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.