Though PMI is tax deductible through the end of 2013, most homeowners would rather actually save the money each month than have another write off come tax time.

7166045900_9dd06d6d63_zI recently paid off the private mortgage insurance (PMI) on my mortgage. For me, that’s a savings of just under $200 a month … which is substantial.

Private mortgage insurance is a monthly expense tacked onto mortgages for home purchases in which you made a down payment that was less than 20 percent of the home’s appraised value. Basically, PMI protects your lender in the event you default on your mortgage and the lender must sell your home.

Though PMI is tax deductible through the end of 2013, most homeowners would rather save that money each month than have another write off come tax time. For an extra $200 a month, I could buy 40 more Frappuccinos each month, I could shop at Whole Foods instead of my regular grocery store, hire a housecleaner to clean my house every other week or — what I actually intend to do — I can put the money into my Roth IRA. If you’re tired of throwing your money away on PMI, here’s how you can get rid of it.

PMI buster No. 1: Pay down your mortgage 

The easiest, albeit slowest, way to get rid of your PMI is by making your mortgage payments on time each month. Once your loan-to-value ratio (LTV) reaches 80 percent, you can contact your lender to begin the process of taking off the PMI.

Obviously, this will take some time depending on how much money you originally put down on the house. If you put no money down, it’s probably going to take — at the very least — several years more than if you put 5 percent or 10 percent down at the time of purchase.

Remember, you are aiming for 20 percent equity. Federal law requires mortgage lenders to notify homeowners at closing approximately how long it will take for them to reach the 80 percent loan-to-value assuming they make their regular monthly payments. (So dig out your old closing paperwork if you’re not quite sure.)

If you want to get the PMI off of your loan faster, pay down what you owe quicker by making one extra mortgage payment each year or putting your annual bonus towards your mortgage.

PMI buster No. 2: Add value to your home

If you want to speed up the process and start saving money in the long run, you may have to shell out some cash up front. Adding value to your home with upgrades is one way to help decrease you loan-to-value ratio. Remember, if your house is worth more money and you owe the same amount on the loan, you are getting closer to that 80 percent LTV where you can request that the PMI be removed from your loan.

Not every type of home improvement adds substantial value to your home. In fact, many upgrades don’t even bring you any return beyond what you spent making the upgrades.

Typically kitchen and bathroom remodels add value, whereas things like adding pools do not. According to the National Association of Realtors, exterior remodel projects such as adding a new entry door and repainting the stucco tend to get home owners the most return on their investment. After exterior projects, minor kitchen remodels and adding attic bedrooms bring the next best return on your money.

If you’re lucky, the increase in value of your neighborhood (whether through your neighbors’ home improvements or the increasing value of real estate) will assist you in adding value over time without you actually having to do anything. That was a big help for me. I put 5 percent down on my home purchase in 2012 and was able to remove the Private Mortgage Insurance in 2013 without making any additional payments or refinancing. I did a lot of upgrades to the house and bought at the right time as the market was rising.

Related: Why Personal Loans Make Sense For Small Home Improvement Projects

Next: Contact your lender …

Once you feel that you have an 80 percent (or less) loan to value on your home, you can contact your lender using the general customer service line. Each lender has a different protocol for exactly how they process PMI removal requests. Some will ask that you pay for an appraisal and then send the appraisal in to them for review, while others will review your history of payments to make sure that you qualify prior to requesting that you pay for the appraisal.

In any case, the process isn’t free. You should expect to pay around $400-550 for an appraiser of the bank’s choosing to come out to your house, take pictures and measurements and review the comparables in your neighborhood. The appraiser will then send his or her final opinion of value to your lender. If the value proves your LTV is 80 percent or less, they will remove the PMI.

Keep in mind that every lender has different rules and requirements. Many will allow you to remove your PMI if your LTV is 80 percent or less, but some require it to be 78 percent or less. This is why it’s so important to call the customer service department before you begin the process to find out exactly what you’re aiming for.

… or wait for them to contact you

The Homeowner’s Protection Act states that mortgage lenders are required to cancel your private mortgage insurance once your loan has been paid down to 78 percent of the principal loan amount, as long as you are current on your payments. This does not apply for all FHA loans, but it does for conventional Fannie and Freddie Mac owned loans. So if you’re not in a rush and you’d rather wait for your lender to get the process started, just keep paying and they will contact you when the time comes.

If you cannot put 20 percent down towards a new home, PMI is a necessary (and expensive) evil. The sooner you can get it off your loan, the more money you’ll put back in your pocket to put towards other savings goals.

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About the author

Total Articles: 37
Sarah Davis is a real estate broker in San Diego, Calif. She enjoys helping both buyers and sellers and was voted one of the top 10 best real estate agents in San Diego in 2013 by Union Tribune readers. In her spare time she talks about real estate on a local radio show and manages her website

Article comments

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Sergio De Hoyos says:

Is there a way to negotiate with the bank a lump sum payment to pay off PMI on an FHA loan. My loan to value is 77%. Since this is an FHA loan, my understanding is that it can only be removed by refinancing. However, I would need to refinance to higher than 3.5% which is my FHA loan interest. I’m wondering if I can remove PMI without a refi. Thanks!

michael wenig says:

HI, I have 21 years left on my mortgage, I have more than 20% of Equity in my home. I went to the bank, to try to get the pmi insurance off my mortgage. The bank told me, the only way that I could get that off was to refinance my mortgage. I would like to know what I can do, the mortgage company is Bank of America. who can I talk to,get help

Tia says:

It depends on your loan type. For conventional, you just need to inform your servicer in writing.

Jamal Kia Jafari says:

I just heard that 78% loan to value ratio doesn’t apply to FHA loans even after the 5-yr period. This rule went into effect a few years ago. PMI stays with you as long as you have FHA loan. Is that true.

That is true. The rule changed in 2013. Now, depending on how much you put down, you either pay the insurance for 11 years or for the entire length of the loan. The only way to “cancel” it is to refinance to a non-FHA loan. We have a piece going up about this next week!

michael wenig says:

my loan is over 8 years old. my settlement papers does state that it will come off, I have over 20% of equity in my home. The way I’m looking at it, the bank should be able to take it off right now.

Tia says:

FHA MI stays, you must refi to get rid of MI…presuming your case meets DTI, credit, and value requirements.

Will I be able to ask my primary bank to eliminate my PMI if I have a home equity loan from another financial institution?

sold my Lake home 6.5 years ago w/o interest to the buyer. Now paid off by May this year. Does the buyer pay for the mortgage closing by my lawyer?

john simmons says:

Hello, we are lost in the weeds of finance and would like some advice, We bought our house just over a year ago in a booming housing market, we added new hvac, a kitchen to die for and cleaned it up nicely. we haven’t been able to contact the PMI people directly, only via internet.. no phone .. weird … My wife is a loan processor and even she cant get through. but we received a letter stating we needed 78% LTV… but they are saying value to original loan, not what its worth??? Is this legal ? we are willing to pay for an appraisal ourselves. its a conventional loan also…HELP …..
Thanks for any input

Kip says:

@john, most MI providers have a 2 year minimum payment requirement before they will consider a new appraisal/valuation. Feel free to email me with questions.

Tia says:

Some lender will allow new appraisal, then adjust, not many does this anymore. The 20% equity rule is based on the loan terms you originate, not because the market went up…if you want to ride that wave faster, then you have to refi to capture it.

Matt says:

Another option that you can do is to pay an extra amount on your mortgage when you refinance that basically lets you get rid of the PMI. In our case we paid an extra $2,500 when we re-financed and that lump sum went towards the PMI and we were able to get rid of it altogether.

You pay a bit more initially but in the long run it’ll save a couple thousand dollars a year.

Courtney says:

I bought a HUD house a year ago and now, thanks to the HUD price and some remodeling, I am well under the 80% LTV. So I called the bank that has my mortgage, but they said with an FHA loan I not only had to be the in house for 5 years, but also that my LTV was factored based on my original loan amount and has nothing to do with the appraisal value of my home. Help! Is that right? Any other ideas?

Mac says:

I had the same issue as Courtney – I too have a FHA loan and Bank of American sent me a letter stating I must own the house for 5 years before they would even consider my request. Annoying!
Anyone know if this is unique to FHA loans, or just bad lendors?

Tia says:

Not bad lender. I don’t work for BofA. Typically, all banks, lenders, brokers, play by the same FHA rule.

E says:

It is true that some FHA loans will have PMI for a minimum of five years. That was one of the reason I went for a conventional 10/90 loan.

sarah davis says:

I agree with David, or you can ask a local real estate agent.

Tia says:

That is a mortgage consultant space. Ask your lender.

Tom says:

Is there a website that we can go to in order to get a free home value estimate? I bought when home prices bottomed, and now with them rising, I want to know if I can get rid of PMI. I’d hate to pay for an appraisal only to find out I haven’t reached 80% LTV.

David E. Weliver says:

Try; it’s just a rough estimate but should give you an idea of the ballpark.

Tia says:

Ask realtors to pull comps for you. Or work with your lender and they can also help since they have many realtor friends. Don’t use Zillow, Trulia,, or Redfin…they will generate for you to submit your info and will contact you…unless you want that. Comps from realtors will be the most accurate and your best bet.

We were close to the 80%, but then the housing market busted and the value dropped to nearly a 100% LTV. It sucked and I am still working it back off.