Why do I have to wait to cancel PMI?

If you’re relying on equity gains to cancel PMI, telling your lender about the recent sales and property value increases in your neighborhood won’t move the needle. You’ll need some stronger data for this argument, most likely a professional appraisal or a broker price opinion (BPO), depending on what imperative link state you live in.

Does the lender require a third-party appraiser? Most appraisers for mortgage-related matters will need to be provided by an appraisal management company (AMC) independent of the lender and borrower. So check whether you need to arrange the appraisal or BPO through your mortgage servicer, rather than hire out your own valuation. You could go through the trouble and expense of obtaining an appraisal, only to have to pay for another one.

Will you still save money post-appraisal? If you’re mere months away from hitting 20% equity to automatically remove PMI, you might think twice about kicking off this process. An appraisal on average will cost a homeowner between $450-$550. The cost of an appraisal might exceed the PMI you’d need to pay to get to 80% LTV.

You have to wait to cancel PMI because the extra cost is meant to protect the lender until you’ve gained more equity in your home. PMI is for the lender’s benefit and it will not help you in the event of foreclosure. But until a homeowner hits that 20% equity benchI payments in full.

What about mortgage insurance for FHA loans?

If you have a loan from a government program, such as an FHA loan, the extra insurance you pay to your lender is just called Mortgage Insurance (MI), and it comes with different rules regarding removal.

For example, if your down payment on a home purchased with an FHA loan was less than 10%, you cannot cancel MI unless you refinance with a non-FHA loan. This applies to any FHA loans obtained after 2013. When in doubt, reach out to your mortgage servicer to learn the specifics about cancelling MI on your specific loan type and to inquire whether any options for removal are available.

Canceling PMI: How much will you save?

In the grand scheme of all your housing costs – including the mortgage payment, homeowners insurance, maintenance, and property taxes – PMI might not seem like much. But it adds up.

Factors like your LTV and credit score will determine the exact cost of your PMI insurance premium and what you can save by cancelling it. That said, every bit of savings counts. Hopefully eliminating that monthly fee allows you to spend that money on something way more fun than insurance.

Do a little homework, then contact your mortgage servicer. Armed with information from this guide, you’ll be ready to make a cancellation request, inquire about scheduling an appraisal, or at least find out how many more months until you’re free of PMI payments. It will be a day to celebrate!

Let’s say you purchase a $300,000 home and put $42,000 or 14% down. That means the loan amount will be $300,000 minus $42,000, or $258,000.

Rising home values can build equity and increase your stake in the property, making you a potentially lower-risk borrower. Sometimes, to cancel PMI, all you must do is make mortgage payments on time and watch your home value grow, then connect with your servicer on next steps. The same concept applies if you’ve made any major home improvements, such as a kitchen, bathroom, or main bedroom remodel, to increase the appraised value of the home. When the appraised value of your home goes up since the time of purchase, it means your equity has grown and it may allow you to lose the training wheels of your mortgage (we’re talking about PMI!)