# 119-hr-9459: Home Affordability Through Mortgage Simplification Act

119-hr-9459, Home Affordability Through Mortgage Simplification Act, is a 119th Congress bill sponsored by Rep. Fitzgerald, Scott [R-WI-5] (R-WI); status introduced; PRIA reads it as touching household money (as of 2026-07-11).

- Canonical: https://policyrisk.com/legislation/119-hr-9459
- As of: 2026-07-11
- Plain-text twin of the page above; the HTML and this file carry the same facts.

## Facts
- Bill: 119-hr-9459
- Congress: 119
- Title: Home Affordability Through Mortgage Simplification Act
- Status: introduced
- Introduced: 2026-06-25
- Sponsor: Rep. Fitzgerald, Scott [R-WI-5] (R-WI)
- Cosponsors: 0
- Policy area: Housing and Community Development
- Touches household money: yes
- Last recorded action: 2026-07-11

## Summary

**This bill would modernize mortgage disclosures** by setting clear tolerance tests, safe harbors, and cure rules to reduce last-minute surprises and legal risk for loans and closings. - Homebuyers: Would let a loan estimate be considered in good faith unless closing costs exceed the disclosed amount by more than the greater of $500 or 5 percent of third-party fees. It narrows when corrected disclosures reset the 3-day waiting period and lets a consumer waive that waiting period for certain corrections. - Lenders and creditors: Would expand the allowable APR variance to 0.125 percentage points and let creditors cure APR errors by adjusting charges so borrowers pay no more over the life of the loan. It creates safe harbors for up to two revised loan estimates for non-material changes and preserves zero-tolerance for origination charges with a $25 de minimis clerical exception. - Settlement agents and regulators: Would limit creditor liability for closing disclosure errors caused solely by settlement agents if the creditor used reasonable diligence and oversight. It would also give the Bureau of Consumer Financial Protection 180 days to define those vendor-management standards and to revise related rules.

## Provisions PRIA read

- Fewer closing delays for small changes: benefit, low. This bill would limit when a corrected closing disclosure restarts the waiting clock. The waiting period would reset only if the interest rate rises by more than 0.125 percentage points, the loan product changes, or a prepayment penalty is added. A consumer could waive a 3-day waiting period for ce…
- 60-day cure window for first violations: mixed, medium. This bill would bar civil penalties for a first-time TILA violation if the creditor cures the violation within 60 days after written notice from a Federal or State regulator. Consumers' private remedies and rights to restitution would be preserved. A "first time violation" would mean no prior writt…
- Limits lender liability for agents: mixed, medium. This bill would say a creditor is not liable for errors in a closing disclosure that come solely from a settlement agent if the creditor exercised reasonable diligence in hiring the agent and kept reasonable oversight. The Consumer Financial Protection Bureau would have 180 days after enactment to…
- Higher APR tolerance and cure: mixed, low. This bill would treat a disclosed APR as accurate if it is within 0.125 percentage points of the actual rate. If the APR error is larger, a lender would be allowed to fix it after closing by adjusting the loan and making restitution so the consumer pays no more over the life of the loan than at the…
- Easier closing-cost tolerance: mixed, low. This bill would allow a lender's disclosed closing costs to be treated as in good faith if actual closing costs do not exceed the disclosed total by more than the greater of $500 or 5% of third-party fees. Origination charges would be excluded from that aggregate test and stay subject to zero-toler…

## Related bills

- 119-hr-4312: SCORE Act
- 119-hr-2570: Maximum Pressure Act
- 119-hr-6955: Main Street Capital Access Act
- 119-hr-6766: Essential Caregivers Act of 2025
- 119-hr-21: Born-Alive Abortion Survivors Protection Act
- 119-hr-10582: Motion Picture, Television, and Entertainment Revitalization Act

## Sources
- [119-hr-9459 on Congress.gov](https://www.congress.gov/bill/119th-congress/house-bill/9459)

## Related
- [119-hr-4312: SCORE Act](https://policyrisk.com/legislation/119-hr-4312)
- [119-hr-2570: Maximum Pressure Act](https://policyrisk.com/legislation/119-hr-2570)
- [119-hr-6955: Main Street Capital Access Act](https://policyrisk.com/legislation/119-hr-6955)
- [119-hr-6766: Essential Caregivers Act of 2025](https://policyrisk.com/legislation/119-hr-6766)
- [119-hr-21: Born-Alive Abortion Survivors Protection Act](https://policyrisk.com/legislation/119-hr-21)
- [119-hr-10582: Motion Picture, Television, and Entertainment Revitalization Act](https://policyrisk.com/legislation/119-hr-10582)
- [All bills in Congress](https://policyrisk.com/legislation)

Source: PRIA, https://policyrisk.com/legislation/119-hr-9459 (as of 2026-07-11).