Mr. Speaker, before I get to the specifics of this bill, I extend my heartfelt gratitude to Congressman Ritchie Torres who has been an outstanding co-lead and steadfast advocate for the Homebuyers Privacy Protection Act. This has been a long journey leading up to today's vote, and I thank Representative Torres for his unyielding desire to put a stop to the scourge of abusive mortgage trigger leads. Mr. Speaker, H.R. 2808, the Homebuyers Privacy Protection Act will literally impact each and every consumer that applies for a mortgage in this country.
H.R. 2808: Homebuyers Privacy Protection Act
Introduced Apr 10, 202589 cosponsors
Sponsor
John Rose
Republican · TN-6
Your mortgage application shouldn't trigger a sales barrage
3 min readLast updated October 31, 2026
Why it matters
One mortgage application can set off calls and texts from lenders you never contacted. This law now limits credit bureaus from sharing mortgage-triggered reports unless the recipient has your documented permission or a qualifying current relationship—and any transaction must involve a firm offer.
When you apply for a mortgage, a credit bureau can no longer use that inquiry to furnish your report to an unrelated company unless the law's firm-offer and permission requirements are met. The recipient must make a firm offer of credit or insurance and generally document that you authorized access.
The law preserves three existing-relationship exceptions. A company can receive the report without new authorization if it originated your current mortgage, services that loan, or is a bank or credit union where you currently hold an account. The firm-offer requirement still applies.
The change limits one source of unsolicited mortgage marketing, but it does not prohibit every mortgage sales call or text. It governs reports furnished by credit bureaus because of a mortgage-related request; it does not create a blanket ban on companies marketing through information obtained elsewhere.
The restrictions became effective 180 days after enactment, on March 4, 2026. The law also required GAO to study the value of mortgage trigger leads delivered by text message, drawing input from consumers, lenders, credit bureaus, financial institutions, and state regulators.
Bill Progress
IntroducedApr 10
Committee
Pass HouseJun 23
Pass SenateAug 2
SignedSep 5
LawSep 5
Latest Action · Sep 5, 2025
1/4
Became Public Law No: 119-36.
H.R. 2808 Bill Summary
What H.R. 2808 actually does.
1
Your mortgage inquiry gets tighter privacy protection
A credit bureau generally cannot use a mortgage-related report request to furnish your consumer report to another company unless the transaction meets the law's firm-offer and recipient requirements.
2
Unrelated companies generally need your permission
A recipient without a qualifying current relationship must document that you authorized access to your consumer report. The transaction must also involve a firm offer of credit or insurance.
3
Your current financial providers remain eligible
No new authorization is required when the recipient originated your current mortgage, services that mortgage, or is a bank or credit union where you currently have an account. A firm offer is still required.
4
The privacy rules are already in effect
The new restrictions took effect 180 days after the law was enacted, making March 4, 2026, the effective date.
5
Text-message leads receive further review
GAO must study the value of trigger leads received by text message and gather input from five groups: consumers, mortgage lenders, depository institutions, credit bureaus, and state regulators.
Who benefits from H.R. 2808?
People applying for a home loan
Your mortgage inquiry no longer gives unrelated companies the same access to your consumer report. They generally need documented permission before receiving it.
Homebuyers overwhelmed by calls and texts
People contacted by multiple lenders after a single mortgage inquiry may receive fewer solicitations generated through credit-bureau trigger leads, although the law does not ban every form of mortgage marketing.
Customers who want offers from familiar institutions
Your current mortgage lender, loan servicer, bank, or credit union can still make a firm offer under the law's three existing-relationship exceptions.
Who is affected by H.R. 2808?
Credit bureaus
Consumer reporting agencies must determine whether a mortgage-related report request satisfies the authorization or existing-relationship rules before furnishing the report.
Competing lenders and mortgage lead buyers
Companies without a qualifying relationship generally need to document your authorization, and their transaction must involve a firm offer of credit or insurance.
Mortgage lenders, servicers, banks, and credit unions
Financial institutions relying on an exception must confirm that they originated or service your current mortgage, or that they currently hold one of your accounts.
GAO and mortgage-market participants
GAO was directed to assess text-message trigger leads using input from five stakeholder groups, including consumers and state regulators.
On the Record
What Congress Said
H.R. 2808 was signed into law on Sep 8, 2025.
I rise in support of H.R. 2808, the Homebuyers Privacy Protection Act, and I commend Representatives Rose and Torres for introducing it. I thank the sponsors for their good work on this bipartisan bill, and I appreciate that the House is taking action to improve data privacy, in this case with respect to the mortgage market. First, let's discuss, as I think the gentleman has, what a trigger lead is. You go to a particular lender or mortgage broker, and you apply for a mortgage. You want to deal with that mortgage broker or that financial institution.
Mr. Speaker, I have no further speakers, and I am prepared to close after hearing that the other side has no further speakers. I yield myself the balance of my time. As I have discussed, H.R. 2808 is an important positive step to strengthen data privacy for consumers and curb the harmful practice of trigger leads, protecting consumers from entities that they didn't want to do business with, never sought to do business with, finding out that they are applying for a mortgage and then harassing them with a host of texts and calls, et cetera. H.R.
H.R. 2808 also appeared in 1 more Senate floor reference and 28 routine cosponsor filings.
HR2808 Legislative Journey
Signed into Law
Sep 5, 2025
Became Public Law No: 119-36.
+3 more actions this day
Action Taken
Aug 25, 2025
Presented to President.
Action Taken
Aug 8, 2025
Message on Senate action sent to the House.
Passed
Aug 2, 2025
Passed Senate without amendment by Unanimous Consent. (consideration: CR S5522)
+1 more action this day
Sent to Senate
Jun 24, 2025
Received in the Senate. Read twice. Placed on Senate Legislative Calendar under General Orders. Calendar No. 104.
House: Vote Held
Jun 23, 2025
On motion to suspend the rules and pass the bill, as amended Agreed to by voice vote. (text: CR H2876)
House: Committee Action
Jun 20, 2025
Reported (Amended) by the Committee on Financial Services. H. Rept. 119-166.
House: Vote: 46-0
Jun 10, 2025
Ordered to be Reported (Amended) by the Yeas and Nays: 46 - 0.
House: Committee Action
Apr 10, 2025
Referred to the House Committee on Financial Services.
About the Sponsor
John Rose
Republican, Tennessee's 6th congressional district · 7 years in Congress
Committees: Financial Services, Agriculture
View full profile →
Cosponsors at time of passage (89)
This bill has 89 cosponsors: 33 Democrats, 56 Republicans, reflecting bipartisan support. Cosponsors represent 35 states: California, Colorado, District of Columbia, and 32 more.
33Democrats56Republicans·35 statesBipartisan
Ritchie Torres
Democrat · NY
Andrew Garbarino
Republican · NY
Zachary Nunn
Republican · IA
Mark Amodei
Republican · NV
Gabe Amo
Democrat · RI
Joe Neguse
Democrat · CO
Eleanor Norton
Democrat · DC
Andrew Ogles
Republican · TN
Bryan Steil
Republican · WI
Robert Wittman
Republican · VA
Frank Lucas
Republican · OK
Dusty Johnson
Republican · SD
Committee Sponsors
Financial Services Committee
23D30R
|34 signed19 others34 of 53 committee members cosponsored at the time
What laws does H.R. 2808 change?
1 changes
Sections Amended
Section 604(c) of Fair Credit Reporting Act (15 U.S.C. 1681b(c))
adding at the end the following: ``(4) Treatment of prescreening report requests
H.R. 2808 Quick Facts
Cosponsors
89
- Committee
- Financial Services
- Chamber
- House
- Policy
- Finance and Financial Sector
- Introduced
- Apr 10, 2025
Became Public Law No: 119-36.
Sep 5, 2025
Official Sources
H.R. 2808 on Congress.gov
The official congressional page provides the bill text, legislative actions, sponsors, and enactment information for the Homebuyers Privacy Protection Act.
Public Law 119-36 on GovInfo
The authenticated public-law text contains the mortgage trigger-lead restrictions, effective-date provision, and required GAO study.
Fair Credit Reporting Act
The FTC’s official legal resource explains the federal credit-reporting statute amended by this law.
FTC Prescreened Credit and Insurance Offers
The FTC explains how consumer-report information is used to make prescreened firm offers of credit or insurance.
15 U.S.C. § 1681b — Permissible Purposes of Consumer Reports
This is the U.S. Code section governing permissible access to consumer reports and the prescreening rules amended by H.R. 2808.
CFPB Credit Reports and Scores
The CFPB provides official consumer guidance on credit reports, credit scores, inquiries, and rights under federal law.
12 U.S.C. § 2605 — Mortgage Servicing
This provision of the Real Estate Settlement Procedures Act supplies the mortgage-servicer definition incorporated into the law’s existing-relationship exception.
12 U.S.C. § 1813 — Insured Depository Institutions
This U.S. Code section defines the insured depository institutions that may qualify for an existing-account exception under the law.
12 U.S.C. § 1752 — Federal and State Credit Unions
This section provides the federal statutory definitions of credit unions used in the Homebuyers Privacy Protection Act.
12 U.S.C. § 5102 — Residential Mortgage Loan Definitions
The law incorporates this S.A.F.E. Mortgage Licensing Act provision’s definition of a residential mortgage loan.
About Legisletter
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H.R. 2808 Common Questions
What is a mortgage trigger lead?
A mortgage trigger lead is generated when a credit inquiry indicates that you may be shopping for a home loan. Credit bureaus have used that signal to furnish reports to other lenders making prescreened offers.
Does the Homebuyers Privacy Protection Act stop all mortgage calls and texts?
No. It limits access to consumer reports triggered by mortgage inquiries, but it does not ban every sales call, text, or marketing list obtained through another source.
Can a credit bureau share my report after I apply for a mortgage?
Generally, not with an unrelated company unless that company documents your authorization and the transaction involves a firm offer of credit or insurance. Existing-relationship exceptions apply.
Which companies can receive a trigger lead without new permission?
A company that originated or services your current mortgage can qualify. So can a bank or credit union where you currently have an account. The transaction must still involve a firm offer.
Does H.R. 2808 prevent me from shopping for mortgage rates?
No. You can still request quotes or apply with multiple lenders. The law regulates when a credit bureau can furnish your report to another company because of a mortgage inquiry.
When did the mortgage trigger-lead restrictions take effect?
The restrictions took effect on March 4, 2026—180 days after the Homebuyers Privacy Protection Act became law.
What is the penalty for violating the Homebuyers Privacy Protection Act?
The act itself sets no new civil fine or criminal penalty amount. Its restrictions operate within existing federal credit-reporting law.
What does the required GAO trigger-lead study cover?
GAO must study the value of trigger leads received by text message, using input from consumers, lenders, financial institutions, credit bureaus, and state regulators. Its report was due within 12 months of enactment.
Based on H.R. 2808 bill text
H.R. 2808 Bill Text
“To amend the Fair Credit Reporting Act to prevent consumer reporting agencies from furnishing consumer reports under certain circumstances, and for other purposes.”
Source: U.S. Government Publishing Office
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