# Pennsylvania HB 1103: 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. Pennsylvania HB 1103, 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., is a 2025-2026 Regular Session House bill sponsored by Morgan Cephas (Democratic); status signed, last action 2025-06-30 (Act No. 16 of 2025) (as of 2026-11-05). - Canonical: https://policyrisk.com/state-bill/PA-HB1103-2025-2026 - As of: 2026-11-05 - Plain-text twin of the page above; the HTML and this file carry the same facts. ## Facts - Bill: Pennsylvania HB 1103 - State: Pennsylvania - Session: 2025-2026 Regular Session - Title: 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. - Status: signed - Chamber: House - Introduced: 2025-04-02 - Last action: 2025-06-30, Act No. 16 of 2025 - Sponsor: Morgan Cephas (Democratic) - Cosponsors: 23 - Touches household money: no - Roll calls: 5 (483 yes, 0 no in all) - Economic provisions PRIA read: 1 ## Summary No summary available. ## Bill overview: provisions PRIA read - New rules for mortgage discount points: mixed, low. 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 inter… ## Sponsors and cosponsors - Sponsor: Morgan Cephas (Democratic), House - Cosponsor: Arvind Venkat (Democratic), House - Cosponsor: Ben Waxman (Democratic), House - Cosponsor: Benjamin V. Sanchez (Democratic), House - Cosponsor: Brian Munroe (Democratic), House - Cosponsor: Carol Hill-Evans (Democratic), House - Cosponsor: Darisha K. Parker (Democratic), House - Cosponsor: Dave Madsen (Democratic), House - Cosponsor: Ed Neilson (Democratic), House - Cosponsor: Jacklyn Rusnock (Democratic), House - Cosponsor: Joe Ciresi (Democratic), House - Cosponsor: Joe McAndrew (Democratic), House - Cosponsor: Joe Webster (Democratic), House - Cosponsor: Johanny Cepeda-Freytiz (Democratic), House - Cosponsor: Jose Giral (Democratic), House - Cosponsor: Keith S. Harris (Democratic), House - Cosponsor: La'Tasha D. Mayes (Democratic), House - Cosponsor: Lindsay Powell (Democratic), House - Cosponsor: Liz Hanbidge (Democratic), House - Cosponsor: Malcolm Kenyatta (Democratic), House - Cosponsor: Manuel Guzman Jr. (Democratic), House - Cosponsor: Melissa Cerrato (Democratic), House - Cosponsor: Perry S. Warren (Democratic), House - Cosponsor: Tim Twardzik (Republican), House ## Roll call votes | Date | Chamber | Motion | Result | Yes | No | Other | | --- | --- | --- | --- | --- | --- | --- | | 2025-06-24 | committee | 14 0 | pass | 14 | 0 | | | 2025-05-12 | House | House Bill 1103 PN1658, FINAL PASSAGE | pass | 203 | 0 | | | 2025-05-12 | committee | 37 0 | pass | 37 | 0 | | | 2025-05-07 | House | House Bill 1103 PN1224 A00482 | pass | 203 | 0 | | | 2025-04-08 | committee | 26 0 | pass | 26 | 0 | | ## Actions (21) - 2025-06-30: Act No. 16 of 2025 (Governor) - 2025-06-30: Approved by the Governor (Governor) - 2025-06-30: Presented to the Governor (Senate) - 2025-06-30: Signed in Senate (Senate) - 2025-06-30: Signed in House (Senate) - 2025-06-26: Third consideration and final passage (50-0) (Senate) - 2025-06-25: Re-reported as committed (Senate) - 2025-06-25: Re-referred to Appropriations (Senate) - 2025-06-25: Second consideration (Senate) - 2025-06-24: First consideration (Senate) - 2025-06-24: Reported as committed (Senate) - 2025-05-22: Referred to Banking & Insurance (Senate) - 2025-05-12: Third consideration and final passage (203-0) (House) - 2025-05-12: Re-reported as committed (House) - 2025-05-07: Re-committed to Appropriations (House) - 2025-05-07: Second consideration, with amendments (House) - 2025-05-06: Removed from table (House) - 2025-04-08: Laid on the table (House) - 2025-04-08: First consideration (House) - 2025-04-08: Reported as committed (House) - 2025-04-02: Referred to Commerce (House) ## Bill text - PN 1658, 2025-05-07: [HTML](https://www.palegis.us/legislation/bills/text/HTM/2025/0/HB1103/PN1658), [PDF](https://www.palegis.us/legislation/bills/text/DOC/2025/0/HB1103/PN1658), [PDF](https://www.palegis.us/legislation/bills/text/PDF/2025/0/HB1103/PN1658) - PN 1224, 2025-04-02: [HTML](https://www.palegis.us/legislation/bills/text/HTM/2025/0/HB1103/PN1224), [PDF](https://www.palegis.us/legislation/bills/text/DOC/2025/0/HB1103/PN1224), [PDF](https://www.palegis.us/legislation/bills/text/PDF/2025/0/HB1103/PN1224) ## Related bills - HB 2545: An Act providing for insurance coverage for vaginal estrogen for the treatment of menopausal symptoms and urinary tract infections. (passed house) - HB 1827: An Act providing for medical assistance coverage and insurance coverage of screening, prevention and treatment measures for osteoporosis as a result of menopau… (passed house) - HB 2826: An Act amending Title 40 (Insurance) of the Pennsylvania Consolidated Statutes, providing for firefighter cancer screening and for firefighter cancer screening… (passed house) - HB 2023: An Act amending the act of April 6, 1951 (P.L.69, No.20), known as The Landlord and Tenant Act of 1951, in recovery of possession, further providing for hearin… (passed house) - HB 1345: An Act amending the act of June 13, 1967 (P.L.31, No.21), known as the Human Services Code, in public assistance, providing for medical assistance coverage for… (passed house) - HB 1346: An Act amending the act of May 17, 1921 (P.L.682, No.284), known as The Insurance Company Law of 1921, in casualty insurance, providing for menopause treatment… (passed house) ## Sources - [PN 1658 (HTML)](https://www.palegis.us/legislation/bills/text/HTM/2025/0/HB1103/PN1658) - [PN 1658 (PDF)](https://www.palegis.us/legislation/bills/text/DOC/2025/0/HB1103/PN1658) - [PN 1658 (PDF)](https://www.palegis.us/legislation/bills/text/PDF/2025/0/HB1103/PN1658) - [PN 1224 (HTML)](https://www.palegis.us/legislation/bills/text/HTM/2025/0/HB1103/PN1224) - [PN 1224 (PDF)](https://www.palegis.us/legislation/bills/text/DOC/2025/0/HB1103/PN1224) - [PN 1224 (PDF)](https://www.palegis.us/legislation/bills/text/PDF/2025/0/HB1103/PN1224) ## Related - [HB 2545: An Act providing for insurance coverage for vaginal estrogen for the treatment…](https://policyrisk.com/state-bill/PA-HB2545-2025-2026) - [HB 1827: An Act providing for medical assistance coverage and insurance coverage of scre…](https://policyrisk.com/state-bill/PA-HB1827-2025-2026) - [HB 2826: An Act amending Title 40 (Insurance) of the Pennsylvania Consolidated Statutes,…](https://policyrisk.com/state-bill/PA-HB2826-2025-2026) - [HB 2023: An Act amending the act of April 6, 1951 (P.L.69, No.20), known as The Landlord…](https://policyrisk.com/state-bill/PA-HB2023-2025-2026) - [HB 1345: An Act amending the act of June 13, 1967 (P.L.31, No.21), known as the Human Se…](https://policyrisk.com/state-bill/PA-HB1345-2025-2026) - [HB 1346: An Act amending the act of May 17, 1921 (P.L.682, No.284), known as The Insuran…](https://policyrisk.com/state-bill/PA-HB1346-2025-2026) - [Pennsylvania bills](https://policyrisk.com/states/pennsylvania/bills) - [Pennsylvania state hub](https://policyrisk.com/states/pennsylvania) - [All state legislation](https://policyrisk.com/state-bills) Source: PRIA, https://policyrisk.com/state-bill/PA-HB1103-2025-2026 (as of 2026-11-05).