Consumer complaint received 2025-08-09 00:00:00
Product: Mortgage — Conventional home mortgage
Issue: Closing on a mortgage — Changes in loan terms during or after closing
Company: Rocket Mortgage, LLC
State: GA

Complaint narrative:
Dear Sir or Madam, I am filing this complaint against Rocket Mortgage for violations of the Truth in Lending Act ( TILA ), specifically under 15 U.S.C. 1601 et seq., and its implementing Regulation Z, 12 C.F.R. 1026, due to the willful obfuscation and non-disclosure of points associated with my mortgage loan until the closing disclosure was provided three days prior to the closing date. This conduct constitutes a failure to provide clear, conspicuous, and accurate disclosures as required by TILA.

Under TILA, 15 U.S.C. 1638 ( a ) ( 4 ) and 12 C.F.R. 1026.4, lenders are required to disclose all finance charges, including points paid to buy down the interest rate, in a clear and transparent manner. Additionally, 12 C.F.R. 1026.17 ( c ) ( 1 ) mandates that disclosures be made in a way that avoids misleading the consumer. Throughout the loan process, I engaged in multiple email and text communications with XXXX XXXX of Rocket Mortgage, explicitly requesting a loan offer with no points. The lender repeatedly assured me that the loan terms included no points, leading me to believe I was receiving a loan without such fees. I will provide copies of these communications at the bottom of this complaint to support this complaint.

However, the closing disclosure, provided only three days before the closing date, revealed that points were included in the loan terms, contrary to prior representations. This late disclosure violates 12 C.F.R. 1026.19 ( e ) ( 1 ) ( i ), which requires that good faith estimates of loan costs, including finance charges like points, be provided in the Loan Estimate within three business days of application. The failure to disclose these points earlier deprived me of the opportunity to make an informed decision or seek alternative financing, as intended by TILAs purpose under 15 U.S.C. 1601 ( a ).

Furthermore, when confronted about the inclusion of points in the closing disclosure, the lender claimed that " these are no points on the rate just the condo points. '' This statement is misleading and appears to be a deliberate attempt to obscure the nature of the fees. The term " condo points '' is not a recognized standard industry term and, based on the lenders description, these fees function identically to points used to buy down the interest rate, as defined under 12 C.F.R. 1026.4 ( b ) ( 3 ). This misrepresentation further violates TILAs requirement for clear and accurate disclosures and constitutes deceptive conduct. 

I request that the Consumer Financial Protection Bureau investigate XXXX XXXX and Rocket Mortgage for these violations of TILA and Regulation Z. The lenders actionsfailing to disclose points in a timely and transparent manner and attempting to mischaracterize them as " condo points '' demonstrate a pattern of obfuscation that undermines the protections afforded to consumers under federal law. I am prepared to provide copies of all relevant email and text communications with the lender to substantiate this complaint. 

I request the lender preserves a record of all text, email exchanges between XXXX XXXX and XXXX XXXX. If phone records exist, these are to be preserved. 

I will be seeking financial address for this matter as outlined separately and will pursue legal action if this matter is not addressed to my satisfaction. 

Please contact me at XXXX for any additional information or to discuss this matter further. Thank you for your attention to this serious issue. 

Sincerely, XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX Additional evidence and supporting docs : Text exchange XX/XX/year> Buyer : " Thanks for this. What's the rate with no points at all? I don't think I want to pay points and will use any excess closing money to pay HOA. '' Rocket Mortgage : " It's already paying for the XXXX costs included with everything so you are not paying anything else. Excess credits have to be used for it so we just put them towards the rate to get it to the XXXX XXXX vs the XXXX XXXX XXXXerwise they just go to waste. '' Note : The rate was later disclosed XXXX XXXX XXXX XXXX XXXX XXXX XXXX XXXX 

Text exchange XX/XX/year> Buyer : " ... So let 's lock in the XXXX without points for now. Presumably we can decide on the HOA/ Points split at or closer to closing? Does that all make sense? '' Rocket Mortgage : " Yes exactly for the credits we can mess around with them when we have everything clear to close how much we want to allocate to each and let the closing agent know '' Text XXXX XX/XX/year> - XX/XX/year> XXXX : " ... The closing disclosure shows we are paying points. We agreed XXXX without points... I said many times I don't want to pay points! Can we please amend that ... '' Rocket Mortgage : "... There * is no points on the rate just the condo points * [ emphasis added ]. I will see if we can do anything about them '' Note : This is willful deception and obfuscation. As noted above, condo points are not an industry standard term and these points are quite evidently " points on the rate '' in direct contradiction to the above claim.

Company response to consumer: Closed with explanation