How PMI cancellation works
Under the federal Homeowners Protection Act, you can request PMI cancellation once your loan balance falls to 80% of your home's value — and in appreciating markets, rising value gets you there far sooner than the amortization schedule alone. Servicers typically require a current appraisal to document the value, and many require that the appraiser be certified and, in some cases, selected or approved through their process.
Before you spend anything, call your servicer and ask two questions: what loan-to-value ratio they require for cancellation based on current value, and whether you may submit an appraisal from a state-certified appraiser directly. Then have us run the numbers. Monthly PMI on a typical North Georgia loan runs $100-$250; the appraisal usually pays for itself in a few months.
What we document
The report gives your servicer a fully supported current market value: recent comparable sales from your neighborhood, documented condition and improvements, and adjustments a loan underwriter can follow. If you have renovated — a finished basement, updated kitchen, added bath — the report is where that value gets counted.
Why Simmons Appraisals
- Georgia Certified Residential · CR#338575
- 5,000+ appraisals across North Georgia
- Most reports delivered in 2–4 business days
- USPAP-compliant, court-defensible reports
- Chris performs every inspection personally
- Trusted by attorneys, lenders, and homeowners
Common questions
Is my home value high enough to drop PMI?
Divide your current loan balance by 0.80 — if homes like yours are selling above that number, you are likely there. We are happy to talk it through before you order.
Will my lender accept your appraisal?
We are Georgia-certified and our reports meet standard servicer requirements. Confirm your servicer's process first — some order through their own panel, many accept a borrower-submitted certified appraisal.
What if the value comes in short?
You will still know exactly where you stand and what the gap is — useful for timing a follow-up request as the market moves.
Ready to cancel your PMI?
Call or email for a free quote — we confirm fee and timing the same business day.