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Rule set v2026.11.8

Plain-language notes on the 6 rule areas each check covers, with links to the regulation text. These notes are reference material and aren't legal advice. Final review stays with you or your compliance contact.

Representative example builder

For ads that state a payment, down payment, or term. Fill in your numbers and paste the line next to the claim.

Example: a $332,500 30-year fixed-rate loan at 6.875% (7.012% APR) with 5% down on a $350,000 purchase has 360 monthly principal and interest payments of $2,184.29. Payment does not include taxes and insurance premiums; the actual payment obligation will be greater. Rates and APR as of [date], subject to change and credit approval.

This tool calculates the payment from your numbers. It doesn't calculate the APR. Use the APR from your loan origination system, and replace [date] with the date your rates were set.

Rules each check covers

Reg Z: trigger terms

12 CFR 1026.24(d)

Some numbers trigger extra disclosures. A payment amount, a down payment, the number of payments or loan term, and a finance charge all count. Once one appears, the ad must state the rest.

What to include or avoid
  • The down payment amount or percentage
  • The repayment terms over the full term of the loan, including any balloon payment
  • The APR, and whether it can increase after closing
  • For a stated payment on a first-lien loan: that taxes and insurance are not included and the actual payment will be greater

12 CFR 1026.24(d) and (f) (CFPB) · citation checked 2026-11-09

Reg Z: APR

12 CFR 1026.24(c)

Any interest rate in an ad must be stated as an annual percentage rate (APR). The simple rate can appear too, but it can't be more prominent than the APR.

What to include or avoid
  • The APR right next to every advertised rate
  • The APR in at least the same size and weight as the rate
  • "APR" or "annual percentage rate" spelled out, not only a percentage

12 CFR 1026.24(c) (CFPB) · citation checked 2026-11-09

Reg N (MAP rule)

12 CFR 1014.3

Reg N (the MAP rule) bans misleading claims about mortgage terms. That covers costs, fees, rates, whether a rate is fixed, government affiliation, and who can qualify.

What to include or avoid
  • Qualify "no closing costs" claims next to the claim: say how costs are paid (higher rate, added to the loan)
  • Use "fixed" only for the period the rate is actually fixed, and say what happens after
  • Avoid wording or design that suggests a government agency or the reader's current lender sent the ad
  • Avoid "guaranteed approval" or "no credit check" unless that is literally true

12 CFR 1014.3 (Cornell LII) · citation checked 2026-11-09

NMLS ID display (NC)

N.C. Gen. Stat. § 53-244.107

North Carolina requires the originator's NMLS ID on solicitations, ads, business cards, and websites. Federal rules don't require the ID in ads.

What to include or avoid
  • The loan officer's individual NMLS ID wherever a loan officer is named
  • The company's NMLS ID
  • IDs that match the NMLS registry exactly

N.C. Gen. Stat. § 53-244.107 (NC General Assembly) · NMLS Consumer Access lookup · citation checked 2026-11-09

Fair housing + ECOA

42 USC 3604(c); 24 CFR 100.75; 12 CFR 1002.4(b)

Ads can't show a preference for or against a protected class. That applies to words, photos, and where the ad runs. ECOA also bans statements and images that would lead a reasonable person to expect a denial or worse terms because of a protected trait.

What to include or avoid
  • Describe the property and the loan. Leave out who should apply
  • Use a range of people in imagery when the ad shows people
  • Include the Equal Housing Opportunity statement or logo

24 CFR 100.75 (Cornell LII) · 12 CFR 1002.4(b) (eCFR, current text) · citation checked 2026-11-12

RESPA Section 8

12 CFR 1024.14

RESPA Section 8 bans paying or receiving anything of value for referrals. Joint marketing with a real estate agent is allowed when each party pays its fair share of the cost.

What to include or avoid
  • A written agreement on how ad costs are split
  • Each party paying in proportion to its share of the ad
  • No free marketing given in return for referrals

12 CFR 1024.14 (CFPB) · citation checked 2026-11-09

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