<prompt> Human: I took out a traditional 30-year loan for my 275k home 15 down 14 months ago from a local mortgage company, which was sold to Suntrust shortly after. Recently, I decided to get rid of PMI by paying the remaining 5 loan now at 79.9 LTV. After requesting in writing that it be removed I get a letter from the PMI office, with the details below. Private Mortgage Insurance PMI Waiver Requirements Based on CURRENT Value: No late payments A current appraisal is also required, and must be one that Suntrust picks, at the cost of 450 The minimum age for the loan is 2 years. This may be waived under some circumstances if improvements have been made to the property that have significantly increased the value. Provide a list The LTV must be below 80 if loan is at least 5 years old. The LTV must be below 75 if loan is less than 5 years old. The LTV must be below 70 if property is 2-4 family primary. Also Note: I did ask what the rules are based on ORIGINAL value, but the response I got said As per the PMI department you will get a letter going over the deleting process, but there is no longer an option to pay down the principle, which seems crazy. The house has also appreciated 20k by itself, and additionally I have put in 20k building out a second kitchen to turn into a duplex as well as improvements around the house in general. I could pay for the appraisal now but if they consider it a 2-family residence it may throw my LTV requirement all the way down to 70. Questions: 1.How do I get out of Suntrust screwing me over given I was never given a choice in the matter once the mortgage loan was sold to them? 2.Isnt there an automatic PMI removal after 82 LTV after two years or so? If true, it seems like I could wait the remaining time, as the cost for an appraisal would be more than the 8 months of PMI. Thanks!  <response>: When you closed on your mortgage you signed a notice about the PMI. PMI is automatically terminated when the loan is scheduled to reach 78 LTV based on the lower of the original purchase price or appraisal. You can request PMI termination but the lender will require an appraisal as you indicated in your post. 