Less than 20% down
CMHC Insurance Calculator
Your mortgage insurance premium, the sales tax due at closing and your total mortgage. Results update as you type.
CMHC insurance premium
Down payment
$60,000
Down payment %
10.0%
Total mortgage
$556,740
PST due at closing
$1,339
Minimum down payment
$35,000
Monthly payment
$3,081
CMHC Premium Rates
Charged on the mortgage amount. Sagen and Canada Guaranty charge the same rates.
| Down payment | 25-year premium | 30-year premium |
|---|---|---|
| 5% to 9.99% | 4.00% | 4.20% |
| 10% to 14.99% | 3.10% | 3.30% |
| 15% to 19.99% | 2.80% | 3.00% |
| 20% or more | None | None |
CMHC Premium by Home Price (2026)
25-year amortization. The 5% column uses the minimum down payment (5% of the first $500K, 10% above).
| Price | Minimum down | 10% down | 15% down |
|---|---|---|---|
| $300,000 | $11,400 | $8,370 | $7,140 |
| $400,000 | $15,200 | $11,160 | $9,520 |
| $500,000 | $19,000 | $13,950 | $11,900 |
| $600,000 | $22,600 | $16,740 | $14,280 |
| $700,000 | $26,200 | $19,530 | $16,660 |
| $800,000 | $29,800 | $22,320 | $19,040 |
| $900,000 | $33,400 | $25,110 | $21,420 |
| $1,000,000 | $37,000 | $27,900 | $23,800 |
| $1,250,000 | $46,000 | $34,875 | $29,750 |
| $1,499,000 | $54,964 | $41,822 | $35,676 |
How CMHC Mortgage Insurance Works
If you put less than 20% down, your mortgage must be insured against default. The insurer (CMHC, Sagen or Canada Guaranty) charges a one-time premium, a percentage of the mortgage that falls as your down payment rises. It protects the lender, not you, but it's what lets you buy with as little as 5% down.
Example: a $600,000 home with 10% down has a $540,000 mortgage. The premium is 3.10%, or $16,740, added to the mortgage for a total of $556,740.
The premium itself goes on the mortgage, but in Ontario (8%), Quebec (9%) and Saskatchewan (6%) provincial sales tax on the premium must be paid in cash at closing. Budget for it with your other closing costs.
Insured mortgages are only available on homes under $1.5 million, with an amortization of up to 25 years, or 30 years for first-time buyers and new builds (0.20% extra premium).
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Frequently asked questions
How much is CMHC insurance on a $500,000 home?
$19,000 with the minimum 5% down, $13,950 with 10% down and $11,900 with 15% down, on a 25-year amortization.
Is CMHC insurance paid monthly?
No. It's a one-time premium added to your mortgage, so you pay it off (with interest) as part of your regular payments.
Can I avoid CMHC insurance?
Yes, with a down payment of 20% or more. Homes of $1.5 million or more need 20% down anyway.
Is the PST on CMHC insurance added to the mortgage?
No. In Ontario, Quebec and Saskatchewan, the sales tax on the premium is paid in cash at closing, usually through your lawyer or notary.
Is CMHC insurance refundable?
No, but if you sell and buy another home, some insurers let you port the insurance and pay a smaller top-up premium.
More for home buyers
Rates as of October 2026. Sources: CMHC premium rates. Estimates for planning, not tax advice.
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