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2019 Threshold Adjustments Under Regulation Z

michaelchristians • December 1, 2018

The following thresholds found within Regulation Z are subject to change annually based on the percentage increase reflected in the Consumer Price Index (CPI):
• Qualified Mortgage (QM) Limitation on Points and Fees;
• High-Cost Mortgage Points and Fees Test; and
• Higher Priced Mortgage Loan Appraisal Exemption Threshold.
In recent rulemaking, the Consumer Financial Protection Bureau announced what these thresholds will be for calendar year 2019.

Qualified Mortgage (QM) Limitation on Points and Fees
One of the requirements for a loan to meet the definition of a Qualified Mortgage is that the points and fees charged in connection with the transaction must not exceed a certain cap based on loan amount. The applicable QM points and fees caps will be as follows beginning January 1, 2019:
• 3% of the loan amount for loans greater than $107,747
• $3,232 for loans between $64,648 and $107,747
• 5% of the loan amount for loans between $21,549 and $64,648
• $1,077 for loans between $13,468 and $21,549
• 8% of the loan amount for loans less than $13,468

High-Cost Mortgage Points and Fees Test
A loan may be classified as high-cost based on meeting the requirements of one of three independent tests. One of these tests looks at the points and fees charged in connection with the transaction. Beginning January 1, 2019, a loan will be considered high-cost if the total points and fees charged in connection with the transaction exceed:
• 5% of the loan amount for loans greater than $21,549
• For loans of less than $21,549, the lesser of 8% of the loan amount or $1,077

Higher Priced Mortgage Loan Appraisal Exemption Threshold
If a loan is considered higher priced by definition under Regulation Z, additional compliance requirements apply. One of these is that the financial institution must obtain a written appraisal of the subject property securing the loan. Several exceptions to this mandatory appraisal requirement permit a financial institution to use an alternative method of valuation even if the loan is considered higher priced. One of these exceptions is based on loan amount. Beginning January 1, 2019, a higher priced mortgage loan equal to or less than $26,700 is exempt from the mandatory appraisal requirement.

For more information, please contact Michael Christians at michael@mchristiansconsulting.com.

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