PMI Removal Appraisals in Phoenix & Maricopa County
A PMI removal appraisal is an independent opinion of your home's current market value. Homeowners use it to show their loan servicer how much equity they have when asking to cancel private mortgage insurance (PMI). West Valley Appraisal Services prepares residential real estate appraisals for homeowners throughout Phoenix / Maricopa County, Arizona. To order, call or text (602) 717‑8450 or request an appraisal online.
Check with your servicer first. Each loan servicer sets its own rules for cancelling PMI based on today's value, including whether it accepts an appraisal you order yourself or orders its own. Ask for its requirements in writing before you order, so the appraisal fits them.
Who It Is For
- Homeowners whose home has gone up in value since they bought it.
- Homeowners who have paid down the loan or made improvements that added value.
- Owners who want to know whether they are close to the equity their servicer requires before starting a formal request.
How PMI Cancellation Works
On most conventional loans, federal law lets you ask to cancel PMI once your balance reaches 80% of the home's original value, and PMI generally ends automatically when the balance is scheduled to reach 78%, as long as your payments are current. If your home's value has risen, many servicers will also consider cancelling PMI based on a new appraisal of today's value, usually with their own loan-to-value and time-in-loan requirements. FHA mortgage insurance follows different rules.
What You Get
- An independent opinion of current market value from a State Certified Residential Appraiser.
- An inspection of the home and an analysis of recent comparable sales in your area.
- A written appraisal report you can give to your servicer, if it accepts outside appraisals.
Our fee does not depend on the value conclusion, and an appraisal does not guarantee that your servicer will approve the request.
How to Order
Call or text (602) 717‑8450 or request an appraisal online. Tell us the appraisal is for PMI removal and share any written requirements from your servicer, so the assignment is set up correctly. For other homeowner needs, see Appraisal Services for Homeowners and Market Value Appraisals.
Frequently asked questions
What is a PMI removal appraisal?
An independent appraisal of your home's current market value, used to show your loan servicer how much equity you have when you ask to cancel private mortgage insurance (PMI).
Will my lender accept an appraisal I order myself?
It depends on the servicer. Some accept an appraisal from a state certified appraiser that you order; others order their own. Ask your servicer for its PMI cancellation requirements in writing before you order.
How much equity do I need to remove PMI?
On most conventional loans you can ask to cancel PMI once your balance reaches 80% of the home's original value, and it generally ends automatically at 78%. When the request is based on today's value, your servicer sets the loan-to-value and time-in-loan requirements, so ask it for the numbers that apply to your loan.
Can home improvements help me remove PMI?
Improvements that add market value are reflected in the appraisal of your home's current value. Tell us about recent improvements when you order. Your servicer decides whether the new value qualifies.
Does FHA mortgage insurance work the same way?
No. FHA mortgage insurance (MIP) follows FHA's own rules, and a new appraisal alone generally does not cancel it. Ask your servicer what applies to your loan.
Do you do PMI removal appraisals across Maricopa County?
Yes. We appraise residential real estate throughout Phoenix / Maricopa County, Arizona, including Glendale, Peoria, Surprise, Scottsdale and the rest of the Valley.
Request an appraisal
Start online in a few minutes, or call or text (602) 717-8450 to discuss your appraisal.