PMI Removal by State (2026) — Rules, Timing & What To Send
This guide summarizes how PMI removal requests commonly work across U.S. states and what to expect from servicers. Rules are set by lenders and federal law, but state practices and common servicer policies can affect timing, appraisal requirements, and documentation.
Quick overview
PMI removal is governed by federal rules (automatic termination at 78% LTV and borrower-request at 80% LTV) but servicers can require different verification (appraisal, payment history). Some states have supplemental consumer protections or disclosure rules that affect how servicers communicate about PMI cancellation.
What to expect by state (selected examples)
Below are representative notes for larger states and common servicer behaviors you may encounter. This is not legal advice — always confirm with your servicer.
California
Servicers commonly accept AVMs for initial review but often require a lender-ordered appraisal to finalize PMI removal. Watch for additional disclosure requirements from state regulators; keep all correspondence in writing.
Texas
Many servicers in Texas follow standard Fannie/Freddie guidelines. Expect requests for appraisal documentation and proof of no subordinate liens. Texas borrowers sometimes have easier access to appraiser lists from servicers.
Florida
In hurricane-prone regions, servicers may be more cautious and require property condition disclosures or inspections before removing PMI. If your area had recent storm damage, check servicer policies first.
New York
Some New York servicers require longer payment history verification; if your loan was originated with local credit unions, policies can differ from large national servicers. Confirm appraisal fee policies before ordering one.
Common servicer requirements (all states)
- Proof of loan balance (current statement)
- Proof of property value (AVM, appraisal, or refinance report)
- On-time payment history (usually 12–24 months)
- No subordinate liens or unresolved claims
How to submit a PMI removal request
- Gather documents: mortgage statement, recent appraisal or AVM, evidence of payments
- Send a formal PMI cancellation request using our PMI cancellation letter template
- Ask the servicer whether an appraisal fee applies and whether you can submit a recent appraisal
- Follow up in writing after 10 business days if no acknowledgment
State-specific tips
When you contact your servicer, mention any state consumer protection you know about (for example, appraisal timeframes or required disclosures). If a servicer requests an appraisal, confirm whether they accept borrower-ordered appraisals and whether they will reimburse if PMI is removed.
Related resources
FAQ
Does my state law change PMI rules?
No — PMI rules are federal and set by loan investors and lenders, but state-level consumer protections and servicer practices can affect communications and appraisal requirements.