The Loan WeekPMI removal calculator
Estimate the balance and monthly milestones for requesting or ending conventional borrower-paid PMI. Your servicer must confirm the applicable date and conditions.
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Earliest modeled 80% request milestone
June 2029 estimated payment month
No guarantee of eligibility, approval timing or premium savings. Keep paying required amounts until the servicer confirms the change.
- 80% original-value balance
- $266,666.66
- Scheduled 78% milestone
- October 2033
- Entered monthly PMI
- $125.00
Source: CFPB PMI guidance and Homeowners Protection Act. A balance milestone, not cancellation approval.
Three rules, different conditions
Your balance checkpoint is after 24 scheduled payments, September 2026. The modeled regular principal-and-interest payment is $1,896.20, plus $0.00 in future monthly extra principal. Confirm that regular payment against your statement.
| Milestone | Estimated month | Payments from start | Meaning |
|---|---|---|---|
| 80% on the original schedule | August 2032 | 95 | Request route at $266,666.66 scheduled balance, even if actual balance differs. |
| 80% using entered balance and extras | June 2029 | 57 | Can advance the request route; assumes future extras are posted to principal with each payment. |
| 78% on the original schedule | October 2033 | 109 | $260,000.00 scheduled balance. Automatic termination requires the loan to be current. |
| Month after the original midpoint | October 2039 | 181 | Final termination rule if PMI remains and the loan is current. |
The earlier modeled automatic/final milestone is October 2033, 85 scheduled monthly payments after your checkpoint. Extra payments do not change the original 78% schedule or midpoint.
What is required for the 80% request?
Write to your servicer. You must be current with a good payment history, and satisfy the required evidence about junior liens and any decline in the property's original value. Reaching the balance alone does not establish approval.
Put the monthly premium in context
The two modeled months leave 52 months between the remaining request wait and automatic/final wait. At your entered $125.00 monthly PMI, that is $6,500.00 as a simple budget comparison. It is not guaranteed savings: valuation costs, processing time, billing periods and refunds are not modeled.
The CSV includes your inputs and conditional milestones. Copying the URL shares the inputs, which can also remain in browser history and hosting logs. Scenario pages omit analytics.
Scope and method
This tool is for the covered conventional borrower-paid PMI example described above the form. It is not an FHA MIP calculator or a determination that your own mortgage qualifies. Read the PMI disclosure from closing and confirm the schedule with your servicer.
Original value: generally the lower of the purchase contract price and the original appraisal, or the value at refinancing for a refinanced mortgage. Today's appreciation is not substituted here. Investor-specific current-value cancellation and seasoning rules are outside this model.
The original principal, fixed rate and term reconstruct a full-precision monthly amortization schedule. The 80% and 78% milestones use its end-of-payment balances. For the extra-payment route, the entered current principal continues at the original regular payment plus the extra amount. It is not re-amortized into a lower payment.
The first-payment month labels the schedule; exact payment days, partial interest periods and servicer rounding are not modeled. The midpoint rule is shown in the following calendar month. A balance already below 80% shows that the threshold has been reached, without inventing the historical date it crossed.
A cent-rounding allowance accounts for rounded regular payments, interest and your entered balance. A larger balance mismatch requires corrected inputs or the servicer's own schedule. Missed payments, modifications, recasts, capitalized amounts, forbearance, variable rates and non-amortizing terms are outside scope. If you are not current, the normal automatic date cannot be treated as an unconditional stop date.
Sources checked September 27, 2026. Publisher review due December 27, 2026, or sooner if the primary guidance changes.
Reset illustrative example · Mortgage with ownership costs · Compare extra-payment payoff plans
Questions
Does reaching 80% remove PMI automatically?
No. The 80% route requires a written request and the applicable payment-history, lien and property-value checks. Ask your servicer for its evidence requirements.
Does paying extra move automatic termination earlier?
Extra principal can advance the actual-balance request route. The statutory 78% date for this fixed-rate scenario follows the original schedule, irrespective of the current balance.
Can I enter today's home value?
This tool uses original value, not appreciation. For a purchase, generally use the lower of the original sale price and appraisal; for a refinance, the value used at that refinance. Investor-specific current-value routes are outside this model.
What happens after the midpoint?
The final rule is the first day of the month following the midpoint of the original amortization period, if current. A 30-year term reaches its midpoint after 180 months; the following month is month 181 here.
Sources
- CFPB: when PMI can be removed. Original value, request conditions and conventional-loan scope. CFPB reviewed August 28, 2026; checked here September 27, 2026.
- NCUA: Homeowners Protection Act examination guidance. Original-schedule 78% rule, final termination after the midpoint and high-risk/lender-paid exceptions. Checked September 27, 2026.
Page calculations or content last changed September 27, 2026. Observation and retrieval dates are listed per source above. How we calculate.