Title 15, Commerce and TradeRelease 119-110
§1639d Escrow or Impound Accounts Relating to Certain Consumer Credit Transactions
Title 15 › CHAPTER 41 — CONSUMER CREDIT PROTECTION › SUBCHAPTER I — CONSUMER CREDIT COST DISCLOSURE › Part B — Credit Transactions › § 1639d
Summary
Lenders must set up an escrow account before closing most home loans that use a first mortgage on the borrower’s main home. The account pays property taxes and hazard insurance and, when needed, flood insurance, mortgage insurance, ground rents, or other recurring property-related charges. Open-end credit plans (like credit cards) and reverse mortgages are not covered. A lender cannot force an escrow unless one of a few things is true: a federal or state law requires it; the loan is government-backed; the loan’s annual percentage rate is higher than the average prime offer rate by 1.5 or 2.5 percentage points depending on the loan size; or a regulation says it’s required. The rule lets the consumer financial agency exempt certain small or rural lenders and loans. Loans from banks or credit unions with $10,000,000,000 or less in assets that made 1,000 or fewer first-lien home loans last year can also be exempt if they meet other rules. Once required, an escrow must stay in place at least 5 years unless the borrower reaches enough equity to remove private mortgage insurance, becomes delinquent, fails to follow rules, or the mortgage ends. Escrows are normally kept at federally insured banks or credit unions and follow federal rules about settlement and flood insurance. If state or federal law requires it, the lender must pay interest on the money in the account. If an escrow is required, the lender must give a written notice at least 3 business days before closing that says an escrow will be opened, how much to fund it at closing, the estimated first-year costs and monthly escrow amount, and that the borrower will be responsible for taxes and insurance if the account is closed later. If a borrower declines or closes an escrow, the lender must give a clear written notice about fees, the borrower’s duty to pay non-escrowed items, and the possible consequences of missed payments, including the lender buying insurance for the borrower at higher cost.
Full Legal Text
Title 15, §1639d
Commerce and Trade, Source: USLM XML via OLRC
(a)In general
Except as provided in subsection (b), (c), (d), or (e), a creditor, in connection with the consummation of a consumer credit transaction secured by a first lien on the principal dwelling of the consumer, other than a consumer credit transaction under an open end credit plan or a reverse mortgage, shall establish, before the consummation of such transaction, an escrow or impound account for the payment of taxes and hazard insurance, and, if applicable, flood insurance, mortgage insurance, ground rents, and any other required periodic payments or premiums with respect to the property or the loan terms, as provided in, and in accordance with, this section.
(b)When required
No impound, trust, or other type of account for the payment of property taxes, insurance premiums, or other purposes relating to the property may be required as a condition of a real property sale contract or a loan secured by a first deed of trust or mortgage on the principal dwelling of the consumer, other than a consumer credit transaction under an open end credit plan or a reverse mortgage, except when—
(1)any such impound, trust, or other type of escrow or impound account for such purposes is required by Federal or State law;
(2)a loan is made, guaranteed, or insured by a State or Federal governmental lending or insuring agency;
(3)the transaction is secured by a first mortgage or lien on the consumer’s principal dwelling having an original principal obligation amount that—
(A)does not exceed the amount of the maximum limitation on the original principal obligation of mortgage in effect for a residence of the applicable size, as of the date such interest rate set, pursuant to the sixth sentence of section 1454(a)(2) of title 12, and the annual percentage rate will exceed the average prime offer rate as defined in section 1639c of this title by 1.5 or more percentage points; or
(B)exceeds the amount of the maximum limitation on the original principal obligation of mortgage in effect for a residence of the applicable size, as of the date such interest rate set, pursuant to the sixth sentence of section 1454(a)(2) of title 12, and the annual percentage rate will exceed the average prime offer rate as defined in section 1639c of this title by 2.5 or more percentage points; or
(4)so required pursuant to regulation.
(c)Exemptions
(1)In general
The Bureau may, by regulation, exempt from the requirements of subsection (a) a creditor that—
(A)operates in rural or underserved areas;
(B)together with all affiliates, has total annual mortgage loan originations that do not exceed a limit set by the Bureau;
(C)retains its mortgage loan originations in portfolio; and
(D)meets any asset size threshold and any other criteria the Bureau may establish, consistent with the purposes of this part.
(2)Treatment of loans held by smaller institutions
The Bureau shall, by regulation, exempt from the requirements of subsection (a) any loan made by an insured depository institution or an insured credit union secured by a first lien on the principal dwelling of a consumer if—
(A)the insured depository institution or insured credit union has assets of $10,000,000,000 or less;
(B)during the preceding calendar year, the insured depository institution or insured credit union and its affiliates originated 1,000 or fewer loans secured by a first lien on a principal dwelling; and
(C)the transaction satisfies the criteria in section 1026.35(b)(2)(iii)(A), 1026.35(b)(2)(iii)(D), and 1026.35(b)(2)(v) of title 12, Code of Federal Regulations, or any successor regulation.
(d)Duration of mandatory escrow or impound account
An escrow or impound account established pursuant to subsection (b) shall remain in existence for a minimum period of 5 years, beginning with the date of the consummation of the loan, unless and until—
(1)such borrower has sufficient equity in the dwelling securing the consumer credit transaction so as to no longer be required to maintain private mortgage insurance;
(2)such borrower is delinquent;
(3)such borrower otherwise has not complied with the legal obligation, as established by rule; or
(4)the underlying mortgage establishing the account is terminated.
(e)Limited exemptions for loans secured by shares in a cooperative or in which an association must maintain a master insurance policy
Escrow accounts need not be established for loans secured by shares in a cooperative. Insurance premiums need not be included in escrow accounts for loans secured by dwellings or units, where the borrower must join an association as a condition of ownership, and that association has an obligation to the dwelling or unit owners to maintain a master policy insuring the dwellings or units.
(f)Clarification on escrow accounts for loans not meeting statutory test
For mortgages not covered by the requirements of subsection (b), no provision of this section shall be construed as precluding the establishment of an impound, trust, or other type of account for the payment of property taxes, insurance premiums, or other purposes relating to the property—
(1)on terms mutually agreeable to the parties to the loan;
(2)at the discretion of the lender or servicer, as provided by the contract between the lender or servicer and the borrower; or
(3)pursuant to the requirements for the escrowing of flood insurance payments for regulated lending institutions in section 102(d) of the Flood Disaster Protection Act of 1973 [42 U.S.C. 4012a(d)].
(g)Administration of mandatory escrow or impound accounts
(1)In general
Except as may otherwise be provided for in this subchapter or in regulations prescribed by the Bureau, escrow or impound accounts established pursuant to subsection (b) shall be established in a federally insured depository institution or credit union.
(2)Administration
Except as provided in this section or regulations prescribed under this section, an escrow or impound account subject to this section shall be administered in accordance with—
(A)the Real Estate Settlement Procedures Act of 1974 [12 U.S.C. 2601 et seq.] and regulations prescribed under such Act;
(B)the Flood Disaster Protection Act of 1973 and regulations prescribed under such Act; and
(C)the law of the State, if applicable, where the real property securing the consumer credit transaction is located.
(3)Applicability of payment of interest
If prescribed by applicable State or Federal law, each creditor shall pay interest to the consumer on the amount held in any impound, trust, or escrow account that is subject to this section in the manner as prescribed by that applicable State or Federal law.
(4)Penalty coordination with RESPA
Any action or omission on the part of any person which constitutes a violation of the Real Estate Settlement Procedures Act of 1974 or any regulation prescribed under such Act for which the person has paid any fine, civil money penalty, or other damages shall not give rise to any additional fine, civil money penalty, or other damages under this section, unless the action or omission also constitutes a direct violation of this section.
(h)Disclosures relating to mandatory escrow or impound account
In the case of any impound, trust, or escrow account that is required under subsection (b), the creditor shall disclose by written notice to the consumer at least 3 business days before the consummation of the consumer credit transaction giving rise to such account or in accordance with timeframes established in prescribed regulations the following information:
(1)The fact that an escrow or impound account will be established at consummation of the transaction.
(2)The amount required at closing to initially fund the escrow or impound account.
(3)The amount, in the initial year after the consummation of the transaction, of the estimated taxes and hazard insurance, including flood insurance, if applicable, and any other required periodic payments or premiums that reflects, as appropriate, either the taxable assessed value of the real property securing the transaction, including the value of any improvements on the property or to be constructed on the property (whether or not such construction will be financed from the proceeds of the transaction) or the replacement costs of the property.
(4)The estimated monthly amount payable to be escrowed for taxes, hazard insurance (including flood insurance, if applicable) and any other required periodic payments or premiums.
(5)The fact that, if the consumer chooses to terminate the account in the future, the consumer will become responsible for the payment of all taxes, hazard insurance, and flood insurance, if applicable, as well as any other required periodic payments or premiums on the property unless a new escrow or impound account is established.
(6)Such other information as the Bureau determines necessary for the protection of the consumer.
(i)Definitions
For purposes of this section, the following definitions shall apply:
(1)Flood insurance
The term “flood insurance” means flood insurance coverage provided under the national flood insurance program pursuant to the National Flood Insurance Act of 1968 [42 U.S.C. 4001 et seq.].
(2)Hazard insurance
The term “hazard insurance” shall have the same meaning as provided for “hazard insurance”, “casualty insurance”, “homeowner’s insurance”, or other similar term under the law of the State where the real property securing the consumer credit transaction is located.
(3)Insured credit union
The term “insured credit union” has the meaning given the term in section 1752 of title 12.
(4)Insured depository institution
The term “insured depository institution” has the meaning given the term in section 1813 of title 12.
(j)Disclosure notice required for consumers who waive escrow services
(1)In general
If—
(A)an impound, trust, or other type of account for the payment of property taxes, insurance premiums, or other purposes relating to real property securing a consumer credit transaction is not established in connection with the transaction; or
(B)a consumer chooses, and provides written notice to the creditor or servicer of such choice, at any time after such an account is established in connection with any such transaction and in accordance with any statute, regulation, or contractual agreement, to close such account,
the creditor or servicer shall provide a timely and clearly written disclosure to the consumer that advises the consumer of the responsibilities of the consumer and implications for the consumer in the absence of any such account.
(2)Disclosure requirements
Any disclosure provided to a consumer under paragraph (1) shall include the following:
(A)Information concerning any applicable fees or costs associated with either the non-establishment of any such account at the time of the transaction, or any subsequent closure of any such account.
(B)A clear and prominent statement that the consumer is responsible for personally and directly paying the non-escrowed items, in addition to paying the mortgage loan payment, in the absence of any such account, and the fact that the costs for taxes, insurance, and related fees can be substantial.
(C)A clear explanation of the consequences of any failure to pay non-escrowed items, including the possible requirement for the forced placement of insurance by the creditor or servicer and the potentially higher cost (including any potential commission payments to the servicer) or reduced coverage for the consumer in the event of any such creditor-placed insurance.
(D)Such other information as the Bureau determines necessary for the protection of the consumer.
Legislative History
Notes & Related Subsidiaries
Editorial Notes
References in Text
This part, referred to in subsec. (c)(1)(D), was in the original “this subtitle”, and was translated as reading “this chapter”, meaning chapter 2 of title I of Pub. L. 90–321, to reflect the probable intent of Congress. Title I of Pub. L. 90–321 does not contain subtitles. The Real Estate Settlement Procedures Act of 1974, referred to in subsec. (g)(2)(A), (4), is Pub. L. 93–533, Dec. 22, 1974, 88 Stat. 1724, which is classified principally to chapter 27 (§ 2601 et seq.) of Title 12, Banks and Banking. For complete classification of this Act to the Code, see
Short Title
note set out under section 2601 of Title 12 and Tables. The Flood Disaster Protection Act of 1973, referred to in subsec. (g)(2)(B), is Pub. L. 93–234, Dec. 31, 1973, 87 Stat. 975. For complete classification of this Act to the Code, see
Short Title
of 1973 Amendment note set out under section 4001 of Title 42, The Public Health and Welfare, and Tables. The National Flood Insurance Act of 1968, referred to in subsec. (i)(1), is title XIII of Pub. L. 90–448, Aug. 1, 1968, 82 Stat. 572, which is classified principally to chapter 50 (§ 4001 et seq.) of Title 42, The Public Health and Welfare. For complete classification of this Act to the Code, see
Short Title
note set out under section 4001 of Title 42 and Tables.
Amendments
2018—Subsec. (c). Pub. L. 115–174, § 108(1)(A), (B), (D), designated existing provisions as par. (1) and inserted heading, redesignated former pars. (1) to (4) as subpars. (A) to (D), respectively, of par. (1) and realigned margins, and added par. (2). Subsec. (c)(1). Pub. L. 115–174, § 108(1)(B), (C), which directed substitution of “The Bureau” for “The Board” in introductory provisions, and “the Bureau” for “the Board” wherever appearing, duplicated the amendment made by Pub. L. 111–203, § 1100A(2), which had already been executed. See 2010 Amendment note below. Subsec. (i)(3), (4). Pub. L. 115–174, § 108(2), added pars. (3) and (4). 2015—Subsec. (c)(1). Pub. L. 114–94 struck out “predominantly” after “operates”. 2010—Pub. L. 111–203, § 1100A(2), which directed substitution of “Bureau” for “Board” wherever appearing in Pub. L. 90–321, was executed to this section, which was added to Pub. L. 90–321 by section 1461(a) of Pub. L. 111–203. Subsec. (j). Pub. L. 111–203, § 1462, added subsec. (j).
Statutory Notes and Related Subsidiaries
Effective Date
of 2010 AmendmentAmendment by section 1100A(2) of Pub. L. 111–203 effective on the designated transfer date, see section 1100H of Pub. L. 111–203, set out as a note under section 552a of Title 5, Government Organization and Employees. Amendment by section 1462 of Pub. L. 111–203 effective on the date on which final
Regulations
implementing that amendment take effect, or on the date that is 18 months after the designated transfer date if such
Regulations
have not been issued by that date, see section 1400(c) of Pub. L. 111–203, set out as a note under section 1601 of this title.
Effective Date
Section effective on the date on which final
Regulations
implementing such section take effect, or on the date that is 18 months after the designated transfer date if such
Regulations
have not been issued by that date, see section 1400(c) of Pub. L. 111–203, set out as an
Effective Date
of 2010 Amendment note under section 1601 of this title. Exemptions and Modifications Pub. L. 111–203, title XIV, § 1461(b), July 21, 2010, 124 Stat. 2181, provided that: “The Board may prescribe rules that revise, add to, or subtract from the criteria of section 129D(b) of the Truth in Lending Act [15 U.S.C. 1639d(b)] if the Board determines that such rules are in the interest of consumers and in the public interest.”
Reference
Citations & Metadata
Citation
15 U.S.C. § 1639d
Title 15, Commerce and Trade
Last Updated
Sep 22, 2026
Release point: 119-110