Do Investors Pay PMI? U.S. Rules + How to Avoid It

Buying a home in the United States often raises a familiar question: Do investors or homebuyers have to pay PMI? The short answer: you might, and it depends on your loan type, your down payment, and how the lender evaluates risk. Let me walk you through the essentials in plain English so you can make a smart, dollars-and-cents decision.

What is PMI?

Private mortgage insurance (PMI) is a type of insurance required by many conventional mortgage lenders when your down payment is below a certain threshold. In the U.S., the most common trigger is a down payment under 20% of the home’s purchase price, though lender overlays and risk models can vary.

• Purpose: PMI protects the lender—not you—if you default on the loan. It’s essentially a risk management tool that allows lenders to approve mortgages with smaller down payments.
• Who it applies to: Primary residences, second homes, and many investment properties financed with conventional loans may require PMI when the loan-to-value (LTV) ratio is high.
• Who it does not apply to: Government-backed loans work differently. FHA uses its own mortgage insurance premiums (MIP), VA loans typically have a funding fee (no PMI), and USDA loans have guarantee fees—so the term “PMI” is specific to conventional loans.

Do investors have to pay PMI?

• Conventional investment property loans: If you put less than 20% down and your LTV exceeds 80%, many lenders will require PMI or a higher interest rate to compensate for risk. Some lenders restrict PMI on investment properties or price it higher than for primary residences.
• Exceptions: Larger down payments (20%+) or alternative structures—like lender-paid mortgage insurance (LPMI) built into the interest rate—can remove a separate PMI line item but can increase your rate.
• Portfolio and DSCR loans: Some investors use debt service coverage ratio (DSCR) or portfolio loans; these often don’t use traditional PMI but price risk via higher rates and fees.

Bottom line: For conventional loans on investment properties with LTV over 80%, expect PMI or risk-based pricing that functions similarly.

How much does PMI cost in the U.S.?

PMI pricing is risk-based and commonly ranges from about 0.3% to 1.5%+ of the original loan amount per year, billed monthly. Your exact price depends on:

• LTV ratio: Higher LTV (smaller down payment) increases PMI.
• Credit score: Better scores can significantly lower premiums.
• Occupancy type: Investment properties usually price higher than primary homes.
• Loan type and term: Fixed vs. ARM and 30-year vs. 15-year can change pricing.
• Coverage level chosen by the lender: Higher coverage requirements raise cost.

Quick rule of thumb: For every $100,000 borrowed, many borrowers pay roughly $30–$70 per month, but investment property PMI can run higher depending on lender overlays and credit profile.

Can PMI be canceled?

Yes—on qualifying conventional loans. Here’s the standard playbook:

• Borrower-requested cancellation: When you reach 20% equity (80% LTV) based on your home’s original value, you may request PMI removal. You’ll need a good payment history and no junior liens.
• Automatic termination: Your servicer must automatically drop PMI when your scheduled amortization reaches 78% LTV based on the original value (assuming you’re current on payments).
• Based on current value: If your home appreciates, you can ask for an appraisal to re-evaluate LTV. Many servicers allow early removal once your current-value LTV hits 75%–80% after a minimum seasoning period (often 2 years; sometimes 1 year with substantial improvements and a strong payment history). Policies vary by servicer.

Note: FHA MIP follows different rules and may remain for the life of the loan depending on your down payment and case number date. VA and USDA do not use PMI.

Minimum time you must keep PMI

There isn’t a fixed “minimum months” rule for all loans. Instead, think in terms of equity and servicing rules:

• If you follow the original amortization schedule, PMI drops automatically at 78% LTV.
• If you prepay principal or your home appreciates, you can request a review earlier, subject to the servicer’s waiting periods and appraisal requirements.
• For investment properties, stricter seasoning and documentation may apply.

Refinancing to remove PMI

Refinancing can remove PMI if the new loan is at or below 80% LTV on the current appraised value. Consider:

• Closing costs vs. savings: Run a breakeven analysis to see how many months of PMI savings it takes to recoup refi costs.
• Rate environment: A refinance that eliminates PMI but increases your interest rate may not be beneficial unless the LTV improvement and payment savings offset the higher rate.
• Alternatives: Lender-paid MI (LPMI) via a higher rate can remove a separate PMI line but raises the interest cost; split-premium MI can reduce the monthly by paying part upfront; or consider a piggyback 80-10-10 second mortgage to avoid PMI altogether.

What happens if you miss PMI payments?

PMI is included in your total monthly mortgage payment (PITI+MI) managed by your servicer. If you miss payments:

• Late payments: You’ll incur late fees and negative credit reporting.
• Escrow shortage: The servicer may adjust your escrow to catch up.
• Foreclosure risk: Foreclosure doesn’t occur “after three missed PMI payments” specifically. It results from mortgage payment default as defined in your note and state law. Repeated missed payments can lead to default and ultimately foreclosure if unresolved.

If you’re struggling, contact your servicer early to explore forbearance, repayment plans, or loss mitigation options.

Is there any advantage to paying PMI?

Yes—speed to homeownership and leverage:

• Get in sooner: Instead of waiting years to save 20%, PMI lets you buy earlier and start building equity.
• Leverage appreciation: If local home values rise faster than your PMI cost, the net benefit can be positive.
• Preserve cash: Keeping liquidity for reserves, repairs, or investments can be wiser than tying up all cash in a down payment.

For investors, PMI can enable higher leverage acquisitions. Just model your cap rate and cash-on-cash returns net of PMI to ensure the deal still pencils.

Practical steps for U.S. buyers and investors

1) Price several lenders: Ask for MI pricing scenarios—borrower-paid monthly MI, single-premium MI, split-premium MI, and lender-paid MI.

2) Compare total cost of ownership: Interest rate, MI, points, and closing costs—not just the monthly payment.

3) Track your equity: Set reminders for when your amortization hits 80% and monitor market value for earlier removal opportunities.

4) Keep your credit strong: Higher credit scores can lower MI costs and improve refi options.

5) Plan for reserves: Especially for investment properties, stronger reserves can improve underwriting and pricing.

Bottom line

PMI adds cost, but it’s often the bridge to ownership or portfolio growth—especially in competitive U.S. markets. Use it strategically, model your outcomes, and put a plan in place to remove it as soon as the numbers make sense.

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