Original article updated 2026-07-30. Retained for reference. Confirm current requirements with an appropriate provider or administering agency.
Direct answer
For many covered mortgages with borrower-paid PMI, you can request cancellation at 80% of the home's original value if the legal conditions are met. Automatic termination generally occurs at the scheduled 78% point when payments are current. Investor rules may permit earlier removal. Ask the servicer which rules and documentation apply to your loan.
Start with your servicer’s cancellation requirements
Federal cancellation rights generally require a good payment history, a current loan, and no disqualifying liens. The servicer may ask for a written request and evidence that the property has not declined in value. If you are relying on appreciation or improvements rather than the original amortization schedule, an appraisal or broker price opinion may be required, and seasoning rules may apply.
Compare cancellation with refinancing
Read the PMI guide and estimate current cost with the PMI planning guide. Then ask the servicer for the exact cancellation date, current principal balance, valuation process, and fee. Refinancing may remove PMI, but it also creates a new rate and closing costs; use the refinance calculator before replacing an otherwise favorable mortgage.
Frequently asked questions
Does PMI automatically end at 80% loan-to-value?
Not usually. Borrowers may request cancellation around 80% of original value, while automatic termination generally occurs at the scheduled 78% point if payments are current.
Can home improvements help remove PMI earlier?
They may support a higher current value, but the servicer decides what valuation is acceptable and whether seasoning or other conditions apply.
Federal borrower-paid PMI cancellation protections described by the CFPB generally cover qualifying single-family principal-residence mortgages closed on or after July 29, 1999. FHA, VA, lender-paid insurance and other arrangements can follow different rules. Ask your servicer to identify the rule that applies to your loan.
Primary sources for this update
These specific statements were checked on November 11, 2026. Requirements can change; verify the rules for your own loan.