PennsylvaniaHB 11032025-2026 Regular SessionHouse

An Act amending Title 7 (Banks and Banking) of the Pennsylvania Consolidated Statutes, in mortgage loan industry licensing and consumer protection, further providing for definitions and for powers con . . .ferred on certain licensees engaged in the mortgage loan business; and making repeals.

Sponsored By: Morgan Cephas (Democratic)

In Committee

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Bill Overview

Analyzed Economic Effects

1 provisions identified: 0 benefits, 0 costs, 1 mixed.

New rules for mortgage discount points

The law takes effect 60 days after enactment. Pennsylvania mortgage lenders that follow the mortgage licensing chapter can expressly charge “discount points,” replacing the prior reference to “points.” These are upfront fees borrowers knowingly pay to get a genuine reduction in their mortgage interest rate or time-price differential. Borrowers pay more upfront in exchange for that reduction. The law also repeals the Loan Interest and Protection Law’s discount-point definition and Section 402, aligning these rules under the mortgage licensing law.

Sponsors & Cosponsors

Sponsor

  • Morgan Cephas

    Democratic • House

Cosponsors

  • Arvind Venkat

    Democratic • House

  • Ben Waxman

    Democratic • House

  • Benjamin V. Sanchez

    Democratic • House

  • Brian Munroe

    Democratic • House

  • Carol Hill-Evans

    Democratic • House

  • Darisha K. Parker

    Democratic • House

  • Dave Madsen

    Democratic • House

  • Ed Neilson

    Democratic • House

  • Jacklyn Rusnock

    Democratic • House

  • Joe Ciresi

    Democratic • House

  • Joe McAndrew

    Democratic • House

  • Joe Webster

    Democratic • House

  • Johanny Cepeda-Freytiz

    Democratic • House

  • Jose Giral

    Democratic • House

  • Keith S. Harris

    Democratic • House

  • La'Tasha D. Mayes

    Democratic • House

  • Lindsay Powell

    Democratic • House

  • Liz Hanbidge

    Democratic • House

  • Malcolm Kenyatta

    Democratic • House

  • Manuel Guzman Jr.

    Democratic • House

  • Melissa Cerrato

    Democratic • House

  • Perry S. Warren

    Democratic • House

  • Tim Twardzik

    Republican • House

Roll Call Votes

All Roll Calls

Yes: 483 • No: 0

committee vote • 6/24/2025

14 0

Yes: 14 • No: 0

House vote • 5/12/2025

House Bill 1103 PN1658, FINAL PASSAGE

Yes: 203 • No: 0

committee vote • 5/12/2025

37 0

Yes: 37 • No: 0

House vote • 5/7/2025

House Bill 1103 PN1224 A00482

Yes: 203 • No: 0

committee vote • 4/8/2025

26 0

Yes: 26 • No: 0

Actions Timeline

  1. Act No. 16 of 2025

    6/30/2025Governor
  2. Approved by the Governor

    6/30/2025Governor
  3. Presented to the Governor

    6/30/2025Senate
  4. Signed in Senate

    6/30/2025Senate
  5. Signed in House

    6/30/2025Senate
  6. Third consideration and final passage (50-0)

    6/26/2025Senate
  7. Re-reported as committed

    6/25/2025Senate
  8. Re-referred to Appropriations

    6/25/2025Senate
  9. Second consideration

    6/25/2025Senate
  10. First consideration

    6/24/2025Senate
  11. Reported as committed

    6/24/2025Senate
  12. Referred to Banking & Insurance

    5/22/2025Senate
  13. Third consideration and final passage (203-0)

    5/12/2025House
  14. Re-reported as committed

    5/12/2025House
  15. Re-committed to Appropriations

    5/7/2025House
  16. Second consideration, with amendments

    5/7/2025House
  17. Removed from table

    5/6/2025House
  18. Laid on the table

    4/8/2025House
  19. First consideration

    4/8/2025House
  20. Reported as committed

    4/8/2025House
  21. Referred to Commerce

    4/2/2025House

Bill Text

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