Consumer complaint received 2025-12-26 00:00:00
Product: Credit reporting or other personal consumer reports — Credit reporting
Issue: Problem with a company's investigation into an existing problem — Problem with personal statement of dispute
Company: EQUIFAX, INC.
State: TX

Complaint narrative:
I am filing this Formal Notice of Error under 12 C.F.R. 1024.35 regarding the servicing of loan # XXXX by XXXX XXXX XXXX. 

Specific Errors : Failure to Account for Homestead Exemption : XXXX XX/XX/XXXX, escrow analysis established an artificial shortage by failing to account for my valid Residential Homestead Exemption ( Account XXXX ). This violated the requirements for accurate escrow projections under 12 C.F.R. 1024.17. 

Over-Disbursement : In XX/XX/XXXX, XXXX disbursed {$5900.00} for property taxes. My actual XXXX tax liability is {$5800.00}, representing an over-disbursement based on gross rather than net-exempted value. 


Improper Use of Suspense Account : Because XXXX failed to provide timely notice of the resulting payment increase to {$2700.00}, I continued remitting my established payment of {$2400.00}. XXXX has improperly held these funds in a 'suspense ' or 'unapplied ' status rather than applying them to principal and interest. 


FCRA Violations : XXXX is reporting this account as delinquent to credit bureaus. This reporting is inaccurate under the FCRA because the delinquency was caused solely by XXXX 's failure to accurately project taxes and notify me of payment changes. 


Notice to Credit Reporting Agencies '' Insert this section into your Escrow/Credit Reporting complaint : " Specific Allegations Against ALL Credit Reporting Agencies : Failure of Reasonable Re-investigation : I have previously disputed this late payment with XXXX  starting in XX/XX/XXXX, yet they 're-verified " the inaccurate data provided by XXXX  without accounting for the fact that other major bureaus ( Equifax and XXXX  ) correctly report this account as 'Paid as Agreed '. 

Inconsistency as Evidence of Inaccuracy : The existence of contradictory reporting between the bureaus is prima facie evidence that the data being furnished is inaccurate. 
" Evidence of Inaccuracy and Failure to Investigate : Direct Evidence of Payment : My Equifax report ( Account XXXX XXXX XXXX ) explicitly identifies the 'Actual Payment Amount ' as {$2400.00}. Similarly, my TransUnion report confirms 'Payment Received : {$2400.00} ' as recently as XX/XX/XXXX. 

Manufactured Delinquency : The {$3100.00} 'Past Due ' amount reported by all three bureaus represents the accumulated difference between the established payment of {$2400.00} and the servicer 's erroneous demand of {$2700.00} ( a {$230.00} difference ). 

FCRA Violation : By reporting a '60-day ' or '30-day ' delinquency despite also recording that the full contractual principal and interest payment of {$2400.00} was received, the bureaus are publishing logically inconsistent and inaccurate data.

Homestead Exemption Overlooked : The bureaus have failed to verify that the underlying 'past due " amount stems from an escrow shortage that ignores my Residential Homestead Exemption, which I have previously disputed. The XXXX tax liability is only {$5800.00}, proving that XXXX 's payment demandand your subsequent reportingis based on an inflated, unverified figure. '' Duty to Correct : Upon receipt of this complaint and the attached XXXX Tax Statement ( showing a lower liability of {$5800.00} ), ALL BUREAUS must recognize that the 'delinquency ' is based on an unverified, inflated escrow demand and must suppress the negative marks starting from XXXX to XX/XX/XXXX immediately. ''

Company response to consumer: Closed with non-monetary relief