A Win for Borrower Privacy: What the New Trigger Leads Bill Means for You

I’m excited to share some important and timely news that’s poised to make your homebuying experience smoother, less stressful, and more private. If you’re a long time reader of The Mortgage Porter, you know that I have a huge beef with trigger leads with the articles I’ve written. Let me break down the latest developments around the Homebuyers Privacy Protection Act (H.R. 2808)—also known as the “Trigger Leads” bill—and explain exactly what it means for you.

What’s Happening Now?

  • On June 23, 2025, the House passed the Homebuyers Privacy Protection Act via voice vote.

  • On August 2, 2025, the Senate passed the same bill unanimously.

  • That same day, industry groups—including the Mortgage Bankers Association (MBA), National Association of Mortgage Brokers (NAMB), American Bankers Association (ABA), and America’s Credit Unions—praised the move as a long-overdue reform to stop abusive marketing tactics.

Now, the bill is waiting on President Trump’s desk for his signature. Once signed, it will become law and go into effect 180 days later.

What Is a Trigger Lead—and Why This Matters to You

Trigger leads are generated when you apply for a mortgage and a credit bureau alerts marketing lists, which then allows other lenders or brokers to reach out—often bombard—without your consent. This can cause confusion, frustration, and stress, especially if borrowers think their lender leaked their data.

Once the bill becomes law, sharing your information will only be allowed when:

  • The lender is making a firm offer of credit or insurance, and

    • They have your consent, or

    • They are your current mortgage originator, servicer, or a bank/credit union where you hold an active account.

This means no more unexpected calls or texts from strangers the moment you apply for a loan. 😀

There will be the lag time between once the bill is signed and when it goes into effect. And I still think it’s a good idea to “opt-out” and take steps necessary to protect your credit.

As someone who’s been a Mortgage Professional for over 25 years, I have NEVER purchased “leads” or used a trigger list. My clients find me from reading my blog or social media; are referred to me by their friends or family; recommended by their real estate professional or financial advisors; or they are returning clients who I previously helped with their mortgage needs.

If you’re thinking about buying a home, remodeling or a reverse mortgage, please contact me! I’m happy to help you or anyone you know.

My Initial Thoughts on the Middle Housing Class


Wow!
Thursday, our classroom was packed with real estate agents wanting to learn the latest on the new zoning laws impacting neighborhoods in Washington. Richard Hagar did an amazing job covering this complicated subject. If you are a real estate agent, appraiser or city planner, I highly recommend attending one of his classes. The class focuses on the impacts of state regulations HB1110 and HB1337. [Read more…]

Tired of “Trigger Leads”? Take ACTION NOW!

If you’ve applied for a mortgage, you are probably painfully aware of what it’s like to be a “trigger lead”. When your credit is pulled, the consumer reporting agencies resell your information to lenders. These unfamiliar lenders relentlessly harass consumers via phone calls and even text messages. This is very different than consumers who sign up to receive calls from various lenders when the consumer visits and enters their contact info into “lead generating” websites in search of rate quotes. A person having their credit pulled by a lender they have selected should not involuntarily be subject to having strange lenders contact them. [Read more…]

Big Changes Coming to Real Estate Excise Tax for Washington State Homes

wordswag_1556818054305The Washington State Senate has passed revisions to excise tax that is paid when real estate is sold or transferred. Instead of having a flat rate, the new tax once signed into law by Governor Inslee, will be graduated. Some will enjoy a lower tax rate while others will pay a significantly higher tax rate. Real estate excise tax is typically a cost paid for by the seller. In San Juan County, the excise tax has been split by both the seller and buyer of real estate. Many would argue that excise tax (as with other cost of selling, such as real estate commission) is often passed onto the buyer as it is factored into the sales price. [Read more…]

Improvements to Credit Scoring

Earlier this year, the three major credit bureaus (aka “credit reporting agencies” or “CRAs”), Experian, Equifax and Transunion, came to a settlement with the New York Attorney General impacting credit reporting. It is anticipated that the settlement will help some consumers improve their scores by 10-40 points. [Read more…]

Mortgage Insurance Deductible through 2014

You may have heard that last week, Congress passed and President Obama signed the 2014 Tax Increase Prevention Act. It has some good news for home owners who currently pay various forms of mortgage insurance. If you pay mortgage insurance, including private mortgage insurance (pmi), or VA, FHA or USDA forms of mortgage insurance during 2014,  you may be able to deduct that on your 2014 income taxes.

Before you get too excited, this act does not extend the mortgage insurance deduction past 2014.

So if you are paying any form of mortgage insurance, especially if it’s private mortgage insurance or FHA mortgage insurance, it still makes sense to see if you can eliminate or reduce your payment with a refinance as you will not be able to deduct your mortgage insurance during 2015 (as things currently stand).

If I can help you with your refi or home purchase on property located anywhere in Washington state, please contact me!

 

Why would a consumer work with a non-licensed Mortgage Originator?

Following the release of the QM and Ability to Repay rules from CFPB, I decided to try to read through the proposed Loan Originator Compensation rules. I found this pretty interesting. Instead of making additional regulations for Mortgage Originators who work at banks or credit unions, why not just make them subject to the SAFE Act and require them be licensed?

[Read more…]

CFPB’s Qualified Mortgage Rule and the Ability to Repay

Today the CFPB released the “ability-to-repay” and “qualified mortgage” rule which is set to go into effect next year on January 10, 2014. These new laws will require that lenders consider a borrowers ability to repay a mortgage.

[Read more…]