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Lenders Mortgage Insurance

If your home loan deposit is worth less than 20% of the property's value, you will need to pay lenders mortgage insurance (LMI). Learn how LMI works and how to avoid it.

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Lenders mortgage insurance (LMI) is one of those home loan borrowing costs that you've probably never heard of – until you have to pay it, that is.

Lenders mortgage insurance is something that Australian borrowers usually have to pay when they get a home loan and their deposit is less than 20% of their property's value.

LMI can cost anything from a few thousand dollars to tens of thousands of dollars, depending on the value of your loan and how much of a deposit you have. Generally, the bigger your deposit, the lower your LMI premium will be.

Here's an example:

  • You buy a house worth $700,000 and you have a 5% deposit = $35,000
  • You therefore borrow 95% = $665,000
  • Your LMI cost (estimate) = $29,990
  • LMI is protection for your lender, not for you. Don't get confused by the fact that you are the one paying the premium; it's designed to protect the bank or lender in case you default on your loan, rather than protecting you. It doesn't cover you if you miss repayments due to illness or job loss – mortgage protection insurance covers you in these situations, and it's a form of life insurance that has nothing to do with LMI.

How much is lenders mortgage insurance?

The amount you pay for lenders mortgage insurance depends on the size of your loan and your deposit size. If you're getting a low deposit home loan, you’ll need to estimate your potential LMI costs and factor them into your total home buying expenses.

LMI calculator

Genworth is one of the biggest lenders mortgage insurers in Australia. Its LMI estimate calculator can provide a rough idea of your LMI costs. Here are some example estimates taken from Genworth:

Property valueDeposit ($)Deposit (%)Estimated LMI cost*

*These are estimates only, taken from Genworth's premium estimate calculator. All estimates are for first home buyers. Premiums are slightly higher for non first home buyers.

As the examples above show, LMI can add thousands of dollars to the cost of buying a home.

How to avoid LMI

LMI is a big expense and something that most borrowers obviously would prefer to avoid. However, it's important to remember that without it, the majority of first home buyers and many other property buyers would be locked out of the real estate market, as it could take years (or up to a decade) to save a six-figure 20% deposit.

LMI was designed to address affordability issues for first-time buyers, to help them get on the property ladder without having to save a full 20% deposit. While it is a big expense, it pays to remember that without it, your dreams of property ownership may be out of reach for years to come.

That said, there are ways to avoid paying LMI, or at least to minimise how much it costs you:

  • The First Home Loan Deposit Scheme. If you are a first home buyer, the First Home Loan Deposit Scheme may allow you to buy a property with a 5% deposit, without paying lenders mortgage insurance. Eligibility depends on where you are buying, your income and the value of the property you are buying.
  • Keep your loan to value ratio (LVR) below 80%. If you have a 20% deposit (which is an LVR of 80%), you don't have to pay LMI. If you can buy in a more affordable area where your deposit stretches further, or find cheaper co-living arrangements for 12 months to save money, you may be able to build a bigger deposit and avoid paying LMI.
  • Take out a family guarantee. A family guarantee or family pledge is when one of your family members guarantees part of your loan with their own property. They can usually nominate how much to pledge, and this is then added to your deposit amount.
  • Buy in partnership with someone. If you want to get on the property ladder sooner and you don't have a 20% deposit on your own, you could partner with a sibling or friend and buy as a joint venture. This way you both contribute to the deposit and you lower your risks and financial obligations.
  • Get a shared equity agreement. This rare financial arrangement allows a third party (a family member, lender or government organisation) to contribute some of the property purchase costs. In exchange, the contributor receives a portion of your equity when you sell. A shared equity agreement can help you avoid LMI by increasing your deposit size.

QBE and Genworth are the two biggest LMI insurers in Australia. Some lenders provide their own LMI. It's not really possible to compare lenders mortgage insurance providers because lenders generally have an exclusive agreement with one insurer.

Can I get a refund on my premiums?

Man using a calculator.

Probably not. If you're exiting your home loan and have repaid it within two years of settlement, it might be possible to get a partial refund, depending on your lender. This option was more common prior to LMI changes in 2012, and it may no longer be possible, however, it's always worth asking the question, as your lender or mortgage insurer may have a unique policy that allows a partial refund.

To request a refund, contact your lender and tell them that you'd like to apply for an LMI refund. They will then notify you of the process and the next steps required. You may need to put forward a written request.

How do I pay my LMI?

You can pay your lenders mortgage insurance premium in one of two ways: in a lump sum upfront, or you can capitalise it, which means you add the premium to your loan.

For this to happen, you'll need to borrow your LMI costs along with your loan amount, so that you're paying it off over time.

How does LMI capitalisation work?

  • You buy a $600,000 property
  • You borrow $560,000
  • Your LMI premium is around $15,000
  • You capitalise the premium and borrow $575,000
  • Your loan with your LMI premium included adds an extra $40 a week to your home loan repayments

More questions about lenders mortgage insurance

Is it worth paying LMI or should I avoid it at all costs?

There's no doubt that avoiding paying an LMI premium will save you money, but it's worthwhile considering what that "saving" might cost you.

There are times when paying LMI can be worth it, including:

  • If it will take you 10 years (or longer) to save a 20% deposit. If you're buying a home in a capital city, you may need a six-figure deposit in order to reach 20%. It may be worth paying a small sum in LMI today to get your foot on the property ladder sooner.
  • If you're stuck paying high rent and the perfect property comes on the market. If the right property comes along, you need to decide if it's worth paying the extra cost to get home of your dreams. Keep in mind that mortgage repayments are contributing towards paying down an asset that you will own, unlike rent, which helps pay someone else's mortgage.
  • If you're buying in a strong market and prices are rising. As prices in Sydney rose dramatically between 2016 and 2018, many hopeful homebuyers watched as 20% deposits became bigger and bigger. Those who jumped into the market with smaller deposits had to pay LMI, but given how fast prices rose, this was often the far more lucrative option.

What happens if I refinance?

You may be required to pay LMI more than once. This can happen if you wish to refinance your mortgage and the equity in your property is less than 20% of the property's value at the time. In other words, your initial deposit was small (say 5%) and you haven't repaid enough to pass 20%.

In this situation, refinancing might become too expensive.

For instance, if you are refinancing a loan worth $600,000 and your property is valued at $700,000, then your LVR will be $600,000/$700,000 = 85.7%. You will be required to pay an LMI premium worth thousands of dollars.

If you are refinancing to a new, lower interest rate that saves you 0.5% per year, you stand to save $600,000 x 0.05% = $3,000 per year.

You will need to decide whether the money gained by refinancing makes the cost of LMI worth it. A mortgage broker may be able to help you run some calculations and work out the best path forward.

Is LMI tax deductible for property investors?

Yes, as a property investor, the majority of your borrowing expenses are tax deductible, and this includes your LMI premiums.

You cannot claim your LMI premiums and other borrowing costs as one lump-sum tax deduction in the year they are incurred (unless the total value is under $100).

Instead, you can claim these costs over five years or the full term of the loan (if the full loan term is shorter than five years).

For example, if you take ownership of a property on 1 July (the first day of the financial year), you could claim a $15,000 LMI expense over five years at $3,000 per year. If you settle the purchase during the financial year, you will apportion the tax deduction according to the number of days that you've owned the property within that financial year. An accountant can help you work out the exact deductions that you may be entitled to.

My home loan was rejected because of LMI: What do I do?

When you apply for a home loan and you are required to pay LMI, you essentially need to have your loan approved twice: once by the bank or lender, and a second time by the lenders mortgage insurer.

This is because the LMI insurer is taking the risk from the lender. It can be the case that mortgage insurers are just as conservative, if not more so, than banks and lenders.

There aren't many LMI insurers in Australia, which means that if your application for a home loan is rejected because of an LMI insurer's criteria, you might want to apply for another home loan with a lender that self-insures, or uses a different LMI insurer.

Mortgage brokers can help you apply with lenders that can help match you with the right lenders mortgage insurer for your situation.

Compare low deposit home loans

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Offset account
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Name Product Interest Rate (p.a.) Comp Rate^ (p.a.) Application Fee Ongoing Fees Max LVR Monthly Payment Short Description
CUA Achieve Variable Home Loan - $500k+ (Owner Occupier, P&I)
$0 p.a.
Home buyers can get a competitive, low-fee variable rate plus a 100% offset account. Low deposit option available. Eligible new home buyers with low deposits can apply for the First Home Loan Deposit Scheme with this lender and avoid LMI costs. Eligible refinancers can get a $2,000 pre-paid credit card when they switch to CUA.
Westpac Flexi First Option Home Loan - Basic Variable Rate (Owner Occupier, P&I)
$8 monthly ($96 p.a.)
Up to $3,000 refinance cashback.
A flexible and competitive variable rate loan. Eligible borrowers refinancing $250,000 or more can get $2,000 cashback per property plus a bonus $1,000 for their first application. Other conditions apply.
Greater Bank Great Rate Discount Variable with Family Pledge Home Loan - Up to 110% LVR
$0 p.a.
Pay no deposit or LMI and get a discounted rate with this family pledge loan. Requires a family member to act as guarantor. NSW, QLD and ACT only.
IMB Budget Home Loan - Special LVR  ≤90% (Owner Occupier, P&I, NSW and ACT borrowers only)
$0 p.a.
NSW and ACT customers only. You can get an interest rate discount for a limited time with this competitive variable mortgage.
Macquarie Bank Basic Home Loan - LVR ≤ 90% (Owner Occupier, P&I)
$0 p.a.
Borrow up to $750K with an LVR ≤ 90% and pay no application fee.

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Logo for Westpac Flexi First Option Home Loan - Basic Variable Rate (Owner Occupier, P&I)
Westpac Flexi First Option Home Loan - Basic Variable Rate (Owner Occupier, P&I)

Up to $3,000 refinance cashback. A flexible and competitive variable rate loan. Eligible borrowers refinancing $250,000 or more can get $2,000 cashback per property plus a bonus $1,000 for their first application. Other conditions apply.

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St.George Basic Home Loan - LVR 60% to 80% (Owner Occupier, P&I)

Up to $4,000 refinance cashback. A competitive variable rate loan from St.George. Refinancers borrowing $250,000 or more can get $4,000 cashback (Other terms, conditions and exclusions apply).

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Athena Liberate Home Loan - 70% to 80% LVR Owner Occupier, P&I

A competitive variable rate mortgage for owner occupiers $0 application and $0 ongoing fees. This interest rate falls over time as you pay off the loan.

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20 Responses

  1. Default Gravatar
    PeterJune 7, 2017

    If I make a lump sum to my loan which will bring me under 80%, would I be able to have the LMI stopped? Will the bank keep the remaining amount owing in insurance or cancel the remaining, as it was put into the total amount of the loan?

    • Default Gravatar
      JonathanJune 8, 2017

      Hi Peter!

      Thanks for the comment.

      It would depend on how the LMI was agreed to be paid in your loan. If it was paid upfront and had been more than two years from settlement, you may not be able to recoup the said amount or at least the whole of it. But if it is included on your loan repayments, it may be recomputed by the LMI insurers.

      You can contact your lender or mortgage insurer as this is reviewed on a case-to-case basis.

      Hope this helps.


  2. Default Gravatar
    ianJune 16, 2016

    I have had finance approved,my lender(suncorp) will not allow me to pay for the lmi up front is this correct

    • Default Gravatar
      JodieJune 16, 2016

      Hi Ian,

      Thank you for contacting, a financial comparison website.

      Each lender has their own restrictions on how they handle LMI, if you would prefer to pay the LMI upfront you will need to discuss this with Suncorp directly or you can look at another lender that will allow for upfront payment of LMI.

      There has not been any regulation changes regarding LMI, you might be best to contact a mortgage broker who can offer you a range of lenders that can assist you with your specific needs.


  3. Default Gravatar
    DavidMay 29, 2016

    I am buying a house with my 2 children who are both employed, I will be selling my house for approx $720.000 and buying the new house for $1m.I will be putting in $500.000 and the other half will be equally shared by my two children $250.000 each.
    We have been approved finance, but now they require us to pay LMI insurance, as I am paying half the loan up front, do we have to pay this cost ? or can I refuse to pay it ?

    • Avatarfinder Customer Care
      MarcMay 30, 2016Staff

      Hi David,
      thanks for the question.

      LMI is required as a condition of finance with most lenders, so if a lender requires a borrower to pay LMI then they will have to in order to obtain a loan from them.

      I hope this helps,

  4. Default Gravatar
    JeshuaAugust 3, 2015

    I recently enquired about a housing loan and was advised that as of last week LMI is no longer able to be capitalised onto the principal of the loan, meaning that I have to come up with the LMI and a deposit before I can get a loan.

    I am not sure if this is for this particular lending organisation or if it is actually now a legal requirement. Everything I find on the internet advises that LMI can still be capitalised.

    Can you please advise me on the current situation in Australia?

    • Default Gravatar
      JodieAugust 4, 2015

      Hi Jeshua,

      Thank you for contacting, a financial comparison website.

      Each lender has their own restrictions on how they handle LMI, there are still lenders who would allow LMI to be capitalised into the loan amount depending on your circumstances.

      There has not been any regulation changes regarding LMI, you might be best to contact a mortgage broker who can offer you a range of lenders that can assist you with your specific needs.


  5. Default Gravatar
    MohanMay 27, 2015

    I have taken an LMI for a $216,000 loan for a property Purchased at $271,000, but the bank only valued at $235,000.

    The cost of my LMI is $4,847.

    Can you advise if I were to refinance after a period of 6 months and I do not need a LMI, how do I calculate the LMI reimbursement amount.

    • Avatarfinder Customer Care
      MarcMay 29, 2015Staff

      Hi Mohan,
      thanks for the question.

      The amount you’re reimbursed for will be worked out by the insurer used by your lender. I would recommend contacting them to find out how much you could receive back.


  6. Default Gravatar
    ranjithMay 19, 2015

    Please send me a Loan Mortgage Insurance amount for following situation
    Purchase price 600,000.00
    Bank Valuation 560,000.00
    Stamp Duty & other Charges 18,500.00

    Loan obtaining from Bank without LMI = 520,000.00

    How much the Loan Mortgage insurance

    • Avatarfinder Customer Care
      BelindaMay 25, 2015Staff

      Hi Ranjith,

      Thanks for your enquiry.

      According to the Genworth LMI estimator, the LMI payable for this loan would be approximately $8 944.00 (excluding stamp duty).

      I need to stress that this is an estimate and may not take into account many other factors that could determine your LMI premium.

      It would be best for you to speak with your broker directly.


  7. Default Gravatar
    MalcolmApril 25, 2015

    I have recently paid out a loan after 8 months which had LMI am i entitled to a reimbursement on the insurance payed

    • Default Gravatar
      JodieMay 8, 2015

      Hi Malcolm,

      Thank you for your question.

      Generally speaking if you pay off your loan within the first few years you can apply for a refund of the LMI. I would recommend that you contact your lender and LMI insurer to discuss this with them.


  8. Default Gravatar
    MarkFebruary 21, 2015

    Hello guys,

    Can you check my figures for me, my bank is confusing me.

    I have a home valued at 720,000 and a mortgage on it of 500,000
    So 220,000 equity.

    I want to buy an investment property of 400,000 including the settlement costs.

    The bank should lend 80% of the 400,000 which is 304,000 leaving me to come up with 96,000 .

    With 80% of my homes equity I’ll have 175,000 to use . So no need for LMI and I should still have 79,000 in equity after the acquisition?

    Any help would be great as my bank is saying I can’t borrow over 300,000 without LMI


    • Avatarfinder Customer Care
      ShirleyFebruary 23, 2015Staff

      Hi Mark,

      Thanks for your question.

      Generally speaking, you can borrow up to up to $240,000 (from the $300,000) without incurring LMI.

      Given that your equity is $200,000 and you would like to use 100% of that amount, you’ll need to provide $20,000 to make up for this gap.

      If these numbers still seem strange to you, it’s best to ask your lender for a breakdown of their calculations, as by law they are required to disclosed all of these. They may also have different policies regarding how LMI is calculated, so it’s best to ask them to explain these to you.


  9. Default Gravatar
    gabrielleFebruary 18, 2015

    If I take out a loan at 90% and incur the mortgage Insurance and add the amount to the loan, say in 12 months i have incurred enough capital growth for my loan to fall into a 80% LVR. Can the lenders mortgage insurance be cancelled and reimbursed?

    • Avatarfinder Customer Care
      RichardFebruary 18, 2015Staff

      Hi Gabrielle,

      Thanks for your question. As it is a lump sum you won’t need to cancel it.

      I hope this was helpful,

  10. Default Gravatar
    debbieAugust 26, 2013

    I have had a broker to assist with my home loan .
    The property is $420.000 and i have $45.000 deposit.
    I have been told i will be required to pay $12.000 LMI . My loan will be with CBA . Would this LMI calculations be correct ?

    • Avatarfinder Customer Care
      MarcAugust 27, 2013Staff

      Hello Debbie,
      thanks for the question.

      According to the Genworth LMI estimator, the LMI payable for this type of purchase would cost from $6,600 to $7,350. This is purely an estimator and doesn’t take into account many of the other factors which go into deciding how much LMI is payable, so if you feel this LMI premium is too high it may be a good idea to discuss it with your broker.

      I hope this helps,

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