Do I have to request PMI removal in writing?

Yes for borrower-requested cancellation — a written request citing 12 U.S.C. §4902 creates the record the 30-day clock depends on. Automatic termination at 78% happens without a request.

PMI Removal Requirements Checklist (2026)

Q: What are the requirements to remove PMI?

Reach the LTV threshold (80% of original value by request, 78% automatic, or 75–80% of current value), keep a clean payment history (no 30-day late in 12 months, no 60-day late in 24 months), keep the loan current, and submit borrower-requested cancellations in writing. Occupancy and junior-lien rules also apply for current-value requests.

Q: What payment history do I need to cancel PMI?

The standard is no payment 30 or more days late in the past 12 months and none 60 or more days late in the past 24 months, with the loan current.

Short answer: to cancel PMI you need four things to line up — the right loan-to-value (80% of original value by request, 78% automatic, or 75–80% of current value), a clean payment history (no 30-day late in 12 months, no 60-day late in 24 months), a current loan, and a written request for borrower-initiated cancellation. Current-value requests add occupancy and junior-lien conditions.

See which requirements you already meet — free →

What are the requirements to remove PMI?

Requirement	Standard
LTV — borrower request (original value)	80%
LTV — automatic termination (original value)	78% (scheduled)
LTV — current-value cancellation	75% (loan 2–5 yrs) / 80% (5+ yrs)
Payment history	No 30-day late in 12 mo; no 60-day late in 24 mo
Loan status	Current at time of cancellation
Request	In writing, citing 12 U.S.C. §4902

What payment history do you need?

This is the requirement that surprises people. Even if you are well past the equity line, a recent late payment can pause cancellation: the standard is no payment 30 or more days late in the past 12 months and none 60 or more days late in the past 24 months. The good news is it is a rolling window — time cures it.

Do occupancy and other liens matter?

For current-value cancellation, yes. The best thresholds assume an owner-occupied primary residence; second homes and investment properties use stricter current-value LTVs (often 65–70%). Junior liens — a second mortgage or HELOC — can also block a current-value request. The original-value 80% right is more forgiving.

Meeting the LTV line is necessary but not sufficient. Run all of it — both LTV tests, your automatic date, and the break-even on any paydown — with our calculator before you request, so you do not pay a valuation fee prematurely.

How do you actually request it once you qualify?

Submit a written cancellation request citing 12 U.S.C. §4902; for current-value requests the servicer orders a BPO or appraisal that you pay for. The servicer must respond within 30 days and, on cancellation, refund unearned premiums. If they stall, see what to do when your servicer will not remove PMI.

Frequently asked questions

Can I remove PMI with a late payment on my record?

Usually not until the rolling window clears — no 30-day late in 12 months, no 60-day late in 24 months. Once the late payment ages out and the loan is current, you can request again.

Do these requirements apply to FHA loans?

No. FHA loans carry MIP under separate rules and often require refinancing to remove. See PMI vs MIP.

Is lender-paid PMI cancellable if I meet these?

No. Lender-paid PMI (LPMI) is built into your rate; the only exits are refinancing or paying off the loan.

Sources: CFPB · Fannie Mae B-8.1-04 · 12 U.S.C. §4901–4910. Reviewed July 2026.