Understanding the Role of PMI
Lenders view a down payment of less than 20% as a higher risk. With less of your own money invested (equity), there is a greater statistical chance a borrower might default on the loan. Private Mortgage Insurance compensates for this higher risk. It is an insurance policy that reimburses the lender for a portion of their loss if you fail to make your mortgage payments and the home is foreclosed upon.
Essentially, PMI is the fee for being able to secure a conventional loan without a 20% down payment. It allows many people to purchase a home years sooner than they otherwise could.
How Loan-to-Value (LTV) Determines Your Need for PMI
Lenders use a metric called the Loan-to-Value (LTV) ratio to determine if you need PMI. The formula is simple:
LTV = Loan Amount ÷ Home’s Appraised Value
If your LTV is above 80%, you will almost always be required to pay PMI.
Example: You want to buy a home appraised at $400,000.
- With a 10% down payment ($40,000): Your loan amount is $360,000. Your LTV is $360,000 ÷ $400,000 = 90%. PMI is required.
- With a 20% down payment ($80,000): Your loan amount is $320,000. Your LTV is $320,000 ÷ $400,000 = 80%. No PMI is required.
How Much Does PMI Cost?
PMI rates typically range from 0.5% to 2% of your original loan amount per year. This annual cost is divided by 12 and added to your monthly mortgage payment.
Your specific PMI rate is influenced by:
- Credit Score: Higher scores typically result in lower PMI premiums.
- Down Payment Amount: A 15% down payment will have a lower PMI cost than a 5% down payment.
- Loan Type: Costs may differ between fixed-rate and adjustable-rate mortgages.
PMI vs. FHA Mortgage Insurance Premium (MIP)
It’s common to confuse PMI with the insurance required on FHA loans, known as the Mortgage Insurance Premium (MIP). They serve a similar purpose but have critical differences, especially regarding cancellation.
| Feature | Private Mortgage Insurance (PMI) | FHA Mortgage Insurance Premium (MIP) |
|---|---|---|
| Loan Type | Conventional Loans | FHA-Insured Loans |
| Cancellation | Yes, can be canceled once you reach 20% equity. | Typically not. For most FHA loans, you pay MIP for the life of the loan unless you made a down payment of 10% or more. |
How to Cancel Private Mortgage Insurance
You are not stuck with PMI forever. The federal Homeowners Protection Act of 1998 gives you the right to have PMI removed. According to the Consumer Financial Protection Bureau, you can do this in several ways:
- Request Cancellation: You can send a written request to your lender to cancel PMI once your loan balance is scheduled to reach 80% of the home’s original value. You must have a good payment history to be eligible.
- Automatic Termination: Lenders are legally required to automatically terminate PMI on the date your principal balance is scheduled to reach 78% of the home’s original value, provided you are current on your payments.
- Refinance Your Mortgage: If you have built sufficient equity, a mortgage refinance can get you into a new loan without PMI. This is most effective when interest rates are favorable.
Note: If your home’s value has risen, you may reach 20% equity faster. You can pay for a new appraisal and, if your LTV is 80% or less based on the new value, request cancellation from your lender.
As of 2025, mortgage insurance premiums are not tax-deductible. This deduction has expired in the past and been renewed by Congress, so always consult a tax professional for the latest information.
External Link for Authority: Consumer Financial Protection Bureau on PMI