HECM Principal Limit Factor Table (HUD PLF by Age and Rate)

Where do these numbers come from?

Standard formulasAmortization M = P·r(1+r)^n / ((1+r)^n − 1) and monthly compoundingreviewed Oct 23, 2026
Freddie MacPMMS mortgage-rate benchmarkweek of Oct 22, 2026

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Principal limit factors (selected)

Age	3%	3.5%	4%	4.5%	5%	5.5%	6%	6.5%	7%	7.5%	8%	8.5%	9%	9.5%	10%
62	0.524	0.504	0.470	0.439	0.410	0.382	0.357	0.334	0.312	0.291	0.272	0.255	0.238	0.223	0.209
64	0.536	0.517	0.483	0.452	0.423	0.396	0.371	0.348	0.326	0.305	0.286	0.269	0.252	0.237	0.222
66	0.549	0.529	0.497	0.466	0.438	0.411	0.386	0.363	0.341	0.320	0.301	0.283	0.267	0.251	0.236
68	0.562	0.543	0.511	0.481	0.453	0.426	0.402	0.379	0.357	0.336	0.317	0.299	0.282	0.267	0.252
70	0.576	0.554	0.522	0.493	0.465	0.439	0.415	0.392	0.370	0.350	0.330	0.312	0.296	0.280	0.265
72	0.588	0.555	0.524	0.494	0.467	0.441	0.416	0.393	0.372	0.352	0.332	0.314	0.298	0.282	0.267
74	0.602	0.569	0.539	0.510	0.483	0.458	0.434	0.411	0.390	0.369	0.350	0.332	0.315	0.299	0.284
76	0.614	0.582	0.553	0.525	0.498	0.473	0.450	0.427	0.406	0.386	0.367	0.349	0.332	0.316	0.301
78	0.629	0.599	0.571	0.544	0.518	0.494	0.471	0.449	0.428	0.408	0.389	0.372	0.355	0.339	0.324
80	0.642	0.613	0.585	0.559	0.534	0.510	0.488	0.466	0.446	0.427	0.408	0.390	0.374	0.358	0.342
85	0.685	0.660	0.636	0.613	0.591	0.570	0.549	0.530	0.511	0.493	0.476	0.459	0.444	0.428	0.414
90	0.730	0.710	0.691	0.672	0.653	0.636	0.618	0.602	0.586	0.570	0.555	0.540	0.526	0.512	0.499
95	0.750	0.750	0.750	0.740	0.727	0.714	0.701	0.688	0.676	0.664	0.653	0.641	0.630	0.619	0.609
99	0.750	0.750	0.750	0.750	0.740	0.728	0.716	0.704	0.693	0.682	0.671	0.660	0.650	0.639	0.629

Multiply the factor by the lower of home value and $1,249,125 to get the principal limit. The calculator above uses the full 1/8-point table.

Reading the table

Rates below 3% use the 3% row (HUD’s floor). Ages above 99 use the age-99 factor. Rates are rounded down to the 1/8-point row.

An estimate from HUD’s published factors. A lender’s quote uses your exact expected rate, appraisal, closing costs and any set-asides, so it will differ. HUD-approved counseling is required before you apply.

Sources and assumptions

HUD principal limit factor tables (General Table, ages 62–99, expected rates 3%–18.875%)
HUD Mortgagee Letter 2017-12 (2% initial MIP of the maximum claim amount, 0.5% annual MIP, principal limit factors from October 2, 2017)
HUD Mortgagee Letter 2025-22 (2026 HECM maximum claim amount $1,249,125)

Frequently asked questions

What is a principal limit factor?

The percentage of the maximum claim amount a HECM borrower can access, set by HUD by age and expected interest rate.

Where do HECM factors come from?

HUD’s principal limit factor tables published with Mortgagee Letter 2017-12, in effect for case numbers from October 2, 2017.

HECM principal limit factor table