Your servicer may talk about PMI by phone. But your legal right to cancel starts with a written request. So put it in writing. Cite the law. And use the right numbers.
Why it has to be in writing
The Homeowners Protection ActThe federal law that sets the rules for ending PMI.Click to open the full glossary. gives you a right. Once what you owe hits 80% of what the home was worth when you bought it, you can ask them to end PMI. But lenders work from a queue, not a hunch. A letter puts you in that queue. It starts their clock. And it gives you proof if things stall.
What to include in your letter
- Your loan number and property address, exactly as they appear on your statement.
- Your current balance and your home's original value, the two numbers the 80% test uses. Asking on today's value instead? Say so, and attach the appraisal if you have one.
- A citation to the Homeowners Protection Act of 1998. Name the right you are using. Then there is no doubt what you want.
- A request for written confirmation, in writing. They must say yes, or say why not. The usual reasons are late payments, or an appraisal they want first.
The template
[Property address]
[Date]
[Servicer name]
Attn: PMI / Escrow Department
[Servicer mailing address]
Re: Request for PMI Cancellation, Loan #[loan number]
To whom it may concern,
I am writing to ask you to end the PMI on the loan above. I do so under the Homeowners Protection Act of 1998.
My current estimated loan-to-value ratio is approximately [X]%, based on an outstanding balance of [$balance] against [the original value, or a current appraised value] of [$value]. I am current on my payments. I have had no payment 30 or more days late in the past 12 months, and none 60 or more days late in the 12 months before that.
Please write back to say if you have said yes. If you need more from me, please say what. If you require an appraisal, please send me your approved appraiser list and the cost.
Thank you for your prompt attention to this request.
Sincerely,
[Your name]
Fill in your figure, your balance, and your value first. A letter with the math done is easier for the servicerThe company you actually send your payment to.Click to open the full glossary. to check. These are estimates, not legal or financial advice. Check with your lender.
How to send it (and follow up)
- Check your servicer's preferred channel first. Many take these on their web site. That is faster than the post, and it still leaves a dated record.
- If mailing, use certified mail with a return receipt. It costs a few dollars and gives you legal proof of delivery if the process stalls.
- Follow up in 2–3 weeks if you hear nothing. If you qualify, they must act on your request. A call that names your mail receipt can help keep it moving.
- Get the cancellation confirmation in writing and keep it. It is your proof if PMI ever shows up on a bill again by mistake.
"A letter with the math already done is easier for your servicer to check."
Our free PMI drop-date calculator estimates where you stand, and if you can ask yet. Our PMI Kit goes further. Sold on its own or included with annual Pro, it drafts this letter from the loan details you enter.
The letter is the easy part. The hard part is knowing when you can ask, and not letting that month slip by. Your free dashboard estimates the date. With Pro, our daily check emails you as you get close.
Let CasaCrow draft the letter for you
Our PMI Kit drafts this letter from the loan details you enter. Get it on its own, or with annual Pro. You check it and send it.
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