New Protections for Borrowers: The End of Spam Trigger Leads

The bipartisan Homebuyers Privacy Protection Act (H.R. 2808/S. 1467) — often called the “Trigger Leads Bill” — is now awaiting the President’s signature after passing both the House by voice vote in June 2025 and the Senate by unanimous consent on August 2, 2025.

According to Brownstein Hyatt Farber Schreck, the President is expected to sign it in the coming days — a move that will mark a major win for borrower privacy.

When Will It Take Effect?

Once signed, the law will take effect 180 days later (Scotsman Guide). That’s roughly six months from the signing date, giving lenders and credit bureaus time to adjust their processes.

What It Means for Future Borrowers

Before:
When a borrower applied for a mortgage, the resulting credit inquiry could be sold by credit bureaus as a “trigger lead.” This meant their personal information could be shared with other lenders, leading to a flood of calls, texts, and emails — sometimes 100+ messages in just 24 hours (Sen. Reed’s Office).

After (Under the New Law):

• Strict limits on sharing trigger leads — Credit reporting agencies can only share data if:

  • The borrower has explicitly opted in,

  • The lender already has a current financial relationship (such as an existing mortgage or bank account), or

  • The offer is a firm offer of credit or insurance under very specific conditions (ICBA Summary, The Mortgage Point).

• Greater privacy and control — Borrowers’ personal data can no longer be sold and used for mass unsolicited marketing without consent.

• Reduced predatory solicitations — Limits will cut down on misleading offers that can cause confusion and stress during the mortgage process (National Consumer Law Center).

Benefits for Borrowers

• Fewer spam calls and emails – a dramatic drop in unwanted solicitations during the mortgage process.

• Better privacy – control over who can contact you after a mortgage inquiry.

• Less stress- a calmer, more focused homebuyer experience.

• Clearer decisions – only relevant, consented offers reach you.

What Mortgage Lenders and Brokers Should Know

• Marketing practices must change — Trigger lead outreach without opt-in consent will no longer be allowed.

• Build strong borrower relationships — Direct connections (existing loan, bank account) will remain exempt under the new law.

• Focus on transparency — Clear opt-in language and trust-based communication will be essential going forward.

Timeline at a Glance

1. June 2025 – House passes bill by voice vote.
2. August 2, 2025 – Senate passes bill unanimously.
3. Coming Days – President expected to sign.
4. ~180 Days Later – Law becomes enforceable nationwide.

Final Thoughts

For borrowers, this is a long-awaited privacy win — making the mortgage application process less overwhelming and far more secure. For lenders like Premia, it reaffirms what we’ve always believed: business should be built on trust, not tactics. We’ve never participated in selling or using mortgage “trigger leads” because we don’t believe in soliciting someone’s business without their consent. Instead, we focus on relationship-driven service that puts the borrower’s needs, comfort, and confidence first.