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Homeowners Protection Act


The Homeowners Protection Act is a U.S. legislation enacted in 1998 designed to protect homeowners by establishing provisions for the termination of private mortgage insurance. It stipulates that mortgage lenders must remove the requirement for borrowers to maintain private mortgage insurance (PMI) when they’ve reached 22% equity in their homes, assumed they are current on their mortgage payments. The act also allows homeowners to request cancellation of PMI when they have reached 20% equity.


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Key Takeaways

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  1. The Homeowners Protection Act is designed to help individuals who have taken out private mortgage insurance (PMI). It allows homeowners to request cancellation of PMI when their mortgage balance has fallen to a certain level.
  2. The Act requires lenders to automatically terminate PMI coverage for home loans on the date when the principal balance of the mortgage is first scheduled to reach 78% of the original value of the secured property, or on the first day of the month following the date that the principal balance actually reaches 78%, if this is earlier.
  3. The Act provides certain exceptions, such as high-risk loans, loans that are not current, and loans with other factors that may inhibit automatic cancellation.

“`With this law, homeowners are protected from unnecessary PMI costs and have legality on their side when seeking to cancel their PMI.


The Homeowners Protection Act, also known as the Private Mortgage Insurance (PMI) Cancellation Act, is particularly significant as it provides homeowners with a mechanism for achieving a cost deduction on their mortgage loans. Enacted in 1998, this Act mandates that lenders must automatically terminate PMI when a homeowner’s mortgage balance reaches 78% of the original purchase price or appraised value of their home at the time the loan was secured, assuming the homeowner is current on their mortgage payments. This essentially protects homeowners from being overcharged by eliminating unnecessary PMI payments, offering substantial financial savings and providing some relief to homeowners in managing their mortgage expenses.


The purpose of the Homeowners Protection Act (HPA), also known as the Private Mortgage Insurance (PMI) Cancellation Act, is to protect homeowners who have obtained loans for their homes from paying unnecessary and potentially burdensome private mortgage insurance premiums. The act was enacted in 1998 by the United States Congress to provide specific rights for homeowners and certain requirements for lenders. Essentially, the Homeowners Protection Act allows for automatic or borrower-requested termination of PMI when the balance on the homeowner’s mortgage drops to 78% or 80% of the original value of the property, respectively.The Homeowners Protection Act is used as a legislative measure to assist homeowners in managing their mortgage insurance costs, helping to alleviate the financial pressure associated with owning a home. For homeowners, one of the main benefits is that it sets clear guidelines and requirements for when a lender must cancel private mortgage insurance. By providing this relief, the Act ensures that homeowners are not paying PMI beyond the point it is necessary, thus providing financial savings. It is an essential tool for homeowners, ensuring that they have a thorough understanding of their rights regarding private mortgage insurance and preventing them from being taken advantage of by lending institutions.


The Homeowners Protection Act (HPA) serves to protect homeowners who have private mortgage insurance (PMI) by establishing certain rules and requirements for lenders and servicers. Here are three real-world examples that pertain to the act:1. Jane and John took out a mortgage to buy their home, and since they were not able to put down 20% of the cost, their lender required that they purchase PMI as well. Once they had paid enough on their mortgage to reach an equity level of 20%, they were automatically relieved of their PMI payments, thanks to the provisions in the HPA.2. In some areas where housing prices are increasing rapidly, homeowners have used the HPA to cancel their PMI ahead of schedule. For example, if a homeowner in a high-demand neighborhood can provide a certified appraisal showing that their equity has reached 20% due to an increase in the home’s value, the PMI can be again canceled under the HPA.3. Another homeowner, Ben had a loan that was considered high risk due to his credit score and debt-to-income ratio. He was required to carry PMI until his equity reached 22% rather than the normal 20% because of the higher risk his loan posed. This is another provision allowed for under the Homeowners Protection Act for high-risk loans. After reaching the 22% equity, Ben was no longer needed to make the PMI payments.

Frequently Asked Questions(FAQ)

What is the Homeowners Protection Act (HPA)?

The Homeowners Protection Act is a US legislation that aims to protect homeowners by making certain mandatory provisions for the cancellation or termination of Private Mortgage Insurance (PMI) related to home loans.

When was the Homeowners Protection Act enacted?

The Homeowners Protection Act was enacted on July 29, 1998.

Who does the Homeowners Protection Act apply to?

The Homeowners Protection Act applies to lenders and homeowners who have taken a residential home mortgage issued after the act came into effect on July 29, 1999.

How does the Homeowners Protection Act benefit homeowners?

The Homeowners Protection Act benefits homeowners by providing clear conditions for the automatic termination and borrower-requested cancellation of private mortgage insurance (PMI). This could potentially result in significant savings over the life of a mortgage loan.

What is the criteria for the automatic termination of PMI under the Homeowners Protection Act?

The Homeowners Protection Act demands the automatic termination of PMI when the principal balance of a mortgage loan is first scheduled to reach 78% of the original value of the property, provided the borrower is current on the loan.

Can a homeowner request to cancel PMI under the Homeowners Protection Act?

Yes, homeowners can request a cancellation of PMI under the Homeowners Protection Act once the mortgage loan has been paid down to 80% of the original value of the property.

Does the Homeowners Protection Act apply to government-insured loans such as FHA and VA loans?

No, the HPA does not apply to mortgages insured by the Federal Housing Administration (FHA) or the Department of Veterans Affairs (VA). These have their own sets of rules.

Can a lender refuse to cancel PMI under the Homeowners Protection Act?

A lender may refuse to cancel PMI if the homeowner has been delinquent on payments in the last year, if there are other liens on the property, or if the property value has declined below the value of the loan.

Do borrowers need to request automatic termination of PMI under the Homeowners Protection Act?

No. Automatic termination is just that – automatic. As long as the conditions for automatic termination have been met, the lender is required to terminate the PMI without any action required from the borrower.

What should homeowners do if their lender fails to terminate or cancel their PMI as per the HPA?

Homeowners who believe their rights under the HPA have been violated can file a complaint with the Consumer Financial Protection Bureau (CFPB).

Related Finance Terms

  • Private Mortgage Insurance (PMI)
  • Automatic PMI Termination
  • Borrower-Initiated PMI Cancellation
  • Residential Mortgage Transaction
  • Loan-To-Value Ratio (LTV)

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