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CFPB Publishes HPML Exemption Threshold for 2024

Michael Christians • November 13, 2023

Today, the Consumer Financial Protection Bureau (CFPB) published a revised appraisal requirement exemption threshold for higher priced mortgage loans (HPMLs) that will go into effect on January 1, 2024.


An HPML is a closed-end consumer credit transaction secured by the borrower's principal dwelling in which the loan's annual percentage rate (APR) exceeds the value of the Average Prime Offer Rate (APOR) index by:

  • 1.50% or more for non-jumbo 1st lien loans
  • 2.50% or more for jumbo 1st lien loans
  • 3.50% or more for subordinate lien loans


Higher priced mortgage loans have three additional compliance requirements. First, the institution must establish an escrow account in connection with an HPML secured by a first lien. Second, the institution must obtain two appraisals in connection with an HPML secured by a flipped property.


The third additional compliance requirement states that for most HPML’s, the institution must obtain a written appraisal. However, there are a number of exceptions in which the institution may use an alternative method of valuation. One of these exceptions is based on loan amount. For 2024, the institution may use an alternative method of valuation (and not obtain a full appraisal) in connection with an HPML of $32,400 or less. This is up from the current level of $31,000 for 2023. 


The final rule is available here.

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