Consumer complaint received 2026-05-20 00:00:00
Product: Mortgage — Conventional home mortgage
Issue: Applying for a mortgage or refinancing an existing mortgage — Fees or costs during the application process
Company: U.S. BANCORP
State: CA

Complaint narrative:
I am filing a formal regulatory complaint against U.S. Bank National Association for predatory fee-harvesting practices, timeline compliance violations, and a failure to honor contractually disclosed document deadlines on a conventional mortgage assumption application for my primary residence. The processing team has engaged in deceptive and non-compliant processing practices to harvest duplicate application fees. The documented audit trail is as follows : 1. The Ignored Request for Clarification ( XX/XX/XXXX ) : Upon application introduction, I emailed the loan processor explicitly asking for clarification on my tax returns : " Please specify if you need just the Form 1040 or the complete return including all schedules ( e.g., Schedule C or E ). '' The processor completely ignored this request. 2. The Disclosed Timelines & Broken Promise ( XX/XX/XXXX ) : After I uploaded my core documentation, the processor emailed me at XXXX XXXX explicitly promising : " Once I receive it back, I will be able to let you know if anything further will be needed from you. '' 3. The Suppressed Compensating Factors ( XX/XX/XXXX ) : I formally submitted written proof that I have been the sole contributor paying this mortgage entirely solo from my personal funds for 4 years with zero late payments, backed by $ XXXX in retirement assets. This critical underwriting factor was completely ignored. 4. The Premature Denial ( XX/XX/XXXX at XXXX XXXX ) : U.S. Bank issued a premature automated denialsix days before the automatic XX/XX/XXXX extension deadlineciting an excessive 63 % Debt-to-Income ( DTI ) ratio because they completely omitted my rental income. 5. The Immediate Re-Application & Asset Disclosure ( XX/XX/XXXX at XXXX XXXX & XXXX XXXX ) : Within two hours of the denial, I submitted a complete re-application package providing a full financial recalculation proving a 37.2 % DTI ratio ( using standard 75 % rental offsets on my {$1500.00} and {$1600.00} lease agreements and my stable gross pay ) along with official asset statements verifying {$200000.00} in reserve accounts to serve as strong underwriting compensating factors. 6. The Executed Federal Disclosure Package ( XX/XX/XXXX ) : Exactly on the extension deadline, U.S. Bank 's compliance system acknowledged my document updates and generated an active Federal " 3-Day '' Initial Disclosure Package. I digitally executed the complete compliance stack, including the Fee Agreement linking my paid fee to this file, Occupancy Certificate, Consent to Use Tax Information, and Social Security Verification Authorization, legally establishing my intent to proceed. 7. The Retroactive Tax Uploads ( XX/XX/XXXX ) : I uploaded Form 1040-X and Schedule E tax amendments proving stable rental income ( {$33000.00} and {$34000.00} ) for my investment property, satisfying XXXX XXXX manual underwriting rules. 8. The Processing Deception ( XX/XX/XXXX ) : The processor emailed me conditioning the file, stating : " Please provide all pages of both years. If rental income is on both XXXX & XXXX Tax returns, we can include it as income. '' 9. The Fee-Harvesting Violation ( XX/XX/XXXX ) : The processor completely reversed her position, claiming the file was closed on XX/XX/XXXX, the {$980.00} fee is non-refundable, and I must submit a brand-new application and pay a duplicate fee. U.S. Bank is actively attempting to harvest duplicate fees by pretending a transaction is closed, despite their own system issuing an active Federal Disclosure and Fee Agreement on XX/XX/XXXX that I signed. I have over {$320000.00} in home equity ( 61 % LTV ), over {$210000.00} in asset reserves, and a perfect 4-year history of making these mortgage payments completely solo. I request that the CFPB compel U.S. Bank to honor the XX/XX/XXXX executed agreements, credit my paid {$980.00} fee to this active transaction folder, and complete the manual underwriting review using the Schedule E forms currently sitting in their portal. Use code with caution.Once you have pasted that text into the box, click Next or Continue.What question or upload option does the website show you on the next screen?

Company public response: Company has responded to the consumer and the CFPB and chooses not to provide a public response
Company response to consumer: Closed with explanation