Mortgage insurance allows homebuyers to purchase a home with a low down payment, but it also increases the cost of homeownership. If youβre looking to avoid Private Mortgage Insurance (PMI) on conventional loans or Mortgage Insurance Premium (MIP) on FHA loans, several alternatives can help reduce or eliminate these extra costs.
In this guide, weβll explore what mortgage insurance is, why people want to avoid it, and the best strategies to finance a home without it.
What is Mortgage Insurance and Why Avoid It?
Mortgage insurance is a fee that protects the lenderβnot the borrowerβif the borrower defaults on their loan. It is required for:
- Conventional loans with less than a 20% down payment (PMI).
- FHA loans regardless of the down payment (MIP).
π‘ Why Avoid Mortgage Insurance?
β It increases monthly mortgage payments.
β FHA MIP lasts for the life of the loan unless refinanced.
β PMI only benefits the lender, not the homeowner.
Letβs look at some of the best alternatives to mortgage insurance.
1. Making a 20% Down Payment
The most straightforward way to avoid mortgage insurance is to put at least 20% down on a conventional loan.
Benefits of a 20% Down Payment:
β
No PMI required.
β
Lower monthly payments.
β
More home equity upfront.
β
Better loan terms and lower interest rates.
π‘ Example:
- Home price: $300,000
- 20% down: $60,000 β No PMI
- 5% down: $15,000 β PMI required
Challenge: Saving 20% can be difficult, especially for first-time buyers. If a large down payment isnβt possible, consider the other options below.
2. Lender-Paid Mortgage Insurance (LPMI)
With LPMI, the lender covers the PMI cost, but in exchange, the borrower pays a higher interest rate.
Pros:
β
No monthly PMI payments.
β
Can result in lower monthly costs compared to borrower-paid PMI.
Cons:
β Higher interest rate (permanent for the loanβs life).
β More interest paid over time.
β Refinancing to remove LPMI may be necessary.
π‘ Best for: Buyers who plan to stay in the home long-term and prefer a slightly higher interest rate over PMI payments.
3. Piggyback Loan (80-10-10 Loan)
An 80-10-10 loan helps avoid PMI by splitting the mortgage into two loans:
- 80% of the home price is financed with a primary mortgage.
- 10% is covered by a second mortgage or home equity loan.
- 10% down payment is paid upfront.
Example:
- Home price: $300,000
- Primary loan (80%): $240,000
- Second loan (10%): $30,000
- Down payment (10%): $30,000
Pros:
β
Avoids PMI without needing a full 20% down.
β
Often lower total costs than paying PMI.
Cons:
β Second loan may have a higher interest rate.
β Additional monthly payment for the second loan.
π‘ Best for: Borrowers who can afford a 10% down payment and qualify for a second loan with reasonable interest rates.
4. VA Loans (For Eligible Military Members and Veterans)
VA loans, backed by the Department of Veterans Affairs, do not require PMI or MIP. Instead, they charge a one-time VA funding fee, which can be financed into the loan.
Pros:
β
No down payment required.
β
No monthly mortgage insurance.
β
Competitive interest rates.
Cons:
β Only available for veterans, active-duty military, and eligible spouses.
β VA funding fee can add to loan costs.
π‘ Best for: Veterans and military service members looking for low-cost financing with no PMI.
5. USDA Loans (For Rural Homebuyers)
USDA loans, backed by the U.S. Department of Agriculture, do not require PMI but instead charge:
- A one-time guarantee fee (1% of the loan amount).
- An annual fee (0.35% of the loan balance).
Pros:
β
No down payment required.
β
Lower total insurance costs than FHA loans.
Cons:
β Must meet USDA income limits.
β Only available in eligible rural/suburban areas.
π‘ Best for: Buyers in rural areas who want to avoid PMI and minimize upfront costs.
6. Refinancing an FHA Loan to a Conventional Loan
If you already have an FHA loan with MIP, the best way to remove it is to refinance into a conventional loan once you reach 20% home equity.
Pros:
β
Removes FHA mortgage insurance.
β
Potentially lower interest rates.
β
Can reduce monthly payments.
Cons:
β Closing costs apply when refinancing.
β Must qualify for a conventional loan.
π‘ Best for: FHA borrowers who have built 20% home equity and can qualify for a conventional refinance.
Which Alternative is Best for You?
Alternative | Best for⦠| Key Benefit | Key Drawback |
---|---|---|---|
20% Down Payment | Buyers with significant savings | No PMI, lower payments | Requires large upfront cash |
LPMI | Buyers willing to trade PMI for a higher rate | No monthly PMI | Higher interest for life of loan |
80-10-10 Loan | Buyers with 10% down | Avoids PMI | Requires a second loan |
VA Loan | Veterans and military members | No PMI, no down payment | VA funding fee applies |
USDA Loan | Rural homebuyers | No PMI, low-cost mortgage insurance | Location and income restrictions |
Refinancing an FHA Loan | Homeowners with 20% equity | Removes MIP | Closing costs apply |
Final Thoughts: Avoiding Mortgage Insurance Smartly
Mortgage insurance can add hundreds of dollars to your monthly payment, but itβs not always necessary. If youβre looking to buy a home without paying PMI or MIP, consider the following:
β
If you can afford it, make a 20% down payment.
β
Use an 80-10-10 piggyback loan if you have 10% down.
β
If eligible, use VA or USDA loans to avoid PMI altogether.
β
Refinance an FHA loan once you reach 20% equity.
β
Compare LPMI vs. standard PMI to find the best option for your situation.
By choosing the right mortgage strategy, you can save thousands over the life of your loan and keep your monthly payments lower. π°π‘