Trigger Leads Explained: How to Stop Spam Calls and Protect Yourself

Did you apply for a mortgage and suddenly find your phone blowing up with texts and calls from lenders claiming they have “the best deal” for you? You’re not alone — and you didn’t sign up for that chaos.

This aggressive outreach isn’t a coincidence. It’s the result of something called a trigger lead, one of the most controversial (and misunderstood) practices in the mortgage industry today. It happens when the credit bureaus sell your information to mortgage companies the moment they detect you’re shopping for a loan.

In this article, we’ll explain what trigger leads are, how the credit bureaus profit from your data, why they’re still legal (for now), and most importantly — how you can protect yourself from shady offers that could jeopardize your home purchase.

The History of Trigger Leads: How Lenders Buy Your Credit Information

Trigger leads were born out of a loophole in the Fair Credit Reporting Act (FCRA). When you apply for a mortgage, the credit bureaus (Experian, Equifax, and TransUnion) are notified through a “hard inquiry.” That inquiry tells the bureaus you’re shopping for a home loan — and they’ve figured out how to profit from that moment.

The bureaus then package your credit profile into a "trigger lead" and sell it — often within 24 hours — to a swarm of competing lenders, lead aggregators, and telemarketing firms. These companies are paying the credit bureaus for the opportunity to contact you. In many cases, the lead is resold multiple times, which is why borrowers often receive dozens of calls and texts within days of applying for a mortgage.

These are called trigger leads because your credit activity triggered them. But it's not just a passive notification — it's a transaction. The lenders are buying your information without your knowledge or explicit consent.

In theory, this practice allows consumers to shop around and compare rates. In reality, it’s often a feeding frenzy of aggressive sales tactics, misleading rate quotes, and shady players promising the world with no intent (or ability) to deliver.

 Mortgage Trigger Leads Are a Risk for Homebuyers

Let’s be clear: You didn’t consent to this. Most borrowers are shocked to learn that their personal information was sold by the very bureaus entrusted with protecting it.

And it’s not just annoying — it can be dangerous.

• Bait-and-switch offers: Some lenders use ultra-low teaser rates to get your attention — for example, advertising a 5.5% interest rate with no points or fees. But once you start the process, they reveal that you actually only qualify for a 6.75% rate — and it comes with $7,000 in points and lender fees. Or they may claim you’re pre-approved when no underwriting has been done at all.
• Fake urgency: You’ll hear things like “We have a limited-time rate drop — you must lock in by 5 PM today” or “Fannie Mae is about to raise rates tomorrow — you don’t want to miss this window.” These statements are designed to rush you into a decision before you have a chance to compare or research.
• Unvetted lenders: Many of these trigger lead buyers are not local, not reputable, and not accountable if something goes wrong. Before trusting any lender who reaches out, always check their online reviews. Look them up on Google. At LendFriend, we’re proud to be a 5-star rated lender on Google with hundreds of verified client reviews.
• Closing delays or failures: Choosing a lender based on a too-good-to-be-true quote — without vetting their track record — can backfire when they miss your closing date or bungle your paperwork.

If you’re buying a home, the stakes are too high to gamble with a company that has no skin in the game and no reputation to uphold.

Are Trigger Leads Legal? Here's What Congress Is Doing to Stop Them

In 2024 and 2025, consumer advocates and industry groups like the Mortgage Bankers Association (MBA), Community Home Lenders of America (CHLA), and the National Association of Mortgage Brokers (NAMB) have pushed Congress to finally crack down on this practice.

The Homebuyers Privacy Protection Act — recently advanced in the U.S. House of Representatives — aims to ban or severely restrict the sale of trigger leads without explicit borrower consent.

Public frustration around trigger leads is growing rapidly. Borrowers across the country have voiced concerns about receiving dozens of unsolicited calls, texts, and emails — often within hours of applying for a mortgage. While shopping for a mortgage is the #1 way to secure a better interest rate, trigger leads are a deeply flawed mechanism to do so.

For most consumers, the barrage of calls offers limited real benefit. Only a small fraction of lenders purchasing trigger leads are actually looking to offer honest comparisons or help borrowers save. The vast majority are unvetted marketers using aggressive sales tactics to lure in clients under false pretenses. That’s why so many industry groups — and consumers themselves — are pushing for reform.

Trigger leads don’t empower the consumer; they overwhelm them.

But until it passes the Senate and becomes law, trigger leads remain legal. That means millions of homebuyers each year are still at risk of being targeted.

“The sale of trigger leads is a violation of consumer trust,” said NAMB President Valerie Saunders. “Borrowers deserve privacy, not a deluge of cold calls from companies they've never heard of.”

How to Stop Trigger Leads and Protect Yourself

While you can’t completely prevent trigger leads once a hard credit inquiry is made, there are steps you can take to minimize the fallout:

• Opt out early: Go to OptOutPrescreen.com and DoNotCall.gov to limit pre-screened offers and telemarketing calls. The best time to do this is right now, ideally at least 30 days before applying for a mortgage.
• Avoid the hard pull if you’re not ready: Your lender should be able to give you a detailed, realistic picture of what you qualify for without triggering your credit. Ask your lender to do your prequalification using a soft pull whenever possible to give you additional time to opt out of dealing with trigger lenders.
• Use a lender you trust: If you're working with a local lender or mortgage broker (like us), ask what protections are in place. At LendFriend, we never sell your information — period.
• Watch for red flags: If a lender cold-calls you and quotes a rate dramatically lower than others, ask: What’s the APR? Are there points or lender fees? How many five-star reviews do you have online? Most won’t have real answers.
• Read reviews: Before choosing any lender, check their Google reviews. A fancy offer doesn’t mean anything if they can’t deliver on time.
• Know your rights: You’re under no obligation to respond to these solicitations, and reputable lenders won’t pressure you or make unrealistic claims

Don’t Fall for Snake Oil Salesmen

It’s tempting to chase the lowest rate — especially when it shows up in your voicemail five minutes after pulling credit. But this is when it’s more important than ever to slow down and evaluate who you’re working with.

If a lender makes you a promise that seems too good to be true, verify it. Ask for the loan estimate in writing. Compare the APR, not just the interest rate. Ask how long it typically takes them to close — and if they guarantee on-time closings.

If they dodge your questions or pressure you to act fast, that’s a red flag. A legitimate lender will walk you through your options, not force a decision on you.

At LendFriend, we’re always happy to provide a second opinion. Many borrowers come to us after getting hit with surprise fees or misleading offers from these trigger-lead chasers. Don’t make a decision you’ll regret — ask questions, check reviews, and choose someone who’s accountable.

Work With Someone With A Real History of Providing Excellent Service

At LendFriend Mortgage, we’ve built our business on referrals, not robocalls. We don’t chase leads — we serve clients. And we’ve helped hundreds of buyers save thousands by comparing options the right way: honestly, transparently, and with no pressure.

You can still shop your loan. But do it on your terms.

Let’s talk about your goals and figure out the best way to get you home—wherever that home may be. Give us a call at 512.881.5099 or reach out to us here. Whether you're ready to lock in or just have questions, we’re here for you every step of the way — without the gimmicks.