The Homebuyers Privacy Protection Act of 2025 (H.R. 2808 / S. 1467) has one more step to be signed into law, aiming to curb unsolicited mortgage solicitations known as "trigger leads."

What's a trigger lead and how does it affect homebuyers

A trigger lead happens when a potential homebuyer pulls their credit for a mortgage.

The credit bureaus Experian TransUnion and Equifax all sell that information to any lender that will pay.

And a lot do.

The homebuyer then receives hundreds of unsolicited calls offering a mortgage.

Especially from the online lenders who have invested in autodial software that calls several times per day until you pick up.

Deceptive practices

It doesn't sound too bad right? You want to shop for the best rate, and they're calling you to offer the best rate.

Well, the approach wasn't that.

Instead it looked like this

"Hello?"

"Hey! Your approved!"

(you were expecting to hear back anyway)

"That's great news."

"Just finish the process with these steps."

(takes you to a brand new application form online.)

"Okay, thank you."

Afterward the buyer realizes it wasn't the original lender to begin with and now they've paid an application fee of $500.

That's the deceptive part.

Details of the bill

The biggest part of this is it will limit the number of calls a homebuyer will get.

The only companies that will be allowed to participate in trigger leads are:

• Lenders whose customers apply for a mortgage elsewhere
• Banks and Credit Unions whose members apply for a mortgage elsewhere

So, if you're a current homeowner, and your mortgage is being serviced by an online lender, you could still get faced with several robo-calls.

Just not as many.

https://www.congress.gov/bill/119th-congress/house-bill/2808