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It's a Christmas Miracle! The CFPB Got It's 10-Key Working Again (Revised Thresholds for 2023)

Michael Christians • December 23, 2022

Each year, the Consumer Financial Protection Bureau (CFPB) is required to adjust certain thresholds under Regulation Z to account for any increase in either the Consumer Price Index for Urban Wage Earners and Clerical Workers (CPI-W) or the Consumer Price Index for All Urban Consumers (CPI-U). The adjustments are based on the CPI-W or CPI-U in effect as of June 1st. Although that was 205 days ago, the final rule was published today...


Appraisal Exemption Threshold for Higher Priced Mortgage Loans

In connection with a higher priced mortgage loan, a creditor must generally obtain a written appraisal of the subject property. However, there are certain instances in which the use of an alternative method of valuation is permissible. One of these is dependent upon the amount of the loan. For 2023, a creditor may use an alternative method of valuation in connection with a higher priced mortgage loan of $31,000 or less.


Points and Fees Thresholds for High-Cost Mortgages

A high-cost mortgage is a consumer credit transaction secured by the borrower's principal dwelling that meets one of three tests. One of these tests is contingent upon the points and fees charged in connection with the transaction. For 2023, a loan is considered high-cost if the points and fees charged in connection with the transaction exceed:

  • 5.00% of the loan amount for loans of $24,866 or greater
  • For loans less than $24,866, the lesser of -
  • 8.00% of the loan amount, or
  • $1,243


Loan Amounts for the Qualified Mortgage Pricing Test

One component of the revised definition of a qualified mortgage is that the APR charged in connection with the transaction cannot exceed the value of the Average Prime Offer Rate (APOR) index by certain thresholds, dependent upon loan amount and lien position.


In 2023, for first lien loans, the applicable thresholds will be:

  • 2.25% or more for loans greater than or equal to $124,331
  • 3.50% or more for loans greater than or equal to $74,599 but less than $124,331
  • 6.50% or more for loans less than $74,599


The applicable thresholds for subordinate lien loans in the new year will be:

  • 3.50% or more for loans greater than or equal to $74,599
  • 6.50% or more for loans less than $74,599


Points and Fees Thresholds for Qualified Mortgages

An additional component of the revised definition of a qualified mortgage is a limitation on the amount of points and fees that may be charged in connection with the transaction. The revised points and fees caps for 2023 are:

  • For loans greater than $124,331
  • 3.00% of the loan amount
  • For loans between $74,599 and $124,331
  • $3,730
  • For loans between $24,866 and $74,599
  • 5.00% of the loan amount
  • For loans between $15,541 and $24,866
  • $1,243
  • For loans less than $15,541
  • 8.00% of the loan amount

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