PMI Ninja is a private company, not associated with the government or your lender.

PMI Ninja

When does your PMI end?

There are two dates: the month you can ask for PMI to stop, and the month your lender has to stop it on its own. Both are already fixed by the loan you signed. Find yours in about twenty seconds — no account, no appraisal, nothing to look up.

Three things you already know

Nothing is saved or sent. You don’t need any paperwork for this.

When did you buy?

Your two dates will appear here.

The law gives you one date where you can ask for PMI to stop, and a later one where your lender has to stop it on its own. Both are set by what you paid and what you borrowed — not by what your home is worth today.

The part almost everyone gets wrong.

Your right to cancel PMI is measured against what your home was worth when you bought it — not what it’s worth today. That figure is the lesser of your purchase price and the original appraised value, and it’s locked in the day your loan closes.

So a home that’s gained $100,000 doesn’t move either of your dates by a single day. Appreciation helps through a different door — a cancellation based on current value — and that one needs an appraisal your lender orders and you pay for. Add what your home is worth now and the tool will tell you whether that door is open.

Homeowners Protection Act, 12 U.S.C. § 4902.

80%You can request itWhen the balance is scheduled to hit 80% of the original value, you can ask in writing. Your lender can require that you're current, that there's no second lien, and that the value hasn't fallen.
78%It must come offAt 78% the servicer has to terminate PMI itself, with no request from you, as long as you're current. This one costs you nothing and needs nobody's help.
½The backstopIf neither date has arrived by the halfway point of your loan term, PMI ends there anyway.

Questions people ask.

When does PMI automatically fall off?
Your lender must cancel PMI on the date your loan balance is scheduled to reach 78% of the home's original value, as long as you're current on payments. This is automatic under the Homeowners Protection Act — you don't have to ask, and you don't owe anyone a fee for it. If neither threshold is reached, PMI ends at the halfway point of your loan term regardless.
Can I get PMI removed sooner than the automatic date?
Yes, in two ways. Once your balance reaches 80% of the original value you can request cancellation in writing — that's a right under federal law. Separately, if your home has gained value, most lenders will consider cancelling based on today's value after about two years of ownership, though that route requires an appraisal you pay for.
Does my home going up in value change these dates?
No. The 80% and 78% thresholds are measured against the home's original value — the lesser of what you paid and what it appraised for when you bought. That figure is fixed the day your loan closes, so appreciation never moves these two dates. Appreciation only helps through the separate current-value route, which needs a lender-ordered appraisal.
How accurate are these dates?
The dates come from your loan's amortisation schedule, so they're exact given what you enter. The one estimated input is your interest rate — if you leave it blank we use the national average for the year you bought, which typically moves the dates by a month or two. Enter your actual rate for an exact answer. Extra principal payments you've already made will bring the real dates forward.
Does this work for an FHA loan?
No. FHA loans carry MIP rather than PMI, and on most FHA loans written since 2013 it never comes off — refinancing into a conventional loan is the only exit. This tool is for conventional loans with borrower-paid PMI. Lender-paid PMI, which is built into your interest rate, also can't be cancelled.
Do I need an account or my mortgage statement?
Neither. The tool needs three things you already know: what you paid for the home, when you bought it, and how much you put down. Nothing you enter is saved or sent anywhere.

Keep going.

When does PMI automatically fall off?

The 78% rule, what your lender has to do, and when it applies.

The midpoint backstop

The date PMI ends regardless, halfway through your loan term.

Automatic vs requested cancellation

Why asking at 80% beats waiting for 78% — usually by years.

The free DIY kit

The letter, the phone script, and the whole playbook. No account.