[House Report 115-522] [From the U.S. Government Publishing Office]115th Congress } { Report HOUSE OF REPRESENTATIVES 2d Session } { 115-522 ====================================================================== MORTGAGE CHOICE ACT OF 2017 _______ January 22, 2018.--Committed to the Committee of the Whole House on the State of the Union and ordered to be printed _______ Mr. Hensarling, from the Committee on Financial Services, submitted the following R E P O R T together with MINORITY VIEWS [To accompany H.R. 1153] [Including cost estimate of the Congressional Budget Office] The Committee on Financial Services, to whom was referred the bill (H.R. 1153) to amend the Truth in Lending Act to improve upon the definitions provided for points and fees in connection with a mortgage transaction, having considered the same, report favorably thereon without amendment and recommend that the bill do pass. Purpose and Summary Introduced on February 16, 2017 by Representative Huizenga, H.R. 1153, the ``Mortgage Choice Act of 2017'' would exclude insurance held in escrow and, under certain circumstances, fees paid to companies affiliated with the creditor from the costs that would be considered in calculating the three percent ``points and fees'' limitation for purposes of determining whether a mortgage can be a ``Qualified Mortgage.'' H.R. 1153 would direct the Bureau of Consumer Financial Protection (CFPB) to amend its regulations related to qualified mortgages to reflect the new exclusions. Background and Need for Legislation On January 10, 2013, the CFPB issued its `Ability-to-Repay and Qualified Mortgage' rule, which implemented sections 1411, 1412 and 1414 of the Dodd-Frank Wall Street Reform and Consumer Protection Act (P.L. 111-203). The final rule, which went into effect January 10, 2014, generally requires creditors to make a `reasonable, good faith determination of a consumer's ability to repay' any consumer credit transaction secured by a dwelling, but establishes a legal safe harbor from liability under this requirement for `Qualified Mortgages' (QM) that are not `higher-priced.' A mortgage will be considered a `Qualified Mortgage' if, among other required features and underwriting requirements, it does not have total `points and fees' exceeding 3 percent of the total loan amount for loan amounts greater than or equal to $100,000. The rule stipulates which costs, known at or before consummation, are included in the `points and fees' cap. These costs include the finance charge, loan originator compensation, real-estate related fees, insurance premiums, and loan-level price adjustment fees. The QM rule permits the exclusion of certain real estate- related fees, including fees for title examination, abstract of a title, title insurance, property survey, document preparation, notaries, credit reports, appraisals, inspections, flood hazard determinations, and non-tax related amounts paid into escrow, but only if they are `reasonable,' the lender receives no direct or indirect compensation in connection with the charge, or if the charge is not paid to an affiliate of the lender. Consequently, the points-and-fees definition includes charges paid to a third party, such as for an appraisal or for title insurance, if the third party is affiliated with the lender, but not if the third party is unaffiliated. This is true even if the affiliate charges less than the non-affiliate, which is a common occurrence. As a result, many loans involving affiliated companies, particularly those made to low and moderate-income borrowers, would exceed the 3 percent cap, and not qualify as QMs, which could deprive consumers of the ability to take advantage of the convenience and market efficiencies offered by one-stop shopping. In an October 24, 2017, letter of support, the Community Mortgage Lenders of America, Consumer Mortgage Coalition, Credit Union National Association, Financial Services Roundtable, Leading Builders of America, Mortgage Bankers Association, National Association of Federal Credit Unions, National Association of Home Builders, National Association of Realtors, Realty Alliance, and Real Estate Services Providers Council expressed their support for H.R. 1153, stating: The QM rule sets the standard for consumer mortgages by providing significant compliance certainty to loans that do not have risky features and meet strict federal requirements. A key requirement is that points and fees for a QM may not exceed 3 percent of the loan amount. The problem arises from the fact that, under current law and rules, what constitutes a ``fee'' or a ``point'' towards the points and fees cap varies greatly depending upon who is making the loan and what arrangements are made by consumers to obtain title insurance. If the consumer chooses a title insurance provider that is affiliated with the lender, the title insurance charges count, but if the insurance is purchased from an unaffiliated title agency, the title charges do not count. In addition, escrowed homeowners insurance premiums may count as ``points and fees'' due to ambiguous drafting in the law. The inclusion of either title insurance or escrowed homeowners' premiums has caused many loans, especially those for low- and moderate-income consumers, to fail the QM test in situations where the consumer elected to use one stop- shopping. As a result, many otherwise qualified borrowers could not avail themselves of in house services and/or may have received a higher interest rate. H.R. 1153 endeavors to restore a full and open competitive market by clarifying the definition of fees and points. In doing so, the legislation will ensure consumers more choices in credit providers and settlement service options. Hearings The Committee on Financial Services held a hearing examining matters relating to H.R. 1153 on April 26, 2017 and April 28, 2017. Committee Consideration The Committee on Financial Services met in open session on November 14, 2017 and November 15, 2017 and ordered H.R. 1153 to be reported favorably by a recorded vote of 46 yeas to 13 nays (Record vote no. FC-101), a quorum being present. Committee Votes Clause 3(b) of rule XIII of the Rules of the House of Representatives requires the Committee to list the record votes on the motion to report legislation and amendments thereto. The sole recorded vote was on a motion by Chairman Hensarling to report the bill favorably to the House without amendment. The motion was agreed to by a recorded vote of 46 yeas to -13 nays (Record vote no. FC-101), a quorum being present. [GRAPHIC(S) NOT AVAILABLE IN TIFF FORMAT] Committee Oversight Findings Pursuant to clause 3(c)(1) of rule XIII of the Rules of the House of Representatives, the findings and recommendations of the Committee based on oversight activities under clause 2(b)(1) of rule X of the Rules of the House of Representatives, are incorporated in the descriptive portions of this report. Performance Goals and Objectives Pursuant to clause 3(c)(4) of rule XIII of the Rules of the House of Representatives, the Committee states that H.R. 1153 will exclude insurance held in escrow and, under certain circumstances, fees paid to companies affiliated with the creditor from the costs that would be considered in calculating the 3 percent ``points and fees'' limitation for purposes of determining whether a mortgage can be a ``Qualified Mortgage.'' This bill would direct the CFPB to amend its regulations related to qualified mortgages to reflect the new exclusions. New Budget Authority, Entitlement Authority, and Tax Expenditures In compliance with clause 3(c)(2) of rule XIII of the Rules of the House of Representatives, the Committee adopts as its own the estimate of new budget authority, entitlement authority, or tax expenditures or revenues contained in the cost estimate prepared by the Director of the Congressional Budget Office pursuant to section 402 of the Congressional Budget Act of 1974. Congressional Budget Office Estimates Pursuant to clause 3(c)(3) of rule XIII of the Rules of the House of Representatives, the following is the cost estimate provided by the Congressional Budget Office pursuant to section 402 of the Congressional Budget Act of 1974: U.S. Congress, Congressional Budget Office, Washington, DC, January 19, 2018. Hon. Jeb Hensarling, Chairman, Committee on Financial Services, House of Representatives, Washington, DC. Dear Mr. Chairman: The Congressional Budget Office has prepared the enclosed cost estimate for H.R. 1153, the Mortgage Choice Act of 2017. If you wish further details on this estimate, we will be pleased to provide them. The CBO staff contact is Stephen Rabent. Sincerely, Keith Hall, Director. Enclosure. H.R. 1153--Mortgage Choice Act of 2017 Under current law, a ``qualified mortgage'' has certain characteristics that make it more affordable. Borrowers who are eligible for such loans are presumed to be able to repay amounts owed, and lenders are provided certain legal protections when issuing such mortgages. To meet the qualified- mortgage definition, certain costs that are incidental to the loan and that are paid by the borrower--for example, title insurance fees, guarantee fees, and service charges--cannot exceed 3 percent of the total loan amount. Lenders offering ``high-cost mortgages'' (home mortgages with interest rates and fees that exceed certain thresholds) must make certain additional disclosures to borrowers and must comply with restrictions on the terms of such loans. H.R. 1153 would exclude insurance premiums held in escrow and, under certain circumstances, fees paid to companies affiliated with the creditor from the costs that would be considered in determining whether a loan is a qualified mortgage or a high-cost mortgage. Using information from the Consumer Financial Protection Bureau, CBO estimates that enacting H.R. 1153 would increase direct spending by less than $500,000 for the agency to update its guidance documents. Because H.R. 1153 would affect direct spending, pay-as-you-go procedures apply. Enacting the bill would not affect revenues. CBO estimates that enacting H.R. 1153 would not increase net direct spending or on-budget deficits in any of the four consecutive 10-year periods beginning in 2028. H.R. 1153 contains no intergovernmental or private-sector mandates as defined in the Unfunded Mandates Reform Act. The CBO staff contact for this estimate is Stephen Rabent. The estimate was approved by H. Samuel Papenfuss, Deputy Assistant Director for Budget Analysis. Federal Mandates Statement This information is provided in accordance with section 423 of the Unfunded Mandates Reform Act of 1995. The Committee has determined that the bill does not contain Federal mandates on the private sector. The Committee has determined that the bill does not impose a Federal intergovernmental mandate on State, local, or tribal governments. Advisory Committee Statement No advisory committees within the meaning of section 5(b) of the Federal Advisory Committee Act were created by this legislation. Applicability to Legislative Branch The Committee finds that the legislation does not relate to the terms and conditions of employment or access to public services or accommodations within the meaning of the section 102(b)(3) of the Congressional Accountability Act. Earmark Identification With respect to clause 9 of rule XXI of the Rules of the House of Representatives, the Committee has carefully reviewed the provisions of the bill and states that the provisions of the bill do not contain any congressional earmarks, limited tax benefits, or limited tariff benefits within the meaning of the rule. Duplication of Federal Programs In compliance with clause 3(c)(5) of rule XIII of the Rules of the House of Representatives, the Committee states that no provision of the bill establishes or reauthorizes: (1) a program of the Federal Government known to be duplicative of another Federal program; (2) a program included in any report from the Government Accountability Office to Congress pursuant to section 21 of Public Law 111-139; or (3) a program related to a program identified in the most recent Catalog of Federal Domestic Assistance, published pursuant to the Federal Program Information Act (Pub. L. No. 95-220, as amended by Pub. L. No. 98-169). Disclosure of Directed Rulemaking Pursuant to section 3(i) of H. Res. 5, (115th Congress), the following statement is made concerning directed rulemakings: The Committee estimates that the bill requires one directed rulemakings within the meaning of such section. The rulemaking requires the CFPB to issue final regulations to carry out the amendments made by the Act within 90 days of the enactment of the Act, and those regulations shall be effective upon issuance. Section-by-Section Analysis of the Legislation Section 1. Short title This section cites H.R. 1153 as the ``Mortgage Choice Act of 2017.'' Section 2. Definition of points and fees This section amends the definition of `points and fees' in the Truth in Lending Act, as added by the Dodd-Frank Wall Street Reform and Consumer Protection Act, to exclude insurance held in escrow and, under certain circumstances, fees paid to companies affiliated with the creditor from the costs that would be considered in calculating the 3 percent limitation. This section would also amend the exclusion from `points and fees' to include reasonable charges even though a creditor receives compensation, but only if the creditor or its affiliate retains the compensation as a result of their participation in an affiliated business arrangement. Reasonable charges paid to a third party unaffiliated with the creditor must be: (1) a bona fide third party charge not retained by the mortgage originator, creditor, or an affiliate; or (2) a fee or premium for title examination, title insurance, or similar purposes. This section also repeals the exception for bona fide third party charges not retained by the mortgage originator, creditor, or an affiliate from the requirement that total points and fees not exceed 3 percent of the total new loan amount. Section 3. Rulemaking This section requires the CFPB to issue final regulations reflecting the changes within 90 days of enactment. Changes in Existing Law Made by the Bill, as Reported In compliance with clause 3(e) of rule XIII of the Rules of the House of Representatives, changes in existing law made by the bill, as reported, are shown as follows (existing law proposed to be omitted is enclosed in black brackets, new matter is printed in italics, and existing law in which no change is proposed is shown in roman): Changes in Existing Law Made by the Bill, as Reported In compliance with clause 3(e) of rule XIII of the Rules of the House of Representatives, changes in existing law made by the bill, as reported, are shown as follows (existing law proposed to be omitted is enclosed in black brackets, new matter is printed in italic, and existing law in which no change is proposed is shown in roman): TRUTH IN LENDING ACT * * * * * * * TITLE I--CONSUMER CREDIT COST DISCLOSURE * * * * * * * CHAPTER 1--GENERAL PROVISIONS * * * * * * * Sec. 103. Definitions and rules of construction (a) The definitions and rules of construction set forth in this section are applicable for the purposes of this title. (b) Bureau.--The term ``Bureau'' means the Bureau of Consumer Financial Protection. (c) The term ``Bureau'' refers to the Bureau of Governors of the Federal Reserve System. (d) The term ``organization'' means a corporation, government or governmental subdivision or agency, trust, estate, partnership, cooperative, or association. (e) The term ``person'' means a natural person or an organization. (f) The term ``credit'' means the right granted by a creditor to a debtor to defer payment of debt or to incur debt and defer its payment. (g) The term ``creditor'' refers only to a person who both (1) regularly extends, whether in connection with loans, sales of property or services, or otherwise, consumer credit which is payable by agreement in more than four installments or for which the payment of a finance charge is or may be required, and (2) is the person to whom the debt arising from the consumer credit transaction is initially payable on the face of the evidence of indebtedness or, if there is no such evidence of indebtedness, by agreement. Notwithstanding the preceding sentence, in the case of an open-end credit plan involving a credit card, the card issuer and any person who honors the credit card and offers a discount which is a finance charge are creditors. For the purpose of the requirements imposed under chapter 4 and sections 127(a)(5), 127(a)(6), 127(a)(7), 127(b)(1), 127(b)(2), 127(b)(3), 127(b)(8), and 127(b)(10) of chapter 2 of this title, the term ``creditor'' shall also include card issuers whether or not the amount due is payable by agreement in more than four installments or the payment of a finance charge is or may be required, and the Bureau shall, by regulation, apply these requirements to such card issuers, to the extent appropriate, even though the requirements are by their terms applicable only to creditors offering open-end credit plans. Any person who originates 2 or more mortgages referred to in subsection (aa) in any 12-month period or any person who originates 1 or more such mortgages through a mortgage broker shall be considered to be a creditor for purposes of this title. The term ``creditor'' includes a private educational lender (as that term is defined in section 140) for purposes of this title. (h) The term ``credit sale'' refers to any sale in which the seller is a creditor. The term includes any contract in the form of a bailment or lease if the bailee or lessee contracts to pay as compensation for use a sum substantially equivalent to or in excess of the aggregate value of the property and services involved and it is agreed that the bailee or lessee will become, or for no other or a nominal consideration has the option to become, the owner of the property upon full compliance with his obligations under the contract. (i) The adjective ``consumer'', used with reference to a credit transaction, characterizes the transaction as one in which the party to whom credit is offered or extended is a natural person, and the money, property, or services which are the subject of the transaction are primarily for personal, family, or household purposes. (j) The terms ``open end credit plan'' and ``open end consumer credit plan'' mean a plan under which the creditor reasonably contemplates repeated transactions, which prescribes the terms of such transactions, and which provides for a finance charge which may be computed from time to time on the outstanding unpaid balance. A credit plan or open end consumer credit plan which is an open end credit plan or open end consumer credit plan within the meaning of the preceding sentence is an open end credit plan or open end consumer credit plan even if credit information is verified from time to time. (k) The term ``adequate notice'', as used in section 133, means a printed notice to a cardholder which sets forth the pertinent facts clearly and conspicuously so that a person against whom it is to operate could reasonably be expected to have noticed it and understood its meaning. Such notice may be given to a cardholder by printing the notice on any credit card, or on each periodic statement of account, issued to the cardholder, or by any other means reasonably assuring the receipt thereof by the cardholder. (l) The term ``credit card'' means any card, plate, coupon book or other credit device existing for the purpose of obtaining money, property, labor, or services on credit. (m) The term ``accepted credit card'' means any credit card which the cardholder has requested and received or has signed or has used, or authorized another to use, for the purpose of obtaining money, property, labor, or services on credit. (n) The term ``cardholder'' means any person to whom a credit card is issued or any person who has agreed with the card issuer to pay obligations arising from the issuance of a credit card to another person. (o) The term ``card issuer'' means any person who issues a credit card, or the agent of such person with respect to such card. (p) The term ``unauthorized use'', as used in section 133, means a use of a credit card by a person other than the cardholder who does not have actual, implied, or apparent authority for such use and from which the cardholder receives no benefit. (q) The term ``discount'' as used in section 167 means a reduction made from the regular price. The term ``discount'' as used in section 167 shall not mean a surcharge. (r) The term ``surcharge'' as used in section 103 and section 167 means any means of increasing the regular price to a cardholder which is not imposed upon customers paying by cash, check, or similar means. (s) The term ``State'' refers to any State, the Commonwealth of Puerto Rico, the District of Columbia, and any territory or possession of the United States. (t) The term ``agricultural purposes'' includes the production, harvest, exhibition, marketing, transportation, processing, or manufacture of agricultural products by a natural person who cultivates, plants, propagates, or nurtures those agricultural products, including but not limited to the acquisition of farmland, real property with a farm residence, and personal property and services used primarily in farming. (u) The term ``agricultural products'' includes agricultural, horticultural, viticultural, and dairy products, livestock, wildlife, poultry, bees, forest products, fish and shellfish, and any products thereof, including processed and manufactured products, and any and all products raised or produced on farms and any processed or manufactured products thereof. (v) The term ``material disclosures'' means the disclosure, as required by this title, of the annual percentage rate, the method of determining the finance charge and the balance upon which a finance charge will be imposed, the amount of the finance charge, the amount to be financed, the total of payments, the number and amount of payments, the due dates or periods of payments scheduled to repay the indebtedness, and the disclosures required by section 129(a). (w) The term ``dwelling'' means a residential structure or mobile home which contains one to four family housing units, or individual units of condominiums or cooperatives. (x) The term ``residential mortgage transaction'' means a transaction in which a mortgage, deed of trust, purchase money security interest arising under an installment sales contract, or equivalent consensual security interest is created or retained against the consumer's dwelling to finance the acquisition or initial construction of such dwelling. (y) As used in this section and section 167, the term ``regular price'' means the tag or posted price charged for the property or service if a single price is tagged or posted, or the price charged for the property or service when payment is made by use of an open-end credit plan or a credit card if either (1) no price is tagged or posted, or (2) two prices are tagged or posted, one of which is charged when payment is made by use of an open-end credit plan or a credit card and the other when payment is made by use of cash, check, or similar means. For purposes of this definition, payment by check, draft, or other negotiable instrument which may result in the debiting of an open-end credit plan or a credit cardholder's open-end account shall not be considered payment made by use of the plan or the account. (z) Any reference to any requirement imposed under this title or any provision thereof includes reference to the regulations of the Bureau under this title or the provision thereof in question. (aa) The disclosure of an amount or percentage which is greater than the amount or percentage required to be disclosed under this title does not in itself constitute a violation of this title. (bb) High-cost Mortgage.-- (1) Definition.-- (A) In general.--The term ``high-cost mortgage'', and a mortgage referred to in this subsection, means a consumer credit transaction that is secured by the consumer's principal dwelling, other than a reverse mortgage transaction, if-- (i) in the case of a credit transaction secured-- (I) by a first mortgage on the consumer's principal dwelling, the annual percentage rate at consummation of the transaction will exceed by more than 6.5 percentage points (8.5 percentage points, if the dwelling is personal property and the transaction is for less than $50,000) the average prime offer rate, as defined in section 129C(b)(2)(B), for a comparable transaction; or (II) by a subordinate or junior mortgage on the consumer's principal dwelling, the annual percentage rate at consummation of the transaction will exceed by more than 8.5 percentage points the average prime offer rate, as defined in section 129C(b)(2)(B), for a comparable transaction; (ii) the total points and fees payable in connection with the transaction, other than bona fide third party charges not retained by the mortgage originator, creditor, or an affiliate of the creditor or mortgage originator, exceed-- (I) in the case of a transaction for $20,000 or more, 5 percent of the total transaction amount; or (II) in the case of a transaction for less than $20,000, the lesser of 8 percent of the total transaction amount or $1,000 (or such other dollar amount as the Bureau shall prescribe by regulation); or (iii) the credit transaction documents permit the creditor to charge or collect prepayment fees or penalties more than 36 months after the transaction closing or such fees or penalties exceed, in the aggregate, more than 2 percent of the amount prepaid. (B) Introductory rates taken into account.-- For purposes of subparagraph (A)(i), the annual percentage rate of interest shall be determined based on the following interest rate: (i) In the case of a fixed-rate transaction in which the annual percentage rate will not vary during the term of the loan, the interest rate in effect on the date of consummation of the transaction. (ii) In the case of a transaction in which the rate of interest varies solely in accordance with an index, the interest rate determined by adding the index rate in effect on the date of consummation of the transaction to the maximum margin permitted at any time during the loan agreement. (iii) In the case of any other transaction in which the rate may vary at any time during the term of the loan for any reason, the interest charged on the transaction at the maximum rate that may be charged during the term of the loan. (C) Mortgage insurance.--For the purposes of computing the total points and fees under paragraph (4), the total points and fees shall exclude-- (i) any premium provided by an agency of the Federal Government or an agency of a State; (ii) any amount that is not in excess of the amount payable under policies in effect at the time of origination under section 203(c)(2)(A) of the National Housing Act (12 U.S.C. 1709(c)(2)(A)), provided that the premium, charge, or fee is required to be refundable on a pro-rated basis and the refund is automatically issued upon notification of the satisfaction of the underlying mortgage loan; and (iii) any premium paid by the consumer after closing. (2)(A) After the 2-year period beginning on the effective date of the regulations promulgated under section 155 of the Riegle Community Development and Regulatory Improvement Act of 1994, and no more frequently than biennially after the first increase or decrease under this subparagraph, the Bureau may by regulation increase or decrease the number of percentage points specified in paragraph (1)(A), if the Bureau determines that the increase or decrease is-- (i) consistent with the consumer protections against abusive lending provided by the amendments made by subtitle B of title I of the Riegle Community Development and Regulatory Improvement Act of 1994; and (ii) warranted by the need for credit. (B) An increase or decrease under subparagraph (A)-- (i) may not result in the number of percentage points referred to in paragraph (1)(A)(i)(I) being less than 6 percentage points or greater than 10 percentage points; and (ii) may not result in the number of percentage points referred to in paragraph (1)(A)(i)(II) being less than 8 percentage points or greater than 12 percentage points. (C) In determining whether to increase or decrease the number of percentage points referred to in subparagraph (A), the Bureau shall consult with representatives of consumers, including low-income consumers, and lenders. (3) The amount specified in paragraph (1)(B)(ii) shall be adjusted annually on January 1 by the annual percentage change in the Consumer Price Index, as reported on June 1 of the year preceding such adjustment. (4) For purposes of [paragraph (1)(B)] paragraph (1)(A) and section 129C, points and fees shall include-- (A) all items included in the finance charge, except interest or the time-price differential; (B) all compensation paid directly or indirectly by a consumer or creditor to a mortgage originator from any source, including a mortgage originator that is also the creditor in a table-funded transaction; (C) each of the charges listed in section 106(e) (except an escrow for future payment of taxes and insurance), unless-- (i) the charge is reasonable; (ii) the creditor receives no direct or indirect compensation, except as retained by a creditor or its affiliate as a result of their participation in an affiliated business arrangement (as defined in section 2(7) of the Real Estate Settlement Procedures Act of 1974 (12 U.S.C. 2602(7)); and [(iii) the charge is paid to a third party unaffiliated with the creditor; and] (iii) the charge is-- (I) a bona fide third-party charge not retained by the mortgage originator, creditor, or an affiliate of the creditor or mortgage originator; or (II) a charge set forth in section 106(e)(1); (D) premiums or other charges payable at or before closing for any credit life, credit disability, credit unemployment, or credit property insurance, or any other [accident,] loss-of-income, life or health insurance, [or any payments] and any payments directly or indirectly for any debt cancellation or suspension agreement or contract, except that insurance premiums or debt cancellation or suspension fees calculated and paid in full on a monthly basis shall not be considered financed by the creditor; (E) the maximum prepayment fees and penalties which may be charged or collected under the terms of the credit transaction; (F) all prepayment fees or penalties that are incurred by the consumer if the loan refinances a previous loan made or currently held by the same creditor or an affiliate of the creditor; and (G) such other charges as the Bureau determines to be appropriate. (5) Calculation of points and fees for open-end consumer credit plans.--In the case of open-end consumer credit plans, points and fees shall be calculated, for purposes of this section and section 129, by adding the total points and fees known at or before closing, including the maximum prepayment penalties which may be charged or collected under the terms of the credit transaction, plus the minimum additional fees the consumer would be required to pay to draw down an amount equal to the total credit line. (6) This subsection shall not be construed to limit the rate of interest or the finance charge that a person may charge a consumer for any extension of credit. (cc) The term ``reverse mortgage transaction'' means a nonrecourse transaction in which a mortgage, deed of trust, or equivalent consensual security interest is created against the consumer's principal dwelling-- (1) securing one or more advances; and (2) with respect to which the payment of any principal, interest, and shared appreciation or equity is due and payable (other than in the case of default) only after-- (A) the transfer of the dwelling; (B) the consumer ceases to occupy the dwelling as a principal dwelling; or (C) the death of the consumer. (cc) Definitions Relating to Mortgage Origination and Residential Mortgage Loans.-- (1) Commission.--Unless otherwise specified, the term ``Commission'' means the Federal Trade Commission. (2) Mortgage originator.--The term ``mortgage originator''-- (A) means any person who, for direct or indirect compensation or gain, or in the expectation of direct or indirect compensation or gain-- (i) takes a residential mortgage loan application; (ii) assists a consumer in obtaining or applying to obtain a residential mortgage loan; or (iii) offers or negotiates terms of a residential mortgage loan; (B) includes any person who represents to the public, through advertising or other means of communicating or providing information (including the use of business cards, stationery, brochures, signs, rate lists, or other promotional items), that such person can or will provide any of the services or perform any of the activities described in subparagraph (A); (C) does not include any person who is (i) not otherwise described in subparagraph (A) or (B) and who performs purely administrative or clerical tasks on behalf of a person who is described in any such subparagraph, or (ii) an employee of a retailer of manufactured homes who is not described in clause (i) or (iii) of subparagraph (A) and who does not advise a consumer on loan terms (including rates, fees, and other costs); (D) does not include a person or entity that only performs real estate brokerage activities and is licensed or registered in accordance with applicable State law, unless such person or entity is compensated by a lender, a mortgage broker, or other mortgage originator or by any agent of such lender, mortgage broker, or other mortgage originator; (E) does not include, with respect to a residential mortgage loan, a person, estate, or trust that provides mortgage financing for the sale of 3 properties in any 12-month period to purchasers of such properties, each of which is owned by such person, estate, or trust and serves as security for the loan, provided that such loan-- (i) is not made by a person, estate, or trust that has constructed, or acted as a contractor for the construction of, a residence on the property in the ordinary course of business of such person, estate, or trust; (ii) is fully amortizing; (iii) is with respect to a sale for which the seller determines in good faith and documents that the buyer has a reasonable ability to repay the loan; (iv) has a fixed rate or an adjustable rate that is adjustable after 5 or more years, subject to reasonable annual and lifetime limitations on interest rate increases; and (v) meets any other criteria the Bureau may prescribe; (F) does not include the creditor (except the creditor in a table-funded transaction) under paragraph (1), (2), or (4) of section 129B(c); and (G) does not include a servicer or servicer employees, agents and contractors, including but not limited to those who offer or negotiate terms of a residential mortgage loan for purposes of renegotiating, modifying, replacing and subordinating principal of existing mortgages where borrowers are behind in their payments, in default or have a reasonable likelihood of being in default or falling behind. (3) Nationwide mortgage licensing system and registry.--The term ``Nationwide Mortgage Licensing System and Registry'' has the same meaning as in the Secure and Fair Enforcement for Mortgage Licensing Act of 2008. (4) Other definitions relating to mortgage originator.--For purposes of this subsection, a person ``assists a consumer in obtaining or applying to obtain a residential mortgage loan'' by, among other things, advising on residential mortgage loan terms (including rates, fees, and other costs), preparing residential mortgage loan packages, or collecting information on behalf of the consumer with regard to a residential mortgage loan. (5) Residential mortgage loan.--The term ``residential mortgage loan'' means any consumer credit transaction that is secured by a mortgage, deed of trust, or other equivalent consensual security interest on a dwelling or on residential real property that includes a dwelling, other than a consumer credit transaction under an open end credit plan or, for purposes of sections 129B and 129C and section 128(a) (16), (17), (18), and (19), and sections 128(f) and 130(k), and any regulations promulgated thereunder, an extension of credit relating to a plan described in section 101(53D) of title 11, United States Code. (6) Secretary.--The term ``Secretary'', when used in connection with any transaction or person involved with a residential mortgage loan, means the Secretary of Housing and Urban Development. (7) Servicer.--The term ``servicer'' has the same meaning as in section 6(i)(2) of the Real Estate Settlement Procedures Act of 1974 (12 U.S.C. 2605(i)(2)). (dd) Bona Fide Discount Points and Prepayment Penalties.--For the purposes of determining the amount of points and fees for purposes of subsection (aa), either the amounts described in paragraph (1) or (2) of the following paragraphs, but not both, shall be excluded: (1) Up to and including 2 bona fide discount points payable by the consumer in connection with the mortgage, but only if the interest rate from which the mortgage's interest rate will be discounted does not exceed by more than 1 percentage point-- (A) the average prime offer rate, as defined in section 129C; or (B) if secured by a personal property loan, the average rate on a loan in connection with which insurance is provided under title I of the National Housing Act (12 U.S.C. 1702 et seq.). (2) Unless 2 bona fide discount points have been excluded under paragraph (1), up to and including 1 bona fide discount point payable by the consumer in connection with the mortgage, but only if the interest rate from which the mortgage's interest rate will be discounted does not exceed by more than 2 percentage points-- (A) the average prime offer rate, as defined in section 129C; or (B) if secured by a personal property loan, the average rate on a loan in connection with which insurance is provided under title I of the National Housing Act (12 U.S.C. 1702 et seq.). (3) For purposes of paragraph (1), the term ``bona fide discount points'' means loan discount points which are knowingly paid by the consumer for the purpose of reducing, and which in fact result in a bona fide reduction of, the interest rate or time-price differential applicable to the mortgage. (4) Paragraphs (1) and (2) shall not apply to discount points used to purchase an interest rate reduction unless the amount of the interest rate reduction purchased is reasonably consistent with established industry norms and practices for secondary mortgage market transactions. * * * * * * * CHAPTER 2--CREDIT TRANSACTIONS * * * * * * * Sec. 129C. Minimum standards for residential mortgage loans (a) Ability To Repay.-- (1) In general.--In accordance with regulations prescribed by the Board, no creditor may make a residential mortgage loan unless the creditor makes a reasonable and good faith determination based on verified and documented information that, at the time the loan is consummated, the consumer has a reasonable ability to repay the loan, according to its terms, and all applicable taxes, insurance (including mortgage guarantee insurance), and assessments. (2) Multiple loans.--If the creditor knows, or has reason to know, that 1 or more residential mortgage loans secured by the same dwelling will be made to the same consumer, the creditor shall make a reasonable and good faith determination, based on verified and documented information, that the consumer has a reasonable ability to repay the combined payments of all loans on the same dwelling according to the terms of those loans and all applicable taxes, insurance (including mortgage guarantee insurance), and assessments. (3) Basis for determination.--A determination under this subsection of a consumer's ability to repay a residential mortgage loan shall include consideration of the consumer's credit history, current income, expected income the consumer is reasonably assured of receiving, current obligations, debt-to-income ratio or the residual income the consumer will have after paying non-mortgage debt and mortgage-related obligations, employment status, and other financial resources other than the consumer's equity in the dwelling or real property that secures repayment of the loan. A creditor shall determine the ability of the consumer to repay using a payment schedule that fully amortizes the loan over the term of the loan. (4) Income verification.--A creditor making a residential mortgage loan shall verify amounts of income or assets that such creditor relies on to determine repayment ability, including expected income or assets, by reviewing the consumer's Internal Revenue Service Form W-2, tax returns, payroll receipts, financial institution records, or other third-party documents that provide reasonably reliable evidence of the consumer's income or assets. In order to safeguard against fraudulent reporting, any consideration of a consumer's income history in making a determination under this subsection shall include the verification of such income by the use of-- (A) Internal Revenue Service transcripts of tax returns; or (B) a method that quickly and effectively verifies income documentation by a third party subject to rules prescribed by the Board. (5) Exemption.--With respect to loans made, guaranteed, or insured by Federal departments or agencies identified in subsection (b)(3)(B)(ii), such departments or agencies may exempt refinancings under a streamlined refinancing from this income verification requirement as long as the following conditions are met: (A) The consumer is not 30 days or more past due on the prior existing residential mortgage loan. (B) The refinancing does not increase the principal balance outstanding on the prior existing residential mortgage loan, except to the extent of fees and charges allowed by the department or agency making, guaranteeing, or insuring the refinancing. (C) Total points and fees (as defined in section [103(aa)(4), other than bona fide third party charges not retained by the mortgage originator, creditor, or an affiliate of the creditor or mortgage originator] 103(bb)(4)) payable in connection with the refinancing do not exceed 3 percent of the total new loan amount. (D) The interest rate on the refinanced loan is lower than the interest rate of the original loan, unless the borrower is refinancing from an adjustable rate to a fixed-rate loan, under guidelines that the department or agency shall establish for loans they make, guarantee, or issue. (E) The refinancing is subject to a payment schedule that will fully amortize the refinancing in accordance with the regulations prescribed by the department or agency making, guaranteeing, or insuring the refinancing. (F) The terms of the refinancing do not result in a balloon payment, as defined in subsection (b)(2)(A)(ii). (G) Both the residential mortgage loan being refinanced and the refinancing satisfy all requirements of the department or agency making, guaranteeing, or insuring the refinancing. (6) Nonstandard loans.-- (A) Variable rate loans that defer repayment of any principal or interest.--For purposes of determining, under this subsection, a consumer's ability to repay a variable rate residential mortgage loan that allows or requires the consumer to defer the repayment of any principal or interest, the creditor shall use a fully amortizing repayment schedule. (B) Interest-only loans.--For purposes of determining, under this subsection, a consumer's ability to repay a residential mortgage loan that permits or requires the payment of interest only, the creditor shall use the payment amount required to amortize the loan by its final maturity. (C) Calculation for negative amortization.-- In making any determination under this subsection, a creditor shall also take into consideration any balance increase that may accrue from any negative amortization provision. (D) Calculation process.--For purposes of making any determination under this subsection, a creditor shall calculate the monthly payment amount for principal and interest on any residential mortgage loan by assuming-- (i) the loan proceeds are fully disbursed on the date of the consummation of the loan; (ii) the loan is to be repaid in substantially equal monthly amortizing payments for principal and interest over the entire term of the loan with no balloon payment, unless the loan contract requires more rapid repayment (including balloon payment), in which case the calculation shall be made (I) in accordance with regulations prescribed by the Board, with respect to any loan which has an annual percentage rate that does not exceed the average prime offer rate for a comparable transaction, as of the date the interest rate is set, by 1.5 or more percentage points for a first lien residential mortgage loan; and by 3.5 or more percentage points for a subordinate lien residential mortgage loan; or (II) using the contract's repayment schedule, with respect to a loan which has an annual percentage rate, as of the date the interest rate is set, that is at least 1.5 percentage points above the average prime offer rate for a first lien residential mortgage loan; and 3.5 percentage points above the average prime offer rate for a subordinate lien residential mortgage loan; and (iii) the interest rate over the entire term of the loan is a fixed rate equal to the fully indexed rate at the time of the loan closing, without considering the introductory rate. (E) Refinance of hybrid loans with current lender.--In considering any application for refinancing an existing hybrid loan by the creditor into a standard loan to be made by the same creditor in any case in which there would be a reduction in monthly payment and the mortgagor has not been delinquent on any payment on the existing hybrid loan, the creditor may-- (i) consider the mortgagor's good standing on the existing mortgage; (ii) consider if the extension of new credit would prevent a likely default should the original mortgage reset and give such concerns a higher priority as an acceptable underwriting practice; and (iii) offer rate discounts and other favorable terms to such mortgagor that would be available to new customers with high credit ratings based on such underwriting practice. (7) Fully-indexed rate defined.--For purposes of this subsection, the term ``fully indexed rate'' means the index rate prevailing on a residential mortgage loan at the time the loan is made plus the margin that will apply after the expiration of any introductory interest rates. (8) Reverse mortgages and bridge loans.--This subsection shall not apply with respect to any reverse mortgage or temporary or bridge loan with a term of 12 months or less, including to any loan to purchase a new dwelling where the consumer plans to sell a different dwelling within 12 months. (9) Seasonal income.--If documented income, including income from a small business, is a repayment source for a residential mortgage loan, a creditor may consider the seasonality and irregularity of such income in the underwriting of and scheduling of payments for such credit. (b) Presumption of Ability To Repay.-- (1) In general.--Any creditor with respect to any residential mortgage loan, and any assignee of such loan subject to liability under this title, may presume that the loan has met the requirements of subsection (a), if the loan is a qualified mortgage. (2) Definitions.--For purposes of this subsection, the following definitions shall apply: (A) Qualified mortgage.--The term ``qualified mortgage'' means any residential mortgage loan-- (i) for which the regular periodic payments for the loan may not-- (I) result in an increase of the principal balance; or (II) except as provided in subparagraph (E), allow the consumer to defer repayment of principal; (ii) except as provided in subparagraph (E), the terms of which do not result in a balloon payment, where a ``balloon payment'' is a scheduled payment that is more than twice as large as the average of earlier scheduled payments; (iii) for which the income and financial resources relied upon to qualify the obligors on the loan are verified and documented; (iv) in the case of a fixed rate loan, for which the underwriting process is based on a payment schedule that fully amortizes the loan over the loan term and takes into account all applicable taxes, insurance, and assessments; (v) in the case of an adjustable rate loan, for which the underwriting is based on the maximum rate permitted under the loan during the first 5 years, and a payment schedule that fully amortizes the loan over the loan term and takes into account all applicable taxes, insurance, and assessments; (vi) that complies with any guidelines or regulations established by the Board relating to ratios of total monthly debt to monthly income or alternative measures of ability to pay regular expenses after payment of total monthly debt, taking into account the income levels of the borrower and such other factors as the Board may determine relevant and consistent with the purposes described in paragraph (3)(B)(i); (vii) for which the total points and fees (as defined in subparagraph (C)) payable in connection with the loan do not exceed 3 percent of the total loan amount; (viii) for which the term of the loan does not exceed 30 years, except as such term may be extended under paragraph (3), such as in high-cost areas; and (ix) in the case of a reverse mortgage (except for the purposes of subsection (a) of section 129C, to the extent that such mortgages are exempt altogether from those requirements), a reverse mortgage which meets the standards for a qualified mortgage, as set by the Board in rules that are consistent with the purposes of this subsection. (B) Average prime offer rate.--The term ``average prime offer rate'' means the average prime offer rate for a comparable transaction as of the date on which the interest rate for the transaction is set, as published by the Board.. (C) Points and fees.-- (i) In general.--For purposes of subparagraph (A), the term ``points and fees'' means points and fees as defined by section [103(aa)(4) (other than bona fide third party charges not retained by the mortgage originator, creditor, or an affiliate of the creditor or mortgage originator)] 103(bb)(4). (ii) Computation.--For purposes of computing the total points and fees under this subparagraph, the total points and fees shall exclude either of the amounts described in the following subclauses, but not both: (I) Up to and including 2 bona fide discount points payable by the consumer in connection with the mortgage, but only if the interest rate from which the mortgage's interest rate will be discounted does not exceed by more than 1 percentage point the average prime offer rate. (II) Unless 2 bona fide discount points have been excluded under subclause (I), up to and including 1 bona fide discount point payable by the consumer in connection with the mortgage, but only if the interest rate from which the mortgage's interest rate will be discounted does not exceed by more than 2 percentage points the average prime offer rate. (iii) Bona fide discount points defined.--For purposes of clause (ii), the term ``bona fide discount points'' means loan discount points which are knowingly paid by the consumer for the purpose of reducing, and which in fact result in a bona fide reduction of, the interest rate or time-price differential applicable to the mortgage. (iv) Interest rate reduction.-- Subclauses (I) and (II) of clause (ii) shall not apply to discount points used to purchase an interest rate reduction unless the amount of the interest rate reduction purchased is reasonably consistent with established industry norms and practices for secondary mortgage market transactions. (D) Smaller loans.--The Board shall prescribe rules adjusting the criteria under subparagraph (A)(vii) in order to permit lenders that extend smaller loans to meet the requirements of the presumption of compliance under paragraph (1). In prescribing such rules, the Board shall consider the potential impact of such rules on rural areas and other areas where home values are lower. (E) Balloon loans.--The Board may, by regulation, provide that the term ``qualified mortgage'' includes a balloon loan-- (i) that meets all of the criteria for a qualified mortgage under subparagraph (A) (except clauses (i)(II), (ii), (iv), and (v) of such subparagraph); (ii) for which the creditor makes a determination that the consumer is able to make all scheduled payments, except the balloon payment, out of income or assets other than the collateral; (iii) for which the underwriting is based on a payment schedule that fully amortizes the loan over a period of not more than 30 years and takes into account all applicable taxes, insurance, and assessments; and (iv) that is extended by a creditor that-- (I) operates in rural or underserved areas; (II) together with all affiliates, has total annual residential mortgage loan originations that do not exceed a limit set by the Board; (III) retains the balloon loans in portfolio; and (IV) meets any asset size threshold and any other criteria as the Board may establish, consistent with the purposes of this subtitle. (3) Regulations.-- (A) In general.--The Board shall prescribe regulations to carry out the purposes of this subsection. (B) Revision of safe harbor criteria.-- (i) In general.--The Board may prescribe regulations that revise, add to, or subtract from the criteria that define a qualified mortgage upon a finding that such regulations are necessary or proper to ensure that responsible, affordable mortgage credit remains available to consumers in a manner consistent with the purposes of this section, necessary and appropriate to effectuate the purposes of this section and section 129B, to prevent circumvention or evasion thereof, or to facilitate compliance with such sections. (ii) Loan definition.--The following agencies shall, in consultation with the Board, prescribe rules defining the types of loans they insure, guarantee, or administer, as the case may be, that are qualified mortgages for purposes of paragraph (2)(A), and such rules may revise, add to, or subtract from the criteria used to define a qualified mortgage under paragraph (2)(A), upon a finding that such rules are consistent with the purposes of this section and section 129B, to prevent circumvention or evasion thereof, or to facilitate compliance with such sections: (I) The Department of Housing and Urban Development, with regard to mortgages insured under the National Housing Act (12 U.S.C. 1707 et seq.). (II) The Department of Veterans Affairs, with regard to a loan made or guaranteed by the Secretary of Veterans Affairs. (III) The Department of Agriculture, with regard loans guaranteed by the Secretary of Agriculture pursuant to 42 U.S.C. 1472(h). (IV) The Rural Housing Service, with regard to loans insured by the Rural Housing Service. (c) Prohibition on Certain Prepayment Penalties.-- (1) Prohibited on certain loans.-- (A) In general.--A residential mortgage loan that is not a ``qualified mortgage'', as defined under subsection (b)(2), may not contain terms under which a consumer must pay a prepayment penalty for paying all or part of the principal after the loan is consummated. (B) Exclusions.--For purposes of this subsection, a ``qualified mortgage'' may not include a residential mortgage loan that-- (i) has an adjustable rate; or (ii) has an annual percentage rate that exceeds the average prime offer rate for a comparable transaction, as of the date the interest rate is set-- (I) by 1.5 or more percentage points, in the case of a first lien residential mortgage loan having a original principal obligation amount that is equal to or less than the amount of the maximum limitation on the original principal obligation of mortgage in effect for a residence of the applicable size, as of the date of such interest rate set, pursuant to the 6th sentence of section 305(a)(2) the Federal Home Loan Mortgage Corporation Act (12 U.S.C. 1454(a)(2)); (II) by 2.5 or more percentage points, in the case of a first lien residential mortgage loan having a original principal obligation amount that is more than the amount of the maximum limitation on the original principal obligation of mortgage in effect for a residence of the applicable size, as of the date of such interest rate set, pursuant to the 6th sentence of section 305(a)(2) the Federal Home Loan Mortgage Corporation Act (12 U.S.C. 1454(a)(2)); and (III) by 3.5 or more percentage points, in the case of a subordinate lien residential mortgage loan. (2) Publication of average prime offer rate and apr thresholds.--The Board-- (A) shall publish, and update at least weekly, average prime offer rates; (B) may publish multiple rates based on varying types of mortgage transactions; and (C) shall adjust the thresholds established under subclause (I), (II), and (III) of paragraph (1)(B)(ii) as necessary to reflect significant changes in market conditions and to effectuate the purposes of the Mortgage Reform and Anti-Predatory Lending Act. (3) Phased-out penalties on qualified mortgages.--A qualified mortgage (as defined in subsection (b)(2)) may not contain terms under which a consumer must pay a prepayment penalty for paying all or part of the principal after the loan is consummated in excess of the following limitations: (A) During the 1-year period beginning on the date the loan is consummated, the prepayment penalty shall not exceed an amount equal to 3 percent of the outstanding balance on the loan. (B) During the 1-year period beginning after the period described in subparagraph (A), the prepayment penalty shall not exceed an amount equal to 2 percent of the outstanding balance on the loan. (C) During the 1-year period beginning after the 1-year period described in subparagraph (B), the prepayment penalty shall not exceed an amount equal to 1 percent of the outstanding balance on the loan. (D) After the end of the 3-year period beginning on the date the loan is consummated, no prepayment penalty may be imposed on a qualified mortgage. (4) Option for no prepayment penalty required.--A creditor may not offer a consumer a residential mortgage loan product that has a prepayment penalty for paying all or part of the principal after the loan is consummated as a term of the loan without offering the consumer a residential mortgage loan product that does not have a prepayment penalty as a term of the loan. (d) Single Premium Credit Insurance Prohibited.--No creditor may finance, directly or indirectly, in connection with any residential mortgage loan or with any extension of credit under an open end consumer credit plan secured by the principal dwelling of the consumer, any credit life, credit disability, credit unemployment, or credit property insurance, or any other accident, loss-of-income, life, or health insurance, or any payments directly or indirectly for any debt cancellation or suspension agreement or contract, except that-- (1) insurance premiums or debt cancellation or suspension fees calculated and paid in full on a monthly basis shall not be considered financed by the creditor; and (2) this subsection shall not apply to credit unemployment insurance for which the unemployment insurance premiums are reasonable, the creditor receives no direct or indirect compensation in connection with the unemployment insurance premiums, and the unemployment insurance premiums are paid pursuant to another insurance contract and not paid to an affiliate of the creditor. (e) Arbitration.-- (1) In general.--No residential mortgage loan and no extension of credit under an open end consumer credit plan secured by the principal dwelling of the consumer may include terms which require arbitration or any other nonjudicial procedure as the method for resolving any controversy or settling any claims arising out of the transaction. (2) Post-controversy agreements.--Subject to paragraph (3), paragraph (1) shall not be construed as limiting the right of the consumer and the creditor or any assignee to agree to arbitration or any other nonjudicial procedure as the method for resolving any controversy at any time after a dispute or claim under the transaction arises. (3) No waiver of statutory cause of action.--No provision of any residential mortgage loan or of any extension of credit under an open end consumer credit plan secured by the principal dwelling of the consumer, and no other agreement between the consumer and the creditor relating to the residential mortgage loan or extension of credit referred to in paragraph (1), shall be applied or interpreted so as to bar a consumer from bringing an action in an appropriate district court of the United States, or any other court of competent jurisdiction, pursuant to section 130 or any other provision of law, for damages or other relief in connection with any alleged violation of this section, any other provision of this title, or any other Federal law. (f) Mortgages With Negative Amortization.--No creditor may extend credit to a borrower in connection with a consumer credit transaction under an open or closed end consumer credit plan secured by a dwelling or residential real property that includes a dwelling, other than a reverse mortgage, that provides or permits a payment plan that may, at any time over the term of the extension of credit, result in negative amortization unless, before such transaction is consummated-- (1) the creditor provides the consumer with a statement that-- (A) the pending transaction will or may, as the case may be, result in negative amortization; (B) describes negative amortization in such manner as the Board shall prescribe; (C) negative amortization increases the outstanding principal balance of the account; and (D) negative amortization reduces the consumer's equity in the dwelling or real property; and (2) in the case of a first-time borrower with respect to a residential mortgage loan that is not a qualified mortgage, the first-time borrower provides the creditor with sufficient documentation to demonstrate that the consumer received homeownership counseling from organizations or counselors certified by the Secretary of Housing and Urban Development as competent to provide such counseling. (g) Protection Against Loss of Anti-deficiency Protection.-- (1) Definition.--For purposes of this subsection, the term ``anti-deficiency law'' means the law of any State which provides that, in the event of foreclosure on the residential property of a consumer securing a mortgage, the consumer is not liable, in accordance with the terms and limitations of such State law, for any deficiency between the sale price obtained on such property through foreclosure and the outstanding balance of the mortgage. (2) Notice at time of consummation.--In the case of any residential mortgage loan that is, or upon consummation will be, subject to protection under an anti-deficiency law, the creditor or mortgage originator shall provide a written notice to the consumer describing the protection provided by the anti-deficiency law and the significance for the consumer of the loss of such protection before such loan is consummated. (3) Notice before refinancing that would cause loss of protection.--In the case of any residential mortgage loan that is subject to protection under an anti- deficiency law, if a creditor or mortgage originator provides an application to a consumer, or receives an application from a consumer, for any type of refinancing for such loan that would cause the loan to lose the protection of such anti-deficiency law, the creditor or mortgage originator shall provide a written notice to the consumer describing the protection provided by the anti-deficiency law and the significance for the consumer of the loss of such protection before any agreement for any such refinancing is consummated. (h) Policy Regarding Acceptance of Partial Payment.--In the case of any residential mortgage loan, a creditor shall disclose prior to settlement or, in the case of a person becoming a creditor with respect to an existing residential mortgage loan, at the time such person becomes a creditor-- (1) the creditor's policy regarding the acceptance of partial payments; and (2) if partial payments are accepted, how such payments will be applied to such mortgage and if such payments will be placed in escrow. (i) Timeshare Plans.--This section and any regulations promulgated under this section do not apply to an extension of credit relating to a plan described in section 101(53D) of title 11, United States Code. * * * * * * * MINORITY VIEWS H.R. 1153, the Mortgage Choice Act of 2017, would amend the Truth in Lending Act (``TILA'') to exempt certain affiliated businesses from the definition of ``points and fees'' under the Dodd-Frank Wall Street Reform and Consumer Protection Act's (``Dodd-Frank Act'') ``qualified mortgage'' (``QM'') definition. This bill would return consumers to the days before the enactment of the Dodd-Frank Act, when the true cost of a loan--inclusive of all costs and fees that the borrower would incur--could be obscured on mortgage documents, and before all lenders had to make sure that borrowers actually had the ability to pay back the full cost of a mortgage when it was originated. The 2007-2009 financial crisis was triggered, in part, by predatory mortgage lending and the widespread availability of subprime mortgages with little verification or analysis of borrower income or assets, meaning that neither lenders nor borrowers knew if borrowers could actually afford to repay their loans. The impact of this lack of analysis came into play when interest rates rose and property values declined, causing many borrowers to experience payment shock that led to mortgage default and ultimately foreclosure. An essential piece of the Dodd-Frank Act is Section 1411, which amends TILA and establishes an ``ability to repay'' (``ATR'') standard for residential mortgage loans. This helps to ensure that creditors conduct reasonable and good faith determinations, based on verified and documented information that, at the time a loan is made, a borrower actually has a reasonable ability to repay the loan, including all applicable taxes, insurance, and assessments for it. This vital provision lays the groundwork to make sure consumers and the economy are better protected. Section 1412 of the Dodd-Frank Act further creates a safe harbor and rebuttable presumption for creditors to demonstrate that they have complied with ATR duties by satisfying certain factors, which allows them to classify a residential mortgage loan as a QM loan. The underwriting standards for QM loans are intended to reduce the risk that a borrower will default on the loan. One of the QM standards prohibits the imposition of upfront fees that exceed three percent of the total loan amount. This three percent cap is in place to ensure that borrowers are actually paying for the underlying mortgage, and not high, unnecessary expenses. H.R. 1153 would modify the points and fees calculation for QM loans to exclude from this three percent amount charges for title services of firms affiliated with the lender. The bill does not impose any limitations on the costs relating to title services that could be charged as upfront fees for QM loans. For this reason, the bill would create a significant loophole in the upfront points and fees cap created under the Dodd-Frank Act, allowing borrowers to be charged high costs for title insurance, costs they may not have budgeted for. Furthermore, when this legislation moved through the 114th Congress as H.R. 685, the Obama Administration issued a veto threat, stating that the measure ``[risked] eroding consumer protections and returning the mortgage market to the days of careless lending focused on short-term profits.''\1\ We agree with this assessment with respect to H.R. 1153, and believe that it would be irresponsible to weaken ATR standards so that affiliated title companies have a chance to charge additional upfront fees. --------------------------------------------------------------------------- \1\https://obamawhitehouse.archives.gov/sites/default/files/omb/ legislative/sap/114/saphr685r_20150413.pdf --------------------------------------------------------------------------- For these reasons, we oppose H.R. 1153. Maxine Waters. Keith Ellison. Gwen Moore. Michael E. Capuano. Nydia M. Velazquez. Carolyn B. Maloney. Al Green. Stephen F. Lynch. [all]