Homebuyers may soon find relief from the onslaught of unsolicited calls, texts, and emails that often follow a mortgage application, thanks to a major step forward in Congress to curb the use of “trigger leads.”

On June 23, the U.S. House of Representatives unanimously passed the Homebuyers Privacy Protection Act (H.R. 2808) — a bill aimed at restricting the controversial practice of selling consumer information by credit bureaus the moment a mortgage credit inquiry is made. This follows the Senate’s earlier passage of a nearly identical version, S. 1467, on June 12.

Both bills include strong consumer protections, including a key provision: mortgage-related credit offers can only be made if the consumer has explicitly opted in or if the offer comes from a lender or organization the consumer already has a relationship with — like their mortgage originator, bank, or credit union.

The legislation takes direct aim at “trigger leads,” a practice in which credit bureaus sell borrower data to other mortgage lenders immediately after a credit inquiry. This often results in borrowers receiving a flood of cold calls and marketing messages — many from lenders they’ve never heard of. While technically legal under current law, this practice has long been criticized as invasive, confusing, and in some cases, even predatory.

Industry leaders have applauded this legislative progress. Bob Broeksmit, President and CEO of the Mortgage Bankers Association (MBA), hailed the bill’s passage as “another important step forward in our fight to provide relief for consumers who face a torrent of unwanted emails, texts, and phone calls the moment they apply for a mortgage.” He added that the MBA is more optimistic than ever that “the abusive use of mortgage credit trigger leads is close to an end.”

The Community Home Lenders of America (CHLA) also welcomed the news. Executive Director Scott Olson noted that trigger lead reform has long been a priority for CHLA, emphasizing that proactive steps like this “are important in building credibility in pursuing smarter, streamlined regulation.”

CHLA first reached out to the Consumer Financial Protection Bureau (CFPB) in 2022 asking for regulatory action against abusive trigger leads and has been advocating for legislation ever since.

What happens next? The House and Senate must now reconcile their versions of the bill and pass a final version before it can be signed into law by the President. If successful, this legislation will represent a significant win for consumer privacy and a more transparent, less intrusive mortgage process.

At Maine Mortgage Solutions, we’ve seen firsthand how frustrating these unsolicited solicitations can be for borrowers. We support legislation that prioritizes consumer protection and ensures that your private financial activity stays just that — private.

Stay tuned as we continue to monitor the progress of this important legislation.