How to Calculate Your FHA Mortgage Insurance Premium 

Introduction: What is the FHA Mortgage Insurance Premium?

A clipboard displaying the term "fha mortgage insurance".FHA Mortgage Insurance Premium (MIP) is a crucial component of Federal Housing Administration (FHA) loans that provides financial protection to lenders in case borrowers default on their mortgage payments. This insurance premium safeguards the Mutual Mortgage Insurance Fund (MMIF), which sustains the FHA loan program by covering potential losses. Additionally, MIP benefits home buyers and homeowners by allowing them to secure mortgages with lower down payments than conventional loans.

The Purpose of the Mortgage Insurance Premium (MIP)

The Mortgage Insurance Premium's (MIP) purpose in the FHA loan process goes beyond simply protecting lenders from default. MIP also plays a crucial role in enabling borrowers to secure financing with lower down payment requirements. By providing this insurance, the FHA makes it possible for individuals who may not qualify for conventional loans due to limited funds or credit issues to purchase a home.

One key aspect of understanding the purpose of MIP is recognizing how it contributes to keeping mortgage rates competitive. While home buyers and homeowners must pay an upfront premium and annual premiums, these costs are offset by the benefits of a lower down payment and often more affordable interest rates than those offered on traditional loans. This financial structure helps promote homeownership among a wider demographic and supports economic growth through increased real estate transactions.

Calculating FHA MIP

Homeowners pay monthly insurance to the FHA along with their regular mortgage payment. This yearly MIP, determined by the loan size and loan-to-value ratio, protects the lender in case of default.

Though monthly mortgage insurance premiums might be high, they enable buyers to meet FHA loan criteria. The first step involves determining the appropriate FHA premium factor, exemplified here:

Down Payment MIP Duration
10% or more 0.50% for 11 years
5% to 9.99% 0.50% for 30 years
0 to 4.99% 0.55% for 30 years

For example, with a $200,000 sales price and a 3.5% down payment, the annual MIP cost is $90.00.

Removing MIP on an FHA Loan

A reduction in yearly MIP is possible for loans before June 3, 2013, with an LTV ratio below 78%. Post-June 3, 2013, if the down payment is less than 10%, MIP is unavoidable for the loan term. With a down payment of 10% or more, MIP removal can be requested after 11 years.

Calculating FHA Mortgage Insurance

Here's an example of how to calculate the FHA MIP (30 fixed rates):

Sales Price: $200,000
Less Down Payment: $7,000 ($200,000 x 3.5%)
Base mortgage: $193,000
Loan amount: $196,378 (includes upfront mortgage insurance) x .55% = $1080.076 annual MIP
Divide $1080.076 by 12 to get $90.00 per month as the yearly MIP cost.

$136.71 is added to your monthly mortgage payment.

The amount of money you will spend on the property is one of the most significant elements to consider when selecting mortgage insurance coverage. This will help reduce your MIP rate and keep your monthly payment on track.

PMI vs. MIP Comparison

Private mortgage insurance (PMI) and MIP are forms of mortgage insurance. While both secure lenders, they differ in requirements and costs. FHA MIP offers more lender protection due to specific FHA requirements, including minimum credit score limits and down payment amounts.

Pros and Cons of MIP vs. Conventional PMI

MIP (FHA loans) PMI (conventional loans)
Accessible: Lower credit score and down payment. Easier to remove: Can be removed at 20% equity.
Predictable cost: Calculated according to size and LTV ratio. Flexible payment options.
There is no credit score requirement. More challenging to qualify for.
Lifetime payment if < 10% down. Not available for government-backed loans.

The Benefits of FHA MIP Over Conventional PMI

For many borrowers, the decision to go with FHA MIP or PMI comes down to cost. But other factors can sway that decision, such as how long you plan on living in the home and how much risk you're comfortable taking.

The two insurance products cover the same: they protect lenders if a borrower defaults on their mortgage loan. However, some distinct advantages come along with FHA MIP over PMI.

FHA MIP offers more protection to lenders than conventional mortgage insurance because it adheres to specific requirements set by the Federal Housing Administration (FHA).

These requirements include minimum credit score limits and down payment amounts, which help ensure borrowers are more likely to repay their loans even in unpredictable economic climates.

Pros and Cons of MIP vs. Conventional PMI

MIP (FHA loans) PMI (conventional loans)
Pros Pros
Accessible: Allows borrowers to qualify for an FHA loan with a lower credit score and down payment. Easier to remove: can be removed once the borrower's equity in the property reaches 20%.
Predictable cost: calculated according to the size of the loan and the loan-to-value ratio and spread over the life of the loan. Flexible payment options can be paid monthly or annually as a lump sum at closing or as a combination.
No credit score requirement: not determined by the borrower's credit score. Once the borrower has 20% equity in the property, they can cancel it.
Cons Cons
Higher cost: This can be more expensive than PMI, making it harder for some borrowers to afford an FHA loan. It is harder to qualify for; it requires a higher credit score and a larger down payment, which can be challenging for some borrowers.
Lifetime Payment: This must be paid for the life of the loan if the borrower makes a down payment of less than 10%. It is not available for government-backed loans. It can't be used for government-backed loans such as VA or USDA.
difficult to remove may require refinancing: In some cases, refinancing the loan may be necessary to


In conclusion, understanding the intricacies of FHA mortgage insurance rates may appear daunting at first glance, but with the right information and tools, it can be a straightforward process.

By following a simple calculation method based on your loan-to-value ratio and yearly premium rate, you can estimate your monthly insurance premium payment accurately.

Additionally, individuals with higher credit scores stand to benefit from lower premiums, emphasizing the importance of maintaining good credit standing. Remember that mortgage insurance is essential for all FHA loans as it safeguards lenders against defaults, making it a crucial aspect of the home buying process.

By calculating these premiums diligently, you can make well-informed decisions regarding your housing finances. Empower yourself with this knowledge to make confident choices for your future home purchase.

Monthly (Periodic) Mortgage Insurance Premium Calculation
Appendix 1.0 – Mortgage Insurance Premiums

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