Four federal rules that govern how loan officers market and lend changed in 2026. This is the quick-reference version: what each rule is, the date that matters, and what to do about it. Bookmark it. We keep it current as the dates move, and several of them already have.
Last updated: June 2026.
1. The mortgage trigger-lead ban — effective March 5, 2026
What changed: The Homebuyers Privacy Protection Act amended the Fair Credit Reporting Act so the credit bureaus can no longer sell trigger leads to most third parties. Narrow exemptions remain for firm offers with prior authorization, the current loan’s originator or servicer, and depositories where the consumer already has an account.
What to do: Replace the lost volume from your own database with credit-monitoring and rate-based alerts. The step-by-step is in the 90-day database recapture plan.
2. The ECOA effects test removal — effective July 21, 2026
What changed: The CFPB’s final rule removes the “effects test” from Regulation B, reframing the Equal Credit Opportunity Act as a disparate-treatment statute. The headline reads like disparate-impact liability is gone.
What to do: Do not over-read it. State fair-lending laws in places like New York and Illinois still allow disparate-impact claims, and the federal Fair Housing Act is untouched. New York’s regulator issued a reminder the same day the rule published. Full breakdown in the ECOA change explainer.
3. One-to-one consent — dead since 2025
What changed: The FCC’s one-to-one consent rule was vacated by the Eleventh Circuit in January 2025 and formally removed by the FCC in September 2025. The marketing-consent standard reverts to prior express written consent, without the one-seller-at-a-time constraint.
What to do: Stop following the dead rule, and ignore the blog posts still warning about it. The current standard, and why shared leads are workable again, is in the one-to-one consent explainer.
4. The TCPA “revoke-all” rule — effective January 31, 2027
What changed: When it lands, a consumer who revokes consent for one type of message must be treated as having revoked it for all of your messages on unrelated matters. The effective date has been pushed twice and now sits at January 31, 2027.
What to do: Make sure your texting and email tools handle a single opt-out as an account-wide opt-out before the date. The separate confirmatory-opt-out provision already took effect in April 2025.
The pattern underneath all four
Three of these four rules are about consent, contactability, and the records that prove both. The loan officers who handle each change in an afternoon are the ones whose consent status, opt-outs, and contact history live on the contact record instead of scattered across inboxes and spreadsheets. A mortgage CRM that tracks this per contact, like BNTouch, turns a regulatory scramble into a settings change.
Frequently asked questions
What mortgage marketing rules changed in 2026?
The trigger-lead ban (effective March 5, 2026), the ECOA effects-test removal (effective July 21, 2026), and the lead-up to the TCPA revoke-all rule (effective January 31, 2027). The one-to-one consent rule was also removed in 2025.
Is one-to-one consent still required?
No. It was vacated in 2025 and removed by the FCC.
Did the ECOA change remove all disparate-impact risk?
No. State fair-lending laws and the federal Fair Housing Act still apply.
When does the TCPA revoke-all rule take effect?
January 31, 2027, after two delays.
This tracker is general information for mortgage professionals, not legal advice. Confirm your specific obligations with your compliance team or counsel.
