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304.7-465 Permitted acquisitions -- Loan-to-value ratio -- Exemptions for
certain mortgage loans and credit release transactions -- Real estate -Ratios relating to aggregate amount of investments.
(1)
(2)
(3)
(4)
Subject to the limitations of KRS 304.7-455, an insurer may acquire, either
directly or indirectly through limited partnership interests and general
partnership interests not otherwise prohibited by KRS 304.7-363(4), joint
ventures, stock of an investment subsidiary or membership interests in a
limited liability company, trust certificates, or other similar instruments,
obligations secured by mortgages on real estate situated within a domestic
jurisdiction, but a mortgage loan that is secured by other than a first lien shall
not be acquired unless the insurer is the holder of the first lien. The obligations
held by the insurer and any obligations with an equal lien priority, shall not, at
the time of acquisition of the obligation, exceed:
(a) Ninety percent (90%) of the fair market value of the real estate, if the
mortgage loan is secured by a purchase money mortgage or like security
received by the insurer upon disposition of the real estate;
(b) Eighty percent (80%) of the fair market value of the real estate, if the
mortgage loan requires immediate scheduled payments in periodic
installments of principal and interest, has an amortization period of thirty
(30) years or less, and periodic payments made no less frequently than
annually. Each periodic payment shall be sufficient to assure that at all
times the outstanding principal balance of the mortgage loan shall not be
greater than the outstanding principal balance that would be outstanding
under a mortgage loan with the same original principal balance, with the
same interest rate, and requiring equal payments of principal and interest
with the same frequency over the same amortization period. Mortgage
loans permitted under this subsection are permitted notwithstanding the
fact that they provide for a payment of the principal balance prior to the
end of the period of amortization of the loan. For residential mortgage
loans, the eighty percent (80%) limitation may be increased to
ninety-seven percent (97%) if acceptable private mortgage insurance has
been obtained; or
(c) Seventy-five percent (75%) of the fair market value of the real estate for
mortgage loans that do not meet the requirements of paragraph (a) or (b)
of this subsection.
For purposes of subsection (1) of this section, the amount of an obligation
required to be included in the calculation of the loan-to-value ratio may be
reduced to the extent the obligation is insured by the Federal Housing
Administration, guaranteed by the Administrator of Veteran Affairs, or their
successors.
A mortgage loan that is held by an insurer under KRS 304.7-014(7) or acquired
under this section and is restructured in a manner that meets the requirement
of a restructured mortgage loan in accordance with the NAIC Accounting
Practices and Procedures Manual or successor publication shall continue to
qualify as a mortgage loan under this subtitle.
Subject to the limitations of KRS 304.7-455, credit lease transactions that do
not qualify for investment under KRS 304.7-457 with the following
(5)
(6)
(7)
characteristics shall be exempt from the provisions of subsection (1) of this
section:
(a) The loan amortizes over the initial fixed lease term at least in an amount
sufficient so that the loan balance at the end of the lease term does not
exceed the original appraised value of the real estate;
(b) The lease payments cover or exceed the total debt service over the life of
the loan;
(c) A tenant or its affiliated entity whose rated credit instruments have a SVO
1 or 2 designation or a comparable rating from a nationally recognized
statistical rating organization recognized by the SVO has a full faith and
credit obligation to make the lease payments;
(d) The insurer holds or is the beneficial holder of a first lien mortgage on the
real estate;
(e) The expenses of the real estate are passed through to the tenant
excluding exterior, structural, parking, and heating, ventilation and air
conditioning replacement expenses, unless annual escrow contributions,
from cash flows derived from the lease payments, cover the expense
shortfall; and
(f) There is a perfected assignment of the rents due under the lease to or for
the benefit of the insurer.
An insurer may acquire, manage, and dispose of real estate situated in a
domestic jurisdiction either directly or indirectly through limited partnership
interests and general partnership interests not otherwise prohibited by KRS
304.7-363(4), joint ventures, stock of an investment subsidiary or membership
interests in a limited liability company, trust certificates, or other similar
instruments. The real estate shall be income producing or intended for
improvement or development for investment purposes under an existing
program, in which case the real estate shall be deemed to be income
producing.
The real estate may be subject to mortgages, liens, or other encumbrances,
the amount of which shall, to the extent that the obligations secured by the
mortgages, liens, or encumbrances are without recourse to the insurer, be
deducted from the amount of the investment of the insurer in the real estate for
purposes of determining compliance with subsections (9) and (10) of this
section.
An insurer may acquire, manage, and dispose of real estate for the convenient
accommodation of the insurer's, which may include its affiliates, business
operations, including home office, branch office, and field office operations.
(a) Real estate acquired under this subsection may include excess space for
rent to others if the excess space, valued at its fair market value, would
otherwise be a permitted investment under subsections (5) and (6) of this
section and is so qualified by the insurer;
(b) The real estate acquired under this subsection may be subject to one (1)
or more mortgages, liens, or other encumbrances, the amount of which
shall, to the extent that the obligations secured by the mortgages, liens, or
encumbrances are without recourse to the insurer, be deducted from the
amount of the investment of the insurer in the real estate for purposes of
determining compliance with subsection (11) of this section; and
(c) For purposes of this subsection, "business operations" shall not include
that portion of real estate used for the direct provision of health care
services by an insurer whose insurance premiums and required statutory
reserves for accident and health insurance constitute at least ninety-five
percent (95%) of total premium considerations or total statutory required
reserves, respectively. An insurer may acquire real estate used for these
purposes under subsections (5) and (6) of this section.
(8) An insurer shall not acquire an investment under subsections (1) to (4) of this
section if, as a result of and after giving effect to the investment, the aggregate
amount of all investments then held by the insurer under subsections (1) to (4)
of this section would exceed:
(a) One percent (1%) of its admitted assets in mortgage loans covering any
one (1) secured location;
(b) One-quarter of one percent (0.25%) of its admitted assets in construction
loans covering any one (1) secured location; or
(c) One percent (1%) of its admitted assets in construction loans in the
aggregate.
(9) An insurer shall not acquire an investment under subsections (5) and (6) of this
section if, a result of and after giving effect to the investment and any
outstanding guarantees made by the insurer in connection with the investment,
the aggregate amount of investments then held by the insurer under
subsections (5) and (6) of this section plus the guarantees then outstanding
would exceed:
(a) One percent (1%) of its admitted assets in any one (1) parcel or group of
contiguous parcels of real estate, except that this limitation shall not apply
to that portion of real estate used for the direct provision of health care
services by an insurer whose insurance premiums and required statutory
reserves for accident and health insurance constitute at least ninety-five
percent (95%) of total premium considerations or total statutory required
reserves, respectively, such as hospitals, medical clinics, medical
professional buildings, or other health facilities used for the purpose of
providing health services; or
(b) The lesser of ten percent (10%) of its admitted assets or forty percent
(40%) of its surplus as regards policyholders in the aggregate, except for
an insurer whose insurance premiums and required statutory reserves for
accident and health insurance constitute at least ninety-five percent (95%)
of total premium considerations or total statutory required reserves,
respectively, this limitation shall be increased to fifteen percent (15%) of
its admitted assets in the aggregate.
(10) An insurer shall not acquire an investment under subsections (1) to (6) of this
section if, as a result of and after giving effect to the investment and any
guarantees it has made in connection with the investment, the aggregate
amount of all investments then held by the insurer under subsections (1) to (6)
of this section plus the guarantees then outstanding would exceed twenty-five
percent (25%) of its admitted assets.
(11) The limitations of KRS 304.7-455 shall not apply to an insurer's acquisition of
real estate under subsection (7) of this section. An insurer shall not acquire real
estate under subsection (7) of this section if, as a result of and after giving
effect to the acquisition, the aggregate amount of all real estate then held by
the insurer under subsection (7) of this section would exceed ten percent
(10%) of its admitted assets. With the permission of the commissioner,
additional amounts of real estate may be acquired under subsection (7) of this
section.
Effective:July 15, 2010
History: Amended 2010 Ky. Acts ch. 24, sec. 1023, effective July 15, 2010. -Created 2000 Ky. Acts ch. 388, sec. 26, effective July 14, 2000.
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