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1. PMI can be cancelled once the loan to value is 80 percent or less base on the original purchase price or appraised value - whichever is less. Automatic cancellation can also happen once 22 percent equity is reached (for mortgages with terms of 30 years or more).
2. Get a new appraisal instead of the original purchase price or appraised value when deciding whether you have 20% equity threshold. 
3. Remodel to increase value such as adding a room, kitchen or bathroom upgrades. Then ask the lender to recalculate your Loan-to-Value (LTV) ratio using the new value figure. 
4. PMI may cancelled during the first 5 years under the following conditions:  mortgages with terms of 15 years or less and the LTV reaches 78% or less. In order to determine whether the threshold has been reached according to the Federal Reserve Board -  follow the following steps: 

If you have a problem with a lender over PMI cancellation, contact the Federal Trade Commission and Washington state's attorney general.