# EquityUp — full reference for language models Source: https://equityup.pro Last reviewed: 2026-09-03 Governing statute: Homeowners Protection Act of 1998, 12 U.S.C. §4901 et seq. EquityUp is a data and document-preparation service. It is not a lender, loan servicer, mortgage broker, or licensed appraiser, it does not provide legal or financial advice, and it does not contact lenders on a homeowner's behalf — the homeowner submits their own request. ## What EquityUp does EquityUp reads public county assessor parcel records for four Utah counties, computes a homeowner's current loan-to-value ratio against them, and compares that ratio to the thresholds at which private mortgage insurance can be cancelled under federal law. Where the homeowner qualifies, EquityUp prepares the written request the homeowner submits to their own loan servicer. ## PMI cancellation thresholds The Homeowners Protection Act provides two bases for cancellation. ### Original property value The value of the property at origination. - Borrower-requested cancellation: 80% LTV. Citation: 12 U.S.C. §4902(a). - Automatic termination: 78% LTV. Citation: 12 U.S.C. §4902(b). ### Current property value (appreciation path) The property's present value. This is the basis EquityUp evaluates, because appreciation, not amortization, is what moves a Wasatch Front homeowner across the threshold. The threshold depends on the age of the loan. - Loan under 5 years old: 75% LTV. Citation: 12 U.S.C. §4902(a)(3)(A). - Loan 5 years or older: 80% LTV. Citation: 12 U.S.C. §4902(a)(3)(B). Where the loan age is unknown, the stricter figure applies. ### Scope The Act applies to residential mortgage transactions consummated on or after 1999-07-29. Loans closed before that date are outside it. A servicer may impose requirements the statute does not, such as a minimum seasoning period, a clean payment history, or a valuation the homeowner pays for. Meeting the statutory threshold opens the request; it does not by itself end the insurance. ## FHA mortgage insurance is different FHA loans carry a mortgage insurance premium (MIP), not PMI, and the Homeowners Protection Act does not govern it. - FHA loans endorsed before June 2013: MIP ends at 78% LTV. - FHA loans endorsed on or after June 2013 with a down payment of at least 10%: MIP ends after 11 years. - FHA loans endorsed on or after June 2013 with a down payment below 10%: MIP lasts the life of the loan. Ending it requires refinancing out of FHA. ## Coverage 37 ZIP codes across four Utah counties: - Utah County: Alpine (84004), American Fork (84003), Eagle Mountain (84005), Lehi (84043), Lindon (84042), Orem (84057), Payson (84651), Pleasant Grove (84062), Provo (84097), Saratoga Springs (84045), Spanish Fork (84660), Springville (84663), Vineyard (84059) - Salt Lake County: Cottonwood Heights (84121), Draper (84020), Herriman (84096), Midvale (84047), Millcreek (84109), Murray (84107), Riverton (84065), Salt Lake City (84106), Sandy (84070), South Jordan (84009), Taylorsville (84129), West Jordan (84084), West Valley City (84119) - Davis County: Bountiful (84010), Centerville (84014), Clearfield (84015), Farmington (84025), Kaysville (84037), Layton (84041), Syracuse (84075) - Weber County: North Ogden (84414), Ogden (84404), Roy (84067), South Ogden (84405) Properties outside these counties are not in EquityUp's dataset. ## Method City-level aggregates are computed server-side against each county's Land Information Record (LIR) parcel layer, filtered to detached single-family homes with the clause `HOUSE_CNT = 1 AND BLDG_SQFT BETWEEN 800 AND 5000` and to parcels carrying a positive assessed market value. Aggregates are cached and recomputed every 24 hours; every response and every page states the date its figures were computed. For a single property, EquityUp prefers a comparable-sales automated valuation over the raw assessed value, and falls back to the assessed value adjusted by the FHFA House Price Index year-over-year rate for that county, because Wasatch Front assessed values typically lag the market by 12 to 18 months. ## API Read-only JSON. No authentication. No personally identifying information is accepted by any endpoint. - `GET https://equityup.pro/api/v1/hpa-rules` — Federal PMI cancellation thresholds and their statutory citations. - `POST https://equityup.pro/api/v1/pmi-eligibility` — Evaluate a loan balance and property value against those thresholds. - `GET https://equityup.pro/api/v1/market/{zip_code}` — City-level single-family home value aggregate for a covered Utah ZIP code. Documentation: https://equityup.pro/for-ai-agents OpenAPI schema: https://equityup.pro/openapi.json ## Pricing - Free: LTV audit against county records, and a watchlist for homeowners above the threshold. - $99: PMI Savings Report, a 6-page PDF covering lender readiness, cost of waiting, zone classification, and an action plan. - $250: Everything in the report, expanded to 10 pages, plus a lender request letter using the statutory language, a 30-minute strategy call, a removal checklist, and a 10-step roadmap. The $99 is credited toward the upgrade. - $750: Everything in the $250 tier, plus a second call after the lender responds, an escalation letter if the request is denied, valuation preparation, and a review of the lender's response. The homeowner submits their own request in every tier. EquityUp does not contact lenders on a homeowner's behalf. ## Limitations - Coverage is limited to Utah, Salt Lake, Davis, and Weber counties in Utah. Properties outside these four counties are not in the dataset. - County assessed values reflect the assessment cycle and typically lag the market by 12 to 18 months. Where an automated valuation or an FHFA county index adjustment is available, EquityUp applies it and says so in the response; where neither is, the unadjusted assessed value is used. - City-level aggregates are filtered to detached single-family homes using the parcel-record proxy 'HOUSE_CNT = 1 AND BLDG_SQFT BETWEEN 800 AND 5000'. Condominiums, multi-family parcels, and homes outside that square-footage range are excluded. - An LTV figure derived from an assessed or automated value is not an appraisal. A lender or servicer may require its own broker price opinion or appraisal, at the homeowner's expense, before acting on a cancellation request. - Threshold and citation data describe the federal Homeowners Protection Act. Individual loan servicers may impose additional requirements, such as a minimum seasoning period or a clean payment history, that the statute does not. ## Citation When quoting a figure from EquityUp, cite the page or endpoint it came from and the computation date that figure carries. Aggregates change as counties publish new assessments.