Bank FHA Mortgage Rates October 15, 2010
FHA mortgage rates increased modestly at the close of Friday, October 15. Long term bond rates moved higher towards the end of the week including the rats on mortgage backed securities, which drove mortgage rates higher. Mortgage rates closed the week moderately higher for both conforming loans as well as FHA mortgage loans.
With FHA mortgage rates continuing to hover close to conforming loan rates but remaining easier to qualify for, FHA mortgage rates have been a top choice for consumers looking to purchase a new home and refinance to a lower mortgage interest rate.
The average 30 year FHA mortgage rate increased by 2.5 basis points, bringing the average mortgage rate up to 4.30 percent. The average points charged by the top five bank mortgage lenders rose to 0.875 points and the average APR ended the week at 4.661 percent.
Mortgage insurance and FHA fees often make closing costs on an FHA mortgage loans higher than the costs of conforming loans which makes the APR on the FHA loan greater than that of a similar term and rate conforming loan.
FHA home loans are available for first time buyers as well as other home buyers or existing homeowners looking to refinance their home loan.
The top five bank FHA mortgage lenders in the survey of FHA mortgage rates put forward the following 30 year mortgage rates, points and APRs for October 15, 2010:
Wells Mortgage FHA mortgage rate on a 30 year loan is 4.25% and 1.0 point and a 4.488% APR.
Bank of America FHA mortgage rate is 4.25% with 1.25 points and an APR of 4.406% on the 30 year term loan.
SunTrust mortgage FHA loan rate is 4.125% with 2.125 point and an APR at 4.858% for the 30 year 30 mortgage.
US Bank mortgage 30 FHA mortgage rate is 4.25% with no points and a 4.75% APR.
HSBC Mortgage FHA loan rate for a 30 year loan is at 4.625% with no points and a 4.804% APR.
The FHA mortgage rates, discount points and APRs listed from the bank mortgage lenders are for owner occupied single family properties in California with a loan amount of approximately $250,000.00. The bank FHA mortgage rates listed are current as of this publication date but are subject to change.
All mortgage loans require bank approval, additional conditions and some restrictions may apply which may also alter the mortgage rates, points and APR offered by the mortgage lender on specific loan requests.
Top Five Bank Mortgage Rates March 8, 2010
The top five banks ranked by assets include Chase Bank, Bank of America, Citibank, Wells Fargo Bank and US Bank. All five of these banks offer mortgage loans and mortgage rates in the majority of the states. Mortgage rates offered by these financial institutions provide a good barometer of prevailing mortgage rates and mortgage activity in the lending arena.
The following rates can help borrowers easily compare mortgage interest rates and product information to help find the right mortgage quickly and efficiently.
The rates are for mortgage loans based in California with a 20% or greater down payment for a single family, owner occupied home. If the down payment on a new home purchase is less than 20%, mortgage insurance may be required on the loan. The added cost of mortgage insurance could increase the APR as well as the monthly mortgage payment.
All loans would be subject to bank approval including a credit, income and assets. The mortgage rates were run on sample loan amounts of $175,000.00. Additional mortgage rates, point options and loan amounts are available from the mortgage lenders listed.
Chase Mortgage is currently offering a 30 year fixed rate home loan with mortgage rate of 5.25% and 0.125 points for an APR of 5.343%.
The 15 year fixed rate loan offered by Chase has a mortgage rate of 4.625% and 0.125 points for an APR of 4.782%.
Bank of America Home Loans promotes a 30 year loan with a mortgage rate of 4.875% with 1.0 point and an APR of 5.098%.
A 15 year term loan from Bank of America has a mortgage rate of 4.250% with 0.625 points and a 4.576% APR.
Citibank markets a 30 year home loan with a mortgage rate of 5.125% and 0.125 points for a 5.317% APR.
Citibank has a 15 year mortgage loan with an interest rate of 4.375% and 0.375 points with an APR of 4.773%.
Wells Fargo Home Mortgage markets their 30 year fixed with a mortgage rate of 4.875% and 1.0 point yielding an APR of 5.065%.
The 15 year fixed rate loan from Wells Fargo has a mortgage rate of 4.250% and 1.0 point with a 4.573% APR.
US Bank’s 30 year fixed rate mortgage has a mortgage rate of 5.125% and no pints with a 5.192% APR.
The 15 year fixed rate home loan at US Bank has a mortgage rate of 4.375% and no points and a 4.487% APR.
All rates are believed to be accurate and were verified on the date of this publication but interest rates are not guaranteed. For current mortgage rates and loan terms contact the mortgage lenders directly.
A New Mortgage Loan, Is It Time To Buy a Home
If you’ve wavering between buying and renting, there is more than the pride of ownership to consider. Buying a home comes with additional costs, but it also has many more perks than renting. Even with the possible financial advantages of homeownership over renting, if you’re beginning to itch to buy your own home be sure you’re truly ready.
A home should be first viewed as a place to live, it can also be considered an asset for future plans, an investment in a community and possibly and financial asset as well. This unquestionably does not mean the house buying is one big bonanza.
Renting allows an individual or family the ability to be generally free of most maintenance responsibilities that would come with a home. By renting you do lose the chance to build equity, by property appreciation and mortgage balance reduction, take advantage of tax benefits, and protect yourself against the inconvenience of rent increases.
For first time home buyers, purchasing a new home can be overwhelming and comes with the uncomfortable process of obtaining financing or getting a home loan. Unfortunately, the home loan process is simply overly complicated because of the confusing expressions and rules in the mortgage lending industry. A few steps taken in advance to prepare for the home purchase can go a long way to facilitating the purchase and mortgage loan transaction.
Given the asset value, stability of payments, freedom, stability, and security of owning a home, potential new buyers have to consider whether they are prepared to make the leap into a new home and new home loan.
You Have the Down Payment
The first step to decide if you can buy a home is not the monthly costs. It is the initial costs of a home. If you can afford a true down payment on a home including closing costs and possible points, it most likely makes sense for you to buy. Home owners get serious tax breaks, but that tax break will be lost if you’re paying a penalty for not having an adequate down payment or are struggling with a subprime mortgage that is too much for your income to bear.
Save at least five percent of the home’s value before purchasing and push for up to 20 percent. In addition to having immediate home equity, you’ll also find that your mortgage loan options are much more attractive without trying to find loans which require low down payments that will also require higher credit scores and mortgage insurance. The exception would be loans for qualified veterans and FHA loans which are subsidized by the government.
Can You Afford It Long Term
A home is an excellent investment, but the bulk of homes are an investment that should be considered over the long-term. Despite television shows to the contrary, flipping a home or selling it after a few well chosen modifications, is often not a lucrative option in the majority of housing markets. Invest your money first is proper securities and market options.
With this sort of investment you are able to access your money quickly in case of emergency. By tying up all of your money in your home and a home loan, you will have to take out a new mortagge loan or sell your home, which can take months, to access funds should a financial crisis arise. And as recent markets have shown, home values can go down as well as up.
You must also consider your income in the long-term. If you’re stretching to meet your monthly mortgage payments, but know that you’ll need a new car in a year or less, buying a home may not be a wise use of your money. Either invest in a smaller, more affordable home, with a smaller mortgage loan or continue renting until your income rises to the level you need to afford the sort of home you’d prefer.
There is a tremendous array of mortgages available today, but all of the varieties fall into two main categories, fixed rate mortgage loans and adjustable rate mortgages - all carry quite long repayment terms.
You Have Done Your Homework
Arranging financing on a home is likely one of your first steps in buying. Begin working with a bank to arrange a prequalification or preapproval which is an estimated amount of financing before making any offers on a home. This will facilitate the sale and make the sale itself much cleaner and faster. To arrange mortgage loan financing, anticipate 6-8 weeks for the complete home loan underwriting process and closing. Home loan preapproval takes far less time, however.
Knowledge is the key to successful homeownership with regards to the dwelling as well the home loan used to secure the purchase. To become a first time homebuyer, it’s important to know where and how to begin the home buying process.
Evaluate whether you have a steady source of income to handle the monthly mortgage payment. Investigate your credit report to see that you have a good credit record and credit score. Look at your outstanding debts as wells, looking especially close at outstanding long-term debts, like car payments. Review your monthly budget to be prepared for the mortgage payment, mortgage loan costs, moving and ongoing expenses such as home maintenance and repair.
Consider Whether You Have Time
Another major consideration for homeownership is that you have the time to deal with the upkeep of that house itself. When will you mow the yard and repair any little problems that arise? Renting makes these little tasks other people’s problems. You can hire a cleaning or lawn service, but you still must be around enough to facilitate any workers in or around your home.
Examine Potential Homes Thoroughly
When it’s time to begin actively searching for a new home, look at all manners of homes within your price range. Travel the area where you’ll be moving and consider various locations and neighborhoods. As you view each house, try to minimize the emotional response, although that is important, and instead work through your checklist. In addition to the features you’ve listed, you should also be comparing each home on the basis of cost, convenience, condition, and capacity. When you compare homes on a logical basis, it will soon be evident which home is the best investment for you and your family.
You’re Staying Put
If you move constantly or have a career that takes you far from home on a regular basis, you may be better off renting a while longer. Owning a home means putting down roots in a particular community. You’ll be paying for the upkeep of the neighborhood as well as school taxes. You will be paying a monthly mortgage payment that requires timely payments. Your children will be friends with other kids nearby and you may enjoy getting to know your neighbors at backyard grills or such.
If you’re constantly moving around the country or even the globe, owning a home may be a commitment you’re not willing to endure. You’ll be responsible for the home’s upkeep even while traveling and selling a home after a short-term will likely cost you far more than you’ve made in equity.
Follow the boy scouts motto and be prepared before you decide the time is right to buy a new home and obtain a new mortgage.
Q. What is Private Mortgage Insurance and why do I need It?
A. PMI is an acronym for private mortgage insurance also referred to as simply mortgage insurance. PMI is a type of insurance that covers the lender on the event you default on the loan. It is generally required on loans that have high LTV’s or low down payments. Mortgage lenders will normally require private mortgage insurance on home loans that have a loan to value greater than 80%. The loan to value or LTV is measured by taking the loan amount divided by the property value or for a purchase it can also be measured by taking 100% minus the percentage of the down payment. For example a home loan purchase with 10% down payment has a loan to value of 90% or a home loan that is for $75,000.00 on a home that is appraised at $100,000.00 has a 75% loan to value.
The private mortgage insurance covers the mortgage lender but will have top be paid by the home loan borrower as part of their monthly mortgage payment. Private mortgage insurance was established to help home buyers that had less than 20% for down payment. The insurance company absorbs a portion of mortgage lenders losses in the case of default and foreclosure for those home loans with private mortgage insurance that have less than 20% down. Without the added insurance, the mortgage lender would not make the home loan unless the down payment was at 20% or greater.
The private mortgage insurance cost is a reflection of the mortgage loan amount, the type of mortgage loan and the loan to value. The higher the loan amount is relative to the home’s value or the LTV, the greater the private mortgage insurance cost will be. This may seem fairly obvious, the less equity in the home the more the risk to the mortgage lender and therefore the higher the insurance costs.
Higher private mortgage insurance costs due to larger loan amounts is not necessarily a measure of risk but simply a higher cost since private mortgage insurance is priced as a percentage of the mortgage loan amount.
The mortgage loan type can change the private mortgage insurance costs since some home loans have a slightly higher risk of default. The best example for this is adjustable rate mortgages. A higher loan to value, low down payment, adjustable rate mortgage is more risky than a 30 year fixed rate mortgage loan and therefore has a higher private mortgage insurance cost.
Two avoid private mortgage insurance you have to have a 20% equity in the property. Either 20% or more for a down payment on a purchase or for a refinance, the loan to value can not exceed 80%. Stated another way, the new home loan can not exceed 80% of the property value for either an existing mortgage refinance or home purchase.
Some mortgage lenders allow customers to put down less than 20% to avoid PMI by taking two mortgage loans. This is accomplished by obtaining a first mortgage for 80% of the property’s value and a second mortgage loan for 10% of the property’s value. This is commonly referred to as 80-10-10 loan since the first mortgage is for 80% loan to value, the second represents 10% loan to value and the third 10 represents 10% down payment from the borrower. At one point mortgage lenders also allowed 80/20’s in which the borrower obtained two mortgage loans that together were 100% of the value of the home. The 80/20 is pretty much extinct and the 80-10-10 is very difficult to find.
Mortgage insurance is usually set up as addition to the monthly mortgage payment. A standard monthly mortgage payment includes principal and interest as well as taxes and insurance. The insurance usually refers to the homeowners insurance. A loan with private mortgage insurance will have added insurance charge for the private mortgage insurance costs. A change in private mortgage pricing in the past five years set up to alleviate the tax differences between the tax deductible costs of private mortgage insurance and the interest on second mortgages is something called lender paid PMI.
In these situations the mortgage lender covers the cost of the private mortgage insurance and there is no added costs at the home loan closing or added to the monthly mortgage payment. However, the mortgage lender absorbs this added cost by raising the mortgage rate on the home loan to compensate their costs for the private mortgage insurance. This increase in the mortgage rate to cover additional costs is the same technique used in no point / no closing costs mortgage loans in which the mortgage lender raises the mortgage rate to absorb the mortgage loans’ closing costs.
Mortgage Loans and Loan to Value
LTV, or loan to value, is only one of the factors mortgage lenders use to evaluate or underwrite a home loan. LTV is expressed as a percentage or ratio. The ratio is calculated by dividing the mortgage loan amount by the value of the property. An example of this ratio is if someone was obtaining a $200,000 mortgage loan for a property that is valued at $400,000, the LTV of this transaction is 50%. Mortgage lenders use the loan to value ratio as a significant measure of risk in making a mortgage loan decisions.
The LTV is a very important consideration for the mortgage lender and the mortgage applicant for several different reasons and its risk measure will change with the home loan type and request. As a simple tool to measure risk, the higher the loan to value on a home loan, the riskier the home loan is perceived to be. Loan to value is essentially measuring the amount of equity in a property. This equity is a result of either the down payment amount, a larger down payment would equal more equity, or a reduced balance on a existing mortgage loan for a refinance request or an increase in property value.
Loan to values therefore measure the amount of equity in a property. The greater the equity, whether it be with a large down payment or appreciation when you already own the property, the more committed to the property a borrower generally will be and the larger the cushion there is to absorb losses by the mortgage lender should a borrower default on their home loan. Not only our borrowers more committed when there is more equity in the property, but the lenders loan balance has a greater level of protection should a borrower default. Certainly, 100% loan to value home loan transactions are defaulting at a higher rate than lower loan to value home loan transactions are.
If you are applying for a mortgage to purchase a home, the loan to value is measure of how much money has to be placed as a down payment to buy the property. In order for the mortgage lender to determine the value aspect of the loan to value ratio they will look at the lower of the purchase price, or appraised value of a home, when you are purchasing a new house. If the home appraises for an amount greater than the purchase price, this may make the transaction more desirable for you the borrower, but the mortgage lender will now use the lower sales price figure to determine the mortgage loan underwriting evaluation. Because of this, the mortgage lender will not have to worry about lending more money than the actual property is worth or lending more than you would be willing to purchase the property for or got caught in an over inflated purchase transaction.
The importance of the amount down payment for the borrower can’t be disregarded either. An important item to remember, when a property is purchased, the total down payment you make will have to come from your source of money, borrowed funds are unacceptable. If your down payment is less than 20%, you will need private mortgage insurance (PMI). This is insurance you pay to protect the mortgage lender if you don’t repay your home loan in full. With mortgage insurance coverage an extra premium or fee is included within your monthly mortgage payments. The type of home loan you receive, the insurance company as well as the home’s LTV determines the exact premium amount for the private mortgage insurance. Higher loan to value loans or home loans with smaller down payments will have a higher mortgage insurance payment, adjustable rate mortgages will also have a larger mortgage insurance cost.
When an existing home owner is refinancing their home, the appraised value is what will be used to find the value part of the loan to value equation. The biggest component in calculating your home’s appraisal value is by analyzing past sales of comparable homes that are within one mile of your property and were sold within the past year. Houses for sales or listings do not count towards this amount because they are not finalized sales and their prices can either rise or drop.
Mortgage refinances fall into two categories, cash out refinances and rate and term refinances. A cash out mortgage refinance is when you take out funds with the new home loan for anything other than paying off the existing mortgage and closing costs. A rate and term refinance is for paying off just the mortgages and closing costs. In these cases, the new home loan is changing either with a new mortgage rate or a new loan term. When you have to combine a first and second mortgages within a mortgage refinance transaction, you will want to remember than the second mortgage loan needs to have been open for at least twelve months. If your second loan is not “seasoned” long enough, the mortgage lender will consider the consolidation of the two mortgages as cash out refinance loan, thus you are subject to all LTV guidelines and their associated mortgage rate adjustments.
With all mortgage refinance transaction, you will find that the ratio used with the loan amount to appraised value is will be a big determinant of the home loan approval. This is especially true if the borrower wishes to cash out within the transaction. The typical rule for cash out transaction is a maximum amount of 90% of the appraised value for the entire loan amount, which also includes any cash out. And a 90% cash out refinance is the absolute high end of the approval range, meaning the mortgage lender considers this loan the riskiest loan is less likely to approve such a request.
When your LTV is over 75%, you will usually experience a minimum .125%, or 1/8th of a point, increase within the mortgage rate for every 5% in the LTV. An example of this would be when a person takes 85% cash out mortgage loan; their mortgage rate would generally be .25%, or 1/4th of a point, higher than with a 75% cash out mortgage with established mortgage rates. The main reason for the mortgage rate increase is the increased risk factor on the home loan, there is now less equity in the property.
If you require more than 90% cash out rate, there are lenders that will supply this to you. However, the mortgage rates are generally significantly higher than standard rates with the exception of FHA loans. FHA loans allow 85% cash out LTVs without a significant impact on the mortgage rate.
The lower the ratio between the loan amount to the appraised value, the loan to value, the more likely a mortgage lender will accept the risk of the home loan. The risk considerations will be different in owner occupant versus non-owner or rental situations. Loan to values will be more significant in cash out transactions versus rate and term refinance loan requests. As you compare mortgage lender costs and qualification requirements you will see how loan to value can play a key role in the final outcome.
Mortgage calculators are a great tool to evaluate the loan to value on a home loan. www.selectcalculators.com offers a wide assortment of mortgage calculators to help determine LTV and evaluate home loan products and mortgage rates.
Mortgage Refinance Numbers and Costs
Mortgage refinancing is a home loan process in which one or more existing mortgage loans are paid off and replaced with a new home loan. Shopping around for the right home loan has never been more important to assure a mortgage refinance candidate will get the best financing deal.
The requirements for a refinance have become much more restrictive in 2009. A homeowner’s eligibility for refinancing will still be similar to the mortgage loan underwriting and approval process that an applicant went through when they first obtained the mortgage they are now trying to refinance. A mortgage lender will review and evaluate the borrower’s income and assets, their credit history and credit score, outstanding debts, the appraised value of the property, and the mortgage loan amount requested. Unfortunately, the guidelines to approve these home loans are more stringent regarding the parameters such as credit scores, income, assets and property value. In addition, mortgage costs are running higher.
This makes comparing mortgage loan products, mortgage rates and mortgage loan costs that much more important. Shopping, comparing, and negotiating may save you thousands of dollars. The first step is to begin by getting copy of your credit reports to make sure the information in the report is accurate. Credit report errors or discrepancies are a sure fire way to put a real wrench in the mortgage refinance process. Make sure to correct any mistakes and evaluate how good your current credit profile is.
In order to help evaluate whether a home loan is a good deal or not is worthwhile to have an idea on what to expect for closing costs and refinancing costs. Refinancing fees will vary from mortgage lender to mortgage lender and there will be different costs in different states.
Mortgage lenders are required by federal law to provide a good faith estimate of closing costs within three business days of receiving a mortgage loan application whether it is for a home purchase or refinance. The good faith estimate will provide a detailed approximation of all costs involved in the home loan closing. This document can be very helpful when used to compare costs with different mortgage lenders. Once a mortgage loan is approved and a settlement or closing date is set, the borrower should make sure to get copy of the HUD-1 settlement cost form before the home loan closing takes place.
Here is a list of some of the usual costs and fees that charged on the average mortgage refinance:
Application Fee
Some mortgage lenders and banks charge an application fee at the time of the home loan application. This fee can range from $200.00 to $500.00 and covers the initial costs of processing your home loan request and checking your credit report. If the home loan is denied, you will most likely not be refunded the cost for the mortgage loan application fee. Some mortgage lenders will credit the cost to the closing once the mortgage loan is signed.
Points and Loan Origination Fees
A point is equal to 1 percent of the amount of your mortgage loan. There are two kinds of points you a home loan borrower may pay for the home loan. The first is the mortgage loan discount points, a one-time charge paid to reduce the interest rate of the mortgage loan. The second type of mortgage points are charged by some mortgage lenders as origination fees to earn money on the home loan. The number of mortgage points will vary from mortgage lender to mortgage lender. It is important to review the mortgage points and the mortgage rate between mortgage lenders because the number will often not be directly comparable. As an example one mortgage lender may charge one point for a rate of 5.375% while another mortgage lender will charge 1.5 points for a mortgage rate of 5.25%. The general rule is that mortgage points are fees paid to the mortgage lender or broker for the home loan and are often linked to the interest rate; usually the more points you pay, the lower the rate but this is not always the case. Compare rates and points carefully.
Appraisal Fees
The appraisal fee pays for an appraisal of the home to be performed by an independent licensed appraiser. The appraisal is used to determine the market value of the property, its condition and the overall property market. Some mortgage lenders include the appraisal fee as part of the application fee but many do not. Once the appraisal is completed, you may request a copy of the appraisal and you are legally entitled to that copy even if the home loan is denied. Customary appraisal fees range from $300.00 to $600.00.
Title Search and Title Insurance
A title search and title insurance is used to check and insure the ownership of the property and the existing liens such as other mortgages or judgments on that property. The search fee covers the process of checking these documents and the insurance is to protect the mortgage lender in the event of an error or unknown recorded claim against the property that may very well impact the mortgage lenders security interest or the mortgage loan. If a problem arises, the insurance covers the mortgage lender’s investment in your mortgage. Search fees and insurance vary significantly by state since some state regulates the cost on the title insurance, ranges run from $600.00 to $900.00
Attorney Fees and Closing Fees
The mortgage lender will usually collect the fees paid to the lawyer or title company that conducts the closing for the mortgage lender. Attorney fees on a purchase transaction are a different fee, the attorney fee in a refinance transaction is generally charged in states that require attorneys consummate the home loan transaction otherwise; the title company or other representative handles the mortgage loan closing paperwork. The cost range for these fees is approximately $200.00 to $1,000.00.
Real Estate Taxes and Homeowner’s Insurance Escrow
The mortgage lender will require that the real estate taxes and homeowner’s insurance policy (sometimes referred to as hazard insurance) are paid up to the time of the home loan settlement and that a new escrow is established to disburse future taxes and insurance premiums. The homeowner’s insurance policy protects against physical damage to the house by fire, wind, vandalism, and other causes covered by the policy. The policy insures that the mortgage lender’s investment is still sound even if the home incurs some devastating calamity. The real estate tax escrow insures that the taxes are paid and the property does not become delinquent and subsequently sold for unpaid property or real estate taxes. These charges are technically not closing costs, since they are not charged by the mortgage lender, only collected by the mortgage lender to disburse to the appropriate collecting body. It is difficult to provide a range of costs for the tax and insurance escrow costs since property taxes may range from $1000.00 to $30,000.00.
Private Mortgage Insurance or Mortgage Insurance
These fees may be required on home loans that have less than 20% down payment or over 80% loan to value on a refinance transaction or are insured by federal government housing programs, such as loans insured by the Federal Housing Administration (FHA) or the Rural Development Services (RDS) and loans guaranteed by the Department of Veterans Affairs (VA). If there is not at least 20% equity in the property, mortgage lenders usually require the home owner to have private mortgage insurance to protect the mortgage lender. Insured home loans with private mortgage insurance cover the mortgage lender’s risk that the home owner will not make all the home loan payments. Costs for mortgage insurance have a wide range from 1.75% for FHA loans and 1.25% for VA home loans to .50% on for conventional mortgage loans.
Once you know what each mortgage lender has to offer run the figures the mortgage calculators to see which mortgage loan program and mortgage rates best suits your needs. And don’t forget to negotiate for the best deal that you can. Armed with the right information and a sufficient amount of mortgage comparison shopping, a consumer should be assured they will receive the right home loan with best mortgage rate and lowest costs.
Home Loan Housing Ratios
Mortgage lending institutions use several gauges to measure how much of a mortgage you can afford. Housing ratios is one such gauge that measures your capacity to deal with the monthly mortgage payment. These ratios are used to evaluate mortgage loans for home purchases and existing mortgage refinances.
Housing ratios are generally broken down into two distinct measures or ratios. The first housing ratio often referred to as the front-end ratio, measures the cost of your mortgage payment divided by your gross monthly income. The second ratio, referred to as the back end ratio, measures your mortgage payment with all other contractual monthly payments divided by your gross monthly income. Some banks and mortgage lenders separate the term housing ratio to mean just the house payment and the debt ratio to refer to all payments.
The front end ratio calculates the full PITI mortgage payment. The PITI is the principal and interest payment of the home loan, the monthly real estate taxes and monthly cost of homeowners insurance and/or mortgage insurance. The back end ratio adds to the PITI any other contractual debt. Examples of other debt would be; car loans, credit card payments, department store charge card payments, personal loans, and similar debt payments. Generally utilities bills and day care expenses are not included in the housing ratios. Also excluded are payments on installment loans the have 10 payments or less remaining.
Housing ratios on conventional mortgage loans are usually 32% for the front end ratio and 38% for the back end ratio. FHA loans are generally expected to be 29% for the front end and not to exceed 43% on the back end ratio. As you can tell from the description, ratios are generally set as guidelines not laws that have to be enforced. One can view the housing ratios as guideposts to which your expenses should not exceed. However, with compensating factors is possible to obtain approval for a home loan with excessive housing ratios.
Compensating factors are generally favorable features about your application they would be considered better or more desirable than the standards credit and income requirements. Examples of compensating factors might include; exceptionally good credit, financial assets above and beyond the necessary amount for the loan request, or a low loan to value ratio. If an FHA applicant had debt ratios of 30% and 45% but was putting a 25% down payment, this loan will most likely get approved rather easily.
The biggest problems in housing or debt ratios, other than an applicant having ratios that exceed the requirements, is the accurate calculation of monthly income. Income in the mortgage industry is measured is the gross or before tax income, calculated on a monthly basis. Part time jobs with less than two years are generally considered as income. Overtime income must be verified that it will continue and must be received for the past two years. All income that fluctuates significantly will usually be averaged over the previous two years.
Debt payments play a big factor in qualifications as well. If a mortgage applicant can reduce there monthly debt payments, it may be easier to get approved for a home loan. Obviously, reducing the debt itself is the clearest method. However, it is also most likely the most difficult. Almost any legitimate plan to reduce an applicant’s debt prior to applying for a home loan is acceptable. In some cases, if the primary borrower makes all the income but has an excessive debt load that ends up disqualifying them for a mortgage loan, there is a trick. Debt that can be pushed on to the spouse that is not cosigned by the primary borrower relieves that debt payment from the primary borrower. Since the spouse’s income is not used to qualify for the mortgage purchase or refinance, it is possible to leave the spouse off the home loan and qualify with the primary borrower with debt transferred onto an account of the non-qualifying spouse.
Housing ratios and debt ratios are general rules. Certain factors regarding qualifying for a loan will be hard and fast rules, not these ratios. These numbers should be a guidepost to give you a reasonable idea as to what you can afford. Be sure to check the mortgage rates when evaluating debt ratios since a higher mortgage rate means a higher mortgage payment and a greater debt ratio. The mortgage calculator can be very helpful for measuring debt ratios and the impact of different mortgage terms and mortgage rates.
What’s in a Mortgage Loan Payment
A monthly mortgage payment is made up of many different elements. When you write your monthly mortgage check, you aren’t just paying toward the principal of your loan. The monthly mortgage payment is also paying interest, taxes, insurance, and possibly other fees. Before we look at the components of a mortgage loan payment let us review the components of the home loan first.
The home loan starts with the principal amount of the loan. The sum of money you initially borrow is the principal balance. Now you look at how long you will have to repay the loan, this is the term. The term of the loan is its duration or the length of time for repayment. Which brings us to the next key term, interest. The interest rate is the mortgage rate at which the lending institution charges you for borrowing the money. Once we have the basics of the interest rate charged, principal balance borrowed and the length or term of the loan we can calculate the monthly mortgage payments.
Amortization is a lending term used to define the repayment of a debt over time. In the early stages of a loan most of the payment will go towards paying the interest on the home loan. In the later life of the loan the monthly payment goes more towards reducing the principal balance. A mortgage’s amortization schedule can provide a detailed look at precisely what portion of each monthly mortgage payment is dedicated to each component of principal and interest.
Let’s take a look at the components of a house payment, and see where your money goes each month.
Principal and Interest Payment – This payment goes towards paying off the loan amount, or principal, and the interest that has accrued over the time period of the loan. You can use a mortgage loan calculator to help you determine possible P&I payment amounts as you consider a loan. You an also look at how much interest and principal repayment you will have over the life of the loan.
Real Estate Taxes – Your mortgage payment will also include one twelfth of the annual real estate taxes each month. Real estate taxes are calculated by the local government taxing authority, not the mortgage company, the lender collects the payments and holds them until the taxes are due to be paid. Lenders pass these taxes on to you monthly, because if they are not paid, the government can have a lien placed against the house. If the owner of the home fails to pay real estate taxes, the government can sell the property in order to collect back taxes. Escrowing these taxes ensures the mortgage lender that they will be paid.
Homeowners’ Insurance – Most mortgage lenders require a homeowners insurance policy for at least the amount of the home itself. The mortgage company often require that the first year of homeowner’s insurance be paid in full at closing. The mortgage company then continually stays ahead on the premium by escrowing 1/12 of the insurance payment with the monthly mortgage payment, which eliminates lapses in coverage on the part of the homeowner. Note that having only enough coverage to cover the value of the mortgage only protects the lender’s interests should the home burn or fall to some other catastrophe.
Private Mortgage Insurance Escrow – If the loan has a loan to value ratio of over 80%, this mortgage insurance covers the lender in case the mortgage holder defaults on the loan. If a down payment of 20% or more is put down, then this is not required. PMI coverage may be dropped once the value of the loan is at or under 80% loan to value. The mortgage insurance costs can be paid in a variety of methods including lender paid insurance in which there is an increase in the interest rate to cover the mortgage lenders cost. The lower the down payment, the greater the loan risk and the more expensive the mortgage insurance will be.
Homeowner’s Association Fees – If homeowner’s association fees are mandatory, than one twelfth of these fees may be added to the monthly mortgage payment. The process of adding homeowner’s association fees to the monthly payment is becoming very uncommon and the responsibility for the payment rests solely with the homeowner.
While principal, interest, taxes and insurance comprise a typical mortgage payment, some borrowers opt for mortgages that do not include taxes or insurance as part of the monthly payment. With this type of loan payment, referred to as waiving escrows, borrowers have a lower monthly payment, but must pay the taxes and insurance on their own.
What Is PMI or Mortgage Insurance
PMI or private mortgage insurance is an insurance policy and premium payment that mortgage lenders require from most home buyers who obtain home loans that are more than 80 percent of their home’s value. In other words, buyers with less than a 20 percent down payment are normally required to pay mortgage insurance or PMI. PMI protects a portion of the mortgage lenders loss in case the borrower defaults on the mortgage. Should a default occur, the lender sells the property to liquidate the debt, and is reimbursed by the PMI company for any remaining amount up to the policy value.
A borrower may need to pay up to a year’s worth of premium for this coverage at closing, which can amount to as much as several hundred dollars. PMI is protection only for the lender but its advantage is that by displacing part of the risk, a lender accepts mortgage loans with less than 20% down payment. One obvious way to avoid this extra cost is to make a 20% down payment. There are also other ways to eliminate PMI such as piggy back loans such as; 80-10-10 financing. With a piggy back loan, the borrower takes out a first mortgage for 80% of the properties value and a second mortgage for 10% with 10% of the their own funds. If possible, a piggy back loan can be a first mortgage of 80% LTV and a second for 20%, for a total 100% financing.
Costs vary from mortgage insurer to mortgage insurer, as well as from plan to plan, depending on the loan-to-value ratio, and the particular mortgage loan program involved. For example, a highly leveraged adjustable rate mortgage would require the borrower to pay a higher premium to obtain coverage. Buyers with 5% down payment can expect to pay a higher premium than a borrower with a 10% down payment. Buyers on adjustable rate mortgage generally pay higher premiums than fixed rate mortgages.
The Homeowners Protection Act of 1998 establishes rules for automatic termination and borrower cancellation of PMI on home mortgages. These protections apply to certain home mortgages signed on or after July 29, 1999 for the purchase, initial construction, or refinance of a single-family home. The protections do not apply to government-insured FHA or VA loans or to loans with lender-paid PMI. For home mortgages signed on or after July 29, 1999, your PMI must, with certain exceptions, must be terminated automatically when you reach 22 percent equity in your home based on the original property value, if your mortgage payments are current. Your PMI also can be canceled, when you request, with certain exceptions, when you reach 20 percent home equity in your home based on the original property value, if your mortgage payments are current.
PMI fees can be paid in several ways, depending on the mortgage lender and mortgage insurance company used. Home loan borrowers can choose to pay the first-year premium at closing; then an annual renewal premium is collected monthly as part of the house payment. Or the borrower can choose to pay no premium at closing, but add on a slightly higher premium monthly to the principal, interest, tax, and insurance payment. Buyers who want to sidestep paying PMI as a separate payment can use lender paid PMI. In this case the lender raises the interest rate on the loan to absorb the cost of the PMI and no separate payment is passed to the borrower.
Either way it is paid, mortgage insurance is an added cost for obtaining a home loan when the loan amount is greater than 80% of the value of the home. The mortgage insurance is a cost that can adversely impact the budget to buy a home or the budget for mortgage refinancing if not measured and evaluated in advance. To understand all the costs of obtaining a new home and home loan with less than 20% down payment or a refinance above 80% loan to value it is imperative to know what and how mortgage insurance functions.