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Pag-IBIG Loans: Interest Rates, Penalties And Defaults, Part 2 of 2

by Pag-IBIG Financing Admin

This is the second part on this series of articles about the Pag-IBIG Interest rates, penalties and defaults, as the title clear suggests.

In part 1, we mentioned about the going rate of Pag-IBIG Housing Loan. In case you missed it, please click here to read the article.

In this article, we’ll touch on the following subjects:

  • Housing Loan Re-pricing
  • Late Payment Penalty on Housing Loan
  • Interest Rate for Pag-IBIG Multi-purpose Loan (MPL)
  • Penalty for Late Payment on MPL Loan

These topics will be discussed in the succeeding paragraphs.

Pag-IBIG Housing Loan Repricing

Pag-IBIG Fund says that Housing Loans over 400,000 and up to 3,000,000 is subject to re-pricing every three years at the rate at par with the prevailing market rates. The re-pricing shall be based on the outstanding balance of the loan. The interest rate to be used shall not exceed the following:

Pag-IBIG Housing Loan Repricing Interest Rate

Original Loan Amt Int. Rate
Over P 400 k to P 750 k 9.00%
Over P 750 k to P 1.0 M 10.50%
Over P 1.0 M to P 1.25 M 11.50%
Over P 1.25M to P 2.0 M 12.50%
Over P 2.0 M to P 3.0 M 13.50%

Question: What about the housing loans P 400,000 and below? Are they going to re-price it also?

Answer: Yes, Pag-IBIG may still reprice the balance every three years, but the rate to be used is still the original rate.

Pag-IBIG Housing Loan Penalty

pag-ibig housing loan repricing rateAnd what if you miss a single payment?

Pag-IBIG Fund imposes a penalty on non-payment of a full monthly amortization including the other obligations (such as membership contributions, insurance premiums, interest due and principal) which are already tucked into the monthly amortization due. The penalty is set at “1/20 of 1% of the amount due for every day of the delay.”

That’s not much for a single month, but if it becomes a habit, it could lead to a default which will be explained below.

Pag-IBIG Housing Loan Default

When you get a loan, you actually agree to pay all the obligations that go with it. In the case of Pag-IBIG Housing Loan, that means paying the monthly amortization, membership contributions, the insurance and all.

In case you fail to pay three consecutive payment dues, your account is already considered in default. If that happens, the entire balance becomes due and demandable. And since Pag-IBIG Housing loan is secured by the land title, Pag-IBIG will also indorse your property for foreclosure. Plus, it also puts a lien on your TAV – that’s your savings with the Pag-IBIG Fund.

Now the word default is a nasty thing when applied to a housing loan. You want to avoid it as much as possible.

Multi-Purpose Loan Interest Rates

The Pag-IBIG Multi-Purpose Loan is among the cheapest loan available on the market. But this loan depends on the amount you have contributed so far. The longer you have contributed and the bigger the contribution, the more loan money you can get.

As to the interest rate, it is a mere 10.75% per annum at the time of this writing. And you can pay this loan in 24 months time.

Multi-Purpose Loan Penalty For Missed Payment

Small at it may be, for some reasons, some members who availed of the Pag-IBIG MPL Loan miss paying for amount as scheduled. In such cases, the Pag-IBIG Fund imposes a penalty equivalent to 0.5% of the unpaid amount for every month of delay.

If you want to know more about the Pag-IBIG Multi-Purpose Loan, the following articles are very helpful:

  • Introduction to the Pag-IBIG Multi-Purpose Loan
  • More on the Pag-IBIG Multi-Purpose Loan

~~~

This is the second and final part of a series of articles on Pag-IBIG Loan Interest rates, penalties and defaults. This article is written by Carlos Velasco.

Filed Under: Housing Loans, Other Loan Types, Real Estate Finance, Tips and Traps Tagged With: Housing Loan Default, Loan Default, Mortgage Calculator, MPL Loan, Pag-IBIG Housing Loan, Pag-IBIG Loans, Pag-IBIG Multi-Purpose Loan

Pag-IBIG Loans: Interest Rates, Penalties And Defaults, Part 1 of 2

by Pag-IBIG Financing Admin

There’s more to loans than just getting the money and paying for it. If you have been a frequent visitor to this website and you are constantly in the look out for new articles, you should already know that Pag-IBIG Loans (both Housing Loan and Multi-Purpose Loan) come with interests.

Borrowing Money Comes With A Price

No one in his “right mind” will take the risk of lending you money knowing that you won’t pay it back! Well, only friends and relatives do that. And I can’t tell you the number of horror stories I’ve heard related to that. Someone puts it best, “A fool and his money are soon parted.”

That’s why banks, non-profit foundations and other lending companies always impose interest on loans. Well, it will not be called a loan if it doesn’t come with an interest.

Going back to the topic, the interest actually serves as an incentive to the one loaning you the money. Think of it this way: When you borrow money from someone, you are actually using his money for your own purpose and the other guy is risking his money to you in the hope of getting a reward as an exchange. In this context, the interest serves as the reward, or incentive for lending you the money.

On the part of the borrower, the interest is also the cost of borrowing the money in the first place. And naturally, the cost of borrowing money is directly affected by three important factors: loan amount, loan term and interest rate.

time value of money -- pag-ibig loansAfter using the Mortgage Calculator presented here on this website, one visitor concluded as follows: “I see it’s better to buy a property in cash than finance through PAG-IBIG. The interest almost exceed the principal, you can even buy another house with that interest!”

He was right about his observation on the “interest almost exceed the principal“. But if such is the case, why would people still use a Mortgage Loan to finance their property investment? One answer is that, most people can’t afford to pay a house in a single Spot Cash payment.

(See also: Pag-IBIG Housing Loan 101.)

Housing Loan Interest Rates

The Pag-IBIG Housing Loan Interest Rates have been presented here on this website for quite a while already. (As far as I can remember, way back when the site was still in its pre-launch stage.) You can find it at the Right Sidebar of this website, just directly above the Mortgage Calculator.

But for your convenience, and since we are already on this topic, we are presenting them below.

Housing Loan Interest Rates Table

Loan Amt Int. Rate
Up to P 400 k 6%
Over P 400 k to P 750 k 7%
Over P 750 k to P 1.0 M 8.5%
Over P 1.0 M to P 1.25 M 9.5%
Over P 1.25M to P 2.0 M 10.5%
Over P 2.0 M to P 3.0 M 11.5%

From the table, it is clear that the interest rate for Pag-IBIG Housing Loan is 6% per annum for loan amount of up to P 400,000. And the maximum housing loan amount that you can get from Pag-IBIG is P 3 million with a corresponding interest rate of 11.5% per annum.

Note: The minimum amount that you can get from Pag-IBIG Housing Loan is PhP 100,000.

A reader of this website once dropped us a message: “Is the interest rate of Pag-IBIG Housing Loan fixed for the whole duration of the loan term?”

Good question and every Pag-IBIG Member who plans to avail of the Housing Loan should know about it.

The answer? That’s reserved for the next article of this series, plus the following will also be discussed:

  • Housing Loan Defaults
  • Pag-IBIG Multi-Purpose Loan Interest and Penalties

So stay in touch for the part 2 of this series and all the other articles we will be posting soon.

Update Notice: Part 2 has just been posted. Check out to learn more about Housing Loan Repricing, Defaults and Penalties for late payments.

~~~

This is the first part of a two-part series of articles on Pag-IBIG Loan Interest rates, penalties and defaults. This article is written by Carlos Velasco.

Filed Under: Housing Loans, Other Loan Types, Real Estate Finance, Tips and Traps Tagged With: Mortgage Calculator, MPL Loan, Pag-IBIG Housing Loan, Pag-IBIG Loans, Pag-IBIG Multi-Purpose Loan

Housing Loan Preparation: How To Flex Your Financial Muscle

by Pag-IBIG Financing Admin

“Get your finances in order.”

You have probably read that statement several times on different pages of this website. Usually, it is the response we give to visitors who are asking for guidance on how to get, and eventually be approved for, a housing loan from the Pag-IBIG Fund.

The phrase is very brief but it means a lot of things, which I will attempt to elaborate here in details.
Essentially, I’ll be talking financial talks that relate to the following topics:

  • Employment or Business Track Record
  • Level of Income
  • Credit History

That’s it — just these three things are enough to help you flex your financial muscles so that you’ll be ready to face your loan officer. If you get them right, you’ll be smiling for making such a preparation. And take note, the same concept is applicable also to any loan application from any financial institution like the bank and credit cooperative.

Okay, let’s take them one by one.

Employment or Business Track Record

Quite simply, this is revealed by such question as, “How long have you been in business or in your current work or profession?”

The answer to this question is very important to the lending institution because it tells something about the stability of your income.

There are many ways a private lending institution can get a handle of this information. Depending on your source of income, some banks will be asking you the following:

  • Your contract of employment — with stated terms of contract and salary
  • Remittances in the Philippines (For OFW)
  • Bank Statements
  • Financial Statements for the past 2 years (for businesses)

Pag-IBIG Housing Loan Preparation ChecklistIn the case of Pag-IBIG Fund, one of the ways they can check this is by simply looking at your membership records with the Fund. Ever wonder why the Pag-IBIG Fund requires its members to have contributed at least 24 months of contributions? The very reason is that, they want to make sure that you have a steady source of income for the past two years. Somehow that gives them a hint of your employment record.

So the next time you are thinking about getting a loan, remember to take more time to reflect first on your employment, professional or business history. Stability in your work or line of business is the key. The longer you are in your work, profession or business, the more chances you have to being qualified for the Pag-IBIG Housing loan.

Pag-IBIG Financing Tip #1: Learn about Loan Pre-Qualification and its importance.

Level of Income

This one is very obvious. The higher your income level, the better chances of getting qualified for a housing loan, and the higher the loan amount entitlement also.

Question: If my income is P 35k per month, am I qualified for a housing loan with Pag-IBIG amounting to P 1.5 M?

Answer: Yes, but you should probably try to settle on a lesser amount of loan or strive to come up with an augmented income. Remember, your monthly amortization will also take a toll on your family’s budget. You don’t want to tie up a bulk of your expenses just paying of your home loan.

The answer to the question above is based on Pag-IBIG Fund’s Guidelines relating the income and member’s contributions to this loan amount entitlement. For more details, please check on the article entitled “How Your Income And Contributions Affect Your Housing Loan Entitlement“.

Pag-IBIG Financing Tip #2: As a general rule, you are safe if you select a loan amount and term where the resulting monthly amortization is less than 1/3 of your net monthly income.

Credit History

A borrower’s bad credit history really turns off any lending institution. Be careful about having a history of cancelled credit card because it will haunt you down once you apply for a loan from any bank in the country.

The current Housing Loan Application Form of Pag-IBIG already includes fields about the loan applicant’s credit cards. But some borrowers who have a bad credit history can simply skip on those blank items so that the Pag-IBIG staff won’t bother. But someday soon, it will become a critical part of the housing loan qualification process.

Essentially, what this means to all Pag-IBIG Fund members who want to apply for a housing loan is that, they should not make any Pag-IBIG Loan they can’t make up. Any unpaid loan you have made with Pag-IBIG can definitely affect any loan application you will make with the Fund.

Pag-IBIG Financing Tip #3: Don’t be careless even on small amount of loans. It can make or break your reputation with the Pag-IBIG Fund.

See also: The 5 Cs of Credit.

~~~

“Housing Loan Preparation: How To Flex Your Financial Muscle” is written by Carlos Velasco.

Filed Under: Housing Loans, Tips and Traps Tagged With: Documents, Income, Pag-IBIG Fund, Pag-IBIG Loan, Pag-IBIG Mortgage, Requirements, Tips and Traps

Mortgage Calculator and Amortization Schedule… Plus, How To Save On Your Loan Payments

by Pag-IBIG Financing Admin

In the previous article about amortizations, you learned how to determine the monthly amortization given a particular loan amount, loan term (in years) and interest rate (per annum).

It is very important to bear in mind that these three factors primarily determine the scheduled amount of the monthly amortization.

This article somehow extends on the previous one and here I’ll discuss the following topics with the help of an online mortgage calculator, which is also included here:

  • How to generate the Monthly Amortization Schedule.
  • The two components that go into the monthly amortization: interest and principal dues.
  • As the title of this article says, “How to save on your loan payments.”

The Mortgage Loan Calculator

With the help of the Mortgage Calculator shown below, let’s see how the amortization schedule looks like on a monthly basis.

Important Note When Using The Mortgage Calculator: When you click on the Calculate Button, the result displays in a pop-up window. To close the window, simply click the Close Button located at the upper right corner of the resulting pop-up window.



Powered by Auto Loan Calculator

As you can see, the tool has some default values already and if those values perfectly match your loan, all you have to do is click on the Calculate Button to show the results. But for most of us, our cases are of course different from the default example.

Let’s say your property costs P 2,000,000 and you are to put 20% down payment up-front — that should be P 400,000 out of your pocket. Furthermore, let’s say that the going interest rate in the market is 10.5% per annum and that you plan to pay the PhP 1,600,000 loan in 3 years only. From here, you want to determine the following:

  • Monthly Amortization Amount
  • Monthly Amortization Schedule

If you have entered the right values from the calculator shown above, you should get the monthly amortization at PhP 52,003.91 and that the total amount paid in interest for the whole 36-month duration of the loan should be PhP 272,140.75 (see at the bottom part of the resulting Amortization Table).

Here are some graphics to visually guide you on the results.

Monthly Amortization Schedule Table

Figure 1 : Monthly Amortization Table for P 1.6M loan payable in 3 years at 10.5% interest rate.

The Amortization Table above only partially shows 9 months out of a total of 36 months amortization schedule.

You will find the total Principal and Interest Payments at the bottom of the Tabular data when you scroll it down. It should look like this on your screen:

Pag-IBIG Loan Table

Figure 2 : Monthly Amortization Table continued from the previous Table. This time, only the last part of the amortization schedule is being shown.

If your results don’t match with this one, please do it all over again until you get it right. This is a very powerful tool of analysis right at your disposal.

More On Interest and Principal Dues

Take another look at the resulting Amortization Schedule Table.

If you add up the Interest amount due and the Principal amount due at any row, it always results to 52,003.91.

That magic number is not at all magical. That’s your monthly amortization!

In other words, the amortization consists of two components, namely: the principal due and the interest due. Each payment that you make against your scheduled amortization, a portion of it goes to the principal payment and the other portion goes to the pay the interest.

From the example above, your first monthly payment of 52,003.91 pays for the PhP 14,000.00 interest and the PhP 38,003.91 principal. On the second month, PhP 13,667.47 is allocated for the interest payment and PhP 38,336.44 for the principal payment.

How To Save on Your Loan Payments

Have you noticed that at the early part of the schedule – that’s the first few rows of the tabular data – so much goes into the interest payment and only a small portion goes into the principal payment? And at the later stage of the schedule, a small amount is now allocated to the interest while the bigger part now goes to the principal.

(Actually, this will become more apparent at longer loan terms, say 15 or 30 years.)

This is always the case for mortgage loans: it follows the Declining Balance Model. That is, assuming your payments are religiously made on schedule, the principal balance is reduced over time and the next schedule is also smaller since the interest is always applied on the remaining balance.

So in other words, if you make a payment that is greater than the scheduled amount, the excess value is deducted from the principal, reducing the remaining balance further.

Actually there is a two-fold effect when you make advanced payments against your mortgage loan:

  • you save on the interest payments
  • you pay off your loan earlier

From here, we can say that one of the ways you can save on your loan payments is to make advanced payments. This way, you are actually save on paying the interests.

There are methods that help you determine the effects of advanced payments at any period of your amortization schedule, but we won’t discuss that in this article yet. Suffice it to say, that making advanced payments is almost always to your advantage.

~~~

This article on Mortgage Calculator and Amortization Schedule is written by Carlos Velasco.

Filed Under: Housing Loans, Real Estate Finance Tagged With: Amortization, Amortization Schedule, Housing Loan, Interest Rate, Mortgage Calculator, Mortgage Loan

Pag-IBIG Housing Loan Amortization Demystified

by Pag-IBIG Financing Admin

This is one of those topics that a lot real estate buyers are clueless about. Many of them just don’t know how the monthly amortization is determined. This is true for both the first time as well as the seasoned home buyers — and a few real estate agents I’ve met. They simply let the bank, or any lending institution for that matter, handle the computation for them.

Take this particular question shown below which is commonly encountered by real estate sales people.

“How much is the monthly payment for this house which is priced at P1.2M?”

First, any attempt to give a figurative amount to answer that question is meaningless. For one, the question itself is already wrong.

Home Loan Computation: The Amortization Formula

The monthly amortization — or the monthly payment, if you will — is a figure that is dependent on three factors:

  • Loan Amount. The actual amount borrowed, usually the selling price less the down payment.
  • Interest rate. This figure is usually expressed as per annum value, likewise known as annualized interest rate. If you are familiar with bank financing, you have probably noticed that the interest rate is different for each bank. In the case of Pag-IBIG Housing Loan, the interest rate is dependent on the loan amount.
  • Loan term. This tells how long the loan is going to be fully paid; also normally expressed in terms of the number of years. In Pag-IBIG Home Financing, the loan term is usually 15 years or 30 years, though, you may also opt for a shorter loan term.

To determine the monthly amortization, we can simply use this equation:

Amortization Equation -- For Pag-IBIG Housing Loans or Bank Loans

Essentially, this amortization formula says that

  • Given a fixed interest rate and loan term, your monthly amortization is directly proportional to the amount of loan. The bigger the loan amount, the bigger the monthly amortization due.
  • Given a fixed interest rate and a particular loan amount, the monthly amortization is inversely proportional to the payment period. The shorter the payment period, the larger the amortization; the longer the payment period, the smaller the monthly payment due.

In other words, while you may be paying a higher monthly amount for a 15-year mortgage compared to a 30-year mortgage, the primary advantage to you is that the loan if fully paid in a shorter period of time.

The main advantage of using the formula above is that it is very handy and versatile. Anyone can use it given any amount of loan, loan term and interest rate.

However, a lot of people are simply lost with Mathematical equations. And not amount of explanations will ever want them to use any formula to determine any figure.

Luckily for them, there is also another way of determining the monthly amortization and that is by using an Mortgage Factors Table such as the one shown below.

The Pag-IBIG Mortgage Factors Table

Take note that this table is made especially for The Pag-IBIG Housing Loan with interest rates effective at the time of this writing (April 2011). You can use it for loan terms starting from 1 year to a maximum of 30 years loan term.

The annual interest rate shown is only the following: 6%, 7%, 8.5%, 9.5%, 10.5% and 11.5%. For interest rates other than these, the table is not applicable anymore. It’s best to use a Mortgage Calculator – a tool which will become available on this website soon.

Pag-IBIG Home Loan Amortization Factors

Given the table above, it is now very easy to determine the monthly amortization by simply following this understandable formula:

Monthly Amortization = (Loanable Amount) x (Factor Rate)

Sample Computation

Consider this hypothetical case: You are buying a Pag-IBIG Home worth P 1.2M and you are planning to put a down payment of P 240,000 which is 20% of the selling price. How much then would be the monthly amortization if you are to pay it is 15 years? How about if the loan is to be paid in 30 years?

Please be guided by the formula above and the interest rates of Pag-IBIG Housing Loan shown below.

Pag-IBIG Housing Loan Interest Rate

From the case in point and looking at the Factor Rates shown at the Table, we can gather the following:

Loan Amount: 960,000 (this is Price 1,200,000 less Down Payment of 240,000 )

For 15-Year Mortgage, the Factor Rate = 0.00984740.

Monthly Amortization (in 15 years) = (960,000) x (0.00984740) = 9,453.50

For a 30-year mortgage, the factor rate = 0.00768913

Monthly Amortization (in 30 years) = (960,000) x (0.00768913) = 7,381.56

When using this formula, take note we are not putting into consideration some other trivial payments like fire insurance, mortgage redemption insurance, membership dues and others. We are leaving that for the sake of simplifying the illustration.

***

Update: A more detailed article about the Amortization and Mortgage Calculator has been made on this website. Please check it now.

~~~

“Pag-IBIG Housing Loan Amortization Demystified” is written by Carlos Velasco.

Filed Under: Housing Loans, Real Estate Finance Tagged With: Amortization, Amortization Schedule, Housing Loan, Interest Rate, Pag-IBIG Housing Loan, Pag-IBIG Mortgage

On Collateral And The Pag-IBIG Housing Loan

by Pag-IBIG Financing Admin

Can you imagine life without mortgage loans?

To say the least, only a very few families would be living in their own homes. The reality is, most people can’t really afford to pay Spot Cash on a piece of property. Even a 2-year interest-free, installment payment is still hard on the average family’s budget.

But thanks to financing programs like mortgage loans (or housing loans), many families now enjoy having a roof over their heads while still paying the property over a series of monthly payments on a longer term.

The concept is actually very simple. Given the appraised value of the property, a lending institution can assist the buyer in purchasing the property by financing part of the price. Normally, the lending company may shoulder up to 80% of the property’s price and the borrower should be able to raise the 20% cash down payment.

See also :

  • Fundamentals of Mortgage Loans
  • The Pag-IBIG Housing Loan Process

Pag-IBIG Member Benefits and Responsibilities

As a member of the Pag-IBIG Fund, one of the benefits you can enjoy as member is becoming eligible for Pag-IBIG Housing Loan and paying it in longer periods of up to 30 years.

One of the most important things you need to understand about Pag-IBIG Housing Loan, or any mortgage loan for that matter, is that, it is a secured form of financing. This means that when you sign a housing loan with Pag-IBIG, there are two points that you need to keep in mind:

  • You promise to repay loan on time as set in the agreement.
  • You put the property as collateral to backup your pledge.

The moment you fail to pay on the scheduled monthly amortization, that’s when the Foreclosure clock starts to tick.

It’s a very stressful event and you should do everything in your capacity to contact the Pag-IBIG Fund branch where you applied for the housing loan before it’s too late.

Collateral Requirement of Pag-IBIG Housing Loan

You should already know that Pag-IBIG Housing Loan is only applicable to residential types of properties; not commercial properties.

The collateral requirement of Pag-IBIG Home Loan is very simple: A clean Title (TCT/CCT) issued by the Registry of Deeds.

Important points to remember:

  • The tax on the real property must be updated.
  • The borrower is required to submit a copy of tax receipts.

Furthermore, the following properties / Titles are not acceptable as collateral:

  1. Free / Homestead / Miscellaneous Sales Patent Titles
  2. Properties with Encumbrances
  3. Properties with Liens

See the following related articles:

  • Income and Pag-IBIG Housing Loan Entitlement
  • Pag-IBIG Housing Loans And Foreclosures

Buyer, Beware

Take note of the above-mentioned list of “unacceptable collateral” because they are very important especially if you are buying from individual sellers; that is, not from developer corporations.

When buying a property, insist on getting a copy of the Title — (TCT for Lot, or CCT for condominium unit). Once you have it, verify its status at your local Registry of Deeds. Always avoid buying properties that belong to any of the three categories mentioned above.

Foreclosure properties are another type of properties you should avoid at all costs until you have educated yourself already on the whole idea. However, if you are not that confident yet, forget about all those money-making schemes they preach in Foreclosure Seminars. These properties are much more complicated and a much more painful investment than seminar experts would want to believe.

~~~

“On Collateral And The Pag-IBIG Housing Loan” is written by Carlos Velasco.

Filed Under: Buying Tips, Housing Loans, Real Estate Finance Tagged With: Collateral, Foreclosure, Mortage Loan, Mortgage, Pag-IBIG Housing Loan, Title

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