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Automatic termination

Automatic PMI termination at 78 percent original value

Understand automatic PMI termination under the Homeowners Protection Act, including the 78 percent original value test, current payment status, and subordinate lien rules.

Original value, not Zillow value

Automatic termination is based on the original value of the property used at origination, not a current online estimate. When scheduled unpaid principal hits 78 percent of that original value, PMI must terminate if you are current.

Extra principal can move the date up

If you made extra principal payments, you may reach 78 percent sooner than the original schedule. If you did not tell the servicer, their system might still follow the original schedule. A letter that shows the actual balance helps. The free check uses the balance you enter.

A new servicer does not reset the clock

If the loan is sold, the 78 percent test still uses the original value and amortization of that loan. The new servicer is still bound by the Homeowners Protection Act on a covered loan. Keep your old statements.

Subordinate liens

A second mortgage or HELOC can delay automatic termination until it is released. If you have a home equity line, ask whether it blocks termination and what documentation the servicer needs.

Common questions

No. It uses original value and the amortization schedule. Current market value does not run automatic termination.

Your actual balance can hit 78 percent sooner. Tell the servicer in writing. Do not assume their automatic date already includes extra principal.

The 78 percent date is not reset by a servicer change. The new company still has to follow HPA on a covered conventional loan.

It can bring you to 78 percent sooner. Notify the servicer and ask them to terminate PMI if you are current. Recasting the payment is separate and does not by itself cancel PMI.

Related guides

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Last updated: September 14, 2026