When Does PMI Go Away? The 80% and 78% Rules for Your Loan

If a down payment is under 20 percent, most conventional mortgages require private mortgage insurance (PMI), a monthly charge that protects the lender, not the borrower, if the loan defaults. PMI is not permanent, and federal law sets specific, numeric triggers for when it has to end. Knowing the exact thresholds, rather than guessing, is what lets a homeowner catch the moment PMI should disappear instead of paying it for years longer than required.

1. Two ways PMI ends, and who has to act

The Homeowners Protection Act of 1998, also called the PMI Cancellation Act, applies to mortgages for single-family principal residences that closed on or after July 29, 1999 (loans backed by the FHA or VA follow different rules). Under the Consumer Financial Protection Bureau's guidance on this law, there are two separate paths off PMI, and they place the burden differently.

Borrower-requested cancellation, at 80 percent. You have the right to ask your servicer, in writing, to cancel PMI once your principal balance is scheduled to reach 80 percent of your home's original value. "Original value" generally means the lower of the contract sales price or the appraised value at purchase (or at refinance, if you refinanced). To get approval, you generally need a good payment history, no junior liens such as a second mortgage, and evidence the home's value hasn't dropped below its original value. You can even request cancellation earlier than the scheduled date if extra payments have brought your balance down faster than the amortization schedule assumed.

Automatic cancellation, at 78 percent. This one does not require you to do anything. Even if you never ask, your servicer is legally required to automatically terminate PMI on the date your principal balance is scheduled to hit 78 percent of the home's original value, as long as you are current on payments. If you are behind, termination is delayed until shortly after you catch up.

The midpoint backstop. There is a third trigger that exists specifically for loans where the balance doesn't fall in a straight line, such as those with an interest-only period, principal forbearance, or a balloon payment. Your lender must end PMI the month after you reach the midpoint of your loan's original amortization schedule, regardless of what percentage of value your balance represents at that point. For a standard 30-year loan, that midpoint is 15 years in.

2. When this actually happens on a typical loan

Take a $285,000 loan on a $300,000 home (5 percent down), a 30-year fixed term, and a 6.5 percent interest rate. The monthly principal-and-interest payment on this loan is about $1,801.

On this example loan, the balance crosses the 80 percent line about ten and a third years in, meaning a borrower who tracks their own amortization schedule and submits a written request at that point could end PMI roughly 11 months before the automatic 78 percent trigger would kick in on its own. That gap, nearly a year of PMI payments, is the entire value of knowing these numbers rather than waiting for the servicer to act.

3. Why the request path is worth doing yourself

The automatic cancellation at 78 percent will happen without any paperwork from you, assuming your payment history stays current. But it happens later than the 80 percent threshold you're allowed to request. If PMI on a loan like this runs $120 to $200 a month, requesting cancellation at the earliest allowed point instead of waiting for the automatic trigger can save several hundred dollars across that gap, and the gap gets larger on loans with slower-amortizing structures.

Two more scenarios are worth knowing:

• Extra principal payments move the 80 percent date earlier than the original amortization schedule projects, and you're entitled to request cancellation as soon as your actual balance (not just the scheduled balance) crosses that line.
• Loans sold to Fannie Mae or Freddie Mac can have their own cancellation guidelines, but those investor rules are not allowed to be less favorable to the borrower than the federal minimums described above.

4. Key takeaways

• PMI has two guaranteed exit points: borrower-requested at 80 percent of original home value, and automatic at 78 percent, both under the Homeowners Protection Act.
• A third backstop, the loan's amortization midpoint (year 15 of a 30-year loan), forces PMI termination regardless of loan-to-value, for loans that don't amortize in a straight line.
• On a $285,000, 30-year, 6.5 percent loan on a $300,000 home, the 80 percent request point arrives around year 10, about 11 months before the automatic 78 percent cutoff.
• Extra payments toward principal can move your actual cancellation-eligible date earlier than your original paperwork projected, so it pays to check your real balance against these thresholds rather than wait for a notice.