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<ns0:Id>20250AB__184299INT</ns0:Id>
<ns0:VersionNum>99</ns0:VersionNum>
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<ns0:Action>
<ns0:ActionText>INTRODUCED</ns0:ActionText>
<ns0:ActionDate>2026-02-11</ns0:ActionDate>
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<ns0:SessionYear>2025</ns0:SessionYear>
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<ns0:MeasureNum>1842</ns0:MeasureNum>
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<ns0:AuthorText authorType="LEAD_AUTHOR">Introduced by Assembly Member Harabedian</ns0:AuthorText>
<ns0:AuthorText authorType="PRINCIPAL_COAUTHOR_ORIGINATING">(Principal coauthor: Assembly Member Irwin)</ns0:AuthorText>
<ns0:AuthorText authorType="PRINCIPAL_COAUTHOR_OPPOSITE">(Principal coauthors: Senators Allen and Pérez)</ns0:AuthorText>
<ns0:Authors>
<ns0:Legislator>
<ns0:Contribution>LEAD_AUTHOR</ns0:Contribution>
<ns0:House>ASSEMBLY</ns0:House>
<ns0:Name>Harabedian</ns0:Name>
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<ns0:Legislator>
<ns0:Contribution>PRINCIPAL_COAUTHOR</ns0:Contribution>
<ns0:House>ASSEMBLY</ns0:House>
<ns0:Name>Irwin</ns0:Name>
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<ns0:Legislator>
<ns0:Contribution>PRINCIPAL_COAUTHOR</ns0:Contribution>
<ns0:House>SENATE</ns0:House>
<ns0:Name>Allen</ns0:Name>
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<ns0:Legislator>
<ns0:Contribution>PRINCIPAL_COAUTHOR</ns0:Contribution>
<ns0:House>SENATE</ns0:House>
<ns0:Name>Pérez</ns0:Name>
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<ns0:Title> An act to add Title 19.2 (commencing with Section 3273.31) to Part 4 of Division 3 of the Civil Code, relating to emergency relief.</ns0:Title>
<ns0:RelatingClause>emergency relief</ns0:RelatingClause>
<ns0:GeneralSubject>
<ns0:Subject>California Emergency Mortgage Relief Act.</ns0:Subject>
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<ns0:DigestText>
<html:p>Existing law authorizes a borrower who is experiencing financial hardship that prevents the borrower from making timely payments on a specified residential mortgage loan due directly to a specified state of emergency proclaimed by the Governor, or a specified federally declared disaster, to request forbearance on their residential mortgage loan, as prescribed. Existing law requires a mortgage servicer, except as specified, to offer mortgage payment forbearance for an initial 90-day period that may be extend up to a maximum forbearance period of 12 months and prohibits a mortgage servicer from assessing any late fees to the borrower’s account or charging a default rate of interest during the forbearance period.</html:p>
<html:p>This bill would, among other things, similarly authorize a borrower to request forbearance on a residential mortgage loan, as defined,
secured by a residential real property that has become uninhabitable as a direct result of an emergency, as specified. The bill would require the borrower to affirm that as a direct result of an emergency, a residential unit is uninhabitable. Because the bill would expand the crime of perjury, the bill would impose a state-mandated local program.</html:p>
<html:p>This bill would, except as specified, require a mortgage servicer to offer mortgage payment forbearance of a period of up to an initial 180 days, to be extended at the request of the borrower in 90-day increments, up to a maximum forbearance period of 12 months. The bill would provide that the forbearance period includes any period of forbearance related to the emergency that a mortgage servicer has provided to a borrower before the effective date of these provisions. The bill would also prohibit a mortgage servicer from assessing any late fees to the borrower’s account or charging a default rate of interest during the
forbearance period.</html:p>
<html:p>This bill would require a mortgage servicer to report the credit obligations of borrowers under an emergency-related forbearance plan in compliance with the federal Fair Credit Reporting Act. For accounts granted emergency-related mortgage payment relief, the bill would prohibit mortgage servicers from furnishing information during the forbearance period indicating that the payments are in forbearance and would require them to report the credit obligation or account as current or delinquent, as specified.</html:p>
<html:p>This bill would authorize a borrower to bring a certain civil action to enforce these provisions.</html:p>
<html:p>The California Constitution requires the state to reimburse local agencies and school districts for certain costs mandated by the state. Statutory provisions establish procedures for making that reimbursement.</html:p>
<html:p>This bill would provide that no reimbursement is required by this act for a specified reason.</html:p>
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<ns0:DigestKey>
<ns0:VoteRequired>MAJORITY</ns0:VoteRequired>
<ns0:Appropriation>NO</ns0:Appropriation>
<ns0:FiscalCommittee>YES</ns0:FiscalCommittee>
<ns0:LocalProgram>YES</ns0:LocalProgram>
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<ns0:ImmediateEffect>NO</ns0:ImmediateEffect>
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<ns0:Election>NO</ns0:Election>
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<ns0:Preamble>The people of the State of California do enact as follows:</ns0:Preamble>
<ns0:BillSection id="id_0010A3C1-08EF-4A49-A49A-450DF5CF407C">
<ns0:Num>SECTION 1.</ns0:Num>
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Title 19.2 (commencing with Section 3273.31) is added to Part 4 of Division 3 of the
<ns0:DocName>Civil Code</ns0:DocName>
, to read:
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<ns0:Fragment>
<ns0:LawHeading type="TITLE" id="id_5364DA52-7FDD-4678-9A25-D931FD6C7660">
<ns0:Num>19.2.</ns0:Num>
<ns0:LawHeadingVersion id="id_32EDFB53-F112-4034-9304-E54D16FFBF56">
<ns0:LawHeadingText>California Emergency Mortgage Relief Act</ns0:LawHeadingText>
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<ns0:LawSection id="id_066BAE42-162E-4DD9-98BC-4DD2F5F6D28E">
<ns0:Num>3273.31.</ns0:Num>
<ns0:LawSectionVersion id="id_03FAC659-5F9C-4E3A-B36A-E8B926295AD9">
<ns0:Content>
<html:p>This title shall be known as the “California Emergency Mortgage Relief Act.”</html:p>
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<ns0:LawSection id="id_C7C43122-7A04-4CE8-9660-9CADA62135EC">
<ns0:Num>3273.32.</ns0:Num>
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<html:p>For purposes of this title:</html:p>
<html:p>
(a)
<html:span class="EnSpace"/>
(1)
<html:span class="EnSpace"/>
“Borrower” means a natural person who is a mortgagor or trustor or a person who holds a power of attorney for a mortgagor or trustor.
</html:p>
<html:p>
(2)
<html:span class="EnSpace"/>
“Borrower” does not include any of the following:
</html:p>
<html:p>
(A)
<html:span class="EnSpace"/>
An individual who has surrendered the secured property as evidenced by either a letter confirming the surrender or delivery of the keys to the property to the mortgagee, trustee, beneficiary, or authorized agent.
</html:p>
<html:p>
(B)
<html:span class="EnSpace"/>
An individual who has a recorded notice of default recorded against the real property that is secured by the
residential mortgage loan before issuance of a declaration of a state of emergency by the Governor or by the federal government unless the notice of default was rescinded.
</html:p>
<html:p>
(C)
<html:span class="EnSpace"/>
An individual who was delinquent in satisfying a credit obligation or account for a period of more than 90 days immediately before a proclamation or declaration of a state of emergency by the Governor or by the federal government.
</html:p>
<html:p>
(D)
<html:span class="EnSpace"/>
An individual against whom an unrescinded notice of default was recorded within 90 days of a proclamation or declaration of a state of emergency by the Governor or by the federal government.
</html:p>
<html:p>
(b)
<html:span class="EnSpace"/>
“Emergency” means the conditions described in a proclamation or declaration of a state of emergency issued by the Governor or by the federal government.
</html:p>
<html:p>
(c)
<html:span class="EnSpace"/>
“Emergency-related forbearance relief” means the relief described in servicing guidelines for federally backed loans.
</html:p>
<html:p>
(d)
<html:span class="EnSpace"/>
“Federally backed loan” means a residential mortgage loan that is insured, guaranteed, purchased, or secured by a federal agency or government-sponsored entity.
</html:p>
<html:p>
(e)
<html:span class="EnSpace"/>
(1)
<html:span class="EnSpace"/>
“Mortgage servicer” means a person or entity who directly services a loan or who is responsible for interacting with the borrower, managing the loan account on a daily basis, including collecting and crediting periodic loan payments, managing any escrow account, or enforcing the note and security instrument, either as the current owner of the promissory note or as the current owner’s authorized agent.
</html:p>
<html:p>
(2)
<html:span class="EnSpace"/>
“Mortgage servicer” also means a subservicing agent to a master servicer by contract.
</html:p>
<html:p>
(3)
<html:span class="EnSpace"/>
“Mortgage servicer” does not include a trustee, or a trustee’s authorized agent, acting under a power of sale pursuant to a deed of trust.
</html:p>
<html:p>
(f)
<html:span class="EnSpace"/>
“Residential mortgage loan” means a loan that is secured by residential real property improved by 10 or fewer residential units.
</html:p>
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<ns0:LawSection id="id_BB1C7B49-A6ED-4B2D-BC2B-AF5A9E617A26">
<ns0:Num>3273.33.</ns0:Num>
<ns0:LawSectionVersion id="id_3B13ADCE-6D20-457A-A178-6AC8263757D2">
<ns0:Content>
<html:p>This title applies to a depository institution chartered under federal or state law, a person covered by the licensing requirements of Division 9 (commencing with Section 22000) or Division 20 (commencing with Section 50000) of the Financial Code, or a person licensed pursuant to Part 1 (commencing with Section 10000) of Division 4 of the Business and Professions Code.</html:p>
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</ns0:LawSection>
<ns0:LawSection id="id_8493D23A-DB3F-44B3-ADE9-864B3BB41863">
<ns0:Num>3273.34.</ns0:Num>
<ns0:LawSectionVersion id="id_57EF1CE7-5C79-4E40-89E5-7C83A6E53CBB">
<ns0:Content>
<html:p>
(a)
<html:span class="EnSpace"/>
A borrower may request forbearance on a residential mortgage loan secured by a residential real property upon which a residential unit that has become uninhabitable as a direct result of an emergency is or was located by doing both of the following:
</html:p>
<html:p>
(1)
<html:span class="EnSpace"/>
Submitting a request to the borrower’s mortgage loan servicer before the conclusion of six months after the date upon which a proclamation or declaration of a state of emergency was issued by the Governor or by the federal government.
</html:p>
<html:p>
(2)
<html:span class="EnSpace"/>
Affirming that a residential unit is uninhabitable as a direct result of an emergency.
</html:p>
<html:p>
(b)
<html:span class="EnSpace"/>
Upon a request by an eligible
borrower for forbearance under subdivision (a), a mortgage servicer shall offer mortgage payment forbearance for an initial period of 180 days, which shall be extended at the request of the borrower in 90-day increments, up to a maximum forbearance period of 12 months.
</html:p>
<html:p>
(c)
<html:span class="EnSpace"/>
The borrower shall be notified within 10 business days by the mortgage servicer whether the borrower’s request for forbearance has been approved.
</html:p>
<html:p>
(d)
<html:span class="EnSpace"/>
If the mortgage servicer, acting under delegated authority to make forbearance determinations on behalf of the investor, denies a forbearance request within the maximum allowable forbearance period of 12 months pursuant to subdivision (b), the mortgage servicer shall not be in violation of this section if the mortgage servicer provides written notice to the borrower stating the specific reason for denial. The notice shall include both of the following:
</html:p>
<html:p>
(1)
<html:span class="EnSpace"/>
A clear and concise explanation of the specific investor provision that is the basis for the denial.
</html:p>
<html:p>
(2)
<html:span class="EnSpace"/>
The text of the specific investor guideline or contractual provision that is the basis for the denial of the borrower’s forbearance request.
</html:p>
<html:p>
(e)
<html:span class="EnSpace"/>
If the written notice in subdivision (c) cites any defect in the borrower’s request, including an incomplete application or missing information, that is curable, the mortgage servicer shall do all of the following:
</html:p>
<html:p>
(1)
<html:span class="EnSpace"/>
Specifically identify any curable defect in the written notice.
</html:p>
<html:p>
(2)
<html:span class="EnSpace"/>
Provide 21 calendar days from the mailing date of the written notice for the borrower to cure any identified defect.
</html:p>
<html:p>
(3)
<html:span class="EnSpace"/>
Accept the borrower’s revised request for forbearance received before the 21-day period described in paragraph (2) lapses.
</html:p>
<html:p>
(4)
<html:span class="EnSpace"/>
Respond to the borrower’s revised request within five business days of receipt of the revised request.
</html:p>
<html:p>
(f)
<html:span class="EnSpace"/>
The forbearance period required by subdivision (b) shall include any period of forbearance related to the emergency that a mortgage servicer has provided to a borrower before the effective date of this title.
</html:p>
<html:p>
(g)
<html:span class="EnSpace"/>
During the period of forbearance required by this section, a late fee shall not be assessed to the borrower’s account, and the borrower shall not be charged a default rate of interest.
</html:p>
<html:p>
(h)
<html:span class="EnSpace"/>
No later than 30 calendar days before the end of an initial
forbearance period, a mortgage servicer shall provide written notice to the borrower disclosing both of the following:
</html:p>
<html:p>
(1)
<html:span class="EnSpace"/>
Any documentation or forms that the mortgage servicer requires the borrower to furnish or complete to be considered for an additional period of forbearance.
</html:p>
<html:p>
(2)
<html:span class="EnSpace"/>
A description of the deadlines and timelines associated with considering the borrower for an additional period of forbearance.
</html:p>
<html:p>
(i)
<html:span class="EnSpace"/>
A mortgage servicer shall report the credit obligations of borrowers under an emergency-related forbearance plan in compliance with the federal Fair Credit Reporting Act (15 U.S.C. Sec. 1681 et seq.). For accounts granted emergency-related mortgage payment relief pursuant to this title, a mortgage servicer shall not furnish information during the forbearance period indicating that the payments are in
forbearance and shall do either of the following:
</html:p>
<html:p>
(1)
<html:span class="EnSpace"/>
Report the credit obligation or account as current.
</html:p>
<html:p>
(2)
<html:span class="EnSpace"/>
If a borrower was delinquent before the emergency-related forbearance plan, the mortgage servicer shall:
</html:p>
<html:p>
(A)
<html:span class="EnSpace"/>
Maintain the delinquent status during the period in which the plan is in effect.
</html:p>
<html:p>
(B)
<html:span class="EnSpace"/>
If the consumer brings the account current during the forbearance period, report the account as current.
</html:p>
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</ns0:LawSection>
<ns0:LawSection id="id_40F038C5-E433-49DD-8CAA-1E8F53EED7DB">
<ns0:Num>3273.35.</ns0:Num>
<ns0:LawSectionVersion id="id_321E5D8F-6013-4FB8-91F3-5202B386E8D4">
<ns0:Content>
<html:p>
(a)
<html:span class="EnSpace"/>
A mortgage servicer shall disclose to a borrower to whom a forbearance has been granted pursuant to Section 3273.34 that the forborne mortgage payments are required to be repaid.
</html:p>
<html:p>
(b)
<html:span class="EnSpace"/>
The disclosure required by subdivision (a) is required to be furnished to the borrower only once at the beginning of the forbearance period.
</html:p>
<html:p>
(c)
<html:span class="EnSpace"/>
A lump sum payment shall not be required for a borrower who was current on the residential mortgage loan when the borrower entered forbearance.
</html:p>
<html:p>
(d)
<html:span class="EnSpace"/>
Cascading payment processing shall not be utilized by a mortgage servicer to collect forborne mortgage payments unless explicitly authorized
by the borrower.
</html:p>
<html:p>
(e)
<html:span class="EnSpace"/>
Except if prohibited by the terms of the applicable investor contract or servicing guidelines, a mortgage servicer shall, at the borrower’s election, offer the borrower the option to defer repayment of forborne amounts to the end of the loan term, through a loan deferral or comparable loss mitigation option, consistent with the servicer’s contractual authority.
</html:p>
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</ns0:LawSection>
<ns0:LawSection id="id_72BFE2A9-B0C2-4966-B9B4-C22E861E65FD">
<ns0:Num>3273.36.</ns0:Num>
<ns0:LawSectionVersion id="id_73327313-F9D9-4D30-AE12-F249ACE4D7F5">
<ns0:Content>
<html:p>During the time of forbearance granted pursuant to this title, a mortgage servicer shall not initiate any judicial or nonjudicial foreclosure process, move for a foreclosure judgment or order of sale, or execute a foreclosure-related eviction or foreclosure sale if the borrower is performing pursuant to the terms of the forbearance.</html:p>
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</ns0:LawSection>
<ns0:LawSection id="id_21E3FF6D-8833-499D-A58A-485FE5DEBBD3">
<ns0:Num>3273.37.</ns0:Num>
<ns0:LawSectionVersion id="id_53B20575-640F-4DD2-A6F2-D690FE2F3959">
<ns0:Content>
<html:p>Failure to comply with this title shall not affect the validity of a trustee’s sale or a sale to a bona fide purchaser for value.</html:p>
</ns0:Content>
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</ns0:LawSection>
<ns0:LawSection id="id_01BDA530-3020-401F-B5B4-7963D4464C71">
<ns0:Num>3273.38.</ns0:Num>
<ns0:LawSectionVersion id="id_9C33A951-FD4C-4712-A1B9-5755453E9995">
<ns0:Content>
<html:p>
(a)
<html:span class="EnSpace"/>
(1)
<html:span class="EnSpace"/>
With respect to a federally backed loan, a person shall not be held liable for a violation of this title if compliance with this title conflicts with the servicing guidelines applicable to the federally backed loan.
</html:p>
<html:p>
(2)
<html:span class="EnSpace"/>
Servicing guidelines applicable to a federally backed loan includes servicing guidelines like those issued by the Federal National Mortgage Association (Fannie Mae) and the Federal Home Loan Mortgage Corporation (Freddie Mac), the Single Family Housing Policy Handbook issued by the Federal Housing Administration of the United States Department of Housing and Urban Development, the VA Servicer Handbook issued by the United States Department of Veterans Affairs, or a servicing handbook issued by the
Rural Development division of the United States Department of Agriculture, as those guidelines existed on the date that the declaration of a state of emergency was issued that is the basis of the borrower’s eligibility pursuant to this title.
</html:p>
<html:p>
(b)
<html:span class="EnSpace"/>
With respect to a residential mortgage loan that is not a federally backed loan, a person shall not be held liable for a violation of this title if compliance with this title conflicts with the servicing guidelines issued by Fannie Mae or Freddie Mac.
</html:p>
<html:p>
(c)
<html:span class="EnSpace"/>
For purposes of this section, “conflicts with” means that it is impossible to comply with this title and the person’s obligation under the applicable servicing guidelines.
</html:p>
</ns0:Content>
</ns0:LawSectionVersion>
</ns0:LawSection>
<ns0:LawSection id="id_EEB4BA6D-5BF7-4D68-A6DA-47335E6E2926">
<ns0:Num>3273.39.</ns0:Num>
<ns0:LawSectionVersion id="id_97D6BF74-4A83-4E84-B248-8A9830EFFFD8">
<ns0:Content>
<html:p>
(a)
<html:span class="EnSpace"/>
During a state of emergency proclaimed or declared by the Governor or by the federal government, and for 90 days thereafter, a mortgage servicer subject to this title shall submit a monthly report to the Department of Financial Protection and Innovation regarding forbearance requests made pursuant to this title.
</html:p>
<html:p>
(b)
<html:span class="EnSpace"/>
The monthly report required by subdivision (a) shall include, at a minimum, all of the following, in aggregate form:
</html:p>
<html:p>
(1)
<html:span class="EnSpace"/>
The total number of forbearance requests received during the reporting period.
</html:p>
<html:p>
(2)
<html:span class="EnSpace"/>
The total number of forbearance requests approved during the reporting period.
</html:p>
<html:p>
(3)
<html:span class="EnSpace"/>
The total number of forbearance requests denied during the reporting period.
</html:p>
<html:p>
(4)
<html:span class="EnSpace"/>
For each denial of a forbearance request, the primary reason for denial, categorized by standardized denial codes established by the department.
</html:p>
<html:p>
(c)
<html:span class="EnSpace"/>
A report submitted pursuant to this section shall not include personally identifiable information of any borrower.
</html:p>
<html:p>
(d)
<html:span class="EnSpace"/>
The department shall prescribe the form, manner, and timing of the reports required by this section and may require the report to be submitted electronically.
</html:p>
<html:p>
(e)
<html:span class="EnSpace"/>
The department may publish aggregated data collected pursuant to this section on its internet website for purposes of transparency, oversight, and public
reporting.
</html:p>
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</ns0:LawSection>
<ns0:LawSection id="id_F1AA55C7-399A-403A-B6B7-05662B650231">
<ns0:Num>3273.40.</ns0:Num>
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<html:p>A borrower may bring a civil action against a mortgage servicer for a violation of this title.</html:p>
</ns0:Content>
</ns0:LawSectionVersion>
</ns0:LawSection>
<ns0:LawSection id="id_E2081769-7393-4CB8-B215-EF087E4684B2">
<ns0:Num>3273.41.</ns0:Num>
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<ns0:Content>
<html:p>The Department of Financial Protection and Innovation shall post all of the following on its internet website:</html:p>
<html:p>
(a)
<html:span class="EnSpace"/>
Links to the provisions of servicing guidelines pertaining to emergency-related forbearance relief for federally backed loans.
</html:p>
<html:p>
(b)
<html:span class="EnSpace"/>
A summary of Fannie Mae and Freddie Mac guidance to assist borrowers in understanding their forbearance programs.
</html:p>
<html:p>
(c)
<html:span class="EnSpace"/>
A dedicated telephone number for borrowers seeking assistance.
</html:p>
</ns0:Content>
</ns0:LawSectionVersion>
</ns0:LawSection>
<ns0:LawSection id="id_97CE4DCF-2412-44C5-8C4F-1F0BB62E1CA9">
<ns0:Num>3273.42.</ns0:Num>
<ns0:LawSectionVersion id="id_E014ABF7-776D-430C-917F-C9824D021CEB">
<ns0:Content>
<html:p>
(a)
<html:span class="EnSpace"/>
It is the intent of the Legislature that a mortgage servicer offer a borrower forbearance that is consistent with the mortgage servicer’s contractual or other authority.
</html:p>
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(b)
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It is the intent of the Legislature that this title not apply to servicing guidelines that are unrelated to emergency-related forbearance relief.
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(c)
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This title does not require a mortgage servicer to take any action that would require the mortgage servicer to breach the terms of an existing contract with the investor that owns or insures the residential mortgage loan.
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<ns0:LawSection id="id_CE78058A-1427-4049-B811-2E3DEC1E08A0">
<ns0:Num>3273.43.</ns0:Num>
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<ns0:Content>
<html:p>The provisions of this title are severable. If any provision of this title or its application is held invalid, that invalidity shall not affect other provisions or applications that can be given effect without the invalid provision or application.</html:p>
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<ns0:BillSection id="id_94DDAE9C-AAE2-4935-983E-2E241417C5A9">
<ns0:Num>SEC. 2.</ns0:Num>
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<html:p>
No reimbursement is required by this act pursuant to Section 6 of Article XIII
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B of the California Constitution because the only costs that may be incurred by a local agency or school district will be incurred because this act creates a new crime or infraction, eliminates a crime or infraction, or changes the penalty for a crime or infraction, within the meaning of Section 17556 of the Government Code, or changes the definition of a crime within the meaning of Section 6 of Article XIII
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B of the California Constitution.
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