Reminder: Private Mortgage Insurance Is Temporary


Home buyers who can’t put at least 20 percent down usually have to carry private mortgage insurance, often an expensive proposition. One good thing about mortgage insurance, though, is that it doesn't last forever.
Private mortgage insurance protects the lender in the event that a borrower stops making payments before building up much equity in the property. But a borrower who diligently pays down a loan, eventually crossing that 20 percent equity threshold, is no longer considered a big risk, and can expect to be rewarded with cancellation of the mortgage insurance requirement.
Under the Homeowners Protection Act of 1998, lenders must terminate mortgage insurance after a certain point, something that hasn't been done consistently before then. The act set the termination date as the point at which the principal balance on the loan is scheduled to reach 78 percent of the original value of the home.
In other words, if you buy a home for $100,000 and put 10 percent down, your starting loan balance is $90,000. Once you have paid enough toward principal that the balance reaches $78,000, the mortgage insurance policy should be automatically canceled.
A compliance bulletin issued earlier this month by the Consumer Financial Protection Bureau suggests that the companies that process mortgage loans don’t always follow that rule precisely and sometimes collect premiums beyond the termination date.
The bureau reminded servicers that automatic insurance cancellation is required even if the value of the home has declined from the original value (in other words, the sales price). Servicers may not require borrowers to obtain an appraisal before cancellation, as “the automatic termination date is not dependent on fluctuations in property value,” the bulletin said.
The law also creates a way to seek earlier cancellation. Borrowers may formally request this when the principal balance reaches 80 percent of the original value. In such a case, lenders aren’t under obligation to cancel, and have the right to require an appraisal. A borrower must be current on the loan to be considered.
Homeowners are likely to apply for early cancellation when they’ve been paying extra on the principal and when their equity has received a boost from appreciating home values, said Keith T. Gumbinger, the vice president of HSH.com, a financial publisher. But lenders’ policies usually dictate that “insurance can’t be canceled for a minimum of two years, regardless of what happens,” he said, “particularly when almost all the equity appreciation has been due to property price appreciation.
Still, the bureau’s bulletin emphasized to servicers that they must consider borrowers’ cancellation requests using the 80 percent threshold established under the Homeowners Protection Act, rather than a stricter threshold set by investors.
The cancellation rules do not apply to the low-down-payment loans backed by the Federal Housing Administration; borrowers must pay insurance for as long as they have an F.H.A. loan.
Borrowers are often confused about when mortgage insurance should be terminated, said Nicole Hamilton, the chief executive of Tactile Finance in New York, which markets software that allows lenders to help borrowers compare the costs and equity considerations of various loan types.
High-tech tools that clearly show a mortgage shopper what will happen to that loan over time — including the point at which insurance payments will no longer be necessary — can help demystify the process and improve the lender’s reputation for customer service, she said.

A Student Loan System Stacked Against the Borrower


That’s how Patrick Wittwer, 31, described his experience trying to repay his roughly $50,000 in student loans. Between misdirected payments by one of the companies servicing his loan and the abusive collection tactics he encountered when he fell behind, Mr. Wittwer said the repayment process simply seemed stacked against him.
A 2008 graduate of Temple University with a degree in media arts, Mr. Wittwer is not alone in his experience. Consumer advocates say student-loan servicers often make an already heavy debt load even more burdensome for borrowers.
A report issued late last month by the Consumer Financial Protection Bureau supports this view. Even though the economy and labor market have improved, student loan borrowers are experiencing high distress levels compared with borrowers with other types of consumer debt, the government report found. More than one in four student loan borrowers are delinquent or in default on their obligations.
In the aftermath of the financial crisis, we learned repeatedly about dubious practices among mortgage servicing companies that made it harder for homeowners trying to repay or renegotiate their loans. Now, similar horror stories are emerging about the companies servicing student loans.
Some 41 million Americans owe $1.2 trillion in student loan debt. The median debt burden among borrowers was $20,000 in 2014, up from $13,000 in 2007.
Companies servicing these loans manage borrowers’ accounts, process their payments and enroll them in alternative repayment plans, including those based on a fixed share of the borrowers’ income. Among the biggest companies are Navient, Great Lakes and Discover Bank.
The Education Department has contracts with 11 loan servicers. But with no federal standards governing these activities, student-loan servicers have great leeway in their practices. Making matters worse, borrowers are not allowed to choose their servicers, so if they encounter problems, they cannot take their business elsewhere.
“Good loan servicing is expensive,” Maura Dundon, senior policy counsel at the Center for Responsible Lending, said in a recent interview. “It requires reaching out and talking to people, and servicers don’t do it because they don’t get compensated for that. This is the fault of servicers, but it’s also the fault of the Department of Education for not writing this into their contracts.”
Denise Horn, a spokeswoman for the Education Department, said the agency continues to strengthen the federal direct loan program “to ensure all students and families receive the highest quality support from their federal loan servicers.” She added: “Everyone needs to do more to protect student loan borrowers — including servicers — and we’ll continue to take steps to strengthen the program and enhance oversight.”
A recent questionnaire by Young Invincibles, a research and advocacy organization focused on advancing economic opportunity for young adults, points to some of the weaknesses in student loan servicing.
One common borrower complaint among the roughly 1,200 people who responded to the survey was that servicers simply fail to follow instructions. Borrowers hoping to reduce both the cost and the length of their repayment period, for example, often ask servicers to steer payments toward higher-cost loans first. In a number of cases, recipients said, the companies ignored these requests.
“For servicers to ignore or do the opposite thing that a borrower would request is indicative of something very negative going on in the industry,” said Jennifer Wang, policy director at Young Invincibles.
Improper levying of late fees was another practice cited by those shouldering student loans. So were losing paperwork and making repeated requests for documentation.
Perhaps the biggest problem cited by borrowers and their advocates was the failure of student loan servicers to advise their customers of the full array of repayment plans available to them. In many cases, this means borrowers do not know they are eligible for loan relief and do not receive it.
Such relief includes repayment plans for federal loans based on a borrower’s income and family size, or debt forgiveness programs for borrowers who work in public service. Military service members also have a right to a lower interest rate while they are on active duty.
But many eligible borrowers don’t hear about these options, advocates say. An August report from the Government Accountability Office estimated that 51 percent of student loan borrowers nationwide are eligible for income-based repayment plans, but only 15 percent are enrolled.
Rather than offer one of these programs, servicers often suggest loan forbearance, in which the borrower stops making payments temporarily. But because interest keeps piling up on the loan during the forbearance period, this is an expensive alternative. And some private student loan servicers charge a $150 fee to put an account into forbearance.
Servicers say the complexity of federal student loan arrangements creates problems both for their workers who must try to explain these deals and for borrowers who need to understand them.
But servicers receive $600 million a year for their work, and explaining loan terms is surely one of the jobs they are being paid to perform. “For a servicer to see a student loan borrower struggle and not help them get into the right repayment plan is a huge customer service failure,” Ms. Wang said.
It is also a taxpayer risk, given that such practices raise a borrower’s potential to default.
Mr. Wittwer, who lives in Philadelphia, said he had encountered difficulties with some of his loan payments even though he arranged for them to be deducted automatically from his bank account last year.
“After six or seven months, I get a late notice for my federal loans and I go in to my bank and double-check that the loan was being paid,” he said. “My loans had been transferred to another office, but the original office had kept collecting it.”
It took about a month to fix the problem, Mr. Wittwer said. “You have to be hypervigilant about it because student loans are constantly being sold and moved.”
Ms. Dundon of the Center for Responsible Lending said that the Education Department had fixed some of the problems in its servicing contracts but that financial incentives were still misaligned in certain areas. For example, service companies receive more money if the loans they oversee are being paid off, and less if borrowers stop paying. While this system encourages servicers to keep borrowers current — a good thing — it discourages them from working with borrowers who fall behind.
Mr. Wittwer said he is currently paying $756 a month on his student loans, the minimum amount. He acknowledged that he did not understand the consequences of the sky-high interest rates on his loans when he took them on. But his credit score is rising and he has a job.
The Consumer Financial Protection Bureau is talking about rules to standardize student loan servicing practices. In the meantime, its enforcement unit has student loan servicing companies under the microscope. It brought a case against Discover Bank last summer, saying it inflated the amounts it said borrowers owed on their loans.
Discover Bank paid $18.5 million without admitting or denying wrongdoing.
Repaying a student loan is challenging enough without servicers adding to the burden with incompetence or dubious practices. Borrowers and taxpayers deserve better.

 Correction: October 9, 2015
 An earlier version of this column misstated part of the name of the government agency that issued a report last month about student loan servicing. It is the Consumer Financial Protection Bureau, not Board.

Reminder: Private Mortgage Insurance Is Temporary


Home buyers who can’t put at least 20 percent down usually have to carry private mortgage insurance, often an expensive proposition. One good thing about mortgage insurance, though, is that it doesn’t last forever.
Private mortgage insurance protects the lender in the event that a borrower stops making payments before building up much equity in the property. But a borrower who diligently pays down a loan, eventually crossing that 20 percent equity threshold, is no longer considered a big risk, and can expect to be rewarded with cancellation of the mortgage insurance requirement.
Under the Homeowners Protection Act of 1998, lenders must terminate mortgage insurance after a certain point, something that hadn’t been done consistently before then. The act set the termination date as the point at which the principal balance on the loan is scheduled to reach 78 percent of the original value of the home.
In other words, if you buy a home for $100,000 and put 10 percent down, your starting loan balance is $90,000. Once you have paid enough toward principal that the balance reaches $78,000, the mortgage insurance policy should be automatically canceled.
A compliance bulletin issued earlier this month by the Consumer Financial Protection Bureau suggests that the companies that process mortgage loans don’t always follow that rule precisely and sometimes collect premiums beyond the termination date.
The bureau reminded servicers that automatic insurance cancellation is required even if the value of the home has declined from the original value (in other words, the sales price). Servicers may not require borrowers to obtain an appraisal before cancellation, as “the automatic termination date is not dependent on fluctuations in property value,” the bulletin said.
The law also creates a way to seek earlier cancellation. Borrowers may formally request this when the principal balance reaches 80 percent of the original value. In such a case, lenders aren’t under obligation to cancel, and have the right to require an appraisal. A borrower must be current on the loan to be considered.
Homeowners are likely to apply for early cancellation when they’ve been paying extra on the principal and when their equity has received a boost from appreciating home values, said Keith T. Gumbinger, the vice president of HSH.com, a financial publisher. But lenders’ policies usually dictate that “insurance can’t be canceled for a minimum of two years, regardless of what happens,” he said, “particularly when almost all the equity appreciation has been due to property price appreciation. Conditions could quickly go the other way.”
Still, the bureau’s bulletin emphasized to servicers that they must consider borrowers’ cancellation requests using the 80 percent threshold established under the Homeowners Protection Act, rather than a stricter threshold set by investors.
The cancellation rules do not apply to the low-down-payment loans backed by the Federal Housing Administration; borrowers must pay insurance for as long as they have an F.H.A. loan.
Borrowers are often confused about when mortgage insurance should be terminated, said Nicole Hamilton, the chief executive of Tactile Finance in New York, which markets software that allows lenders to help borrowers compare the costs and equity considerations of various loan types.
High-tech tools that clearly show a mortgage shopper what will happen to that loan over time — including the point at which insurance payments will no longer be necessary — can help demystify the process and improve the lender’s reputation for customer service, she said.

Tips on the Health Insurance Marketplace/Exchange


Whatever your political views of the Affordable Care Act of March 2010 (ACA) – better known as Obamacare – there’s good news if you need to buy health insurance for yourself or your family for 2016. The website hosting the Health Insurance Marketplace, or Exchange, where you can apply for insurance has emerged from its early problems and added new features that make it easier to use.

For example, this year on the federal exchange you can easily preview the policies, rates and tax credits (applied in advance) you are eligible for by answering just a few questions before you go through the formal application process. Thirteen states plus the District of Columbia have their own exchanges and the rest rely on the federal exchange; entering your state into HealthCare.gov will get you to the right one.

Owners of small businesses with 50 or fewer employees can insure their employees. Those with fewer than 25 full-time employees may qualify to receive tax credits through the SHOP (Small-Employer Health Option Program) exchange. The promised “employee choice” option that would allow a business’ employees to choose among a variety of plans in a selected tier was available in 14 states for 2015. And it should be coming for 2016 in 18 federal exchange states.

The long-term future and shape of the ACA is still a work in progress. But for today, the federal insurance marketplace, and those implemented by various states, are up and running. About 9.9 million people bought health insurance under the ACA for 2015.

Applying is a fairly complex process, and it's a good idea to start now. Enrollment began on November 1, 2015, for coverage starting as early as January 1, 2016 (if you enroll on or before December 15, 2015). January 31, 2016, is the last day to enroll for 2016 coverage. Click here for a full list of dates.

Here are five key things individuals and families need to know to avoid frustration and get the insurance they need.

1. Be Sure You're Eligible

Whether you’re a 26-year-old just coming off your parents’ policy, a parent who needs affordable coverage for your family, or a 55-year-old who has lost employment and/or health coverage, you should be able to find a suitable insurance policy and may be eligible for significant tax credits (delivered in advance in the form of reduced premiums) to help you afford it.

People who cannot use the marketplace include those who have an employer-sponsored health plan, including COBRA – or who have Medicare, Medicaid or TRICARE for military families.

2. Health Conditions Do Not Raise Rates

The great boon of the Affordable Care Act is that insurers cannot reject applicants or charge them more because of pre-existing health conditions or gender. Rates do vary depending on age, where you live, whether you're buying individual or family coverage, and whether the applicant uses tobacco.


3. Collect Key Information Before Starting

When you apply for insurance – or even preview the rates and tax credits – you’ll be asked about your household size and income. While these may seem like straightforward questions, there are many permutations, so be sure to check before you answer them.

“Household size” is a misnomer because it actually means “dependents,” not the number of people who live in your home. For example, if your parents or unmarried partner or his/her children live with you but are not your dependents on your tax return, they don’t count. In addition, anyone who is your dependent but doesn’t live with you should be included.

“Income” is even more complicated. If your pay stub lists “federal taxable wages” that is the figure to report as income. As you apply, you can also list certain deductions, such as alimony you pay or school tuition costs. Other items, such as child support and proceeds from loans, do not have to be included as income.

When you apply, you will also be asked to estimate your income for 2016, and your tax credits will be based on that figure. Tread carefully. If you make more money than you estimate, you could wind up having to pay back some of the tax credit savings when you file your next tax return.

4. Choose the Right Plan for You

All plans must offer the same “essential health benefits,” which include coverage for outpatient care, emergency services, hospitalization, pregnancy, maternity and newborn care, mental health and substance use services, prescription drugs, and laboratory and wellness services.

The differences among plans involve premium prices and the size of deductibles and coinsurance. Disclosure is very clear and includes the tax credit you may qualify for and the maximum amount of out-of-pocket expenses (which includes deductibles, coinsurance and co-pays) you would have to pay for a year.

In many areas, a dizzying multitude of plans is available. For example, in 2014 there were 94 plans available for a Florida family of four (ages 45, 43, 10 and 6) with an income of $60,000, who qualified for significant tax credits for all plans. Here’s a sampling of the range of plans:
You can also search plans in “metal level” categories: bronze, silver, gold, and platinum, which signify how much of the total costs of an average person’s care they pay. For example, with a bronze plan you pay about 40% of the healthcare costs, and with a platinum plan you pay 10% on average. A separate category of catastrophic plans, which pay less than 60% of costs are available only for people under 30 years of age and those with a hardship exemption. (For more, see Choose Among Bronze, Silver, Gold and Platinum Health Plans.)

5. Avoid Penalties for Being Uninsured

The individual responsibility requirement (known as the “individual mandate”) in the Affordable Care Act requires all citizens to obtain minimum standard health insurance starting in 2014. As you probably discovered on your 2014 tax forms, your tax return now asks for information about your health insurance coverage.

In 2016 the penalty for not having health insurance is $695 for each adult and $347.50 for each child, up to $2,085 per family, or 2.5% of family income, which ever is higher. Certain groups of people are exempted from the penalty.

The Bottom Line

If the idea of buying health insurance on a website makes your head spin, remember that many insurance agents and brokers can help you with the process. If you think you may qualify for tax credits, make sure they enroll you in a marketplace plan.

To find a plan on HealthCare.gov, you can search by “metal level” categories for the amount of coverage you desire. Or, you can look at all plans you qualify for and sort them in order of either deductible or premium amounts. If you have difficulty enrolling, call the 24/7 hotline 1-800-318-2596. For further help, enter your zip code at HealthCare.gov to find a list of local community groups that will assist you. Once you’ve purchased a plan, stay alert for announcements for the "open enrollment" period for 2017 insurance, when you can renew or switch plans.