Blog Post Date June 24, 2025
By Don Almeida- Mortgage Expert and President of Happy Home Mortgage
When Americans apply for a mortgage, their credit inquiry often sparks an avalanche of unwanted calls, texts, and emails from lenders and brokers. Known as “trigger leads,” this practice has morphed from a consumer convenience into a marketing headache—with some borrowers reporting hundreds of unsolicited messages within 24 hours.
✅ What The Government Is Doing About It
The U.S. Senate recently passed a bill limiting the sale of trigger leads to only those with an existing relationship with the borrower or with the borrower’s explicit consent. Days later, the U.S. House passed its own version of the legislation—the Homebuyers Privacy Protection Act—with unanimous approval. Lawmakers are now working to reconcile minor differences before the final version heads to the president’s desk.
💡 What Will Change for Consumers
- No more surprise lead selling: Credit bureaus will no longer be allowed to sell a borrower’s information to outside lenders without permission or a pre-existing relationship.
- Fewer spam calls and texts: The flood of solicitations—often within hours of a mortgage application—should dramatically decrease.
- Competitive shopping preserved: Consumers who want to compare offers can still opt in, keeping the door open for informed decisions.
👍 Strong, Bipartisan Backing
The legislation has gained rare bipartisan momentum, co-sponsored by lawmakers across the aisle. Industry support has also been widespread, with mortgage brokers, community banks, and credit unions voicing approval. Many see it as a long-overdue measure to restore fairness and calm to the borrowing experience.
🚀 Why It Matters
1. Restores control and privacy
Borrowers regain the ability to decide who contacts them during the mortgage process.
2. Reduces anxiety and confusion
The chaotic barrage of marketing messages will be significantly reduced.
3. Fosters lender trust
Buyers can move forward with confidence and fewer distractions from third parties.
4. Sets a data-privacy tone
This legislation sets the stage for broader reforms around how consumer data is shared and sold.
🗓️ What’s Next?
Congressional leaders are expected to finalize the language of the bill shortly. Once the final version clears both chambers again, it heads to the president—who is expected to sign it into law.
🧾 Sources
- Scotsman Guide: House Takes a Decisive Step to Protect Consumers Targeting Trigger Leads
- Wall Street Journal: Congress Considers a Crackdown on Those Spammy Calls From Mortgage Lenders
- National Mortgage News
- Mortgage Bankers Association (MBA) Press Releases
- Independent Community Bankers of America (ICBA)
- Community Home Lenders of America
- American Bankers Association (ABA)
