Forced Place Insurance
What is 'Forced Place Insurance'
Lien holders will put forced place insurance onto a mortgaged property in cases where the borrower allows the coverage they were required to purchase to lapse. Lapses may be due to non-payment of premium, filing false claims, or other reasons. Forced place insurance will protect the property, the homeowner, and the lien holder. Future mortgage payments will reflect the added cost of the insurance
Forced place insurance is also known as creditor-placed, lender-placed, or collateral protection insurance.
BREAKING DOWN 'Forced Place Insurance'
Forced place insurance comes with costs which are paid upfront by the lien holder but added to the balance of the lien. Typically, this type of insurance is more expensive than a policy which could have been found by the homeowner. Providers of forced-placed insurance will charge higher prices for the coverage because they are mandated to provide coverage, regardless of risk. Increased risk results in the higher premium.
Additionally, lender-placed insurance may offer less coverage for the price than other available homeowner's policies. The policy will cover only the amount due to the lender, which may not adequately protect the home in the case of a full or partial loss. Also, these policies usually do not include personal property or liability protection.
Abuse Inherent in Forced Place Insurance System
Due to the relative ease of abuse resulting from the use of forced-place insurance, there are specific provisions in the Dodd-Frank Wall Street Reform and Consumer Protection Act that require its use be "bona fide and reasonable."
In some cases, the loan servicer will also have an arm of the business which provides insurance. Uneducated or first-time buyers may not fully understand how to shop for insurance and will assume the lender-placed policy is the same or as-good-as any other product. Some lenders do not practice in the best interest of the borrow. Another tactic is for the lender to include back-dated premiums as they add the sum to the mortgage payment.
As an example, a lender may receive substantial cash incentives or kickbacks from the insurer, as compensation for giving it the policy. Some consumer advocates say the higher prices for forced place insurance are a result of price gouging or kickbacks to unscrupulous lenders.
Reasons for Not Getting Homeowner's Coverage
- A homebuyer may find themselves paying for the higher premium, forced plan coverage if they delay, or miss the renewal period for their homeowner's insurance policy. Most homeowner's insurance has a one-year term of coverage.
- If the location of a house is in a floodplain, sinkhole-prone, wildfire risk, or earthquake area, the owner may have problems finding a company who will underwrite the risk. Likewise, if the structure is in a high crime zone, insurance may be hard to come by.
- Owners who have filed previous fraudulent claims may also find it hard to locate a company to cover their property. Even if the claims submitted were valid when an owner files multiple claims, providers view them as too high of a risk.
- A poor credit score may also affect a person's ability to obtain homeowner's insurance. Companies are reluctant to take on the added risk of policyholders who have a history of defaulting.
- Homes which are old, or those structures which have not had general maintenance and upkeep done, are considered risky for insurers. Also, states such as Florida, have updated building codes which the building may no longer meet. If the structure has unrepaired damage, the insurer may refuse to cover the owner. Yet another red-flag are unpermitted additions.
- Finally, homeowners who own vicious pets or those who raise chickens or pigs may also receive a denial of coverage notice.