What Is Title Insurance in Boise, Idaho?

What Is Title Insurance?

Title insurance protects against financial losses from defects in a property’s ownership history that weren’t caught during the title search. Unlike homeowner’s insurance (which covers future events), title insurance covers past events — problems that existed before you bought the property.

It’s a one-time premium paid at closing. No monthly payments, no renewals. The owner’s policy lasts as long as you own the property.

What Does It Protect Against?

Standard coverage includes: undiscovered liens (tax, mechanic’s, judgment), forged documents in the ownership chain, errors in public records, undisclosed heirs, boundary disputes, and defective document recording (recording fees are $15 for deeds, $45 for mortgages per Idaho Code § 31-3205). Enhanced ALTA Homeowner’s policies add post-closing forgery protection, building permit violations, and encroachment coverage at approximately 10% more.

Two Types of Policies

Owner’s policy: Protects your ownership equity up to the purchase price. Seller pays by Idaho custom. Lasts as long as you (or your heirs) own the property.

Lender’s policy: Protects the mortgage company’s interest — not yours. Buyer pays. Required by virtually all lenders. Lasts until the loan is paid off or refinanced.

Title Insurance Rates in Boise

Idaho is a filed-rate state (IDAPA 18.05.01) — each company sets its own rates, filed with the Idaho Department of Insurance. In Ada County, the 2025 Filed Rates show:

$3.00/thousand (7 companies): seven companies (at $3.00/thousand).

$3.50/thousand: Two national underwriters.

On a $450,000 home at $3.00/thousand: owner’s policy ≈ $1,500. At $3.50: ≈ $1,725. Same coverage, different price — shopping saves $225+.

Ada County-Specific Note

Ada County is one of the few Idaho counties where zoning endorsements (ALTA 3, 3.1, 3.2) are restricted — this restriction is noted in the county endorsement data. If your transaction requires a zoning endorsement, verify availability with your title company.

Do You Need It?

If you’re financing, the lender’s policy is mandatory. The owner’s policy is optional but strongly recommended — it’s a one-time cost that protects potentially hundreds of thousands in equity. Since the seller customarily pays for it in Idaho, most Boise buyers receive this protection at no additional cost to themselves.

Discounts

Simultaneous issue: $100 off the lender’s policy when both are issued together.

Reissue: Up to 40% off the owner’s premium if the property was insured within two years (per IDAPA 18.05.01.013, max 50%).