On November 20, 2013, the Consumer Financial Protection Bureau (CFPB) issued its final rule to integrate the Real Estate Settlement Procedures Act (RESPA) and Truth in Lending Act (TILA) disclosures and regulations, under the Know Before You Owe (KBYO) Mortgage Initiative. The new KBYO (or TRID) rules and forms took effect on October 3, 2015.
On July 29, 2016, CFPB released a proposed rule to amend the KBYO regulation, addressing consumer and industry issues, including NAR’s primary concern with lenders and title companies growing reluctance to share the new required Closing Disclosure with real estate professionals. Highlighting this concern, NAR submitted comments on the proposed rule, which will likely be finalized sometime next year. Additional information will be provided at that time.
On July 7, 2017, the Consumer Financial Protection Bureau (CFPB) released the final rule amending the “Know Before You Owe” (KBYO or TRID) mortgage disclosure rule. As advocated for by NAR, the final rule clarifies the ability to share the Closing Disclosure (CD) with third parties - a victory for real estate professionals nationwide.
At the same time as the final rule was released, the CFPB issued a proposed rule looking at the outstanding "black hole" issue related to creditors' ability to use a CD to reflect changes in costs imposed on consumers. On October 10, 2017, NAR sent a letter to the CFPB commenting on the proposed rule. In the comment letter, NAR advocated for adoption of the proposed rule, which allows for lenders’ flexibility in being able to reissue a CD to determine if a closing cost was disclosed in good faith, regardless of when the CD is provided relative to consummation. NAR explained the advantages to having information early on in the closing process, which helps facilitate improved communication and an overall more transparent process for the consumer. A final rule is expected in the spring.
Public Law 111-203 (Dodd-Frank)
What is the fundamental issue?
For a number of years, the Bureau of Consumer Financial Protection (CFPB) has been working to harmonize the Real Estate Settlement Procedures Act (RESPA) and Truth in Lending Act (TILA) disclosures and regulations. While a published final rule is an improvement over the 2012 proposed rule, there still have been questions, complications, and costs related to the implementation that began on October 3, 2015.
I am a real estate professional. What does this mean for my business?
The new integrated disclosures replace the long-standing Good Faith Estimate (GFE) and HUD-1 settlement statement. Like any new process, there has been a learning curve with unanticipated hurdles. This uncertainty has generated a degree of risk aversion on the part of lenders that has led to a more tightly lender-controlled closing process. Of concern is a requirement that the Closing Disclosure (CD) be issued three days before closing, what adjustments can be made to the CD after it has been issued, and the potential delays that could result. Additionally, agents have reported reluctance by lenders and title companies to share the CD out of fear of liability for disclosing clients' nonpublic personal information.
NAR supports a RESPA/TILA harmonization that adds transparency, simplifies disclosures, and reduces burdens to settlement service providers, including real estate professionals. RESPA and TILA are confusing statutes with sometimes conflicting disclosures and procedures. A single reformed set of rules and initial disclosures could benefit settlement service providers and consumers, ultimately improving the settlement process.
The final Know Before You Owe (KBYO) mortgage disclosure rule was issued November 20, 2013, and went into effect on October 3, 2015.
In the final rule, the CFPB largely addressed NAR’s major concerns regarding the proposed 3-day waiting period to close transactions and dropped many provisions including the “all in” APR that would have been problematic. However, concerns of possible closing delays and how the mortgage transaction interacts with the real estate transaction remained. For instance, real estate agent access to the CD continues to be problematic. Many lenders have argued that the privacy requirements of the Gramm-Leach-Bliley Act (GLBA) or Regulation P prohibit lenders from releasing the CD to the real estate agent. However, an exception to the law and regulation already allows lenders to distribute the CD to third parties, including real estate professionals.
NAR advocated for a period of restrained enforcement and liability for the rule. It was through NAR member efforts during the 2015 REALTOR® Legislative Meetings that almost 300 U.S. Senators and Representatives signed a letter to CFPB Director Richard Cordray asking him to grant a period of restrained enforcement, which the CFPB subsequently granted. In June 2016, NAR sent a letter to the CFPB requesting guidance on several concerning issues still causing problems for consumers and industry, including seeking: clarity on lenders’ ability to share the CD with third parties; insight on revising the CD to reflect changes in circumstances (the so-called "black hole"); and extension of post-consummation timelines to correct minor errors to reduce impact on the secondary market.
On July 29, 2016, the CFPB issued a proposed rule addressing some of these concerns. As advocated for by NAR, the CFPB included language acknowledging that sharing the CD with real estate professionals is permitted under existing privacy laws (GLBA and Regulation P). Thus, regardless of when this proposed rule was finalized, KBYO does not impact the existing privacy law exception. As a result, lenders’ continued reluctance to share the CD out of fear of liability for disclosing clients’ nonpublic personal information remains unwarranted.
On October 18, 2016, NAR sent a comment letter to the CFPB commenting on the proposed rule urging the CFPB to: (1) emphasize that lenders and title agents should share the CD with real estate agents, in accordance with existing privacy law and regulation; (2) ensure lenders are able to revise the CD to reflect valid changes in circumstances; (3) extend post-consummation timelines to correct minor KBYO errors; and (4) implement additional modifications to decrease consumer and industry uncertainty.
On July 7, 2017, the CFPB released the final rule amending the “Know Before You Owe” (KBYO or TRID) mortgage disclosure rule and clarified the ability to share the CD with third parties - a victory for real estate professionals nationwide. The final rule was published in the Federal Register on August 11, making it effective on October 10, 2017. Mandatory compliance is required by October 1, 2018.
At the same time as the final rule was released, the CFPB issued a proposed rule looking at the outstanding "black hole" issue related to creditors' ability to use a CD to reflect changes in costs imposed on consumers. On October 10, 2017, NAR sent a letter to the CFPB commenting on the proposed rule. In the comment letter, NAR advocated for adoption of the proposed rule, which allows for lenders’ flexibility in being able to reissue a CD to determine if a closing cost was disclosed in good faith, regardless of when the CD is provided relative to consummation. NAR explained the advantages to having information early on in the closing process, which helps facilitate improved communication and an overall more transparent process for the consumer. A final rule was issued on April 26, 2018, and is effective June 1, 2018.
Business Issues Policy Committee
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Before you search elsewhere, take advantage of the research we've already done for you. Formerly known as Field Guides, References tabs contain links to external articles, titles from the NAR Library eBooks collection, websites, statistics, and other material to provide a comprehensive overview of perspectives on each topic. EBSCO articles (E) are available only to NAR members and require a password.
RESPA-TILA Harmonization Topic Page (National Association of REALTORS®) Resources to help understand and prepare for the integrated Real Estate Settlement Procedures Act (RESPA) and Truth in Lending Act (TILA) disclosures and regulations.
TILA-RESPA Integrated Disclosure rule implementation (U.S. Consumer Financial Protection Bureau) Compliance guides, disclosure timeline, factsheets, forms, videos, and other resources to help comply with and prepare for the TRID rule.
TILA-RESPA Integrated Disclosure: Guide to the Loan Estimate and Closing Disclosure forms (U.S. Consumer Financial Protection Bureau)
Know Before You Owe: The Real Estate Professional’s Guide (U.S. Consumer Financial Protection Bureau)
TRID: REALTORS and the New Closing Process Survey (National Association of REALTORS®, Research, Aug. 2015)
TRID Background & Updates
Survey: Despite TRID, closing hiccups persist (REALTOR® Magazine Daily Real Estate News, Feb. 17, 2017)
The future of TRID hangs in the balance amid Trump regulatory actions (Housing Wire, Jan. 30, 2017)
TRID: A Year Later (National Association of REALTORS®, Oct. 2016)
Beware hidden process changes in CFPB's new disclosure rule (Mortgage Banking, Mar. 2015) E
CFPB finalizes amendments to TILA-RESPA Integrated Mortgage Disclosure (TRID) rule (National Mortgage Professional Magazine, Feb. 2015)
Understand the Aug. 1 changes to HUD-1, closing process (Speaking of Real Estate, Feb. 17, 2015)
'Know before you owe' delays minimal so far, say REALTORS® (National Association of REALTORS® News Release, Nov. 13, 2015)
Here's how TRID is changing the mortgage industry (HousingWire, Oct. 12, 2015)
New rules on home closings go into effect on Monday. Here’s what you need to know (Washington Post, Sept. 30, 2015)
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