Offer your thoughts or opinion on the input financial query or topic using your financial background.

How does a lender compute equity requirement for PMI?
In regards to the legal recourse, no there is none.  Also, despite your frustrations with Citi, it may not be their fault.  Mortgage companies are now forced to select appraisers (essentially at random) through 3rd party Appraisal Resource Companies (ARCs).  This randomization mandate from the government was issued in order to combat fraud, but it is really causing more trouble for homeowners because it took away appraiser accountability.  Basically, there's nothing we can do to fire an appraiser anymore.  I've had appraiser do terrible jobs, just blatantly wrong, and have gone the distance with the dispute process only to find they won't change the value.  My favorite real-life example came from an appraiser who got the bedroom count wrong (4 instead of 5); yet he took pictures of 5 bedrooms.  The one he excluded he stated it shouldn't count because it didn't have a closet.  Problem is, it DID have a closet.  I had the homeowner take pictures of all of the closets in his house, and send them in.  He still refused to change the count.  After close to 2 months of the dispute process, the ARC came in and changed the count, but did not chagne the value, stating that the room count didn't increase the sqft, and there would be no adjustment in value.  I was floored.  The only solution we had was to wait for the appraisal to expire, then order it again; which we did.  The new appraiser got the count right, and surprisingly (not really), it came in at the right value... In regards to the value necessary to avoid MI, they are likely using 80%, but it's not based on your current balance vs the value, it's based on the new loan amount (which will include costs, prepaids, skipped mortgage payments, etc) vs the value. Here are your options: Get a new appraisal.  If you are confident the value is wrong, go somewhere else and get a new appraisal. Restructure the loan.  Any competent Loan Officer would have noticed that you are very close to 80%, and should have offer you the option of splitting the mortgage into a 1st and 2nd loan.  Keeping the first loan at 80%, and taking out a 2nd for the difference would avoid MI. Best Regards, Jared Newton