What is Mortgage Default Insurance?

What is Mortgage Default Insurance and Why Buy it? It is commonly referred to as CMHC insurance. Discover the benefits at Dundas Life.

January 3, 2021

Saving up for a down payment on your new home is not always easy. The good news is you can buy the home of your dreams even if you put less than 20% down. Mortgage default insurance makes that possible for you.  

In this article, you will find out what mortgage default insurance is, who offers it in Canada, and how it can work for you.

What is mortgage default insurance (CMHC)?

Mortgage default insurance is mandatory in Canada when you make a down payment between 5% and 20% on your home. It protects the lender in case you stop making payments (default) on your mortgage. Mortgage default insurance is also known as CMHC insurance.

When you purchase a home with a down payment of 20% or more, it is considered low risk for the lender. Mortgage insurance is not required in this case, though you may consider buying other types of insurance for your home.

Mortgage default insurance is more expensive than private mortgage insurance. However, by lowering the risk to the lender, it allows you to qualify for a loan you otherwise would not.

Technically, the lender is paying for mortgage insurance, but that doesn’t mean it’s a free lunch. The cost of its premiums gets passed on to you. You can choose to roll it into the monthly mortgage payments or pay it along with the closing costs.

How much money do you need for a down payment?

The minimum down payment for a house depends on its purchase price.

Purchase price Minimum down payment
Up to $500,000 5%
$500,000 - $999,999 5% of the first $500,000 and then 10% of the remaining purchasing price
$1 million or above 20%

The higher the home down payment, the lower the cost of insurance will be.

You need mortgage default insurance in Canada if you put less than 20% down toward a home. Mortgage default insurance allows lenders to pass their risk to the mortgage insurer. As a result, they are able to offer lower mortgage rates to homebuyers who make lower down payments.

Companies that offer mortgage default insurance

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In Canada, only three providers offer mortgage default insurance. They are:

  • Canada Guaranty
  • Genworth Financial
  • Canadian Mortgage & Housing Corp. (CMHC)

The first two are private insurance companies, whereas CMHC is a Crown corporation. The sliding scale of each, however, is the same.

You don’t get to pick a mortgage insurer if you put less than 20% down. Instead, your lender will pick one for you. Each of the above mortgage insurers evaluates borrowers and properties differently. It may happen that your lender gives you the nod, but the insurer doesn’t. You will fail to get a mortgage in that case, unless your lender tries another insurer. Since only three providers offer mortgage default insurance in Canada, three rejections and you’re out.

Requirements for getting mortgage default insurance

Not every homebuyer qualifies for mortgage default insurance. You need to meet these requirements to be eligible.

  • The mortgage amortization period cannot be more than 25 years
  • Your minimum down payment is dependent of the purchase price of a home below $1 million

Properties with a purchasing price of more than $1 million do not qualify for mortgage default insurance. That’s because they require at least a 20% down payment. That said, there are a few exceptions. For instance, if your annual income fluctuates, you may need mortgage default insurance.  

To qualify for CMHC coverage, you must meet the following criteria:

  • The Total Debt Service ratio should be less than 42
  • Gross Debt Service ratio should be less than 35
  • Your credit score should be 680 or above

Your insurance advisor or mortgage advisor can see if you meet these criteria.

Mortgage dfault insurance (CMHC) sample rates

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CMHC calculates your premium based on the size of your down payment or loan-to-value ratio. The more you pay upfront, the lower your cost of mortgage insurance will be. Generally speaking, mortgage rates are in the range of 0.6-4.5%.

The following chart outlines the approximate premiums for different scenarios:

Size of the home down payment Premium rate
5% 4-4.5%
10% 3%
15% 2.75%
20% 2.30%
25% 1.65%
35% 0.6-0.75%

How do you calculate your cost of mortgage default insurance?

Calculating the cost of your mortgage default insurance is pretty easy. First, determine these three things.

  • How large is your down payment?
  • How large of a mortgage will you require? (You can calculate this by deducting your down payment amount from the purchase price.)
  • Your mortgage premium rate (Check the above table).

Here’s an example scenario:

Purchase price $400,000
Down payment (10%) $40,000
Mortgage $3600,000
Premium rate 3%
Mortgage default insurance cost $12,960 ($360,000*3%)

How is mortgage default insurance paid for?

Your premium is generally added to the principal amount of the loan. You can pay it back through monthly payments over the life of your loan. If you want, you can also make a lump sum payment at the time you purchase the house.  

Mortgage default insurance exceptions

  • Investment properties don’t qualify. Consequently, you’ll have to make a down payment that’s at least 20% of the purchase price.
  • The maximum mortgage amortization period is 25 years.
  • Homes with a purchase price of over $1 million don’t qualify.
  • In certain situations, your lender may ask you to buy mortgage insurance even if you put down more than 20%. For example, if you buy an energy-efficient home using CMHC-insured financing, you may require CMHC mortgage default insurance even when your down payment amounts to 20% of the purchase price or more.
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How to reduce your mortgage default insurance cost?

Your mortgage default insurance cost is tied to the down payment on your home. The greater the down payment, the more affordable the insurance will be.

If you want to avoid paying mortgage default insurance altogether, you must make a down payment that’s 20% of the purchase price. You can choose to postpone buying a new home until you have saved enough. Else, you may consider a home that’s a little cheaper.

Should I get mortgage default insurance?

If you can’t make 20% down payment, you will need mortgage default insurance. It allows you to purchase the desired home, which otherwise may not have been possible. If you are able to put down more than 20%, this could be a good way to save money by not paying for mortgage default insurance.

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