How lenders collect property taxes and insurance, calculate shortages, and adjust monthly escrow payments.
What an escrow account does
A mortgage escrow account allows the servicer to collect part of expected property taxes and insurance with each payment, then pay those bills when due.
Initial deposit
At closing, borrowers may fund an initial escrow deposit so enough money will be available before the next large bill. This amount is separate from prepaid interest and separate from the down payment.
Annual analysis
Servicers generally review the account periodically. If taxes or insurance rise, the required monthly deposit can increase even when the principal-and-interest payment is fixed.
Shortages and surpluses
A shortage means projected funds are insufficient. The servicer may offer repayment over time or permit a lump-sum payment, subject to applicable rules and account terms.
What escrow does not include
Escrow does not usually cover maintenance, utilities, HOA special assessments, repairs, or every property-related expense.
Questions to ask before acting
- What assumptions could materially change the result?
- How much cash will remain after closing?
- What happens if taxes, insurance, repairs, or income change?
- Which terms should be confirmed in writing?
Bottom line
Use this guide as a framework for better questions and more complete comparisons. Actual eligibility, pricing, legal rights, and transaction requirements depend on the borrower, property, lender, program, contract, and location.