The minimum required balance is the lowest positive balance allowed in your escrow account at any given time—this positive balance is also known as a cushion requirement. 
<ul>
<li>This helps us minimize the impact to your monthly mortgage payment when property tax and insurance rates increase.</li>
</ul>
We typically require your escrow account to contain two times (2x) your monthly escrow payment, not including mortgage insurance, in accordance with state and federal law.
<div class="example">
Example: If you’re currently required to put $500/month into escrow, your minimum required balance or escrow cushion could be $1,000.
</div>

Definition and amount of minimum required balance in escrow

Minimum Required (Escrow) Balance

First, let’s understand [what an escrow account is] (/help-center/escrow/escrow-account-definition) and why it can be helpful.

Basically, having an escrow account is all about convenience. It means that you never have to worry about when property tax and insurance bills are due, because we make the payments for you.

###Requesting an Escrow Account###
[Indent]
To request an escrow account, contact us via: 
- **Message Center:** Select the envelope icon in the upper-left corner, once you are [signed in] (/message_center).
- **Email:** Research.Incoming@homeusaa.com
- **Mail:**
[Indent]
USAA Federal Savings Bank    
PO Box 610788   
Dallas, TX 75261
[/Indent]
- **Fax:** 855-260-5034
- **Phone:** 855-430-8489

[Note]
**Note:** This process can take up to 30 calendar days.
[/Note]

**Next Steps:**   
We’ll send you a **projection** of future escrow disbursements—which includes your new monthly payment amount—and an **agreement** that you must **sign and return** by the date listed in the cover letter. 
- You must **physically sign** the agreement (no digital signatures) but you can send it back via email or mail. 
- These documents will be sent to you via email if you made the request that way or if your account is [Paperless] (/help-center/statements/paperless-statements). Otherwise, we’ll mail them. 

[Note]
**Note:** You must **advise your insurance company** that we will be making the payments going forward. 
- You’ll need to **notify us** of any insurance changes and provide the [mortgagee clause] (/help-center/escrow/insurance-policy-changes) to your insurance company.
[/Note]
[/Indent]

If you would like to request removal of your escrow account at a later date, you can learn about [escrow removal here] (/help-center/escrow/removing-escrow).

Describes the process of adding an escrow account to your mortgage

Adding an Escrow Account to Your Mortgage Payment

###Definition###
[Indent]
An escrow—or impound—account is where funds are held to pay property tax and insurance bills on your behalf.  If your loan is escrowed, a part of your mortgage payment goes into your escrow account every month.

Then we use the money to make your property tax and insurance payments for you. You never need to worry about whether you’re saving enough or when a payment is due—we’ll manage this for you.
[Note]
**Note:** Your escrow balance cannot be used to pay amounts owed, such as payments, fees, or corporate advances.
[/Note]
[/Indent]

###When Required###
[Indent]
Many times, escrow accounts are a **required** part of a loan agreement or loan modification and stated in the loan documentation. 
- When required, an escrow account will be set up at the loan closing, upon application of loan modification terms to the account, or shortly after.

[Note]
**Note:** If your loan was transferred to us, and you had an escrow account with your previous servicer, your **escrow account was transferred** as well.
[/Note]

We may also **add an escrow account** to your loan to **pay delinquent property taxes** or purchase homeowner insurance due to a lapse or deficiency in coverage.

[Note]
**Note:** In most cases, [escrow cannot be removed] (/help-center/escrow/removing-escrow) at a later date if added because of delinquent property taxes or lapsed insurance coverage.
[/Note]
[/Indent]

###Options###
[Indent]
If you don’t have an escrow account, you can request that we [add an escrow account] (/help-center/escrow/adding-escrow) for you. 

Conversely, if you have an escrow account and want to remove it, you can submit a [request to remove escrow] (/help-center/escrow/removing-escrow). 
[Note]
**Note:** These requests are subject to eligibility requirements.
[/Note]
[/Indent]

Feel free to [contact us](/contact_us) any time with questions about your escrow account.

Escrow account overview, including when it’s required and how it’s used

Escrow Account Definition

The minimum required balance is the **lowest positive balance allowed** in your escrow account **at any given time**—this positive balance is also known as a cushion requirement. 
- This helps us minimize the impact to your monthly mortgage payment when property tax and insurance rates increase.

We typically require your escrow account to contain **two times (2x) your monthly escrow payment,** not including mortgage insurance, in accordance with state and federal law.
[Example]
**Example:** If you’re currently required to put $500/month into escrow, your minimum required balance or escrow cushion could be $1,000.
[/Example]

###Definition###
[Indent]
Mortgage insurance protects the investor or noteholder if the borrower defaults on the loan. It lowers the investor’s risk when funding a home loan.

In most cases, if you pay **at least 20% down** on your home, you’re **not required** to carry mortgage insurance. 
- If you are required to carry mortgage insurance, removal of the insurance may occur when the equity in your home reaches a certain percentage.
[Note]
**_Note:_** Depending on the type of loan you have, your mortgage insurance may go by different names. It can be called Private Mortgage Insurance (**PMI**) or Mortgage Insurance Premium (**MIP**). 
[/Note]
[/Indent]

###Removing PMI###
[Indent]
If you’re required to carry PMI, we’ll **cancel it automatically** on the date your loan-to-value (LTV) ratio is **scheduled to reach 78%.**
[Example]
**LTV Example:**
If you borrow $85,000 to buy a house appraised at $100,000, your loan-to-value ratio is 85%. (85,000 / 100,000 = 0.85, also known as 85%)
[/Example]

Based on the original property value and the loan terms, we’ll project the date when your LTV will reach 78%, and we’ll plan to cancel your PMI on that date.
[Note]
**_Note:_** This projected date for automatic cancellation is **fixed** and **can’t be moved up.**
[/Note]

**However,** you can submit a **request for early cancellation** of PMI before the automatic termination date.
- Your property must reach **at least** 20% equity—or 80% LTV—to be eligible for an early cancellation. 
- Also, other conditions may apply to early cancellation depending on the loan investor. Here are the main ones:    
    - Your loan must be current.
    - In the last 12 months, you can’t have been more than 30 days late on any payment.
    - In the last 24 months, you can’t have been more than 60 days late on any payment.
    - If you have not reached an LTV of 80%, we may be able to order an official appraisal of your property to verify if the current value has reached the 20% equity requirement. 
[Note]
**_Note:_** The appraisal needs to happen within 90 days of your PMI cancellation request, and you will be responsible for the appraisal cost.
[/Note]

To discuss your specific requirements for requesting PMI cancellation, please [contact us.](/contact_us)

[Indent]
**You can send PMI cancellation requests to:**  
[Indent]
USAA Federal Savings Bank     
Attn: Escrow Research  
8950 Cypress Waters Blvd., Suite B    
Coppell, TX 75019
[/Indent]
[/Indent]

[Indent]
[Indent]
[Note]
***Important:*** *Cancellation requests by mail must include an explicit request to cancel PMI, your loan number, the date, and the signatures of all borrowers.* 
[/Note]
[/Indent]
[/Indent]
[/Indent]

###Removing MIP###
[Indent]
The requirements to remove MIP are complex and depend upon multiple factors and scenarios which are too numerous to list here, but please [contact us](/contact_us) to review your options for cancelling MIP.
[/Indent]

What is mortgage insurance (PMI/MIP) and how to request removal

Mortgage Insurance (also PMI or MIP)

Having an [escrow account] (/help-center/escrow/escrow-account-definition) is all about convenience. It means that you never have to worry about when property tax and insurance bills are due because we make the payments for you. 

On the flip side, removing your escrow account means that we will **no longer make payments** for your property taxes or insurance, and therefore, will no longer collect the escrow portion of your monthly payment. 

###Benefits &amp; Drawbacks###
[Indent]
**Benefits of Removing Escrow:**
- It keeps money in your account to possibly accrue interest.
- You are in control and know what is being paid and when.
- You have more flexibility with insurance carrier changes. (They must still meet our [requirements] (/help-center/escrow/insurance-requirements), including a B+ rating from [A.M. Best] (https://ratings.ambest.com/).)

**Drawbacks of Removing Escrow:**
- It may be a hassle to budget for large, lump-sum property tax and insurance bills.
- If payments are late or missed, you will be responsible for any penalties or fees.

[Note]
**Note:** This is not related to [mortgage insurance (PMI/MIP)] (/help-center/escrow/mortgage-insurance-pmi-mip).
[/Note]
[/Indent]

###Requirements &amp; Guidelines###
[Indent]
The eligibility for removing escrow is loan-specific, and can vary by state, so the best way to determine eligibility is to contact us. However, here are some **general rules** that may apply: 
- The loan cannot have had escrow force-placed in the past.
- The loan cannot be an FHA loan.
- If the loan has been modified where escrow is a requirement, it cannot be removed.
- The loan-to-value (LTV) ratio must be 80% or less.
- Flood insurance cannot be removed in certain cases when coverage is required. 
- The escrow account must have a positive balance (no escrow advances that haven’t been repaid).
[/Indent]

###Requesting Escrow Removal###
[Indent]
To see if your loan is eligible for removing escrow, contact us via: 
- **Message Center:** Select the envelope icon in the upper-left corner, once you are [signed in] (/message_center).
- **Email:** Research.Incoming@homeusaa.com
- **Mail:**
[Indent]
USAA Federal Savings Bank    
PO Box 610788   
Dallas, TX 75261
[/Indent]
- **Fax:** 855-260-5034
- **Phone:** 855-430-8489

[Note]
**Note:** This process can take up to 15 business days.
[/Note]

**Next Steps:**
- We’ll send you a **letter** that advises if you are eligible for escrow removal.
- If approved, we’ll remove the escrow account and send you a final letter with your **new monthly payment amount**. 
- We’ll also let you know if you have an **escrow refund** headed your way.

[Note]
**Note:** You must **advise your insurance company** that you will be making the payments directly to them going forward. 
- You’ll still need to **notify us** of any insurance changes and provide the [mortgagee clause] (/help-center/escrow/insurance-policy-changes) to your insurance company.
[/Note]
[/Indent]

###Adding Back Escrow###
[Indent]
If you change your mind, it’s important to know that it takes about **30 calendar days** to open an escrow account again, depending on how soon you sign and return the agreement. Therefore, you’ll want to pay any property taxes or insurance premiums due within the **next 60 days** to ensure nothing is missed.

[Note]
**Note:** You are responsible for paying all escrow items until the escrow account is re-established.
[/Note]

Here’s how to [add an escrow account] (/help-center/escrow/adding-escrow).
[/Indent]

Describes what it means to remove escrow and provides information on how to request removal

Removing Your Escrow Account

Escrow Basics

Property tax and insurance rates change, so sometimes we need to adjust your monthly escrow amount to ensure it can cover these payments. **This is one of the most common reasons why a homeowner’s payment may change.**

###Analysis    
[Indent]
At USAA we run an **escrow analysis** at least **once a year** around the **same time,** depending on the state where your property is located. 

It focuses on these areas:
- Your escrow account balance, monthly payment amount, and [minimum required balance] (/help-center/escrow/minimum-required-balance).
- The **recent tax and insurance payments**—or disbursements—we’ve made from your escrowed account.
- **Projected property tax and insurance amounts**, and their due dates, for the next year.

Details of your previous analysis, **including the date completed,** are in the [“Escrow Analysis”](/servicing/escrow/analysis) tab once you’re signed in. 
[Note]
**Note:** Loans that were transferred fall into the standard analysis cycle for that state, **unless** the next cycle is more than 12 months from the last escrow analysis date (as provided by your prior servicer). If this occurs, we will perform an escrow analysis soon after the transfer effective date.
[/Note]
[/Indent]

###Statement
[Indent]
We’ll send you an [**Escrow Review Statement**] (/servicing/statements/escrow) that explains the results of the escrow analysis. 
- Your statement will inform you whether your monthly payment is **going up or going down** in the year ahead, based on this year’s tax and insurance payments. 
- You may also end up with a [**shortage**] (/help-center/escrow/escrow-shortage-surplus) (too little) or a **surplus** (too much) in your account, based on next year’s projected payments.
[/Indent]

Explains the escrow analysis process and resulting statement

Escrow Analysis & Escrow Review Statement

### Shortage

[Indent]
A **shortage** means we’ve **projected** that your escrow account will fall below the [minimum required balance] (/help-center/escrow/minimum-required-balance) in the coming year.
- We’ll **automatically spread** the shortage amount **over the next 12 months** and add that to your monthly payment. 
 ***Note:*** *This is one of the most common reasons that your payment may increase.*
- You can prevent this additional monthly payment increase by [paying the shortage] (/servicing/payments/additional_only/new/escrow_shortage) as a lump sum before the new payment effective date, but this lump sum payment is not required and is completely voluntary. 
[Note]
**_Note:_** Your Escrow Review Statement will pinpoint the exact month(s) where the account falls below the minimum required balance.
[/Note]
[/Indent]

[Note]
**_Important:_** Even if you pay the escrow shortage in full for this year, your monthly payment may increase due to higher tax and/or insurance amounts to be paid this year. 
[/Note]

###Surplus
[Indent]
A **surplus** means there’s more in your account than we’ll need. 
- If you have a surplus of **more than $50** and your account is **current,** we’ll send you a check **within 30 days** of the escrow analysis.
- If the surplus is **less than $50** and your account is current, we’ll **spread the surplus** over the next 12 months to reduce the monthly payment. 
- If the account is **delinquent,** the **surplus will remain** in the escrow account for future disbursements.
[Note]
**_Note:_** Current accounts in Nevada (NV) will be sent a surplus check, even if it is less than $50.
[/Note]
[/Indent]

### Calculating Shortage &amp; Surplus
[Indent]
On your [Escrow Review Statement] (/servicing/statements/escrow), you’ll see a month-by-month projection of your upcoming escrow deposits, the timing and amounts of upcoming disbursements we expect to make on your behalf, and the running balance of the escrow account.

Then, we compare your escrow account’s lowest projected balance in the year ahead to your minimum required balance.

- If the lowest projected balance is **less than** your minimum required balance, you have a **shortage**.
- If the lowest projected balance is **more than** your minimum required balance, you have a **surplus**.

[Example]
**Example:**
Let’s say your minimum required balance is $600. 

If your analysis projects that your lowest escrow balance in the year ahead will be $350, you have a shortage of $250. ($350 – $600 = -$250) 

If your analysis projects that your lowest balance will be $800, you have a surplus of $200. ($800 – $600 = $200) 
[/Example]
[Note]
**_Note:_** If your shortage is paid in full, your monthly payment may still go up if your tax and insurance amounts increased last year.
[/Note]
[/Indent]

Describes escrow shortage & surplus and how they are calculated

Escrow Shortage & Surplus

Escrow Analysis

If your property is in **California** and the assessor **finds a value increase**—due to a recent appraisal, improvements, or new construction—you may receive **supplemental tax bills on the increased property value.**
- Unlike your ordinary annual taxes, the supplemental tax is a one-time tax which starts from the date you take ownership of your property or complete the construction until the end of the tax year on June 30th.

[Note]
**IMPORTANT:** These taxes are the homeowners’ responsibility and they **will not be paid through your escrow account with us.** However, if supplemental taxes are not paid and the property becomes subject to a tax lien or tax sale, we may make the payment from your escrow account, resulting in an increased monthly payment after the next escrow analysis. 
[/Note]

### When Will I Be Billed for the Supplemental Tax? 
[Indent]
Depending on your taxing authority, you could be billed in as little as three weeks, or as much as over six months. 
[/Indent]
### What if I Disagree with the New Value? 
[Indent]
Once the assessor appraises your property and advises you of the new supplemental assessment amount, you will have the opportunity to discuss your valuation, apply for a Homeowner's Exemption, or file an Assessment Appeal **directly with the taxing authority.**
[/Indent]

When a supplemental tax bill may be issued in California

California Supplemental Taxes

If you have an escrow account and you receive a delinquent tax bill, let us know right away so we can sort out what happened.

You can [contact us](/contact_us) or you can send us the bill. 
Please write your loan number on it first, and then send to any of the following:

[Indent]
**Email:** OSCorrespondence.CTAX@corelogic.com  

**Fax:** 817-826-1861  

**Mail:**  
[Indent]
USAA Federal Savings Bank     
Attn: Tax Department  
PO Box 9225  
Coppell, TX 75019  
[/Indent]
[/Indent]

If you get a notice that your property is eligible for a **“tax sale”** or a **“tax foreclosure,”** you should definitely [contact us](/contact_us) **right away.**

How to notify USAA of property tax issues

Issues with Your Property Taxes

If you purchased a new construction home, you may find that your first couple of **property tax bills are lower** than what was estimated at closing, depending on your taxing authority’s billing schedule. 
- A common reason for this is that the **property has not yet been assessed** to include both the land and home, resulting in a lower tax bill amount. 
- The tax amount used to set up your escrow payment will be the **last known tax amount,** which is usually a lower amount because it is based on a “land only” value assessment. 

[Note]
**IMPORTANT:** Because of this lower value assessment, we may return excess funds to you as an escrow overage after an escrow analysis. **This does not mean that the taxes will not increase to the full land and home assessed value during the following tax period, causing a possible shortage in your escrow account and/or resulting in a supplemental tax bill.**
[/Note]

What to know about property taxes for new construction

New Construction Property Taxes

No matter what state your property is in, you may be eligible for a **tax exemption based on state law** and the taxing authority’s guidelines.  
[Note]
***IMPORTANT:*** You must apply for and obtain documented approval directly from the taxing authority. Approval documentation must then be submitted to us for updates to be made to your escrow account. 
[/Note]
There are 2 common types of exemption: 
[Indent]
1. Partial Exemption means you qualify to have a **reduction in the taxable value** of the property, thus lowering the overall tax amount. 
[Example]
**Example:**
    - A customer with an assessed home value of $200,000 may have a 25% tax exemption meaning there will be a $50,000 reduction of the taxable value.  
Therefore, they would only pay property taxes on $150,000.  
        - That is a $1,000 savings, assuming a 2% tax rate.  
              - 2% of $200,000 original assessed value= $4,000  
              - 2% of $150,000 adjusted assessed value= $3,000
[/Example]

2. A 100% Tax Exemption means that you **do not have to pay any** of your property taxes. 
[Example]
**Example:**
    - A customer with an assessed home value of $200,000 may be assessed to pay 2% in tax of their homes value, $4,000.00. However, with an approved 100% tax exemption, you pay nothing and we do not collect funds in your escrow account to pay taxes. 
    - Common examples of 100% tax exemptions involve senior citizens and disabled veterans.    
[/Example]    
[/Indent]

**Common qualifying factors** for exemptions that vary per state law and local taxing authority: 
- Homestead Exemption
- Senior Citizen (age varies depending on taxing authority) 
- Disabled
- Military Veteran

Provides definition and types of real estate tax exemptions

Real Estate Tax Exemption

We receive tax bills for escrowed accounts, so **you don’t need to send us your copy** unless the bill is for delinquent taxes or a supplemental/interim tax.

Please write your loan number on it first, and then send to any of the following:
[Indent]
**Email:** OSCorrespondence.CTAX@corelogic.com
[/Indent]

[Indent]
**Fax:** 817-826-1861
[/Indent]

[Indent]
**Mail:** [/Indent]    [Indent]
[Indent]
USAA Federal Savings Bank      
Attn: Tax Department  
PO Box 9225  
Coppell, TX 75019
[/Indent]
[/Indent]

When property tax bills need to be sent to USAA

Sending Property Tax Bills

If your property is in Wisconsin, you have the option to have us pay your property taxes directly to the taxing authority or to have us send a check to you to pay the taxing authority directly.
[Note]
**IMPORTANT:** You must notify us by **November 30th** if you want to change your tax payment option. Changes requested after that date will not take effect until the following year. 
[/Note]

You can [send us a message](/message_center) or [give us a call](/contact_us) to request this change.

##**Options**##
[Indent]
A: Check is made payable to you and the taxing authority, then mailed to you during the second week of December.
[Note]
**IMPORTANT:** If a higher payment amount is required by the taxing authority, it is your responsibility to pay the difference. 
[/Note]
B: Taxes paid directly to taxing authority by January 31st.  

C: Taxes paid directly to taxing authority by December 31st.  

D: Taxes paid in installments directly to taxing authority by the following dates:
- 1st Installment – December 31st 
- 2nd Installment – July 31st 
 
E: Taxes paid in installments directly to taxing authority by the following dates:
- 1st Installment – January 31st 
- 2nd Installment – July 31st 
[/Indent]

Important tax option information for properties in Wisconsin

Wisconsin Tax Payment Options

Property Taxes

If there are any changes to your insurance policy or carrier, please let us know as soon as possible by sending us the Declarations Page. 
- Visit [https://www.mycoverageinfo.com/usaa](https://www.mycoverageinfo.com/usaa) and follow the simple instructions to upload your Declarations Page.

- Or send it via:  
[Indent]
**Email:** USAA@mycoverageinfo.com     
**Mail:**  
[Indent]
USAA Federal Savings Bank     
PO Box 7729  
Springfield, OH 45501
[/Indent]

*Be sure to include your loan number and most up-to-date contact information.*
[/Indent]

Feel free to [contact us](/contact_us) if you have any questions about insurance changes. It’s important we’re kept in the loop so we can keep your escrow account up to date and use its funds properly on your behalf.
- You can review your current insurance coverage information at the site we just mentioned: [https://www.mycoverageinfo.com/usaa](https://www.mycoverageinfo.com/usaa).

[Note]
**_Note:_** The following Mortgagee Clause **must** appear on your insurance policy. If it’s not there, contact your insurer and let them know.  
[Indent]
USAA Federal Savings Bank  
Its Successors and/or Assigns  
PO Box 7729  
Springfield, OH 45501
[/Indent]
[/Note]

What, when, and how to send updates if your insurance policy changes

Advising USAA of Insurance Policy Changes

When a disaster strikes your home, your insurance company may issue an insurance claim check, which can also be called loss draft funds. A claim check is meant to cover various costs, including repairs.
- **If the insurance claim check is sent to us:**
    - We may endorse it and send it to you to complete the repairs, depending on the loan status and the amount of the insurance funds; or 
    - If the total claim is over $40,000, or the account is delinquent, we may instead deposit it and distribute the amount to you incrementally, as repairs are completed.

- **If you get an insurance claim check**, please endorse the check and send it to us. You can visit [www.insuranceclaimcheck.com](https://www.insuranceclaimcheck.com) for more information. You can also call our Loss Draft Department at 855-358-9208 to learn more.

What happens when you receive an insurance claim check

Insurance Claim Check Process

###Amount
[Indent]
You are required to have enough insurance to cover the lower of either the replacement cost of the home or the remaining principal balance on your loan. 
[Example]
**Example:** If your unpaid principal balance (UPB) is $80,000 but the replacement cost is $120,000, you need to carry a minimum insurance of $80,000 total.
[/Example]
[Note]
**_Note:_** There may be exceptions to this for properties in certain states. Your insurance carrier can tell you more about this.
[/Note]
[/Indent]

###Carrier
[Indent]
While there are a lot on the market, insurance companies **must carry** at least a **B+ rating** from [A.M. Best](https://ratings.ambest.com) to provide coverage on USAA accounts.

Please [contact us](/contact_us) if you have questions about whether your preferred insurance providers qualify.
[/Indent]

###Types
[Indent]
Here are common types of homeowners insurance and general guidelines about which coverage you should maintain: 

*Remember, this is just an overview. That means you shouldn’t assume any of these do or don’t apply to you based on this list alone. A chat with your insurance carrier is the best way to be sure about your requirements.*

[Indent]
####Homeowners (Hazard) Insurance
This is required for all mortgages to protect your home and investment and it **can be paid** through your escrow account.  

####Flood Insurance
Required if you live in an area with special flood hazards and it **can be paid** through your escrow account. This is determined by FEMA and based on flooding within the last 100 years.

Generally, flood policies must provide coverage, at a minimum, of the **lowest** of the following amounts:

- The full replacement cost of the dwelling and insurable improvements made to it. 
- The unpaid principal balance of the loan.
- The maximum allowed through the National Flood Insurance Program (NFIP), which is $250,000.

####Windstorm/Hurricane Insurance
Some states in high-risk areas—like the Gulf Coast and Hawaii—require this additional insurance separate from your homeowners (hazard) policy. If required, it **can be paid** through your escrow account.

####Homeowner Association (HOA) Insurance
This can be required if you live in a condo or townhome. If required, your property association would manage it and include your payments as part of your HOA dues, so it **will not be paid** through your escrow account.

####Mine Subsidence Insurance
May be required for people living in an area at high risk for movement of the ground surface in areas on top of former underground mines. This **will not be paid** through your escrow account.

####Earthquake Insurance
May be required for people living in an area at high risk for earthquakes. It is common in California. This **will not be paid** through your escrow account.
[/Indent]
[/Indent]

Minimum Required (Escrow) Balance

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Minimum Required (Escrow) Balance

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