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FHA loans

How to cancel PMI on an FHA loan

FHA loans use mortgage insurance premiums, not conventional PMI. Learn when annual MIP can end, how the June 2013 rule change works, and when a refinance is the realistic path.

FHA insurance is not conventional PMI

FHA loans charge an up front mortgage insurance premium and an annual premium, often called MIP. The Homeowners Protection Act does not cancel FHA MIP. The path depends on when the loan closed and the original loan to value. You can still use the free check. It will explain the FHA path so you do not buy a conventional PMI letter by mistake.

Loans closed before June 3, 2013

Older FHA loans generally allow MIP cancellation once the unpaid principal reaches 78 percent of the original value and you are current. You usually need to request it. Keep proof of the original value from your HUD 1 or closing disclosure.

Loans closed on or after June 3, 2013

If the original loan to value was 90 percent or less, annual MIP is commonly scheduled for 11 years. If original loan to value was above 90 percent, which is a down payment under 10 percent, annual MIP generally lasts for the life of the loan. A 2015 loan with 5 percent down is usually the life of loan path, not an 11 year clock. In that case a conventional refinance once you have equity is often how people stop MIP.

What to send your servicer

Ask the servicer in writing to confirm the MIP cancellation date, original loan to value, and whether a request is required. Include your loan number and a copy of your statement. An FHA streamline refinance keeps you in FHA, so MIP still applies. If MIP cannot be cancelled, a recast after a lump sum can still lower the payment even though insurance remains, if the servicer allows a recast.

Typical annual MIP duration for FHA loans

Loan dateOriginal loan to valueAnnual MIP
On or after June 3, 201390 percent or lessOften 11 years
On or after June 3, 2013Above 90 percentOften life of the loan
Before June 3, 2013VariesOften cancellable at 78 percent original value if you are current

Common questions

No. FHA does not use the Homeowners Protection Act 80 percent request test. Duration depends on case date and original loan to value. The free check explains which FHA path applies.

Original loan to value was above 90 percent, so annual MIP often lasts for the life of the loan on post June 3, 2013 cases. It is not an 11 year automatic end. Ask your servicer to confirm, or look at a conventional refinance if you now have equity.

No. A streamline keeps an FHA loan. To leave MIP you generally refinance into a conventional loan, then PMI rules apply to that new loan.

Yes. Choose FHA as the loan type. You will see the MIP path before you pay. Do not buy the $79 conventional cancellation packet for an FHA loan.

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Last updated: September 14, 2026