Residual Interest

Definition of Residual Interest

In the context of commercial mortgages, residual interest—often referred to as "trailing interest"—is the amount of interest that accumulates on a loan balance between the time a payoff statement is generated and the date the lender actually receives and reconciles the final payment. Because commercial loans are typically paid in arrears, residual interest represents the final "gap" of interest owed for the remaining days of the loan term that were not captured in the initial payoff calculation.

Detailed Description and Mechanics

Understanding residual interest requires a look at how commercial lenders calculate and collect debt. Most commercial real estate loans utilize a 30/360 or Actual/360 day count convention. When a borrower intends to pay off a mortgage—whether through a property sale or a refinance—they request a payoff letter from the servicer. This letter provides a snapshot of the total amount due as of a specific date.

The complexity of residual interest arises from the following factors:

• Interest in Arrears: Unlike rent, which is paid in advance, mortgage interest is paid for the time that has already passed. A payment made on June 1st typically covers the interest accrued during the month of May.
• The Per Diem Rate: Payoff statements include a "per diem" (daily interest) figure. If the wire transfer for the payoff is delayed by even one business day beyond the date specified in the letter, residual interest continues to accrue on the outstanding principal balance.
• Processing Latency: Even after a wire is sent, the lender may take 24 to 48 hours to "break" the loan in their system. Residual interest may continue to be charged until the funds are officially applied to the ledger.
• Escrow and Reserve Offsets: In many commercial transactions, the "residual" amount may be offset by remaining funds in tax, insurance, or replacement reserves, but the interest calculation itself remains a separate line item.

Why Residual Interest Matters in Commercial Transactions

In commercial lending, the loan amounts are significantly higher than in residential lending, meaning the daily interest cost can be substantial. For a $10 million loan at a 6% interest rate, the per diem interest is roughly $1,666. If a closing is delayed by three days, the borrower owes an additional $5,000 in residual interest that may not have been factored into the original closing statement.

To manage this, title companies and closing attorneys often include a "buffer" of several days of interest in the final settlement statement to ensure the lender receives the full amount. If the lender receives the funds earlier than anticipated, any overage is usually refunded to the borrower after the loan is fully extinguished and the lien is released.

Summary of Key Terms

• Payoff Date: The specific date the lender expects to receive the full principal and accrued interest.
• Per Diem: The daily interest charge calculated by multiplying the principal balance by the interest rate and dividing by the day-count convention.
• Shortfall: The result when the sent funds do not cover the accumulated residual interest, potentially delaying the reconveyance or release of the mortgage lien.