Usually one of four reasons: you have not actually reached the threshold yet, your payment history does not meet the standard, the request was not in writing, or a servicer-ordered valuation came in low. The first step is to find out which — a denial must state its grounds. If you only got a phone brush-off, request the denial and its reasoning in writing.
| Problem | Your move |
|---|---|
| Denied on a low valuation | Dispute the BPO with comparables, or request a full appraisal |
| No response in 30 days | Resend certified as SECOND REQUEST, then CFPB |
| Told to call, no paper trail | Put everything in writing; phone calls create no record |
| Payment-history denial | Confirm the record; the standard is no 30-day late in 12 months |
Thirty days from a complete borrower-initiated request. That window is your leverage: if it passes with no written determination, you have a clean escalation. Resend by certified mail marked "SECOND REQUEST," reference your first delivery date and tracking number, and ask for the PMI department by name — our servicer playbooks name the right intake for each servicer.
A low broker price opinion is the most common denial, and it is the most fixable. Submit three to five strong comparable sales the appraiser may have missed, document interior improvements, or request a full appraisal if only a BPO was done — a full appraisal includes an interior inspection. Our guide to disputing a low PMI appraisal covers the evidence that actually moves a number.
Go to consumerfinance.gov/complaint, select your mortgage servicer, and describe the request, the dates, and the denial or non-response. Attach your certified-mail records. The servicer receives it through a regulator-tracked channel and typically responds within 15 days — far faster than they answered you directly.
Yes, when you meet the Homeowners Protection Act conditions: 80% LTV of original value, a current loan, and a clean payment history. Automatic termination at 78% is the servicer’s obligation regardless of whether you ask.
Under 12 U.S.C. §4902(f) the servicer must refund unearned premiums collected after the termination date. Document the date you crossed the threshold.
No — FHA MIP follows different rules and often cannot be cancelled without refinancing. See removing FHA MIP.