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PMI Removal Date Calculator

See the exact month your mortgage PMI drops off — the date you can request it, the date the law forces your servicer to cancel it, and how much sooner you'd get there by paying extra.

You can drop PMI as early as

—

Request at 80%

—

On your payment schedule

Automatic at 78%

—

Required by law (HPA)

You could save up to —

in remaining PMI by acting at 80% instead of waiting for automatic cancellation.

Scheduled LTV 80% request 78% automatic

How PMI cancellation works

Two thresholds set by the Homeowners Protection Act

Private mortgage insurance (PMI) protects your lender, not you — but you pay for it whenever you put less than 20% down on a conventional loan. The good news: it is temporary. There are two points where it goes away:

80% LTV — you can request cancellation. Once your balance hits 80% of the home's original value, you may ask your servicer (in writing) to remove PMI.
78% LTV — it cancels automatically. Your servicer must drop PMI on its own once the scheduled balance reaches 78% of the original value, provided you're current on payments.

Because the automatic date is locked to your original schedule, the smart move is to reach 80% early — by paying extra or riding home appreciation — and request removal. Every month you cut off the front of that PMI bill is money back in your pocket. Read the full step-by-step guide →

PMI removal FAQ

When can I get rid of PMI on a conventional loan?

Two milestones matter. You can request cancellation once your loan balance reaches 80% of the original home value (20% equity). Your servicer is then required by law (the Homeowners Protection Act) to automatically cancel PMI when the balance reaches 78% of the original value, as long as you are current on payments. This calculator shows both dates.

Does paying extra each month remove PMI faster?

Yes. Extra principal payments shrink your balance sooner, so you hit the 80% threshold earlier and can request cancellation. Enter an extra monthly amount and the tool shows your new request date and the PMI dollars you save.

Can rising home value cancel PMI sooner?

It can. If your home appreciates, your loan-to-value can reach 80% based on current value before your scheduled payoff does. You can request cancellation based on a new appraisal (your servicer sets the rules and may require 75% LTV if you have owned the home less than 5 years). Add an appreciation rate to estimate that date.

Is the 78% automatic cancellation based on original or current value?

The automatic 78% cancellation is based on the original value and your original amortization schedule — not extra payments or new appraisals. That is why this tool computes the automatic date from the scheduled balance, while the request and appreciation dates use your actual balance.

Does this work for FHA loans?

No. FHA loans carry MIP (mortgage insurance premium), which follows different rules and often lasts the life of the loan. This calculator is for conventional loans with borrower-paid PMI.

How accurate is this calculator?

It uses standard mortgage amortization math and the HPA thresholds, so the dates are a close estimate from the figures you enter. Your servicer's exact terms, payment history, and appraisal requirements govern the final decision — always confirm with them.

PMI Removal Date Calculator

Your loan details

How PMI cancellation works

PMI removal FAQ

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