HUD principal limit factor table

At age 70 with a 6.750% expected rate, HUD's principal limit factor is 0.381. This figure shows how much of a home's value a HECM may lend. For a $450,000 home, the principal limit is $171,450 before costs. Find any factor by entering an age and rate, or review the full table of ages 62 to 99 at expected rates from 4.000% to 9.000%. The downloads hold all 82 ages and 128 rates.

Age of the youngest borrower

years

Expected rate

%

Type an age and a rate to look up HUD's factor.

HUD's own table gives ages 70 and 71 the same factors, and ages 97, 98 and 99 the same factors. These rows are copied here exactly as HUD published them.

plf.csv · plf.json: the full table covers ages 18 to 99 and rates from 3.000% to 18.875%, listed in eighths. Source: principal limit factor tables from HUD, for FHA case numbers assigned no earlier than October 2, 2017 (Mortgagee Letter 2017-12).

How to read the PLF table

• Each row identifies an age. Choose the age of the youngest borrower, or the younger age of an eligible non-borrowing spouse.
• Each column identifies an expected rate. For an adjustable HECM, add the lender's margin to the 10-year Treasury rate. The note rate applies to a fixed HECM.
• Round the rate downward to the nearest eighth. Use the 6.625% column for an expected rate of 6.730%. The 3.000% column applies to rates under 3.000%.

Factors increase with age and decrease as rates rise. Older borrowers are expected to keep the loan for fewer years, while lower rates let the balance grow more slowly.

From factor to reverse mortgage principal limit

Multiply the factor by the maximum claim amount to find the principal limit. Compare the home value with the 2026 HECM limit of $1,249,125 and use the lower amount as the maximum claim.

The principal limit shown excludes costs. Any mortgage payoff, closing costs, the origination fee and mortgage insurance are deducted from the principal limit. The calculator handles each step. Annual caps apply to reverse mortgage limits.

Which HUD table this is

For FHA cases with numbers issued on or after October 2, 2017, HUD uses these HECM principal limit factors under Mortgagee Letter 2017-12. HUD makes the files available on its HECM page for lenders. It covers ages 18 to 99 and includes expected rates beginning at 3.000% and ending at 18.875%.

Why the table starts below 62

Each HECM borrower must be at least 62 years old. The table includes younger ages for an eligible spouse who does not borrow. When the loan protects a spouse under 62, the factor for that spouse's age applies and produces a smaller principal limit.

Using the data

The full table can be downloaded in CSV or JSON format from the links above. You may reuse these figures because they are HUD's public data. A return link to this page helps other people locate the source.

Questions people ask

1. What is a principal limit factor?

   This decimal is published by HUD for each age and expected rate. Multiply the factor by the maximum claim amount to find the largest amount a HECM can provide before costs.

2. What is the principal limit factor for a reverse mortgage at age 70?

   The calculator's default column uses 6.625%, where the factor equals 0.386. The factor is 0.381 at 6.750%. The HUD table gives each remaining rate its own column.

3. On a reverse mortgage statement, what does current principal limit refer to?

   This total shows what you could borrow today, including any amount already drawn. With an adjustable HECM, the total increases each month as your line of credit grows.