Lenders Mortgage Insurance (LMI) explained

Lenders mortgage insurance explained

Lenders mortgage insurance (LMI) protects your lender if you can’t repay your mortgage. Borrowers with smaller deposits (under 20% of a property’s value) usually have to pay it.

LMI can cost anything from a few thousand dollars to tens of thousands of dollars. Here’s an example:

  • You buy a $700,000 house with a 5% deposit ($35,000)
  • You borrow 95% = $665,000 mortgage
  • Your LMI cost (estimate) = $29,990
  • LMI is protection for your lender, not for you. Don’t get confused by the name. 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.

LMI calculator

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

$400,000 $20,000
$600,000 $30,000
$800,000 $40,000

*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 lenders mortgage insurance

There are ways to avoid LMI, or at least minimise your costs.

  • Keep your loan to value ratio below 80%. If you have a 20% deposit (LVR of 80%) you don’t have to pay LMI. In other words, save a bigger deposit to avoid 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.
  • Get a shared equity agreement. This rare financial arrangement allows a third party (a family member, lender or government organisation) to contribute some of your 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.
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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 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 may no longer be possible. But it never hurts to ask.

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 costs upfront, or you can capitalise it, which means you can borrow your LMI costs along with your loan and pay it off over time.

How does LMI capitalisation work?

  • You buy a $300,000 property
  • You borrow $270,000
  • Your LMI premium is around $4,000.
  • You capitalise the costs and borrow $274,000
  • You capitalise your LMI premium and repay it with the loan, adding an extra $20 a week to your repayments.

More questions about lenders mortgage insurance

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

Avoiding LMI will save you money. But there are times when paying LMI can be worth it.

  • 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. And keep in mind that mortgage repayments, unlike rent, add to your equity.
  • If you’re buying in a strong market and prices are rising all the time. As prices in Sydney rose dramatically from 2012 to 2017, many hopeful home buyers 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 cheaper option.
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What happens if I refinance?

Theoretically you can pay LMI more than once. This could only happen if you refinanced your mortgage but the equity in your property was less than 20% of the property’s value. 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.

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

There aren’t many LMI insurers in Australia. 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 who self-insures or uses a different LMI insurer.

Mortgage brokers can help you apply with lenders who can help you.

Do home loans have to be approved by the lender’s mortgage insurer?

Applications for risky home loans also have to be approved by mortgage insurers. This is because the LMI insurer is taking the risk from the lender. You will find that mortgage insurers are just as conservative, if not more so, than lenders.

Compare low deposit home loans

Name Product Interest Rate (p.a.) Short Description
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.

loans.com.au Essentials - Variable (Owner Occupier, P&I)




$0 p.a.


A simple mortgage with a competitive interest rate and no application or monthly fees. Borrow up to $1000000 from a convenient online lender.

Suncorp Back to Basics Home Loan - Better Together Special Offer $150k+ LVR<=90% Incl. LMI (Owner Occupier, P&I)




$0 p.a.


Get one free online redraw per month and pay no ongoing fees. Application fees are waived for loans above $150,000. Eligible refinancers can receive a cashback of $2,000 or more.

loans.com.au Offset Variable - 80% to 90% LVR (Owner Occupier, P&I)




$0 p.a.


A home loan with no ongoing fees. This loan is available for refinances and purchases.

IMB Fixed Rate Home Loan - 2 Year Fixed (LVR 90% Owner Occupier, P&I, NSW and ACT borrowers only)




$6 monthly ($72 p.a.)


NSW and ACT customers only. 2 years fixed interest terms and free access to redraw facility online. Available with a 5% deposit.

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