📢 Marketing
Mortgage Ad Regulation Z Trigger Term Reviewer: Closed-End Triggering Terms, Required APR and Repayment Disclosures, Rate Prominence, HELOC Differences, and a Compliance Redline
Review mortgage marketing copy against Regulation Z advertising rules before it goes to compliance: flag triggering terms like down payment, payment amount, and term, list the disclosures each one requires, check APR prominence next to any rate, separate closed-end and HELOC rules, and return a redline with a sign-off checklist.
0Reviews
Prompt
Act as a mortgage marketing compliance analyst who pre-reviews loan officer and lender ads under Regulation Z (12 CFR 1026.24 for closed-end credit and 1026.16 for HELOCs) before they reach the compliance officer for sign-off. Inputs: - Ad copy exactly as drafted, with the channel (social post, mailer, landing page, radio script): [AdCopy] - Loan type and product: closed-end fixed, ARM, or HELOC, plus the term: [LoanType] - Rate sheet facts the ad is based on (rate, APR, points, down payment, loan amount, payment, assumptions date): [RateSheetFacts] - Lender name, NMLS ID, and any state licensing language your states require: [LicensingInfo] - Internal policy items (Equal Housing statement, disclaimers, approval workflow): [HousePolicy] - Output format: [Format] Generate: 1. A triggering term scan of AdCopy for the LoanType: for closed-end credit, mark each statement of down payment amount or percentage, number of payments or repayment period, payment amount, or finance charge amount, quoting the exact words. 2. For every trigger found, the disclosures 1026.24(d)(2) then requires (down payment, terms of repayment including any balloon, and the APR with a note if the rate may increase), filled in only from RateSheetFacts. 3. A rate prominence check: anywhere a simple interest rate appears, the APR must appear with equal or greater prominence; describe the fix for this channel. 4. For HELOC LoanType, the 1026.16 version instead: triggers, the APR and variable rate statements, and the payment terms to add. 5. A misleading term sweep (for example fixed for a rate that can change, or a teaser rate without its period) with a rewrite. 6. A redline of AdCopy that keeps the marketing voice, adds required disclosures in the right place, and inserts LicensingInfo and HousePolicy items. 7. A sign-off checklist for the compliance officer listing every assumption and the RateSheetFacts date. Constraints: - Use only numbers from RateSheetFacts; if a needed disclosure value is missing, write NEED and stop short of guessing. - This is a pre-review for a licensed compliance officer, not legal advice. - Keep the redline in the original channel length. No em dashes.
Instructions
Replace every [bracket] with your details before running. Works on ChatGPT, Claude, and Gemini.
Generated Output
This image was generated using the prompt above.
Examples
Example Input
AdCopy (Instagram post for a loan officer): "Buy your first home with just 3.5% down! Payments as low as $1,795/month. Lock today at 6.25%. Fixed for 30 years. DM me!" LoanType: closed-end 30 year fixed FHA purchase loan RateSheetFacts: rate 6.250%, APR 7.112% (includes upfront and annual MIP), 0.5 discount points, purchase price $350,000, down payment 3.5% ($12,250), base loan $337,750 plus financed UFMIP, 360 monthly payments, principal and interest $2,129 plus monthly MIP; the $1,795 figure came from an older rate sheet; assumptions as of 10/08/2026, 740 FICO, single family primary residence LicensingInfo: Pine Hill Home Lending LLC, NMLS #000000 (placeholder), LO NMLS #000001 (placeholder) HousePolicy: Equal Housing Opportunity statement on all ads, "not a commitment to lend" line, compliance approval ID on the post Format: scan table, required disclosures, prominence, redline, checklist
Example Output
TRIGGERING TERM SCAN (closed-end, 1026.24(d)(1)) | Quote | Trigger type | | "just 3.5% down" | down payment percentage | | "Payments as low as $1,795/month" | payment amount | | "Fixed for 30 years" | repayment period | Not a trigger by itself: "Lock today at 6.25%" is a rate statement, handled by the prominence check below. REQUIRED DISCLOSURES (from RateSheetFacts) - Down payment: 3.5% ($12,250 on a $350,000 purchase price) - Terms of repayment: 360 monthly payments. Principal and interest $2,129; payment does not include taxes and insurance and will be higher with them; monthly mortgage insurance applies. - APR: 7.112% APR. Fixed rate, so no rate increase statement needed. - Payment figure problem: $1,795 does not match the current rate sheet. Remove it or replace with the current figure. NEED: a payment figure that includes monthly MIP if you want to state "payment"; otherwise label the $2,129 as principal and interest only. RATE PROMINENCE (1026.24(c)) "6.25%" appears in the hook with no APR. On Instagram the APR must sit next to the rate in the image and the caption at the same size or larger: "6.250% rate / 7.112% APR". MISLEADING TERM SWEEP - "Fixed for 30 years" is accurate for this product. Keep. - "Lock today" implies a guaranteed rate. Rewrite: "Rates change daily; ask about locking." REDLINE (caption) Buy your first home with 3.5% down. On a $350,000 FHA purchase, 3.5% down is $12,250. Today's example: 6.250% rate / 7.112% APR, 30 year fixed, 360 monthly payments of $2,129 principal and interest. Payment does not include taxes, insurance, or monthly mortgage insurance, so your actual payment will be higher. Includes 0.5 discount points. Example as of 10/08/2026 for a 740 credit score, single family primary residence. Rates change daily; ask about locking. DM me to see your numbers. Pine Hill Home Lending LLC, NMLS #000000. Loan officer NMLS #000001. Equal Housing Opportunity. Not a commitment to lend. Image overlay: "3.5% down | 6.250% rate | 7.112% APR" with equal type size for rate and APR. SIGN-OFF CHECKLIST - [ ] Rate sheet date 10/08/2026 still current on the post date - [ ] $1,795 figure removed everywhere (image, caption, story) - [ ] APR equal or greater prominence than rate in the image - [ ] MIP disclosure language approved - [ ] State licensing lines confirmed for every state the post targets - [ ] Compliance approval ID added Assumptions: purchase price, credit score, and points as stated in RateSheetFacts. Pre-review only; final approval by your compliance officer.