Mortgage protection insurance is a financial product that provides protection to lenders in case a borrower defaults on their mortgage loan. It is typically required when a borrower puts down less than 20% of the home's purchase price as a down payment. The purpose of it is to mitigate the risk for the lender by ensuring they can recover some of their losses if the borrower fails to make their mortgage payments.

There are different types of mortgage cover insurance available, depending on the type of mortgage and the loan program:

·       Private Mortgage Insurance (PMI): PMI is the most common type of policy for conventional loans. It is provided by private insurance companies and required for borrowers who make a down payment of less than 20% of the home's purchase price. PMI can be paid as a monthly premium, a one-time upfront premium, or a combination of both.

·       Federal Housing Administration (FHA): FHA loans are government-backed loans that are insured by the Federal Housing Administration. Borrowers who qualify for FHA loans can often put down a lower down payment, as low as 3.5%. The FHA charges an upfront mortgage insurance premium (UFMIP) and an annual mortgage insurance premium (MIP), which is paid as part of the monthly mortgage payment.

·       Department of Veterans Affairs (VA) Funding Fee: VA loans are available to eligible veterans, active-duty service members, and certain surviving spouses. Instead of mortgage insurance, the VA charges a funding fee, which can be rolled into the loan amount. This fee helps fund the VA loan program and serves a similar purpose as mortgage insurance, protecting the lender from potential losses.

·       U.S. Department of Agriculture (USDA) Mortgage Insurance: USDA loans are designed to help low-to-moderate-income homebuyers in eligible rural areas. These loans also require a premium, similar to the FHA's MIP.

How does mortgage insurance work?

Mortgage insurance works as a risk mitigation tool for lenders, providing them with financial protection in case a borrower defaults on their mortgage loan. When a borrower obtains a mortgage with a down payment of less than 20% of the home's purchase price, the lender typically requires them to obtain such a policy. The coverage allows the lender to recover a portion of their losses if the borrower fails to make their mortgage payments and the property goes into foreclosure.

Here is how mortgage insurance works:

·       Borrower's Obligation: As a borrower, if you are required to obtain insurance, you will be responsible for paying the premiums. The cost varies based on the size of the down payment, the loan program, and the provider. The premiums can be paid as a monthly premium, a one-time upfront premium, or a combination of both, depending on the type of mortgage insurance and the lender's requirements.

·       Lender's Protection: The primary purpose of such policies is to protect the lender, not the borrower. If the borrower defaults on the mortgage and the lender initiates foreclosure proceedings, the insurance company compensates the lender for a portion of the outstanding loan balance. This payment helps reduce the financial loss incurred by the lender due to the borrower's default.

·       Risk Threshold: The 20% down payment threshold is considered significant because it indicates the borrower has more equity in the property, reducing the lender's risk. If the borrower puts down 20% or more, mortgage insurance is typically not required because the loan-to-value (LTV) ratio is lower, and the lender feels more secure.

·       Loan-to-Value Ratio (LTV): The LTV ratio is a crucial factor in determining the need for it. It is calculated by dividing the loan amount by the appraised value of the property. For example, if a borrower makes a 10% down payment, the loan-to-value ratio would be 90%. As the borrower pays down the mortgage or the property appreciates in value, the LTV ratio decreases, potentially leading to the possibility of cancelling the mortgage insurance when it reaches the lender's required threshold.

·       Mandatory Cancellation or Termination: In some cases, federal laws such as the Homeowners Protection Act (HPA) in the United States mandate the automatic termination of the policy when the borrower's LTV ratio reaches 78% of the original property value. However, borrowers can also request cancellation of it when their LTV ratio reaches 80%, provided they meet certain criteria, such as having a good payment history.