Prorating an Assumed Insurance Policy for the Real Estate Investor

October 6, 2017

As insurance policy premiums are generally paid in advance, if a buyer is presuming a policy in a realty investment deal, the policy premium should be prorated. The buyer will owe the seller the amount prepaid, but as yet unused, for the policy effective coverage period.

As in all property transfer pro-rations, we’ll have to understand whether we’re prorating “through” or “to” the date of closing, along with whether we’re using a 360-day “lender’s year” or a 365 day calendar year.The actions are:

The actions are:
1. Figure out the number of days from the closing to the day of policy expiration.
2. Compute the quantity each day of expense of the insurance.
3. Increase the variety of days times the amount per day.Let’s do a samle insurance proration. An investor is assuming the insurance plan on a rental residential or commercial property. The yearly premium for the policy is $1350. The policy premium was paid completely on February 12, and the closing is on October 15 of the same year. We are using a calendar 365 day year and prorating “through” closing. This indicates the seller pays for the day of closing. Read This: How to Become Insurance Adjuster

Let’s do a sample insurance proration. An investor is assuming the insurance plan on a rental residential or commercial property. The yearly premium for the policy is $1350. The policy premium was paid completely on February 12, and the closing is on October 15 of the same year. We are using a calendar 365 day year and prorating “through” closing. This indicates the seller pays for the day of closing.1. # of days from Oct 16 through Feb 11 next year is:

1. # of days from Oct 16 through Feb 11 next year is:
Oct 16 + Nov 30 + Dec 31 + Jan 31 + Feb 11 = 119 days
2. $1350 divided by 365 days = daily cost of $3.70.
3. $3.70 cost/day X 119 days = prorated quantity of $440.30.

This quantity would be CREDITED to the Seller and DEBITED to the Purchaser.

Pro-ration and the Closing Statement.

Why are there items on a real estate transaction closing statement that must be pro-rated?
Cash in escrow – often it is necessary to choose if a few of the money held in escrow for expenditures should be returned to the seller or stay in escrow for the buyer.

Insurance coverage – Insurance premiums are paid ahead, so the seller has actually spent for a complete year of insurance. At closing, some of that superior cash is gone back to the seller for the rest of the year they will not own the home.

Property taxes – Like insurance coverage, but it works the other way. Let’s state you’re closing in June, and tax costs for this year come out in November for payment by January 1. The buyer will be the owner at tax time, however they weren’t for the entire tax year. So, the seller will owe the quantity due between closing and the tax due date. When due, usually that quantity is credited to the purchaser’s side of the statement at closing and the buyer pays the taxes.

Rents – Rental properties, multi-family and apartments will have rents paid for the month at the start of the month most of the times. So, if the deal is closing on the 15th of the month, the seller has been paid for the complete month but only is due half of that. The buyer will be credited for the quantity of leas for the last 15 or 16 days of the month.
Industrial lease payments – There are a number of types of leases with different payment structures. It’s complicated, however a closing will require pro-ration of exactly what is due the seller for their duration of ownership and the rest comes from the brand-new owner.

Farm and Ranch Leases – Often ranches and farms might be leasing land from a neighbor or from the government for grazing. If so, any pre-payment that applies to the time after closing will have to go to the seller, as they’re no longer owners. The purchaser will be accountable for this.
It is very important to understand that these are accepted practices, but some of them can be negotiated as a part of the purchase agreement. They’re not iron-clad. Especially with business residential or commercial property, a sharp realty specialist can be valuable to their client by mentioning locations of the deal that might be worked out if they’ve struck on a cost stalemate. Source: forbes.com

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