.01% 35% 63% 71% 101% 132%
30% 54% 62% 89% 115%
25% 50% 57% 79% 103%
18% 45% 51% 69% 80%
16% 43% 49% 67% 74%

90% to 85.01% 30% 49% 54% 64% 83%
25% 39% 44% 57% 71%
17% 33% 38% 44% 56%
12% 29% 34% 39% 47%

85% and UNDER 25% 37% 39% 43% 64%
17% 30% 32% 38% 53%
12% 23% 27% 33% 39%
6% 21% 25% 29% 33%

Along the left side of the chart is the loan to value. Loan is value is a simple calculation that determines the equity (or down payment) in the home. The calculation is simple for a purchase. Simply subtract the down payment number from 100 and you have the loan to value. For example, with a 5% down payment, 100 - 5 = 95%. For a 10% down payment, 100 - 10 = 90%. Another way to determine the loan to value is to divide the loan amount by the sales price (or appraised value). For example, if the sales price (or appraised value) is \$100,000 and the mortgage amount is \$95,000, the loan to value is 95% (\$95,000/\$100,000 = 95%)

Next, find the coverage line. Mortgage insurance coverage is the amount the mortgage insurance company will pay the lender in the event of a default on the loan. The payment is based on the outstanding balance multiplied by the coverage amount. For example, if the loan balance was \$100,000 and the coverage was 30%, the mortgage insurance company would pay the lender \$30,000.

35%, 30%, 25%, 18% or 16% are coverage options with a loan to value of 95% to 90.01%. As you can see, the monthly premium decreases as the coverage amount decreases. The typical coverage amount is highlighted.

After determining the loan to value and the coverage amount, you have to find the pmi percentage that intersects with the credit score along the top of the chart. Using the above example, a loan to value of 95% with 30% coverage and a credit score of 720 to 759 results in a monthly premium percentage of .62%.

## Monthly PMI calculation

Now that you found the monthly pmi premium, you need to calculate the monthly cost. Staying with the previous example, the loan amount was \$95,000 and the credit score is 720.

Loan amount 95,000
X 0.62%
Annual Cost 589.00
Divide by 12 months = Monthly Cost 49.08

Another mortgage insurance option is the borrower paid annual premium is paid once a year (every 12 months).

This mortgage insurance plan pays the entire cost of the mortgage insurance in one lump sum at settlement. The up front cost is considerably higher than the other mi plans, however, this plan completely eliminates the cost of the mortgage insurance over the life of the mortgage. Borrowers can pay the entire sum at closing, or finance the premium into the loan amount. A third party, such as a builder or a seller, can otherwise pay the premium

Fixed Rate 30-YEAR - REFUNDABLE
For loans with level payments for the first 5 years

BASE LTV COVERAGE LOAN'S REPRESENTATIVE CREDIT SCORE
760+ 720-759 680-719 620-679
97% to 95.01% 35% 3.89% 4.22% 5.28% N/A
30% 3.50% 3.84% 4.80% N/A
25% 3.12% 3.41% 4.18% N/A
18% 2.59% 2.83% 3.70% N/A

95% to 90.01% 35% 3.26% 3.65% 5.09% 6.58%
30% 2.83% 3.22% 4.51% 5.76%
25% 2.64% 2.98% 4.03% 5.18%
18% 2.40% 2.69% 3.55% 4.08%
16% 2.30% 2.59% 3.46% 3.79%

90% to 85.01% 30% 2.59% 2.83% 3.31% 4.22%
25% 2.11% 2.35% 2.98% 3.65%
17% 1.82% 2.06% 2.35% 2.93%
12% 1.63% 1.87% 2.11% 2.50%

85% and UNDER 25% 2.02% 2.11% 2.3% 3.31%
17% 1.68% 1.78% 2.06% 2.78%
12% 1.34% 1.54% 1.82% 2.11%
6% 1.25% 1.44% 1.63% 1.82%

The single premium plan is expensive, however, the cost can be paid by the seller or financed with the mortgage or even paid by the lender

Loan amount 95,000
X 3.22%
Total Cost \$3,059

The single premium plan is offered as "refundable" or non-refundable. The refundable plan means that if the mortgage is paid off within the 30 year term. A prorated refund will be paid to the borrower. The non-refundable premium is less expensive, however, no refund will be paid if the loan is closed out. "For loans with level payments for the first 5 years" means fixed rate loans or adjustable rate mortgages that have a fixed (same) interest rate for the first 5 years (60 months).

This mi program is a blend between the Single Premium plan and the monthly plan. There is a modest upfront charge and a reduced monthly premium. As with the Single Premium, the borrower is permitted to finance the upfront premium, or a third party can pay it. The monthly premium decreases as the upfront payment increases.

Fixed Rate 30-YEAR - NON-REFUNDABLE - For loans with level payments for the first 5 years
UPFRONT .75% UPFRONT 1.00% UPFRONT 1.25%
BASE LTV COVERAGE LOAN'S REPRESENTATIVE CREDIT SCORE
720+ 680-719 620-679 720+ 680-719 620-679 720+ 680-719 620-679

97% to 95.01% 35% 0.68% 0.90% 1.33% 0.61% 0.83% 1.26% 0.55% 0.77% 1.20%
30% 0.60% 0.80% 1.15% 0.53% 0.73% 1.08% 0.47% 0.67% 1.02%
25% 0.51% 0.67% 0.94% 0.44% 0.6% 0.87% 0.38% 0.54% 0.81%
18% 0.39% 0.57% 0.7% 0.32% 0.5% 0.63% 0.26% 0.44% 0.57%

95% to 90.01% 35% 0.56% 0.86% 1.17% 0.49% 0.79% 1.1% 0.43% 0.73% 1.04%
30% 0.47% 0.74% 1.00% 0.40% 0.67% 0.93% 0.34% 0.61% 0.87%
25% 0.42% 0.64% 0.88% 0.35% 0.57% 0.81% 0.29% 0.51% 0.75%
18% 0.36% 0.54% 0.65% 0.29% 0.47% 0.58% 0.23% 0.41% 0.52%
16% 0.34% 0.52% 0.59% 0.27% 0.45% 0.52% 0.21% 0.39% 0.46%

90% to 85.01% 30% 0.39% 0.49% 0.68% 0.32% 0.42% 0.61% 0.26% 0.36% 0.55%
25% 0.29% 0.42% 0.56% 0.22% 0.35% 0.49% 0.16% 0.29% 0.43%
17% 0.23% 0.29% 0.41% 0.16% 0.22% 0.34% 0.10% 0.16% 0.28%
12% 0.19% 0.24% 0.32% 0.12% 0.17% 0.25% N/A% 0.11% 0.19%

85% and UNDER 25% 0.24% 0.28% 0.49% 0.17% 0.21% 0.42% 0.11% 0.15% 0.36%
17% 0.17% 0.23% 0.38% 0.1% 0.16% 0.31% 0.04% 0.10% 0.25%
12% 0.12% 0.18% 0.24% 0.05% 0.11% 0.17% N/A% 0.05% 0.11%
6% 0.10% 0.14% 0.18% 0.03% 0.07% 0.11% N/A% N/A% 0.05%

In addition to the payment plans, the mortgage insurance companies adjust the mortgage insurance rate for:

• Rate-and-Term Refinance
• Second Homes
• Loan Amounts greater than \$510,400
• Employee Relocation Loans
• Investment Properties