RateNode

Recent Updates (2/5/2026)

CA Over-$3M Formulas & Minimum Premium (008-fix-ca-3m-formulas):

Fixed over-$3M owner premium calculations: Replaced hardcoded TRG-only constants with underwriter-specific formula parameters in state_rules.rb. TRG and ORT now produce correct, different premiums for properties above $3M (e.g., TRG $3.5M = $4,473.50, ORT $3.5M = $4,738).
Fixed ELC over-$3M calculation: The Extended Lender Concurrent formula was producing cents instead of dollars (~99% too low). Now correctly returns premiums in thousands of dollars for both underwriters.
Added minimum premium enforcement: TRG minimum $609, ORT minimum $725. Applied to base rate before policy-type multipliers and hold-open surcharges.
Added refinance over-$10M formula: CA-specific progressive refinance rates above $10M (TRG: $7,200 base + $800/million, ORT: $7,610 base + $1,000/million).
Boundary conditions: Amounts at exactly $3M and $10M use tier lookup; formula applies only for amounts strictly above thresholds.
36 unit tests, 48 CSV scenarios passing with zero regressions across all states.

CA Lender Policy & Hold-Open Fixes (007-fix-ca-lender):

Added ORT rate seed data for California: Created db/seeds/data/ca_ort_rates.rb with 96 rate tiers ($0 to $3M+), 15 refinance rates, and 44 endorsements. Key difference from TRG: ALTA 8.1 is $25 flat (TRG is no_charge), standalone lender multipliers are 75%/85% (TRG is 80%/90%), concurrent standard excess is 75% (TRG is 80%). Wired into db/seeds/rates.rb following the same dual-underwriter pattern as AZ.
Fixed lender_policy_type not passing through Calculator pipeline: The Calculator class now forwards lender_policy_type (:standard or :extended) to Calculators::LendersPolicy, enabling correct concurrent ELC lookups for extended lender policies and proper standalone multiplier selection. Previously all lender policies defaulted to :standard regardless of input.
Implemented CA hold-open/binder support: Added hold-open calculation to the CA state calculator matching the structure documented in both TRG and ORT rate manuals:
- Initial: Standard premium + 10% surcharge on base rate (OR Insurance Rate)
- Final: Incremental premium (new standard premium minus prior standard premium, minimum $0)
- Added supports_hold_open, hold_open_surcharge_percent (0.10), and hold_open_eligibility_years (2) to both CA TRG and ORT in state_rules.rb
Generalized hold-open support across states: Removed AZ-only hold-open guard in Calculator; the normal flow via include_lenders_policy already handles all states correctly. Updated CSV test spec to pass is_hold_open for all states (not just AZ).
48 test scenarios passing (12 CA, 16 AZ, 6 FL, 3 NC, 11 TX) including 20 CA-specific unit tests

Explicit Seed Unit Declaration (006-explicit-seed-units):

Replaced the value-inspection heuristic in the shared rate-tier seeder with explicit unit declarations: Each state module that routes through seed_rate_tiers() now declares its unit convention via a RATE_TIERS_UNIT constant co-located with the rate data. NC and CA declare :dollars (values are multiplied by 100 before insertion); TX declares :cents (values are inserted as-is). The old heuristic (first tier min >= 100_000 → assume cents) has been removed entirely.
Added fail-fast error guards: If a state module is missing RATE_TIERS_UNIT or carries an unrecognized value, the seeder raises an ArgumentError at seed time with a clear message naming the state and the expected values. No silent fallback.
Zero change to seeded data: Before/after comparison confirmed identical rate-tier content for NC, CA, and TX. All 38 CSV scenario tests pass without modification.
FL and AZ are unaffected — they use dedicated seed methods that do not go through the shared seeder.

NC Simultaneous Issue Base Premium Fix (PR-4):

Fixed NC base premium calculation for simultaneous issue when loan exceeds owner coverage: The orchestrator now forwards loan_amount_cents to all state calculators via the params hash. The NC calculator applies PR-4 of the NC rate manual — max(owner_coverage, loan_coverage) — as the base-premium input, while preserving the original owner coverage in the liability_cents output and the reissue discount path.
Example: Owner $300,000 / Loan $350,000 now correctly returns owner premium $820.50, lender concurrent fee $28.50, total $849.00 (was previously under-billed at $736.50 owner premium because it computed on $300k instead of $350k)
No behavioural change to other states — CA, TX, FL, and AZ ignore the new key in the params hash
38 test scenarios passing (1 new: NC_purchase_loan_exceeds_owner)

NC Configuration Corrections (per rate manual PR-1 / PR-10):

Corrected NC endorsement catalogue: Removed 46 stale entries carried over from other states' manuals. NC now contains exactly three endorsements per rate manual PR-10: ALTA 5, ALTA 8.1, and ALTA 9 — each priced at $23.00 flat.
Unified policy-type symbol to :homeowners: The symbol :homeowner (missing trailing "s") was inconsistent with AZ, which is locked by CSV fixtures. Renamed the key and name value in PolicyType::TYPES, PolicyType::NC_TYPES, all four non-AZ STATE_RULES multiplier maps, and the format_policy_type case branches in CA, FL, NC, and TX calculators. AZ and DEFAULT_STATE_RULES left untouched.
Set NC minimum premium and rounding increment: minimum_premium_cents changed from 0 to 5_600 ($56.00) and rounding_increment_cents changed from 1_000_000 ($10,000) to 100_000 ($1,000), both per NC rate manual PR-1.

Recent Updates (2/4/2026)

NC Reissue Discount Fix:

Fixed NC reissue discount calculation: The discount now correctly uses the actual tiered rate on the discountable portion (MIN of liability, prior policy amount) instead of a proportional approximation. This fixes scenarios where liability differs from the prior policy amount — the old proportional method produced incorrect discounts because NC rates are tiered, not flat.
Example: $400k liability / $250k prior now correctly returns $627.25 premium with $301.75 discount (was $638.69 / $290.31)

FL Rate Calculator Fixes:

Fixed ALTA 6 and ALTA 6.2 endorsements: Changed from no_charge to flat $25.00 fee per FL rate manual
Fixed ALTA 9.3 endorsement: Changed from no_charge to 10% of combined premium with $25.00 minimum
Added ALTA 9.1 and ALTA 9.2 endorsements: New owner endorsements at 10% of combined premium with $25.00 minimum
Fixed reissue eligibility boundary: Changed from inclusive (<=) to exclusive (<) comparison — prior policy exactly 3 years old no longer qualifies for reissue rates (per FL rate manual "less than three years")

Recent Updates (2/3/2026)

State Calculator Plugin Architecture:

Refactored state-specific logic into isolated plugin calculators:
- New StateCalculatorFactory routes calculations to state-specific calculators
- New BaseStateCalculator abstract contract defines the interface all state calculators must implement
- Each state now has its own calculator file in lib/ratenode/calculators/states/
- State calculators are stateless singletons with clean separation of concerns
New state calculator files:
- lib/ratenode/calculators/states/az.rb - Arizona (migrated from az_calculator.rb)
- lib/ratenode/calculators/states/fl.rb - Florida (extracted from owners_policy.rb)
- lib/ratenode/calculators/states/ca.rb - California (extracted from owners_policy.rb)
- lib/ratenode/calculators/states/tx.rb - Texas (extracted from owners_policy.rb)
- lib/ratenode/calculators/states/nc.rb - North Carolina (extracted from owners_policy.rb)
New shared utilities:
- lib/ratenode/calculators/utilities/rounding.rb - Consolidated rounding functions
- lib/ratenode/calculators/utilities/tier_lookup.rb - Tiered rate table traversal
Removed deprecated files:
- Deleted lib/ratenode/calculators/az_calculator.rb (migrated to states/az.rb)
- Deleted lib/ratenode/calculators/owners_policy.rb (split across state calculators)
CLI enhancements - Added missing options:
- --prior_policy_amount - Prior policy amount in dollars (for reissue rates)
- --prior_policy_date - Prior policy date (for reissue eligibility)
- --cpl - Include Closing Protection Letter
- --county - County name (for AZ region/area lookup)
- --hold_open - Hold-open transaction (AZ TRG, CA TRG/ORT)
37 test scenarios passing

Recent Updates (1/30/2026)

TX Endorsement Bugfix:

Fixed lender_only endorsement calculations for percentage_basic pricing type:
- Previously, all endorsements used the owner's liability (purchase price) to calculate the basic rate
- Now, lender_only endorsements correctly use the lender's liability (loan amount)
- Example: Endorsement 0885 (T-19 Restrictions - Lender) on a $500k purchase / $400k loan:
  - Before: $147.00 (5% of owner's basic rate $2,940)
  - After: $120.65 (5% of lender's basic rate $2,413)

FL Reissue Rate and Endorsement Bugfixes:

Fixed FL reissue rate table (db/seeds/data/fl_rates.rb):
- Corrected $0-$100k reissue rate: $3.30/thousand (was incorrectly $3.50)
- Corrected tier structure to match FL promulgated rates
Fixed FL reissue premium calculation (lib/ratenode/calculators/owners_policy.rb):
- Excess liability now uses correct cumulative tier position
- Excess = (original rate for full liability) - (original rate for prior amount)
- Previously calculated excess in isolation, hitting wrong rate tier
Fixed FL reissue discount tracking:
- For rate-table states (FL), discount = original_premium - reissue_premium
- Previously returned $0 because it relied on percentage discount (0% for FL)
Fixed ALTA 9 endorsement percentage (db/seeds/data/fl_rates.rb):
- Corrected to 10% of combined premium (was incorrectly 5%)
- Per FL rate manual: "Min. 10% of underlying policy premium"
All 32 test scenarios passed at time of release (12 TX, 4 FL, 16 AZ)

Recent Updates (1/29/2026)

Arizona (AZ) Implementation:

Added AZ as 5th supported state with two underwriters:
- TRG (Title Resources Guaranty): 2 regions, $5k liability rounding, hold-open support
- ORT (Old Republic Title): Area 1 only, $20k liability rounding, no hold-open
Multi-underwriter support added to STATE_RULES:
- Refactored all states to use nested underwriters: { "CODE" => { ... } } structure
- RateNode.rules_for(state, underwriter:) now accepts optional underwriter parameter
- Existing states (CA, NC, TX, FL) use "DEFAULT" underwriter for backward compatibility
TRG Regional Pricing (Region 1: Maricopa area, Region 2: Pima area):
- Region 1: Lookup table $0-$300k, then $2.41/thousand above $300k (min $730)
- Region 2: $786 at $100k, $3.30/thousand to $300k, $2.52/thousand above (min $600)
- Policy type multipliers: standard (1.0), homeowners (1.10), extended (1.50)
ORT Area 1 Pricing (Coconino, Maricopa, Pima, Pinal, Yavapai):
- Fixed $20k bracket lookup table up to $1M
- $2.00/thousand above $1M (min $830)
- Same policy type multipliers as TRG
Hold-Open Support (TRG only):
- Initial: Standard premium + 25% fee (minimum $250)
- Final: New premium minus prior premium credit (no minimum applies)
- Per TRG manual Section 109
AZ CPL: $25 flat fee
AZ Concurrent Lender's: $100 flat fee (both underwriters)
AZ Endorsements: ALTA 5.1, 8.1, 9 at $100 flat each
16 new AZ test scenarios added (32 total scenarios now)

Recent Updates (1/28/2026)

Florida (FL) Implementation:

Added FL as 4th supported state with unique patterns:
- Liability rounding: Nearest $100 (vs $10,000 in CA/NC, none in TX)
- Separate reissue rate table: FL uses distinct rate tables for original vs reissue policies (vs percentage discount in NC)
- Minimum premium: $100 (10,000 cents)
- Concurrent lender's fee: $25 flat when loan ≤ owner liability
- Reissue eligibility: 3 years from prior policy
New endorsement pricing types:
- percentage_combined: Rate based on combined owner's + lender's premium (FL survey endorsements)
- property_tiered: Different rates for residential vs commercial (FL zoning endorsements)
- Added property_type parameter to Calculator and CLI
FL rate structure (tiered per-thousand, similar to NC):
- $0 - $100,000: $5.75 per thousand (original) / $3.50 per thousand (reissue)
- $100,001 - $1,000,000: $5.00 per thousand (original) / $3.00 per thousand (reissue)
- Higher tiers have progressively lower rates
6 new FL test scenarios added (24 total scenarios now)

State-Based Refactoring:

Centralized state rules in lib/ratenode/state_rules.rb:
- All state-specific constants (concurrent fees, CPL settings, reissue discounts, liability rounding) now in one place
- Replaced hardcoded constants in lenders_policy.rb, cpl_calculator.rb, owners_policy.rb, base_rate.rb
- Easy to add new states by copying a STATE_RULES entry

Reorganized seed data by state:

db/seeds/
├── rates.rb              # Simplified loader (~140 lines)
└── data/
    ├── ca_rates.rb       # CA rate tiers, endorsements, refinance rates
    ├── nc_rates.rb       # NC rate tiers, endorsements, CPL, refinance rates
    ├── tx_rates.rb       # TX rate tiers, endorsements (converted from CSV)
    └── fl_rates.rb       # FL rate tiers (original + reissue), endorsements

TX endorsements converted from CSV to Ruby hashes (no runtime CSV parsing)
Archived old TX files to docs/archived/

To add a new state:

Add entry to STATE_RULES in lib/ratenode/state_rules.rb (use nested underwriters: structure)
Create db/seeds/data/{state}_rates.rb with rate tiers, endorsements, etc.
Add seed_{state}() method in db/seeds/rates.rb
Create state calculator in lib/ratenode/calculators/states/{state}.rb:
- Inherit from BaseStateCalculator
- Implement calculate_owners_premium(params) and calculate_lenders_premium(params)
- Implement line_item(params) and reissue_discount_amount(params)
Register the state in StateCalculatorFactory#build_calculator
Add require statement in lib/ratenode.rb

Recent Updates (1/23/2026)

Consolidated test suite: Single CSV-driven integration test file

Simplified spec directory structure:

spec/
├── spec_helper.rb              # Simplified RSpec config
├── integration/
│   └── csv_scenarios_spec.rb   # Single test file for all scenarios
├── unit/                       # Unit tests for new components
│   └── utilities/              # Utility module tests
└── fixtures/
    └── scenarios_input.csv     # Test data (37 scenarios: AZ, CA, FL, NC, TX)

Enhanced test output: Checkmarks (✓/✗), tolerance warnings (±$2.00), summary section
37 test scenarios: 12 TX, 4 FL, 16 AZ, 3 NC, 2 CA (36 passing, 1 known NC reissue issue)

Known Issues 1/22/26

Endorsement rates need to be calculated off of correct policy type (e.g., a T-19 endorsement charge for the loan title policy is 5% of the basic premium rate for the loan policy) but they're currently calculating based off the owners rate

Recent Updates (1/22/2026)

Today's changes:

Reverted Texas (TX) rates to 2019 promulgated rates (effective September 1, 2019)
- The 2025 TX rates have not yet been implemented by the TX Dept. of Insurance due to ongoing litigation
- 2019 rates remain in effect as of January 2026
TX Owner's Policy: Formula-based calculation for policies over $100,000
- $100,001 - $1,000,000: $5.27 per $1,000 + $832 base
- Higher tiers have progressively lower per-thousand rates (see Pricing Rules below)
TX Simultaneous Issue Lender's Policy: $100 flat fee (when loan ≤ owner liability)
TX Endorsements: 58 endorsements loaded from promulgated rate manual
- Refactored endorsement system to use unique codes (e.g., "0885") instead of form numbers
- Multiple variants per form now supported (e.g., T-19.1 has 4 variants with different rates)
- Added form_code field for display, code field for unique lookup
TX CPL: Not applicable (no charge)
No liability rounding for TX: Texas uses exact liability amounts (unlike CA which rounds to $10,000 or NC which rounds to $1,000)

Previous Updates (1/8/2026)

Updated NC underwriter from INVESTORS to TRG (Chicago Title rates effective Oct 1, 2025)
Implemented Chicago Title tiered rate structure for NC: $2.78/$2.17/$1.41/$1.08/$0.75 per thousand across 5 tiers
Added NC-specific endorsement pricing: ALTA 5, ALTA 8.1, and ALTA 9 now charge $23.00 flat fee (vs no-charge in CA)
Fixed CPL calculation duplicates by adding unique constraints to database
Implemented state-specific business rules:
- NC Homeowner's policy: 120% multiplier (vs 110% in CA)
- NC Simultaneous issue: $28.50 flat (vs $150 in CA)
- NC Reissue discount: 50% on prior policy amount within 15 years
- NC CPL tiered rates: $0.69/$0.13/$0.00 per thousand
All CSV integration test scenarios passing

Multi-state title insurance premium calculator supporting multiple states and underwriters with date-based rate versioning. Currently includes California (TRG/ORT), North Carolina (Chicago Title/TRG), Texas (promulgated rates), Florida (TRG), and Arizona (TRG/ORT) rate tables.

Setup

bundle install

Project Structure

lib/ratenode/
├── state_rules.rb              # Centralized state-specific constants
├── calculator.rb               # Main calculation orchestrator
├── calculators/
│   ├── base_state_calculator.rb    # Abstract contract for state calculators
│   ├── state_calculator_factory.rb # Factory for routing to state calculators
│   ├── base_rate.rb            # Base rate lookup/calculation
│   ├── lenders_policy.rb       # Lender's policy (concurrent/standalone)
│   ├── cpl_calculator.rb       # Closing Protection Letter
│   ├── endorsement_calculator.rb
│   ├── refinance.rb
│   ├── states/                 # State-specific calculator plugins
│   │   ├── az.rb               # Arizona (TRG/ORT, hold-open, regions)
│   │   ├── ca.rb               # California
│   │   ├── fl.rb               # Florida (reissue rate tables)
│   │   ├── nc.rb               # North Carolina (percentage reissue)
│   │   └── tx.rb               # Texas (formula-based, no rounding)
│   └── utilities/              # Shared utility modules
│       ├── rounding.rb         # Liability rounding functions
│       └── tier_lookup.rb      # Tiered rate table traversal
└── models/
    ├── rate_tier.rb            # Rate tier lookup and tiered calculation
    ├── endorsement.rb          # Endorsement pricing
    ├── policy_type.rb          # Policy type multipliers
    ├── cpl_rate.rb             # CPL rate tiers
    └── refinance_rate.rb

db/seeds/
├── rates.rb                    # Seed loader (calls state-specific seeders)
└── data/
    ├── ca_rates.rb             # California: TRG rates (effective 2024-01-01)
    ├── ca_ort_rates.rb         # California: ORT rates (effective 2025-03-17)
    ├── nc_rates.rb             # North Carolina: TRG/Chicago Title (effective 2025-10-01)
    ├── tx_rates.rb             # Texas: Promulgated rates (effective 2019-09-01)
    ├── fl_rates.rb             # Florida: TRG rates (effective 2025-01-01)
    └── az_rates.rb             # Arizona: TRG/ORT rates (effective 2025-01-01)

CLI Usage

# Purchase transaction (standard owner's policy + concurrent lender's)
# State and underwriter are now required
bundle exec bin/ratenode calculate \
  --state CA \
  --underwriter TRG \
  --purchase_price=500000 \
  --loan_amount=400000

# Extended owner's policy (125% of Schedule of Rates)
bundle exec bin/ratenode calculate \
  --state CA \
  --underwriter TRG \
  --purchase_price=500000 \
  --loan_amount=400000 \
  --policy_type=extended

# Homeowner's policy (110% of Schedule of Rates)
bundle exec bin/ratenode calculate \
  --state CA \
  --underwriter TRG \
  --purchase_price=500000 \
  --loan_amount=400000 \
  --policy_type=homeowners

# Refinance transaction
bundle exec bin/ratenode calculate \
  --state CA \
  --underwriter TRG \
  --type=refinance \
  --loan_amount=400000

# With endorsements
bundle exec bin/ratenode calculate \
  --state CA \
  --underwriter TRG \
  --purchase_price=500000 \
  --loan_amount=400000 \
  --endorsements="CLTA 115,ALTA 4.1,CLTA 100"

# Owner's policy only (no lender's)
bundle exec bin/ratenode calculate \
  --state CA \
  --underwriter TRG \
  --purchase_price=500000 \
  --no_lenders_policy

# North Carolina Chicago Title (TRG) - uses tiered rate structure
bundle exec bin/ratenode calculate \
  --state NC \
  --underwriter TRG \
  --purchase_price=500000 \
  --loan_amount=400000

# NC with CPL (Closing Protection Letter) and reissue discount
bundle exec bin/ratenode calculate \
  --state NC \
  --underwriter TRG \
  --purchase_price=60000 \
  --loan_amount=58200 \
  --cpl \
  --prior_policy_amount=35000 \
  --prior_policy_date=2020-01-01 \
  --endorsements="ALTA 8.1,ALTA 9"

# Texas (promulgated rates) - uses formula-based calculation
bundle exec bin/ratenode calculate \
  --state TX \
  --underwriter DEFAULT \
  --purchase_price=500000 \
  --loan_amount=400000

# TX with endorsements (use code for specific variant)
bundle exec bin/ratenode calculate \
  --state TX \
  --underwriter DEFAULT \
  --purchase_price=500000 \
  --loan_amount=400000 \
  --endorsements="0885,0890"

# Florida - uses tiered rates with separate reissue table
bundle exec bin/ratenode calculate \
  --state FL \
  --underwriter TRG \
  --purchase_price=200000 \
  --loan_amount=160000

# FL with reissue (prior policy within 3 years)
bundle exec bin/ratenode calculate \
  --state FL \
  --underwriter TRG \
  --purchase_price=200000 \
  --prior_policy_amount=150000 \
  --prior_policy_date=2024-01-01

# FL with property type for endorsements (affects pricing)
bundle exec bin/ratenode calculate \
  --state FL \
  --underwriter TRG \
  --purchase_price=150000 \
  --property_type=residential \
  --endorsements="ALTA 3"

# Arizona TRG (Region 1 - Maricopa)
bundle exec bin/ratenode calculate \
  --state AZ \
  --underwriter TRG \
  --purchase_price=500000 \
  --county=Maricopa

# Arizona TRG with concurrent lender's policy and CPL
bundle exec bin/ratenode calculate \
  --state AZ \
  --underwriter TRG \
  --purchase_price=480000 \
  --loan_amount=450000 \
  --county=Maricopa \
  --cpl \
  --endorsements="ALTA 5.1,ALTA 8.1,ALTA 9"

# Arizona TRG Homeowner's policy (110% multiplier)
bundle exec bin/ratenode calculate \
  --state AZ \
  --underwriter TRG \
  --purchase_price=500000 \
  --policy_type=homeownerss \
  --county=Maricopa

# Arizona TRG Hold-Open Initial (premium + 25% fee)
bundle exec bin/ratenode calculate \
  --state AZ \
  --underwriter TRG \
  --purchase_price=500000 \
  --county=Maricopa \
  --hold_open

# Arizona TRG Hold-Open Final (new premium - prior credit)
bundle exec bin/ratenode calculate \
  --state AZ \
  --underwriter TRG \
  --purchase_price=575000 \
  --prior_policy_amount=500000 \
  --county=Maricopa \
  --hold_open

# Arizona ORT (Area 1 - Maricopa)
bundle exec bin/ratenode calculate \
  --state AZ \
  --underwriter ORT \
  --purchase_price=500000 \
  --county=Maricopa

# California ORT (different rate schedule)
bundle exec bin/ratenode calculate \
  --state CA \
  --underwriter ORT \
  --purchase_price=500000 \
  --loan_amount=400000

# California TRG Hold-Open Initial (premium + 10% base rate surcharge)
bundle exec bin/ratenode calculate \
  --state CA \
  --underwriter TRG \
  --purchase_price=500000 \
  --hold_open

# California TRG Hold-Open Final (new premium - prior premium)
bundle exec bin/ratenode calculate \
  --state CA \
  --underwriter TRG \
  --purchase_price=600000 \
  --prior_policy_amount=500000 \
  --hold_open

# California with extended lender policy (ELC concurrent rate)
bundle exec bin/ratenode calculate \
  --state CA \
  --underwriter TRG \
  --purchase_price=500000 \
  --loan_amount=400000 \
  --lender_policy_type=extended

# With specific effective date (for historical calculations)
bundle exec bin/ratenode calculate \
  --state CA \
  --underwriter TRG \
  --as-of-date=2024-01-01 \
  --purchase_price=500000 \
  --loan_amount=400000

# JSON output
bundle exec bin/ratenode calculate \
  --state CA \
  --underwriter TRG \
  --purchase_price=500000 \
  --loan_amount=400000 \
  --json

Library Usage

require_relative 'lib/ratenode'
require 'date'

RateNode.setup_database

# State and underwriter are now required parameters
result = RateNode.calculate(
  state: "CA",
  underwriter: "TRG",
  transaction_type: :purchase,
  purchase_price_cents: 50_000_000,   # $500,000
  loan_amount_cents: 40_000_000,      # $400,000
  owner_policy_type: :standard,       # :standard, :homeowners, :extended
  include_lenders_policy: true,
  endorsement_codes: ['CLTA 115', 'ALTA 4.1'],
  as_of_date: Date.today              # Optional, defaults to today
)

# California ORT (different standalone/concurrent multipliers)
result_ca_ort = RateNode.calculate(
  state: "CA",
  underwriter: "ORT",
  transaction_type: :purchase,
  purchase_price_cents: 50_000_000,   # $500,000
  loan_amount_cents: 40_000_000,      # $400,000
  owner_policy_type: :standard,
  include_lenders_policy: true,
  lender_policy_type: :extended       # Uses ELC rate table for concurrent
)

# California TRG Hold-Open Initial (premium + 10% surcharge on base rate)
result_ca_hold_open = RateNode.calculate(
  state: "CA",
  underwriter: "TRG",
  transaction_type: :purchase,
  purchase_price_cents: 50_000_000,   # $500,000
  is_hold_open: true
)

# California TRG Hold-Open Final (incremental premium)
result_ca_hold_open_final = RateNode.calculate(
  state: "CA",
  underwriter: "TRG",
  transaction_type: :purchase,
  purchase_price_cents: 60_000_000,     # $600,000 (new amount)
  prior_policy_amount_cents: 50_000_000, # $500,000 (original hold-open)
  loan_amount_cents: 45_000_000,        # $450,000 (loan at closing)
  include_lenders_policy: true,
  is_hold_open: true
)

# North Carolina Chicago Title (TRG) with CPL and reissue discount
result_nc = RateNode.calculate(
  state: "NC",
  underwriter: "TRG",
  transaction_type: :purchase,
  purchase_price_cents: 6_000_000,      # $60,000
  loan_amount_cents: 5_820_000,         # $58,200
  owner_policy_type: :standard,
  include_lenders_policy: true,
  endorsement_codes: ['ALTA 8.1', 'ALTA 9'],
  include_cpl: true,                    # Closing Protection Letter
  prior_policy_amount_cents: 3_500_000, # $35,000
  prior_policy_date: Date.new(2020, 1, 1)
)

# Texas (promulgated rates)
result_tx = RateNode.calculate(
  state: "TX",
  underwriter: "DEFAULT",               # TX uses state-regulated rates
  transaction_type: :purchase,
  purchase_price_cents: 50_000_000,     # $500,000
  loan_amount_cents: 40_000_000,        # $400,000
  owner_policy_type: :standard,
  include_lenders_policy: true,
  endorsement_codes: ['0885', '0890']   # TX uses numeric codes for endorsements
)

# TX endorsement lookup by form (returns all variants)
variants = RateNode::Models::Endorsement.find_by_form_code(
  "T-19.1",
  state: "TX",
  underwriter: "DEFAULT"
)
# Returns 4 variants: 0889 (15%), 0895 (10%), 0897 (10%), 0898 (5%)

# Florida (TRG) - uses tiered rates with separate reissue table
result_fl = RateNode.calculate(
  state: "FL",
  underwriter: "TRG",
  transaction_type: :purchase,
  purchase_price_cents: 20_000_000,     # $200,000
  loan_amount_cents: 16_000_000,        # $160,000
  owner_policy_type: :standard,
  include_lenders_policy: true
)

# FL with reissue rates (prior policy within 3 years)
result_fl_reissue = RateNode.calculate(
  state: "FL",
  underwriter: "TRG",
  transaction_type: :purchase,
  purchase_price_cents: 20_000_000,     # $200,000
  prior_policy_amount_cents: 15_000_000, # $150,000
  prior_policy_date: Date.new(2024, 1, 1)
)

# FL with property type for endorsements
result_fl_endorsements = RateNode.calculate(
  state: "FL",
  underwriter: "TRG",
  transaction_type: :purchase,
  purchase_price_cents: 15_000_000,     # $150,000
  property_type: :residential,          # :residential or :commercial
  endorsement_codes: ['ALTA 3']         # $25 residential, $100 commercial
)

# Arizona TRG (Region 1)
result_az_trg = RateNode.calculate(
  state: "AZ",
  underwriter: "TRG",
  transaction_type: :purchase,
  purchase_price_cents: 50_000_000,     # $500,000
  loan_amount_cents: 45_000_000,        # $450,000
  owner_policy_type: :standard,
  include_lenders_policy: true,
  include_cpl: true,                    # $25 flat
  county: "Maricopa",                   # Required for AZ region/area lookup
  endorsement_codes: ['ALTA 5.1', 'ALTA 8.1', 'ALTA 9']
)

# Arizona TRG Homeowner's (110% multiplier)
result_az_homeowners = RateNode.calculate(
  state: "AZ",
  underwriter: "TRG",
  transaction_type: :purchase,
  purchase_price_cents: 50_000_000,     # $500,000
  owner_policy_type: :homeowners,       # 110% of base rate
  county: "Maricopa"
)

# Arizona TRG Hold-Open Initial (premium + 25% fee, min $250)
result_az_hold_open_initial = RateNode.calculate(
  state: "AZ",
  underwriter: "TRG",
  transaction_type: :purchase,
  purchase_price_cents: 50_000_000,     # $500,000
  county: "Maricopa",
  is_hold_open: true
)

# Arizona TRG Hold-Open Final (new premium - prior credit)
result_az_hold_open_final = RateNode.calculate(
  state: "AZ",
  underwriter: "TRG",
  transaction_type: :purchase,
  purchase_price_cents: 57_500_000,     # $575,000 (new amount)
  prior_policy_amount_cents: 50_000_000, # $500,000 (original hold-open)
  county: "Maricopa",
  is_hold_open: true
)

# Arizona ORT (Area 1 - different rate table)
result_az_ort = RateNode.calculate(
  state: "AZ",
  underwriter: "ORT",
  transaction_type: :purchase,
  purchase_price_cents: 50_000_000,     # $500,000
  owner_policy_type: :standard,
  county: "Maricopa"                    # ORT Area 1
)

# Structured hash for closing disclosure integration
result.to_h

# JSON output
result.to_json

# Human-readable text
puts result.to_s

Pricing Rules

Owner's Policies

California (TRG):

Type	Rate
Standard (CLTA/ALTA with WRE)	100% of Schedule of Rates
Homeowner's	110% of Schedule of Rates
Extended (ALTA without WRE)	125% of Schedule of Rates

North Carolina (Chicago Title/TRG):

Type	Rate
Standard	100% of tiered rate structure
Homeowner's	120% of tiered rate structure
Extended	120% of tiered rate structure

NC uses a tiered calculation (like progressive tax brackets):

Up to $100,000: $2.78 per thousand
$100,001 to $500,000: add $2.17 per thousand
$500,001 to $2,000,000: add $1.41 per thousand
$2,000,001 to $7,000,000: add $1.08 per thousand
$7,000,001 and above: add $0.75 per thousand

Texas (Promulgated Rates):

Type	Rate
Standard	100% of basic premium rate
Homeowner's	100% of basic premium rate

Florida (TRG):

Type	Rate
Standard	100% of tiered rate structure
Homeowner's	100% of tiered rate structure

Arizona (TRG and ORT):

Type	Rate
Standard	100% of base rate
Homeowner's	110% of base rate
Extended	150% of base rate

FL uses a tiered calculation (similar to NC) with separate original and reissue rate tables:

Original Rates:

Up to $100,000: $5.75 per thousand
$100,001 to $1,000,000: add $5.00 per thousand
$1,000,001 to $5,000,000: add $2.50 per thousand
$5,000,001 to $10,000,000: add $2.25 per thousand
Over $10,000,000: add $2.00 per thousand

Reissue Rates (prior policy within 3 years):

Up to $100,000: $3.50 per thousand
$100,001 to $1,000,000: add $3.00 per thousand
$1,000,001 to $5,000,000: add $1.75 per thousand
$5,000,001 to $10,000,000: add $1.50 per thousand
Over $10,000,000: add $1.25 per thousand

FL Minimum Premium: $100

Arizona TRG Rates (by region):

Region 1 (Apache, Cochise, Coconino, Gila, Graham, Greenlee, Maricopa, Navajo, Pinal, Santa Cruz, Yavapai, Yuma):

$0 - $300,000: Lookup table (values from rate manual)
Over $300,000: $1,377 base + $2.41 per thousand above $300k
Minimum premium: $730

Region 2 (La Paz, Mohave, Pima):

$0 - $50,000: $600 minimum
$50,001 - $100,000: $786
$100,001 - $300,000: $786 + $3.30 per thousand above $100k
Over $300,000: $1,446 + $2.52 per thousand above $300k
Minimum premium: $600

Arizona ORT Rates (Area 1 only: Coconino, Maricopa, Pima, Pinal, Yavapai):

$0 - $1,000,000: Fixed $20k bracket lookup table
Over $1,000,000: $3,257 base + $2.00 per thousand above $1M
Minimum premium: $830

CA Hold-Open (TRG and ORT):

Initial: Standard premium + 10% surcharge on base rate (OR Insurance Rate)
Final: New standard premium minus prior standard premium (minimum $0)
No lender policy issued during hold-open

AZ Hold-Open (TRG only):

Initial: Standard premium + 25% fee (minimum $250)
Final: New premium at increased liability minus prior premium credit
Hold-open not supported by ORT

TX uses formula-based calculation for policies over $100,000 (2019 rates, effective September 1, 2019):

$25,000 to $100,000: Lookup table (flat rates per $500 increment)
$100,001 to $1,000,000: $5.27 per $1,000 over $100,000 + $832
$1,000,001 to $5,000,000: $4.33 per $1,000 over $1,000,000 + $5,575
$5,000,001 to $15,000,000: $3.57 per $1,000 over $5,000,000 + $22,895
$15,000,001 to $25,000,000: $2.54 per $1,000 over $15,000,000 + $58,595
$25,000,001 to $50,000,000: $1.52 per $1,000 over $25,000,000 + $83,995
$50,000,001 to $100,000,000: $1.38 per $1,000 over $50,000,000 + $121,995
Over $100,000,000: $1.24 per $1,000 over $100,000,000 + $190,995

Note: TX does not round liability amounts (uses exact values).

Lender's Policies

California (TRG and ORT):

Scenario	TRG Rate	ORT Rate
Concurrent Standard (loan ≤ owner)	$150 flat	$150 flat
Concurrent Standard (loan > owner)	$150 + 80% of rate difference	$150 + 75% of rate difference
Concurrent Extended	Full ELC rate table lookup	Full ELC rate table lookup
Standalone Standard	80% of base rate	75% of base rate
Standalone Extended	90% of base rate	85% of base rate
Refinance (1-4 family residential)	Special flat rate table	Special flat rate table

North Carolina (Chicago Title/TRG):

Scenario	Rate
Concurrent (simultaneous issue)	$28.50 flat
Refinance (1-4 family residential)	Special flat rate table

Texas (Promulgated Rates):

Scenario	Rate
Simultaneous issue (loan ≤ owner liability)	$100 flat
Simultaneous issue (loan > owner liability)	$100 + basic rate for excess

Florida (TRG):

Scenario	Rate
Concurrent (loan ≤ owner liability)	$25 flat
Concurrent (loan > owner liability)	$25 + ELC rate for excess
Refinance (1-4 family residential)	Special flat rate table

Arizona (TRG and ORT):

Scenario	Rate
Concurrent (loan ≤ owner liability)	$100 flat
Concurrent (loan > owner liability)	$100 + base rate for excess

Closing Protection Letter (CPL)

California (TRG): Not applicable

North Carolina (Chicago Title/TRG): Tiered rates

Up to $100,000: $0.69 per thousand
$100,001 to $500,000: add $0.13 per thousand
$500,001 and above: add $0.00 per thousand

Texas (Promulgated Rates): Not applicable (no charge)

Florida (TRG): Not applicable

Arizona (TRG and ORT): $25 flat fee

Reissue Discount

California (TRG): Not applicable

North Carolina (Chicago Title/TRG):

50% discount on portion up to prior policy amount
Only available if prior policy issued within 15 years

Florida (TRG):

Uses separate reissue rate table (lower per-thousand rates) instead of percentage discount
Prior policy amount at reissue rates, excess at original rates
Only available if prior policy issued within 3 years

Endorsement Pricing

Some endorsements have state- and underwriter-specific pricing:

ALTA 5 (Planned Unit Development): No charge (CA TRG) | No charge (CA ORT) | $23.00 flat (NC)
ALTA 8.1 (Environmental Lien Protection): No charge (CA TRG) | $25.00 flat (CA ORT) | $23.00 flat (NC)
ALTA 9 (Restrictions, Encroachments, Minerals): No charge (CA TRG) | No charge (CA ORT) | $23.00 flat (NC)

Texas Endorsements: TX endorsements use a unique code system (not form numbers) because many forms have multiple rate variants:

Code	Form	Description	Rate
0885	T-19	Restrictions, Encroachments & Minerals - Res	5% of basic rate, min $50
0886	T-19	Restrictions, Encroachments & Minerals - Non-Res	10% of basic rate, min $50
0889	T-19.1	Restrictions, Encroachments & Minerals - Non-Res	15% of basic rate
0895	T-19.1	Restrictions, Encroachments & Minerals - Non-Res (w/survey)	10% of basic rate, min $50
0897	T-19.1	Restrictions, Encroachments & Minerals - Res	10% of basic rate, min $50
0898	T-19.1	Restrictions, Encroachments & Minerals - Non-Res (w/survey)	5% of basic rate, min $50
0890	T-23	Access Endorsement	$100 flat
0891	T-24	Non-Imputation Endorsement	5% of basic rate, min $25

Use Endorsement.find_by_form_code("T-19.1", ...) to find all variants of a form.

Florida Endorsements: FL endorsements use two special pricing types:

Code	Description	Pricing
ALTA 9	Restrictions, Encroachments, Minerals	5% of combined premium, min $25
ALTA 22	Location	10% of combined premium, min $50
ALTA 3	Zoning - Unimproved	$25 (residential) / $100 (commercial)
ALTA 3.1	Zoning - Improved	$50 (residential) / $150 (commercial)
ALTA 19	Contiguity	$50 (residential) / $150 (commercial)

percentage_combined: Rate based on combined owner's + lender's premium
property_tiered: Different flat rates for residential vs commercial properties

Arizona Endorsements:

Code	Description	Rate
ALTA 5.1	Planned Unit Development	$100 flat
ALTA 8.1	Environmental Protection Lien	$100 flat
ALTA 9	Restrictions, Encroachments, Minerals	$100 flat

Key Rounding Rules

California:

Liability rounded UP to next $10,000 before rate lookup/calculation
Final premium rounded to nearest dollar

North Carolina:

Liability rounded UP to next $1,000 before rate lookup/calculation (per rate manual PR-1)
Minimum premium of $56.00 enforced
Final premium rounded to nearest dollar

Florida:

Liability rounded UP to next $100 before rate lookup/calculation
Final premium rounded to nearest dollar
Minimum premium of $100 enforced

Texas:

No liability rounding - uses exact liability amounts
Formula calculations round at each step, then multiply to cents

Arizona:

TRG: Liability rounded UP to next $5,000 before rate lookup
ORT: Liability rounded UP to next $20,000 before rate lookup
Final premium rounded to nearest dollar

Difference in Calculation Method:

CA: Uses rounded liability to look up flat rate from Schedule of Rates table
NC: Uses rounded liability to calculate across progressive tiered brackets (similar to tax brackets)
FL: Uses rounded liability ($100 increments) with tiered calculation, separate original/reissue tables
TX: Uses exact liability with formula-based calculation (lookup table for amounts up to $100k)
AZ TRG: Uses $5k rounded liability with lookup table to $300k, then per-thousand formula (region-specific)
AZ ORT: Uses $20k rounded liability with fixed bracket lookup to $1M, then per-thousand formula

Tests

bundle exec rspec

Test Structure

All tests are driven by a single CSV file (spec/fixtures/scenarios_input.csv) containing expected values for each scenario. The test runner:

Parses each row from the CSV
Calls RateNode.calculate() with the scenario parameters
Compares actual vs expected values with ±$2.00 tolerance
Outputs formatted results with pass/fail status

Adding New Test Scenarios

Add a row to spec/fixtures/scenarios_input.csv with columns:

scenario_name - Unique identifier
state - CA, NC, TX, FL, or AZ
underwriter - TRG, ORT, DEFAULT, etc. (required for AZ, optional for others)
transaction_type - purchase or refinance
purchase_price, loan_amount - In dollars
prior_policy_amount, prior_policy_date - For reissue discount or hold-open final
owners_policy_type, lender_policy_type - standard, homeowners, extended
endorsements - Comma-separated codes
is_hold_open - TRUE/FALSE (AZ TRG, CA TRG, CA ORT)
cpl - TRUE/FALSE
property_type - residential or commercial (for FL endorsements)
expected_* - Expected values for validation

Note: For AZ scenarios, the county is extracted from the scenario name (e.g., "AZ_Maricopa_Owners" uses Maricopa county).

Name		Name	Last commit message	Last commit date
Latest commit History 51 Commits
.beads		.beads
.claude/commands		.claude/commands
.specify		.specify
bin		bin
db		db
docs		docs
lib		lib
spec		spec
specs		specs
.gitattributes		.gitattributes
.gitignore		.gitignore
CLAUDE.md		CLAUDE.md
Gemfile		Gemfile
Gemfile.lock		Gemfile.lock
README.md		README.md

Provide feedback

Saved searches

Use saved searches to filter your results more quickly

Repository files navigation

RateNode

Recent Updates (2/5/2026)

Recent Updates (2/4/2026)

Recent Updates (2/3/2026)

Recent Updates (1/30/2026)

Recent Updates (1/29/2026)

Recent Updates (1/28/2026)

Recent Updates (1/23/2026)

Known Issues 1/22/26

Recent Updates (1/22/2026)

Previous Updates (1/8/2026)

Setup

Project Structure

CLI Usage

Library Usage

Pricing Rules

Owner's Policies

Lender's Policies

Closing Protection Letter (CPL)

Reissue Discount

Endorsement Pricing

Key Rounding Rules

Tests

Test Structure

Adding New Test Scenarios

About

Uh oh!

Releases

Packages

Contributors 3

Uh oh!

Languages

ericgraham3/rate-node

Folders and files

Latest commit

History

Repository files navigation

RateNode

Recent Updates (2/5/2026)

Recent Updates (2/4/2026)

Recent Updates (2/3/2026)

Recent Updates (1/30/2026)

Recent Updates (1/29/2026)

Recent Updates (1/28/2026)

Recent Updates (1/23/2026)

Known Issues 1/22/26

Recent Updates (1/22/2026)

Previous Updates (1/8/2026)

Setup

Project Structure

CLI Usage

Library Usage

Pricing Rules

Owner's Policies

Lender's Policies

Closing Protection Letter (CPL)

Reissue Discount

Endorsement Pricing

Key Rounding Rules

Tests

Test Structure

Adding New Test Scenarios

About

Topics

Resources

Uh oh!

Stars

Watchers

Forks

Releases

Packages 0

Contributors 3

Uh oh!

Languages

Packages