How Property Taxes and Insurance Can Affect Your Monthly Mortgage Payment - Quicken Loans Zing Blog

Mortgage insurance provides a lot of flexibility in the purchase process. You can get a loan with a much lower down payment because the mortgage insurer takes on part of the risk if the unthinkable happens and you can no longer make your payments.

Lower down payments are one benefit of mortgage insurance from a client perspective, but it still amounts to an extra monthly fee as part of your mortgage payment. No one likes paying more than they have to.

There are a couple of ways you can avoid paying for mortgage insurance on a monthly basis. We’ll look at each option. But first, let’s take a look at how mortgage insurance works.

Mortgage Insurance Basics

You’ll end up paying mortgage insurance on your primary property if you have a down payment of less than 20%. It’s an additional item that gets tacked on your mortgage payment every month.

There are two types of mortgage insurance that you might encounter when you have less than a 20% down payment: private mortgage insurance and mortgage insurance premiums. Let’s discuss each one along with ways you can get rid of it.

Private Mortgage Insurance (PMI)

If your down payment is less than 20% on a conventional loan, you’ll pay mortgage insurance on a monthly basis, otherwise known as private mortgage insurance (PMI). This type of insurance protects the lender in case you default on your loan.

Avoid PMI by Making Higher Down Payment

In order to avoid PMI, the best way is just to make a higher down payment. If you put down 20%, you can avoid mortgage insurance altogether.

The good thing about this is you can avoid the monthly fee for the insurance policy.

On the downside, you may be limited in terms of the budget you have for your house if you want to be able to put 20% down. On a $100,000 home, $20,000 is a significant chunk of change to spend on a down payment. Most likely, many of us just don’t have that lying around.

Mortgage Insurance Premiums (MIP)

If your down payment is less than 20% on an FHA loan, you’ll pay what is called a mortgage insurance premium (MIP). You pay a portion of the MIP upfront at the close of the loan and then continue to make payments on a monthly basis.

Mortgage insurance premiums aren’t currently deductible, but if you’re looking to save money on mortgage insurance, you may be able to avoid the monthly payments by refinancing into a conventional loan with lender-paid mortgage insurance (LPMI), like PMI Advantage.

Lender-Paid Mortgage Insurance (LPMI)

For a lot of us, a 20% down payment is just too much to shell out upfront. If that’s the case for you, you might choose to take a look at a lender-paid mortgage insurance program.

With LPMI, the lender pays for your mortgage insurance when the loan is completed and your monthly payment for mortgage insurance is eliminated. Instead, it’s built into the cost of the loan.

The lender-paid option can put thousands of dollars in savings back in your pocket over the life of the loan. It’s a great alternative if you don’t want to deplete the piggy bank to come up with 20%.

One thing to note is that LPMI programs like PMI Advantage are only available on conventional loans.

Can Mortgage Insurance Be Canceled?

The short answer? Yes, there are many situations in which you can get rid of your mortgage insurance. Most situations will require an appraisal in order to accurately determine the value of your house to calculate your equity.

With a conventional loan, you can request that mortgage insurance come off once you reach 20% equity in the home. It comes off when you reach 22% based on the original amortization schedule assuming your home hasn’t lost value. Automatic cancellation doesn’t happen if you reach this point early in your amortization schedule and you’ll have to pay for a home valuation to confirm value.

On FHA loans, mortgage insurance remains for the life of the loan if you don’t make a down payment of at least 10%. If you do make that down payment, it comes off after 11 years. The real advantage of an FHA loan is the opportunity to qualify with a 580 credit score as opposed to the 620 required for conventional loans.

The most important thing to remember about canceling your mortgage insurance is that you need to make sure that you’re current on your mortgage payments.

Now that you know ways to either avoid paying mortgage insurance or to cancel it later, are you ready to move forward? Go ahead and check out Rocket Mortgage by Quicken Loans.

Do you have any questions about mortgage insurance that we didn’t answer in the article? Let us know in the comments below.

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This Post Has 29 Comments

  1. I purched a home through FHA it was a Rual development peogram that gave 5,000 down at closing and after 5 years it is to be forgiven, and out of pocket it was less than 10% down. If I wait out the 5 years and refinance to a conventional loan as long as my appraisal is over the 20% mark will I be able to avoid MIP and PMI since the Property is over the 20% mark?

    1. Hi Melvin:

      I don’t know the specifics of that particular program, but I can speak about things from an equity standpoint. If the $5,000 down is eventually applied to your regular loan balance, it counts toward your equity. If you were eventually able to get to 20% equity at any time after that five-year point, you could refinance into a conventional loan if you met the qualifications. If the combination of the new appraisal and the lowering of your loan balance by your monthly payments on the previous loan showed you had reached 20% equity, you wouldn’t have to pay any mortgage insurance on the conventional loan. Hope this helps!

      When you’re ready, you can go over the loan options online with Rocket Mortgage or go ahead and give us a call at (888) 980-6716 to speak with one of our Home Loan Experts. Have a good day!

  2. I purchased a home in June 2018. I paid the PMI upfront approx. $4500. I just invested $60,000 remodeling the house which I am sure it increased the value of the house to give me more than 20% on equity. Can I submit a new appraisal to the lender to proof that I have the 20%+ equity and refund the PMI money I paid upfront? or apply that money toward the principal of the loan?
    Thanks for your prompt response
    Oscarina Alvarez

    1. Hi Oscarina:

      There are multiple elements here, so I’m going to try to go over them one at a time.

      1. You can ask for a new appraisal. You may or may not have to pay for it through your servicer.
      2. If your investor is Fannie Mae, you actually have to show 25% equity after home improvements in order to take the mortgage insurance payment off a one-unit primary home. If the investor is Freddie Mac, the guideline is still 20% after home improvements.
      3. There’s no refund of upfront or monthly PMI payments. You just get to stop paying it once you reach the requisite amount of equity.

      Hope this helps clarify things!

  3. hello, we refinanced our house back in march of 2013 for a lower interest rate. it is an fha loan and in my original loan paperwork(its been sold a few times since to other banks) it says my mip stops april 1st, 2018. I called the current holder of the loan and was told it does not acct my house appraised for only 413,000 but that was what my loan amount was. they used my original purchased price when I refied which was 475,000.00. how do I fight that one?

    1. Hi Dave:

      I’m a little flummoxed here. For starters, your loan is based on what the house appraises for when you refinance and how much equity you have compared to the original loan amount. However, if your paperwork says you should stop paying MIP as of April 1, I would ask them what changed from the paperwork you had. Property values have been in an upward cycle, not a downward one. You do have to pay MIP for at least five years on a 30-year loan and you have to have at least 22% equity to get rid of MIP. I would talk to your servicer and ask them what changed. I would hope they have a detailed explanation.


  4. Question- I have a VA 15 year refinance mortgage with QL. I am 75 years of age, and my wife (67 y.o.) is concerned that I do not have life insurance. At this age, am I eligible for mortgage insurance on my $100,000 balance? Do I need insurance on a VA loan to insure that she can remain in the house if I die before the loan is paid? The property appraisal one year ago was for $165000. I do not want her to lose the equity due to a foreclosure.

    1. Hi Cecil, mortgage insurance is actually for the protection of the lender. What you are referencing is mortgage life insurance, you may want to reach out to a mortgage life insurance provider for more information. Thanks!

  5. We purchased our home in December of 07 for $132000 it’s now worth $175,000 and we owe around $104,000. We pay Mip and I want to know at what point can we stop MIP and if we don’t ever default on the loan then do we get MIP back? Probably not but thought I’d check.

    1. Hi Brandi:

      The bad news is that you never get mortgage insurance payments back. The good news is that you’re almost done paying mortgage insurance. FHA calculates your amount of equity based on the original value of the home for purposes of when mortgage insurance does or doesn’t come off. Because you’ve had your home since December 2007, it automatically cancels once your equity reaches 22%. Based on my calculations, you’re about 0.78% away from hitting that mark. I hope this helps!

      Kevin Graham

    1. The money you pay for “pmi” is the premium for Private Mortgage Insurance. Just like your health or auto insurance premiums, you will not get it back.

  6. I️ bought a home in 2012 for 142,000. I️ owe just under 125,000 and I️ pay MIP. Will I️ ever be able to not pay MIP after I️ pay down a certain amount ?

    1. Hi Heather:

      If you haven’t refinanced since 2012, your MIP can come off. The exact circumstances depend on whether you have a 15-year loan or any other term. I’m also assuming your loan is current and you haven’t been late in the last year.

      You currently have about 12% equity in your home. If you have a 15-year loan, your MIP can come off when you reach 22% equity regardless of how long you have been making payments.

      If you have any term other than 15 years, your MIP can cancel at 22% equity provided you’ve been making MIP payments for at least five years. I hope this helps!

      You can also refinance into a conventional loan down the line if you want. If you would like to look into your options to do that, you can do so through Rocket Mortgage or give us a call at (888) 980-6716. One of our Home Loan Experts will be happy to work with you.

      Kevin Graham

  7. If you pay cash for a property,do you have to get insurance on that property even tho the house is going to be tore down,and pool covered up

    1. You don’t have to worry about mortgage insurance, but some sort of personal property insurance to protect any assets being kept on the property might be something worth looking into. Hope this helps!

  8. hello , I bought a house last year, they made me pay lump sum $8960 for MIP . I am also paying monthly PMI of about $300. Can I thought MIP was for FHA loan. Can they charge me for both? I only put 5% down on a $539,000 house.

    1. Hi Joyce:

      That depends on the type of loan you have. MIP is only for FHA loans. You’re correct. That being said, the USDA has something called a guarantee fee with its loans where you do pay a certain amount up front and then a little every month for something that functions similarly to mortgage insurance. If you have a VA loan, it also has a guarantee fee that you pay upfront and never pay again. However, if you didn’t have it all up front, they can also roll that into of the loan and you can pay on that monthly. There’s also the possibility that you were paying for mortgage interest points and not MIP which is mortgage insurance premium. Mortgage interest points enable you to get a lower rate and make a lower monthly payment. That said, they have nothing to do with mortgage insurance.

      I can only theorize about what might be happening. One of our Home Loan Experts could take a deep dive into your situation and give you more insight into exactly what’s going on. You can get in touch with them by calling (888) 980-6716. Hope this helps!

      Kevin Graham

    1. Hi Karen:

      Lenders compare your gross monthly income to any debt payments reported on your credit report for things like student loans, personal and car loans, housing payments and credit cards. You can find more information in this post on debt-to-income ratio.

      Kevin Graham

  9. LPMI means the lender pays the full premium up front and in exchange you accept a higher interest rate. If you look at the total cost of both loans most often the only time it is beat to not do LPMI is if you intend to keep your mortgage the full term utility paid off. If you look at the amortization of a 30 year mortgage it is years before the loan is down to where the PMI can be removed. When we bought our first home and needed PMI I looked at both amortization schedules and calculated how long we needed to keep the mortgage to not save money with LPMI and on the off chance we have the mortgage until paid in full how much more LPMI cost (our answer about $2000).

    1. Hi Stephanie:

      You’re exactly right about how all LPMI programs work. And you definitely have to do the math to see whether it makes sense for you based on both your current situation and expectations of your future plans. That being said, sometimes the rates are different from lender to lender because there are negotiations that take place with insurance providers, so the rates for LPMI are not all the same.

      Kevin Graham

    1. Hi Mike:

      LPMI programs just get rid of the monthly mortgage insurance cost being added to your bill. The way PMI Advantage and similar LPMI programs from other lenders work is that you take a slightly higher interest rate in exchange for us paying for the mortgage insurance up front. This still ends up being a better deal mathematically for many clients. Hope this helps clarify!

      Kevin Graham

  10. lender paid mortality Insurance????? how is this lender paid if the cost is integrated in to your loan? seems like the borrower is still paying for it.

  11. My concern is I have a30 year refinance quicken loan. What if I get in a car accident and I’m laid up for months in rehab. Will my insurance help pay the mortgage?

    1. Hi Dee:

      Unfortunately, mortgage insurance is meant to protect the lender and investor in the loan. If you default, it pays off so not as much money is lost on their end. In order to have payments made in the event of a medical or other emergency, you would need another type of insurance. The benefit of mortgage insurance from a client perspective is that by paying it, you get to make a lower down payment rather than putting 20% down. I know that’s not the answer you’re looking for, but hopefully, it helps clarify things.

      Kevin Graham

  12. Hi everyone l need some information about fha loan for example if putting twenty percent down did l avoid pmi or mip on the loans for the house

    1. Hi Fuad:

      With an FHA loan, even if you put 20% down, you’re still going to pay mortgage insurance for 11 years. You can avoid mortgage insurance with a 20% down payment on a conventional loan. Conventional loans do require a 620 credit score. Hope this helps!

      Kevin Graham

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