MRTA vs MLTA - Which One is the Best Housing Loan Insurance

7/21/2019 MRTA vs MLTA - Which One is the Best Housing Loan Insurance

1/18

LatestProperty Seminar AboutGold Blacklisted DevelopersFinancial Tools

Gold Investment AccountsHome Property MRTA vs MLTA Which One Is The Best Housing Loan Insurance?

What is MRTA / MLTA?

Basically, both Mortgage Reducing Term Assurance (MRTA) and Mortgage Level Term Assurance (MLTA)are functioning as a protection for borrower by helping them to settle their outstanding mortgage loan in theevent of something bad happens. In other words, it is mortgage insurance.

What are the Differences Between MRTA and MLTA?

TA vs MLTA - Which One Is The Best Housing Loan Insurance? http://www.horlic.com/mrta-vs-mlta-which-one-is-the-best-housing-loa...

18 12/1/2015 6:56 PM


2/18

How to Determine Buying MRTA or MLTA is The Best?

Step 1: Identify the purpose of buying the property, whether its for self-occupying or investment because thatwill determine how long you are going to hold the property.

Step 2: Analyse the best protection coverage needed, which is sufficient to ensure your spouse will not getinto financial trouble for the monthly mortgage installment. In order to minimize the costs, it might not benecessary to have full coverage (same as total housing loan amount) as you might have other backups (eg.savings, cash, other insurances, shares etc).

Step 3: Do some calculation and comparison to have clearer picture on the costs involved and affordability onthe premium, respectively.

Example 1: Buying MRTA

Total Loan Amount = RM 106,155Loan Tenure = 30 yearsAge = 25 years old Coverage Ratio (%) = 100%


18 12/1/2015 6:56 PM


3/18

Coverage Amount = RM 106,155MRTA Premium = RM 2,371.50

Payment Option 1: One Lump Sum Payment Upfront

Since it is one lump sum payment upfront, hence, no interest is charged

Payment Option 2: Financed into Housing Loan

Assume BLR 1.8% = 4.25%Assume Loan Tenure = 30 yearsMonthly Installment = RM 11.66Total Interests Paid = RM 1,824.84Total Payment = RM 4,196.34

Example 2: Buying MLTA

Total Loan Amount = RM 106,155

Loan Tenure = 30 yearsAge = 25 years old Coverage Ratio (%) = 100%Coverage Amount = RM 106,155MLTA Premium = RM 74.30/month = RM 891.60/year

3 years x RM 891.60/year = RM 2,674.806 years x RM 891.60/year = RM 5,349.609 years x RM 891.60/year = RM 8,024.4012 years x RM 891.60/year = RM 10,699.20

Example 3: Comparison Between MRTA and MLTA (Buying Properties for Investment)

Example 4: Comparison Between MRTA and MLTA (Buying Property for Own Stay)


18 12/1/2015 6:56 PM


4/18

For more comparison of MRTA charges on the varies loan amount, try this MRTA Calculator fromwww.fiscal-wise.com.my

Read More Transfer MRTA To Another Property To Save Money For HomeInsurance

{ 48 comments read them below or add one }

Kris

Hi Horlic,

How do you calculate the MLTA premium? I am not sure how to get the RM74.30 per month.Kris.

Reply

Horlic Lim

I got the quotation from insurance company for the MLTA premium charges.

Reply

s.k.v

can i know which company sir?

Reply

FinanceFree

thanks for the details on mrta and mlta. now i know what the different. if you can provide more details


18 12/1/2015 6:56 PM


5/18

on how to choose, much appreciated.

Reply

aramaite

Thanks for the explanation.I am having a problem getting an MRTA. Recently rejected by an insurancecompany due to health problem and overweight. Is there any alternatives to this? Already bought ahouse and having ths problem.I do not want to burden my family if something bad happened (I am thesole breadwinner).

Reply

Loke

U can try to buy Life Insurance Financing from other insurance companies..Try to ask a few, some might offer to u

Reply

Sharmilla Chee

hi aramaite

if you do not mind me asking, what kind of health problems u have?For your info, i am working for my uncle in Tokio Marine. We have this great life ins+ mrta planwhich will cost only about RM 1000 per YEAR! Right now we also give rebate worth RM 100.very suitable for sole breadwinners like you.For further info, pls contact me at 016 978 9285 or [email protected].

Thank you

Reply

Sui H Lim

We just bought a condo and understood the MRTA is compulsory and that in an event of anuntimely death, the MRTA will cover the outstanding balance of the house. So we think that it will not

burden the surviving family. Now I have come to understand that even though, the family is free frommaking the mortgage payments, the property is NOT entitled to the family. It will remain withinsurance company until the family comes out with the outstanding balance. How about that!

Reply

Sharmilla Chee


18 12/1/2015 6:56 PM


6/18

Hi sui.

That depends on the type of the insurance plan that you buy. If it is a life insurance, the housewill definitely go to your family since the sum assured of your plan will be used to pay for your house.For your info, i am working for my uncle in Tokio Marine. We have this great life ins+ mrta planwhich will cost only about RM 1000 per YEAR! Right now we also give rebate worth RM 100.For further info, pls contact me at 016 978 9285 or [email protected].

Thank you

Reply

Rose

Hi, i got MRTA but was told tat in the event of TPD/Death, it would help to cover the whole cost, thus

beneficiary would be the family members. But, what I dun understand is why you stated the beneficiaryis the bank? Please kindly clarify, TQ.

Reply

Horlic Lim

For MRTA, if anything happens, it would cover your outstanding housing loan directly (paydirect by MRTA company to the bank).

For MLTA, u can assign anyone to be your beneficiary, if anything happens, he/she will receivethe money and use it accordingly. More flexible usage on the lump sum money.

Correct me if Im wrong.

Reply

kent

For MRTA, if anything happens, it would cover your outstanding housing loan directly (pay direct byMRTA company to the bank). but family needs to fork out any difference in amount depending on themarket value. rite?

Reply

May

Kent, for MRTA.. the protection reduce accordingly and approximayely.. yeah.. if the person died, the balance still need to settle.

but is the person diagnosed one of the critical illnesses, the loan will still need to continue to serve..


18 12/1/2015 6:56 PM


7/18

bcos usually mrta dun cover illnesses. always thias will lead to major financial contraint.

If MLTA any of these happens, death totall prmanentl disable, or critical illnesses, it will be settle.not only that usually MLTA also consist of reduce protection, increase protection or flat protection. butall 3, u will still get back some money or all money u pay for or all plus xtra bonus. it really depend onwhat u r looking for n your budget..

Reply

Rose

Let say me and my partner both insured 100% MRTA coverage. In the event something happened,MRTA will be paid to bank and the partner no need hassle to pay anything else, right? And the propertywill belong to the partner right and not bank? Please advise. TQ

Reply

Chong Kong Hui

Hi,

I am the Mortgage Consultant as well as the guy selling MRTA or MLTA.

# 10 If both insured for 100%, I call it over-insured. Yes, the bank will get the money that equal tooutstanding loan (assuming the MRTA purchased correctly and installment paid accordingly). The loan

settled, property belongs to the surviving partner. (simple assumption that it is join name, no other beneficiary)

# 9 MLTA does not necessarily covers 36 Critical Illness. Normally NO. Unless it is ADDED as aRIDER into the policy. But it can be very expensive. Beware, there are TWO type of rider, One is payyou once diagnosed 36 CI, the other is waive the premium so you dont have to continue paying the

premium BUT it will NOT settle the loan.

# 8 A bit correction. It is not the family need to folk out the different of the Market Value but thedifferent between the insurance proceeds vs the outstanding balance of the loan. If designed perfectly,no additional loan applied, interest rate dont change significantly the insurance proceeds will bealmost = outstanding balance of the loan.

# 7 Totally correct.

# 6 The ultimate beneficiary is still the family member because they can own the property withoutfurther instalment payment or settlement of the loan BUT the DIRECT beneficiary of the insurance

proceeds is the Bank.

# 5 You are either confusing with your fact or confused by agent/banker. Insurance company dontwant to own the property. They will pay to BANK upon claim. Your family just need to settle thedifferent, IF, the insurance proceeds is insufficient.

# 4 Try all insurance company is Malaysia. IF you are NOT HIV+, chance still can get MRTAcoverage, may be at higher premium.

# 3 Ask for advice. Fee based RM100/hour. Call 019-243 6946 to make appointment. Fee is 100%


18 12/1/2015 6:56 PM


8/18


9/18

Some bank do not compulsory borrower to purchase mrta to process their loan.funtion of mrta or mltais to cover any debts remain when the borrower face any death or tpd. housing loan and mrta or mlta isdifferent story,hiv person can apply loan,only insurance they maybe hard to apply only. so the personwithout mrta must take their on risk in cover the debts if any thing happen.

Reply

Chong Kong Hui

@Louise yapIn fact, due to competition, most bank do not impose MRTA or MLTA now!I am a mortgage broker.http://www.ChongKongHui.com

Reply

james

Dear Chong Kong Hui,Which bank does not impose MRTA or MLTA?Thanks.

Reply

Kong Hui

Almost all banks.

Some still try to encourage customer to buy MRTA by offer better rate e.g. No MRTABLR-2.40% and with MRTA BLR-2.45%

Reply

Confused

Im still undecided after all the rubbish u guys presented. Im sure Im not the only one. Can anyonegive examples of when to buy MRTA and when to buy MLTA please? Eg1. Property is for Investment?2. Home owner is gay, never plan to get married n have kids (single n no HIV)?3. Home owner has 9 kids n the sole bread-winner of the family?4. Home owner is young, making a decent living n living dangerously but planning to get married soon?

Seriously, examples in simple English please. Thank u.

Reply


18 12/1/2015 6:56 PM


10/18

amber

Total Shop Loan Amount = RM 200,000Loan Tenure = 20 yearsAge = 29 years old

Coverage Ratio (%) = 100%Coverage Amount = RM 200,000MRTA Premium = RM 2,900Total interest amount for 20 years= RM100,000my total settlement to banker = RM300,00(prinsipalRM200,000+ interestRM100,000)ive paid RM100,000 to the banker, if something bad happen, how much is MRTA going to cover?what is mean by outstanding balance of the loan? (remaining prinsipal RM100,000 + interest?)

Reply

Mr Johnson Williams

Hi do you need a loan,if yes contact us via: [email protected] your full name,loan amount,phone number,country and state of residenceto apply for a loan..

Reply

raymond

powerlink can solve the problem of MRTA.. can save ur money as wellhow to do me, contact me at [email protected]

Reply

Loke

Anyone looking for house refinancing? and MRTA / MLTA advice kindly contact me I am dealingwith Great Eastern and OCBC

[email protected]

Reply

carl

my house price is 400k, so how much MLTA will cost me?

Reply


f 18 12/1/2015 6:56 PM


11/18

Kelvin lee

Hi carl, I am Kelvin lee, from one mortgage solution. Regarding how much is the premium for MLTA400k. That have 2 type. Mortgage save and mortgage flexi . For detail, pls email direct [email protected].

Reply

gressen

Hi all, recently I met up with the loan consultant for a propery which Im buying to discuss the variousloan plans. When we came to the topic of MRTA & MLTA, I told her that I would like to consider

before deciding as Im not sure if the property will be kept for own use or sold off eventually. Her response was that I HAVE to decide by today as she has already sent up a memo.

May I know what did she mean by that? & was it right of her to insist that I make a decision there &then? Since I have already signed the insurance application form, can I refuse to pay the premium in theevent it is approved?

Kindly advise as this is my first time purchaing a property. Thanks.

Reply

Horlic Lim

if she is approaching u to go for MLTA, i believe that she might doing part time as insuranceagent at the same time, u know la, commission thing. if u feel uncomfortable with her altitude,complaint to the bank!

i believe there is a cooling period (eg. you may still call off the deal within certain days after uconfirm/bought something) for your insurance, check with the company, not the girl.

Reply

Kong Hui

I sell low premium high protection MLTA.Most other sell high premium high commission MLTA.

It is hard to survive if I keep selling low premium-high protection but faith and belief keepme alive. (as well as source of income from cross-selling).

Reply

AskChong


f 18 12/1/2015 6:56 PM


12/18

I am in same business, Mortgage and Insurance. Sorry that you have met a desperate agent. Myapproach is open discussion, bad for me if customer dont buy MLTA from me. (usuallycost-sensitive and/or less protection-sensitive).

Reply

gc

you are man

i am shocked to see this blog

well done

really salute you for teaching and guiding

need to pay or donate for your blog ?

Reply

Brian Tan

Dear all, the RM 74.30 per month is based on your premium. Example: you are 26years old , based onyour age, the insurance company can cover RM105.155. If u need more details can email me, I willexplain for u. [email protected]

Reply

Brian Tan

Dear all, the RM 74.30 per month is based on your premium. Example: you are 26years old , based onyour age, the insurance company can cover RM105.155. If u need more details can email me, I willexplain for u. [email protected]

Reply

kejora

pls call aflah 012-3685844 for islamic MLTA (shariah compliance)

Reply

kejora

for my advise.. you must study yrself benefit MLTA/MRTA or yr get app more consultant insuranceand yr decide which one yr get protection.


f 18 12/1/2015 6:56 PM


13/18

example:age male:30 year Loan :rm400k tenure 35 years

Islamic MLTA Cover: 35 year Death & TPD cover to age 65Annual premium: RM2,200.00

pls call 012-3685844aflah

Reply

Rahman

Hinak tanya sikit tentang MRTAAge : 40Loan :Rm76K Tenure 30 years berapa bayarannya ?Thanks.

Reply

kejora

Salam..en rahman..i want sharing mltt with hibah..pls email:[email protected]

Reply

bro mark

hi,,want to ask..im want buy mlta,,but ist there any bank that want to accept mlta..since i have a life policy that cover,,with prudential,,,because the bank only accept their own insurance mrta..please help

Reply

kelvin Lee

HI Bro Mark,

Now a day , bank is not compulsory borrower taken MRTA. They give customer optional. But if you choose MRTA, of course each bank have their panel insurance company. If you purchaseMLTA , some bank will ask for assignment. All the procedure i can help to solve. Do not ever


f 18 12/1/2015 6:56 PM


14/18


15/18


16/18

Enter your email address:

Delivered by FeedBurner

Recent Comments

kejora on MRTA vs MLTA Which One Is The Best Housing Loan Insurance?kejora on MRTA vs MLTA Which One Is The Best Housing Loan Insurance?kejora on MRTA vs MLTA Which One Is The Best Housing Loan Insurance?kejora on MRTA vs MLTA Which One Is The Best Housing Loan Insurance?hi on How Much Home Loan Can I Borrow

Like Horlic.com

Popular Posts By Comments In The Last 7 Days

MRTA vs MLTA Which One Is The Best Housing Loan Insurance? 1

Is it true to Grow Your Money Faster with ASB Loan 14

Where to Check CCRIS and Get Credit Report for Free in Malaysia 6


f 18 12/1/2015 6:56 PM


17/18


18/18


MRTA vs MLTA - Which One is the Best Housing Loan Insurance

Documents

Transcript of MRTA vs MLTA - Which One is the Best Housing Loan Insurance