Coverage Ratio Examples
- 02:23
How to calculate the debt service coverage ratio (DSCR) and the loan life coverage ratio (LLCR) example
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Let's take a closer look at the calculation of the two coverage ratios and look at some examples. In the first case, you can see we've got a forecast from year four through year nine. This is the operational phase, and we're going to assume that the loan must be repaid during this period. And then we have a line for interest and the principle repayment, as well as the total debt service, which is just the addition of rows three and four. Then we have the debt service coverage ratio, which is calculated by taking the unlevered free cash flows divided by the total debt service in each year, and you can see how it improves slightly. It dips in year eight and then improves again in year nine. In the second example, this is the loan life coverage ratio. In this case, we've taken the unlevered free cash flows from years one through year six, as an example. We computed the present value of that using an interest rate of 5%, and we get a net present value of 560. The original loan amount is 250, so we divide through and we get a loan life coverage ratio of 2.2. In terms of how a bank uses these ratios, well, in the first case of the debt service coverage ratio, sometimes the bank will say you need to pay off as much of the loan while retaining this debt service coverage ratio. So it almost becomes a driver of your interest and principle repayments. In other words, you must maintain a debt service coverage ratio of 1.6 times and the headroom is the 0.6. You can also, for the loan life coverage ratio calculated each year, you can then use the outstanding balance of the loan and the remaining free cash flows between that year and the endpoint or the maturity point of the loan.