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Showing posts with label Regulation B. Show all posts
Showing posts with label Regulation B. Show all posts

Wednesday, September 30, 2026

AI Data Centers: Public Backlash - Part I

QUESTION 

We are a mortgage lender in Northern Virginia. An AI Data Center was built in our area, and it is causing havoc with our business. We have branches in Texas, Ohio, and Georgia. Data centers are being built or are under construction in those areas. These are our key states for originating mortgages. Property values have gone down because of these data centers, and that has caused our loan originations to plummet, both in refinances and purchase money. 

As far as I can tell, you are the only one telling it like it is in the AI compliance world. My question is indirectly about compliance because we are concerned about our investor partners. Some of them are now pushing back on appraisals and LTV ratios. Quality control is being impacted. I handle sales. Our loan officers are suffering an unprecedented downturn. Lenders that are not affected by AI Data Centers near their markets will eventually feel the same downturn that we are – there's no escaping it! 

In our sales meeting, we put together three questions for you. 

Which public issues are impacting AI Data Centers? 

A few of us believe their expansion is limited by physics. 

Is that so? 

And how long will this last? Is an AI bubble forming? 

COMPLIANCE SOLUTIONS

AI POLICY PROGRAM FOR MORTGAGE BANKING™

Policies and procedures for artificial intelligence related to mortgage banking compliance administration, mortgage loan origination compliance, mortgage servicing compliance, and industry best practices—including, but not limited to, applicable federal and state banking and consumer lending laws. 

AI FOR MORTGAGE LOAN ORIGINATION - SALES MANUAL 

The Sales Manual provides 9 chapters covering the full AI-powered origination funnel in a 90-day implementation roadmap, with clear team roles and fair lending, FCRA, and advertising compliance guidance built into every chapter. Sample AI prompts, an ROI tracking framework, and a compliance glossary.

RESPONSE 

I will answer your questions in three parts, as follows:

·      Part I: Public Backlash

·      Part II: Physical Limits

·      Part III: AI Bubble

In my previous series, The Day of AI Reckoning, I discussed how the public is rejecting the infrastructure and the overall data center opposition. I discussed several compliance risks, some of the compliance ramifications, and why there might be an AI implosion, not a correction.

I get the AI sales pitch: America is building the largest energy-consuming industry of the decade in about five years, and three problems are colliding at once. You have asked three fundamental questions, which I will endeavor to answer. Neighbors are revolting over bills, water, noise, and air. Physics and the grid cap how fast power can arrive and heat can leave. And the bill – well over half a trillion dollars a year – is increasingly being paid with borrowed money. 

The three are linked: the physical constraints drive the local backlash, and both shape whether the financing ends in a productive build-out or a bust. 

Public issues: who pays, who breathes, who drinks! 

The core public complaint is that AI data centers concentrate their costs locally on power bills, air, water, and quiet, while their benefits flow elsewhere. By 2026, that complaint has become one of the few genuinely bipartisan political forces in the United States. Let's break it down categorically, with the caveat that my view reflects current and potential future conditions. 

Electricity bills 

Data centers are not the only reason power is getting more expensive, but they are now a leading one. I used PJM's independent market monitor, which concluded that expected data center demand drove about $23 billion in customer price increases that will persist through at least 2028. Fortune published an article showing how data centers have hiked electricity prices.

Wednesday, September 23, 2026

The Day of AI Reckoning: Part III

QUESTION 

This article is the third installment of The Day of AI Reckoning. 

·       Part I was published on September 9, 2026.

·       Part II was published on September 16, 2026. 

The three-part article is a response to a reader who asked, in part: 

A day of reckoning is coming, I promise you. Where's the regulation? Who's liable if AI makes a mistake? Who will reimburse me if I get sued because of an AI error? Why is there no quality control? Why are all these FinTech companies springing up everywhere with AI promotions?  

Let's get real. I have no confidence that AI technology is a new type of economic revolution. Maybe it is for the billionaires who run it, since it seems to be a revolution in how fast they can become mega-billionaires.  

Will there be a day of AI reckoning in mortgage banking? 

COMPLIANCE SOLUTIONS  

AI POLICY PROGRAM FOR MORTGAGE BANKING™

Policies and procedures for artificial intelligence related to mortgage banking compliance administration, mortgage loan origination compliance, mortgage servicing compliance, and industry best practices—including, but not limited to, applicable federal and state banking and consumer lending laws. 

AI FOR MORTGAGE LOAN ORIGINATION - SALES MANUAL 

The Sales Manual provides 9 chapters covering the full AI-powered origination funnel in a 90-day implementation roadmap, with clear team roles and fair lending, FCRA, and advertising compliance guidance built into every chapter. Sample AI prompts, an ROI tracking framework, and a compliance glossary. 

RESPONSE 

In Part III, we discuss: 

  • What is the scariest compliance problem for AI in mortgage banking?
  • Why This Looks Like an Implosion, Not a Correction
  • Future or Futuristic AI for Mortgage Banking

____________________________________ 

Order the free White Paper for Parts I, II, III

Distributed after publication of all three articles.

Orders distributed on a first-come, first-served basis.

____________________  

Here are a few recent related articles:  

The Day of AI Reckoning: Part II 

The Day of AI Reckoning: Part I 

Will AI Replace Me? 

AI Replaced Me 

AI Versus Humans: A Dialogue 

Overcoming the Fear of AI  

WHAT IS THE SCARIEST COMPLIANCE PROBLEM 

FOR AI IN MORTGAGE BANKING? 

The single scariest compliance problem would be the invisible, scaled fair-lending discrimination that nobody detects until it has already happened to thousands of borrowers – with no one accountable to fix it.

 

From speaking with many people in compliance about AI, the following outline is the scariest scenarios that keep them up at night!

 

·     Scary Scenario # 1: It's not a one-off error. It's the same error, repeated at scale, silently.

 

When a human underwriter makes a bad call, it's one file. When an AI model has a systematic bias baked in through training data, proxy variables, or model behavior nobody fully audited, it makes the same bad call on every similar file, every day, across every lender using that model or vendor. 

Wednesday, September 16, 2026

The Day of AI Reckoning: Part II

QUESTION

This article is the second installment of The Day of AI Reckoning, first published on September 9, 2026, which is a response to a reader who asked, in part:

A day of reckoning is coming, I promise you. Where's the regulation? Who's liable if AI makes a mistake? Who will reimburse me if I get sued because of an AI error? Why is there no quality control? Why are all these FinTech companies springing up all over the place with AI promotions? 

Let's get real. I have no confidence that AI technology is a new type of economic revolution. Maybe it is for the billionaires who run it, since it seems to be a revolution in how fast they can become mega-billionaires. 

Will there be a day of AI reckoning in mortgage banking?

COMPLIANCE SOLUTIONS 

AI POLICY PROGRAM FOR MORTGAGE BANKING™

Policies and procedures for artificial intelligence related to mortgage banking compliance administration, mortgage loan origination compliance, mortgage servicing compliance, and industry best practices—including, but not limited to, applicable federal and state banking and consumer lending laws. 

AI FOR MORTGAGE LOAN ORIGINATION - SALES MANUAL 

Sales Manual provides 9 chapters covering the full AI-powered origination funnel in a 90-day implementation roadmap, with clear team roles for fair lending, FCRA, and advertising compliance guidance built into every chapter. Sample AI prompts, an ROI tracking framework, and a compliance glossary.

RESPONSE

In Part II, we discuss:

  • Capital Markets Are Starting to Ask the Same Question
  • Public Is Rejecting the Infrastructure, Not Just the Valuations
  • Data Center Opposition

____________________________________

Distributed after publication of all three articles.
Orders distributed first come, first served.

____________________ 

Here are a few recent related articles: 

The Day of AI Reckoning: Part I

Will AI Replace Me?

AI Replaced Me

AI Versus Humans: A Dialogue

Overcoming the Fear of AI 

Capital Markets Are Starting to Ask the Same Question

Your skepticism showing up in mortgage compliance departments has a mirror in the capital markets. Through mid-to-late 2026, AI-adjacent equities have undergone a sustained, and at times sharp, repricing. Chipmakers lost over a trillion dollars in combined market value in a single stretch this summer amid concerns that AI infrastructure spending may be peaking faster than expected. 

Software stocks have fared worse than chips in some cases. For example, as I write, Oracle is down more than 50% from its late-2025 high, Microsoft is down nearly 10%, and Meta is down more than 20%. Two contradictory investor theories are driving them: on the one hand, AI will make incumbent software obsolete; on the other, software companies have overspent on AI without adequate returns. One thing I learned at Wharton is that contradictory investor theories are a huge warning sign. And in this case, both narratives can't be true. The market's inability to settle on one signals unresolved uncertainty about what AI is actually worth in production, not just in a demo. 

Meanwhile, the AI champs are rising. Whether you look at private-market valuations or explosive financial metrics, AI purveyors have grown staggeringly since late 2025. For instance, Anthropic (Claude) is up about 175%, OpenAI (ChatGPT) is up over 70%, Alphabet (Gemini) is up about 26%, and Google (DeepMind) is up 61%. Most of these have a knack for generating debt without generating a penny of profit.

Wednesday, September 9, 2026

The Day of AI Reckoning: Part I

QUESTION 

I am a long-time subscriber, and I'm grateful you have been writing about AI's impact on mortgage banking. My compliance officer bought your AI Policy Program. Our Director of Sales is considering getting your manual for AI in mortgage banking sales. So, I hope you will allow this long message from someone who has been in this business for forty years. 

We use AI in various areas, including operations, compliance, marketing, underwriting, and disclosures. I'm a CEO and loan officer. My company is in 15 states. I use AI in my loan origination and also in my private life. In my opinion, AI seems like a glorified search engine. But I still have to double-check it because it's throwing errors, and there's no quality control to ensure reliability. 

A friend of mine had to hire another compliance manager just to make sure that all AI output is strictly within federal and state guidelines. Instead of AI replacing compliance, he is adding to compliance to keep a watch on AI. And he tells me AI isn't saving him a dime. It is actually costing him more. It's tough enough to book loans in this economic climate; we don't need a new, unregulated technology to confuse us or our borrowers. 

And I don't get all the buzz about AI replacing me. It won't replace me. I don't have any borrowers who want to talk to an AI bot. We had an AI agent for a while, and borrowers hung up or logged off. They only want humans, such as me. I go to AI the same way I go to any search engine. It seems more like a consolidator of information, mostly plagiarized, and puts it into a readable, friendly format. This thing just doesn't seem like a revolution that is going to put us all out of work. 

A day of reckoning is coming, I promise you. Where's the regulation? Who's liable if AI makes a mistake? Who will reimburse me if I get sued because of an AI error? Why is there no quality control? Why are all these FinTech companies springing up all over the place with AI promotions? 

Let's get real. I have no confidence that AI technology is a new type of economic revolution. Maybe it is for the billionaires who run it, since it seems to be a revolution in how fast they can become mega-billionaires. 

Will there be a day of AI reckoning in mortgage banking? 

COMPLIANCE SOLUTIONS 

Policies and procedures for artificial intelligence relating to mortgage banking compliance administration, mortgage loan origination compliance, mortgage servicing compliance, and industry best practices — including, but not limited to, applicable federal and state banking and consumer lending laws.

Sales Manual provides 9 chapters covering the full AI-powered origination funnel in a 90-day implementation roadmap, with clear team roles for fair lending, FCRA, and advertising compliance guidance built into every chapter. Sample AI prompts, an ROI tracking framework, and a compliance glossary.

ANSWER 

Your concerns are complex and worthy of a detailed response. 

I'll answer in three parts and publish them here weekly, beginning with Part I today. 

Part I

    • The pattern lenders are experiencing
    • A regulatory framework closing in fast
    • Who actually stands behind the output?

Part II

    • Capital Markets Are Starting to Ask the Same Question
    • Public Is Rejecting the Infrastructure, Not Just the Valuations
    • Data Center Opposition

Part III

    • What is the scariest compliance problem for AI in mortgage banking?
    • Why This Looks Like an Implosion, Not a Correction
    • Future or Futuristic AI for Mortgage Banking 
      _________________________________
Distributed after publication of all three articles.
Orders distributed first come, first served.

Wednesday, April 29, 2026

CFPB Eliminates Disparate Impact

YOUR QUESTION 

YouTube

You may have heard about a major change to Regulation B. They eliminated disparate impact. I also learned that they changed a few other areas that were working to reduce discrimination. As an underwriter, I think this is wrong-headed. I think this reduces fair lending protection. 

We met with our lawyer because we have a second review process, which weeds out potential discrimination in our loan process. Our lawyer says there is a shift away from not having to prove intent to discriminate to now having to prove intent. She says that this is a problem because proving intent is extremely difficult. In other words, discrimination is now possible without having to prove intent to discriminate – only the outcome matters. 

So, if I get this right, even if the outcome is discrimination, the company that discriminated won't be held responsible if you can't prove an intent to discriminate. I don't understand why disparate impact protection is being weakened. It’s scary! 

Do the changes to Regulation B basically eliminate disparate impact? 

OUR COMPLIANCE SOLUTION 

Policies and Procedures 

OUR RESPONSE 

I am going to be blunt: the CFPB's April 2026 Final Rule ("Rule") amending Regulation B eliminates the "effects test" – that is, "disparate impact" – of the Equal Credit Opportunity Act (ECOA), while also restricting special-purpose credit programs (SPCPs), and narrowing the definition of "discouragement" of applicants or prospective applicants. This is clearly a significant regulatory shift away from fair lending restrictions. 

However, saying it eliminates disparate impact and fair lending is not accurate. The Rule eliminates disparate impact liability specifically under ECOA and Regulation B. That's significant, but ECOA is only one of several legal frameworks that govern lending discrimination. The Rule does not affect several others that remain fully intact. 

The Fair Housing Act (FHA) still recognizes disparate impact for mortgage lending. The Supreme Court confirmed this in Texas Department of Housing v. Inclusive Communities Project (2015), and the Rule expressly does not touch FHA liability. So a mortgage lender whose policies produce racially skewed outcomes can still face a disparate impact challenge under the FHA, which is a completely separate statute.

State fair lending laws are arguably the bigger remaining protection. Many states – for instance, California, New York, Illinois, and others – have their own anti-discrimination statutes that incorporate disparate impact standards, and federal rulemaking cannot preempt those. State attorneys general were among the most vocal opponents of the Rule precisely because they intend to continue using their own authorities. 

The Department of Justice retains independent enforcement tools. And the Community Reinvestment Act, which addresses lending patterns in lower-income communities, operates on its own separate framework. 

HOW DID THIS HAPPEN? 

The CFPB received over 64,500 public comments, including ours. The overwhelming majority of comments opposed the Rule. Nevertheless, the Rule is now law. The compliance effective date is July 21, 2026. Whatever the comments offered, pro or con, the Rule largely finalizes a November 2025 proposal, with only clarifying edits rather than substantive revisions. 

Since your question specifically involves the change to disparate impact, I will discuss it primarily. The other changes are also very significant and should be incorporated into your policies and procedures. 

Eliminating the “effects test,” a change supposedly meant to lower compliance costs, actually gives lenders greater freedom to target protected groups. 

WHAT IS THE EFFECTS TEST? 

The purpose of the “effects test” is ultimately to protect against disparate impact. The "effects test" is actually a legal doctrine used to determine if a lender’s facially neutral policy creates a discriminatory, disproportionate impact on a protected class (for instance, race, gender, or age). It means a creditor can be liable for discrimination, even without discriminatory intent, if their practices have a discriminatory effect. 

Most regulators know full well that they can challenge lending policies that, while appearing neutral, create a negative impact on protected groups. Most compliance lawyers know full well that a financial institution can expose itself to a disparate impact violation by creating a pattern or practice that results from defective lending policies. And most financial institutions know, or should know, that if a policy has a discriminatory effect, they must prove that a legitimate business necessity justifies it. 

What the CFPB has done is to remove the “effects test” from Regulation B, thereby promulgating that ECOA does not recognize disparate impact liability. The focus now is on the intent to discriminate.

Thursday, September 18, 2025

Sexual Orientation: Protected Class

QUESTION 

A banking department has cited us for a violation of the Equal Credit Opportunity Act, Regulation B. The allegation is that we denied several loans on the basis of sexual orientation. The applicants filed a complaint with the department. I will state the basis of the complaints. Based on their investigation, they issued an administrative demand to review our loan originations for the last three years. 

Other banking departments seem to be interested in this matter and have sent us document requests for loan files and loan logs. When I joined the company as its General Counsel two years ago, I undertook a review of administrative actions going back several years. Nothing like this happened. For the years I reviewed, we did not have complaints caused by violations of Regulation B, particularly, adverse action. 

In drafting our response to the department, I relied on case law, best practices, and specific regulatory guidelines. To ensure I have a deeper understanding of our legal exposure, I want your input on potential procedures that may cause a violation of the ECOA based on sexual orientation. 

What are potential procedures that may cause a violation of the ECOA based on sexual orientation? 

SOLUTION 

ECOA Tune-up 

Fair Lending Tune-up 

RESPONSE 

The Equal Credit Opportunity Act (ECOA), as implemented by Regulation B, prohibits discrimination on a prohibited basis in any aspect of a credit transaction. Prohibited bases under the ECOA are: race, color, religion, national origin, sex, marital status, or age (provided that the applicant has the capacity to enter into a binding contract); the applicant's income being derived from public assistance; or the applicant's exercise in good faith of any right under the Consumer Credit Protection Act or any state law upon which an exemption has been granted by the Consumer Financial Protection Bureau (CFPB). 

For any rejected application, you should provide a written notice that clearly explains the specific principal reason(s) for the decision. The notice must also include the ECOA disclosure and the name of the appropriate federal enforcement agency. 

The prohibited basis doctrine, as applied to sex, includes sexual orientation and gender identity. The Supreme Court ruled, in 2020, in Bostock v. Clayton County that the federal law prohibiting discrimination in employment based on a person's sex includes gender identity and sexual orientation. 

Following this decision, certain federal agencies with regulatory authority for sex discrimination were directed to review their agency procedures and determine whether actions should be taken to align them with the Bostock decision. Subsequently, the CFPB issued an interpretive rule clarifying that the ECOA and Regulation B apply to discrimination in credit transactions based on a person's sexual orientation and/or gender identity. The rule also provided guidance to clarify the requirements. 

The FHA prohibits discrimination based on race, color, religion, sex, familial status, national origin, or disability in the sale, rental, and financing of housing. In 2021, the Department of Housing and Urban Development confirmed that discrimination based on sexual orientation is a violation of the FHA. 

In light of this change, lenders sought to mitigate this risk by updating their policies and procedures to align with the change. For instance, many lenders now include a statement of nondiscrimination in their loan policy, loan advertisements, and applicant disclosures, and on their websites to reflect the ECOA's requirements. Lenders should update these documents to indicate they do not discriminate on the basis of sex, including sexual orientation or gender identity. We have continually urged our clients to conduct staff training on this issue. 

Because your question is very specific with respect to procedures, I am going to keep this article narrowly focused on methods and procedures to prevent violations of ECOA based on sexual orientation. There are surely three actions that must be done to avoid such violations. In my view, these would be 

(1) ensuring that policies and procedures are updated,

(2) training all affected personnel, and

(3) removing such discriminatory practices from credit decisions. 

I will treat them here, with the caveat that implementing these actions correctly and legally throughout the mortgage process requires a rather extensive implementation of various regulations, federal and state, a review that is far beyond the reach of this article.

Thursday, September 4, 2025

Artificial Intelligence Disclosure

QUESTION 

I am the General Counsel and Compliance Officer of a mortgage lender. Our footprint is currently in 35 states. Recently, we have begun to use Artificial Intelligence in our loan origination process. However, I have some concerns about proper consumer disclosure. 

In my view, we should be disclosing our specific use of AI to borrowers. We should disclose the role AI plays in our loan applications from the point of sale to close, and, if applicable, beyond. But I do not find much regulatory guidance to lean on. I would appreciate your views on AI disclosure and, if possible, which areas would be subject to such disclosure. 

Is there a requirement for a mortgage lender to issue an AI consumer disclosure? 

What regulatory areas are potentially impacted by AI, thereby causing AI disclosure? 

COMPLIANCE SOLUTIONS 

AI Tune-up® 

Artificial Intelligence Statement  

RESPONSE 

There is currently no broad legal requirement for lenders to disclose the general use of AI in loan applications. However, under existing consumer protection and fair lending laws, lenders are legally required to disclose specific, accurate reasons for adverse actions, such as a loan denial, even if a complex AI or algorithmic system made the decision. 

This transparency is mandated by the Equal Credit Opportunity Act (ECOA), and regulatory bodies like the Consumer Financial Protection Bureau (CFPB) have issued guidance emphasizing that the complexity of AI is not an excuse for failing to provide a clear explanation. 

Regulatory Mandates 

Take, for instance, the regulatory mandates involving adverse action disclosure. The CFPB has directly addressed the issue of "black-box" models, which are AI systems whose logic is not clear even to their developers. The CFPB emphasizes that lenders cannot point to a broad category from a checklist, such as "purchasing history," if a consumer is denied credit based on AI analysis. Instead, the lender must provide specific details, such as the types of goods or places that influenced the decision. 

Also, there is no "AI exemption." A lender's use of AI or machine learning does not create a special exemption from fair lending laws. The CFPB has made it a priority to ensure that the use of technology does not allow lenders to circumvent established consumer protection regulations. In addition to the CFPB, regulators and the Federal Trade Commission have warned that there is no "AI exemption" for existing fair lending and consumer protection laws. Therefore, undisclosed AI could be found to violate these laws, leading to enforcement actions. 

The Colorado Artificial Intelligence Act 

Some state laws specifically address AI disclosure. For example, the Colorado Artificial Intelligence Act (CAIA) requires developers to test for algorithmic discrimination in consequential decisions, and some state consumer protection statutes allow for prosecution if an AI's biased outcomes cause consumer harm. This is a landmark act in many ways. If you are originating loans in Colorado, you should review the relevant regulations. However, you would do well to conduct a statewide review of AI legislation in all states where you are licensed to originate mortgage loans. 

CAIA may be a model for the direction states are going with respect to AI disclosure. The Act defines algorithmic discrimination, which is the unlawful differential treatment that disfavors an individual or group on the basis of protected characteristics. The algorithmic discrimination would be caused by high-risk artificial intelligence systems, defined as any system that, when deployed, makes — or is a substantial factor in making — a "consequential decision," which generally relates to those involving education, employment, financial services, housing, health care, or legal services. 

Under the CAIA, there are stipulated requirements for developers to clearly display on their website or in public use an up-to-date disclosure of any high-risk AI systems they have developed and make available how they manage known or reasonably foreseeable risks of algorithmic discrimination. Any determination that the AI system has caused or is reasonably likely to cause algorithmic discrimination must be brought to the attention of the Colorado attorney general, among others.

Thursday, January 18, 2024

Artificial Intelligence: Adverse Action Notice

QUESTION 

We have used the model adverse action form for years. It is in our LOS. A question arose when our system put in a reason other than the model not accurately reflecting the basis for the adverse action. 

This happened because we are using artificial intelligence in our credit models. I head underwriting and credit operations and serve on the AI committee. Our decision to use AI did not contemplate that AI would produce an adverse action other than the model form’s requirements. 

Before making changes to our LOS or revising our policies, we want to find out if we must rely on the checklist of reasons for adverse action in Regulation B. 

Is it acceptable not to use an adverse action reason not available in the adverse action notice? 

How does artificial intelligence affect the accuracy required by Regulation B’s adverse action notice? 

ANSWER 

Creditors may not rely on the checklist of reasons provided in the sample forms (codified in Regulation B) to satisfy their obligations under the Equal Credit Opportunity Act (ECOA) if those reasons do not specifically and accurately indicate the principal reason(s) for the adverse action. Indeed, as a general matter, creditors should not rely on overly broad reasons to the extent that they obscure the specific and accurate reasons relied upon. 

The ECOA, implemented by Regulation B, makes it unlawful for any creditor to discriminate against any applicant with respect to any aspect of a credit transaction based on race, color, religion, national origin, sex (including sexual orientation and gender identity), marital status, age (provided the applicant has the capacity to contract) or because all or part of the applicant’s income derives from any public assistance program, or because the applicant has in good faith exercised any right under the Consumer Credit Protection Act.[i]  

When taking adverse action against an applicant, ECOA and Regulation B require that a creditor provide the applicant with a statement of reasons for the action.[ii] This statement of reasons must be “specific” and indicate the “principal reason(s) for the adverse action.”[iii] Furthermore, the specific reasons disclosed must “relate to and accurately describe the factors actually considered or scored by a creditor.”[iv]  

Adverse action notice requirements promote fairness and equal opportunity for consumers engaged in credit transactions by serving as a tool to prevent and identify discrimination by requiring creditors to explain their decisions affirmatively. 

Additionally, adverse action notices are supposed to provide consumers with an educational tool that allows them to understand the reasons for a creditor’s action and take steps to improve their credit status or rectify mistakes made by creditors. 

Indeed, the CFPB does provide sample forms that creditors may use to satisfy their adverse action notification requirements, if appropriate. And these forms include a “checklist” of sample reasons for adverse action, which “creditors most commonly consider.”[v] But, note, there are open-ended fields for creditors to provide other reasons not listed. 

Creditors use the sample forms to satisfy certain adverse action notice requirements under ECOA and the Fair Credit Reporting Act (FCRA),[vi] though the statutory obligations under each remain distinct.[vii] While the sample forms provide examples of commonly considered reasons for taking adverse action, “[t]he sample forms are illustrative and may not be appropriate for all creditors.”[viii]  

So, be aware, reliance on the checklist of reasons provided in the sample forms will satisfy a creditor’s adverse action notification requirements only if the reasons disclosed are specific and indicate the principal reason(s) for the adverse action taken. 

Now, concerning your question about artificial intelligence. 

Some creditors use complex algorithms involving “artificial intelligence” and other predictive decision-making technologies in their underwriting models. The CFPB has previously issued guidance affirming that creditors are not excused from their adverse action notice obligations under ECOA simply because they rely on complex algorithmic underwriting models in making credit decisions.[ix] 

These complex algorithms sometimes rely on data harvested from consumer surveillance or data not typically found in a consumer’s credit file or application. The CFPB has underscored the harm that can result from consumer surveillance and the risk these data may pose to consumers.[x] 

Some of these data may not intuitively relate to the likelihood that a consumer will repay a loan. Consequently, the Bureau and the prudential regulators have previously noted that these data may create additional consumer protection risks.[xi] For instance, adverse action notice requirements under ECOA and Regulation B ensure that financial institutions use the data and advanced technologies in a way that fully complies with other legal requirements, such as the prohibition against illegal discrimination.[xii] 

So, it is essential to understand that the CFPB, the Department of Justice, and other enforcement agencies have pledged to use their collective authorities to protect individual rights regardless of whether legal violations occur through traditional means or advanced technologies.[xiii] 

Under ECOA and Regulation B, a creditor must provide an applicant with a statement of specific reason(s) for an adverse action. These reasons must “relate to and accurately describe the factors actually considered or scored by a creditor.”[xiv] Thus, a creditor may not rely solely on the unmodified checklist of reasons in the sample forms provided by the CFPB if the reasons provided on the sample forms do not reflect the principal reason(s) for the adverse action. As explained in Regulation B,

 

“[i]f the reasons listed on the forms are not the factors actually used, a creditor will not satisfy the notice requirement by simply checking the closest identifiable factor listed.”[xv]  

Rather, the sample forms merely provide an illustrative and non-exclusive list.[xvi] If the principal reason(s) a creditor actually relies on is not accurately reflected in the checklist of reasons in the sample forms, it is the creditor’s responsibility – if it chooses to use the sample forms – either to modify the form or check “other” and include the appropriate explanation, thereby ensuring that the applicant against whom adverse action is taken receives a statement of reasons that is specific and indicates the principal reason(s) for the action taken. 

Let me be clear: creditors that simply select the closest, but nevertheless inaccurate, identifiable factors from the checklist of sample reasons are not complying with the law. Creditors may not evade this requirement, even if the factors considered or scored by the creditor may surprise consumers – as certainly can happen when a creditor relies on complex algorithms using data not typically found in a consumer’s credit file or credit application. 

Because it is unlawful for a creditor to fail to provide a statement of specific reasons for the action taken,[xvii] a creditor will not be complying with the law by disclosing reasons that are overly broad, vague, or otherwise fail to inform the applicant of the specific and principal reason(s) for an adverse action. Just as an accurate description of the factors actually considered or scored by a creditor is critical to ensuring compliant adverse action notifications, sufficient specificity is also required. Such specificity is necessary to ensure consumer understanding is not hindered by explanations that obfuscate the principal reason(s) for the adverse action taken. 

Specificity with respect to artificial intelligence is a critical regulatory concern. To be sure, specificity is particularly important when creditors utilize complex algorithms. Consumers may not anticipate that certain data gathered outside their application or credit file and fed into an algorithmic decision-making model may be a principal reason for reaching a credit decision, particularly if the data are not intuitively related to their finances or financial capacity. 

A creditor must “disclose the actual reasons for denial . . . even if the relationship of that factor to predicting creditworthiness may not be clear to the applicant.”[xviii] So, for instance, if a complex algorithm results in a denial of a credit application due to an applicant’s chosen profession, a statement that the applicant had “insufficient projected income” or “income insufficient for amount of credit requested” would likely fail to meet the creditor’s legal obligations. That would be the case even if the creditor believed that the reason for the adverse action was broadly related to future income or earning potential, providing such a reason likely would not satisfy its duty to provide the specific reason(s) for adverse action. 

I hope you are now getting a sense of how artificial intelligence impacts your credit decisioning and, by extension, the specificity required by the adverse action notice. Concerns regarding specificity may also arise when creditors take adverse action against consumers with existing credit lines. 

An example can be elucidated in an FTC complaint,[xix] where a creditor decides to lower the limit on, or close altogether, a consumer’s credit line based on behavioral data, such as the type of establishment at which a consumer shops or the type of goods purchased. In this instance, it would likely be insufficient for the creditor to simply state “purchasing history” or “disfavored business patronage” as the principal reason for the adverse action. Instead, the creditor would likely need to disclose more specific details about the consumer’s purchasing history or patronage that led to the reduction or closure, such as the type of establishment, the location of the business, the type of goods purchased, or other relevant considerations, as appropriate.[xx]

 The CFPB has determined[xxi] that the requirements under ECOA extend to adverse actions taken in connection with existing credit accounts (i.e., an account termination or an unfavorable change in the terms of an account that does not affect all or substantially all of a class of the creditor’s accounts), as well as new credit applications. However, such factors in a credit model may be improper for other reasons, including that using such factors may violate ECOA or other laws if they constitute unlawful discrimination on a prohibited basis. 

The Bureau has also clarified that adverse action notice requirements apply equally to all credit decisions, regardless of whether the technology used to make them involves complex or “black-box” algorithmic models or other technology that creditors may not understand sufficiently to meet their legal obligations.[xxii] As data use and credit models continue to evolve, creditors must ensure that these models comply with existing consumer protection laws. 

Jonathan Foxx, PhD., MBA

Chairman & Managing Director 
Lenders Compliance Group


[i] 15 USC 1691(a)

[ii] 15 USC 1691(d)(2); 12 CFR 1002.9(a)(2)(i); see also 12 CFR 1002.9(a)(2)(ii), which allows creditors the option of providing notice or, following certain requirements, to inform consumers of how to obtain such notice.

[iii] 15 USC 1691(d)(3); 12 CFR 1002.9(b)(2). See also Adverse action notification requirements and the proper use of the CFPB’s sample forms provided in Regulation B, Circular 2023-03, September 19, 2023, Consumer Financial Protection Bureau 

[iv] 12 CFR Part 1002 (Supp. I), § 1002.9, para. 9(b)(2)-2

[v] 12 CFR Part 1002, (App. C), Comment 3

[vi] Like ECOA, FCRA also includes adverse action notification requirements. See 15 USC 1681m(a)(2). 15 USC 1681g(f)(1)(C); see also 1681g(f)(2)(B). 

[vii] See 12 CFR Part 1002 (Supp. I), § 1002.9, para. 9(b)(2)-9

[viii] 12 CFR Part 1002 (App. C), Comment 3

[ix] Adverse action notification requirements in connection with credit decisions based on complex algorithms, Circular 2022-03, May 26, 2022, Consumer Financial Protection Bureau

[x] Idem

[xi] Interagency Statement on the Use of Alternative Data in Credit Underwriting, at 2 , Board of Governors of the Federal Reserve System, Consumer Financial Protection Bureau, Federal Deposit Insurance Corp, National Credit Union Administration, and Office of the Comptroller of the Currency.

[xii] Joint Statement on Enforcement Efforts Against Discrimination and Bias in Automated Systems, at 3 (April 23, 2023), Consumer Financial Protection Bureau, Department of Justice, Equal Employment Opportunity Commission, and the Federal Trade Commission.

[xiii] Ibid. at 3

[xiv] Op. cit. iv

[xv] 12 CFR Part 1002 (App. C), Comment 4

[xvi] Op. cit. viii

[xvii] Op. cit. ii

[xviii] 12 CFR Part 1002 (Supp. I), § 1002.9, para. 9(b)(2)-4

[xix] FTC v. CompuCredit, Complaint, No. 1:08-cv-1976-BBM-RGV, 34-35 (N.D. Ga. filed June 10, 2008)

[xx] 12 CFR 1002.2(c)

[xxi] Revocations or Unfavorable Changes to the Terms of Existing Credit Arrangements, 87 FR 30097 (May 18, 2022), Consumer Financial Protection Bureau. See also Credit Card Line Decreases, (June 29, 2022), Consumer Financial Protection Bureau.

[xxii] Op.cit. ix