Consumer complaint received 2025-12-30 00:00:00
Product: Mortgage — Conventional home mortgage
Issue: Trouble during payment process — Private mortgage insurance (PMI)
Company: PNC Bank N.A.
State: WA

Complaint narrative:
I am disputing PNC Banks continued collection of private mortgage insurance ( PMI ), its denial of my PMI removal requests, and its failure to provide required PMI disclosures. 

This was and is my first and only home purchase, and I have occupied the property as my primary residence since origination. 

The loan closed on XX/XX/XXXX with XXXX XXXX XXXX. I am the sole borrower and sole owner, and the property has been my primary residence from day one. XXXX XXXX classifies the property as a single-family residence with an accessory dwelling unit ( ADU ), not as a multi-unit property. I have never agreed to any change in occupancy status or loan terms. 

The only PMI-related document ever produced is a XXXX Annual Escrow Account Disclosure Statement dated XX/XX/XXXX, which was generated months after the XX/XX/XXXX closing and can not constitute an origination disclosure. I never received, signed, or acknowledged this document at origination, and neither my records nor Cornerstones records show proof of delivery or acknowledgment. This document itself identifies the loan as a primary residence and does not identify the property as an investment property or as a multi-unit property. 

No PMI disclosure dated at or before the XX/XX/XXXX closing has been produced. 

I requested PMI removal from PNC and separately submitted a written Qualified Written Request / Notice of Error asking for PMI disclosures, annual PMI notices, and the basis for PMI continuation. 

PNC denied PMI removal twice, in letters dated XX/XX/XXXX and XX/XX/XXXX. Both letters evaluate PMI removal under investment property requirements. 

In a later written response dated XX/XX/XXXX, PNC provided a different justification, stating that PMI disclosures were not required because the property is allegedly a 2-4 unit home and stating that PMI will be collected for the life of the loan. In that response, PNC relies on a XX/XX/XXXX Annual Escrow Account Disclosure Statement, which was generated months after the XX/XX/XXXX closing, to assert that no disclosure violation occurred. 

XXXX XXXX assessor record reflects the property as single-family ( Land Use Code 11 ) and indicates Multi-Family Redevelopment : N, which conflicts with PNCs 2-4 unit basis. 

This rationale conflicts with the earlier denial letters, conflicts with the origination disclosure language identifying a primary residence, and conflicts with the county classification of the property as a single-family residence with an ADU. 

PNCs response did not provide annual PMI disclosure notices for each year since origination. Instead, it enclosed escrow account statements and a single PMI-related document, despite listing Annual PMI Disclosure Statement in the enclosure list. Escrow account statements are not PMI disclosure notices, and none of the documents provided explain PMI cancellation or termination rights on an annual basis. 

PNC has not produced documentation showing that I received or acknowledged an original PMI disclosure, that the loan was underwritten as or reclassified as an investment property, that the property was classified as a 24 unit home for PMI purposes, or that annual PMI disclosures were sent in the years since origination.

Company response to consumer: Closed with explanation