Consumer Home Loans

2025-2026 Bill 780: Consumer Home Loans

South Carolina General Assembly

126th Session, 2025-2026

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A171, R150, S780

STATUS INFORMATION

General Bill

Sponsors: Senator Gambrell

Document Path: LC-0472SA26.docx

Introduced in the Senate on January 13, 2026

Introduced in the House on February 25, 2026

Currently residing in the House

Governor's Action: May 18, 2026, Signed

Summary: Consumer Home Loans

HISTORY OF LEGISLATIVE ACTIONS

Date

Body

Action Description with journal page number

1/13/2026

Senate

Introduced and read first time (
Senate Journal-page 50
)

1/13/2026

Senate

Referred to Committee on
Banking and Insurance
(
Senate Journal-page 50
)

2/12/2026

Senate

Committee report: Favorable
Banking and Insurance
(
Senate Journal-page 8
)

2/18/2026

Senate

Read second time (
Senate Journal-page 34
)

2/18/2026

Senate

Roll call Ayes-44 Nays-0 (
Senate Journal-page 34
)

2/24/2026

Senate

Read third time and sent to House (
Senate Journal-page 11
)

2/25/2026

House

Introduced and read first time (
House Journal-page 10
)

2/25/2026

House

Referred to Committee on
Labor, Commerce and Industry
(
House Journal-page 10
)

4/30/2026

House

Committee report: Favorable
Labor, Commerce and Industry
(
House Journal-page 7
)

5/4/2026

Scrivener's error corrected

5/5/2026

House

Debate adjourned until Wed., 5-6-26 (
House Journal-page 37
)

5/6/2026

House

Debate adjourned

5/7/2026

House

Read second time (
House Journal-page 71
)

5/7/2026

House

Roll call Yeas-98 Nays-0 (
House Journal-page 72
)

5/7/2026

House

Unanimous consent for third reading on next
legislative day (
House Journal-page 73
)

5/8/2026

House

Read third time and enrolled (
House Journal-page 3
)

5/14/2026

Ratified R 150

5/18/2026

Signed By Governor

5/27/2026

Effective date 05/18/26

5/27/2026

Act No. 171

View the latest
legislative information
at the website

VERSIONS OF THIS BILL

01/13/2026
02/12/2026
04/30/2026
05/04/2026

(Text matches printed bills. Document has been reformatted to meet World Wide Web specifications.)

NOTE: THIS IS A TEMPORARY VERSION. THIS DOCUMENT WILL REMAIN IN THIS VERSION UNTIL FINAL APPROVAL BY THE LEGISLATIVE COUNCIL.

(A171, R150, S780)

AN ACT TO AMEND THE SOUTH CAROLINA CODE OF LAWS BY AMENDING SECTION 37-23-20, RELATING TO HIGH-COST AND CONSUMER HOME LOANS DEFINITIONS, SO AS TO PROVIDE THAT THE CONVENTIONAL MORTGAGE RATE MEANS THE AVERAGE PRIME OFFER RATE.

Be it enacted by the General Assembly of the State of South Carolina:

Conventional mortgage rate

SECTION 1. Section 37-23-20(6) and (15) of the S.C. Code is amended to read:

(6) "Conventional mortgage rate" means the average prime offer rate as defined in 12 C.F.R. 1026.35(a)(2) that applies to a comparable transaction, as published by the United States Consumer Financial Protection Bureau as of the last date the interest rate for the transaction is set.

(a) The relevant date to use to determine the average prime offer rate for a comparable transaction is the date on which the interest rate was set by the lender for the final time before final action is taken including, but not limited to, consummation, regardless of whether market rates have increased, decreased, or remained the same since the final rate was set.

(b) If the index is not available, the administrator may issue an order or interpretation adopting a substitute index.

(15) "Threshold" means either (A) or (B) in a loan transaction, whichever is applicable:

(A) without regard to whether the loan transaction is a " residential mortgage transaction" as the term " residential mortgage transaction" is defined in Section 226.2(a)(24) of Title 12 of the Code of Federal Regulations, as amended, the annual percentage rate of the loan at the time the loan is consummated is such a rate that the loan is considered to be a "mortgage" pursuant to Section 152 of the Home Ownership and Equity Protection Act of 1994 (Pub. Law 103-25, [15 U.S.C. Section 1602(aa)]), as amended, and regulations adopted pursuant to it by the Federal Reserve Board, including Section 226.32 of Title 12 of the Code of Federal Regulations, as amended, except with regard to a mortgage or loan secured by a nonreal estate manufactured housing lien, the term "threshold" means the annual percentage rate of the nonreal estate secured manufactured housing lien at the time the mortgage or loan is consummated exceeds by more than ten percentage points the yield on United States Treasury securities having comparable periods of maturity as of the fifteenth day of the month immediately preceding the month in which the application of the extension of credit is received by the lender;

(B) the total points and fees payable by the borrower at or before the loan closing exceed:

(i) five percent of the total loan amount if the total loan amount is twenty thousand dollars or more;

(ii) the lesser of eight percent of the total loan amount or one thousand dollars if the total loan amount is less than twenty thousand dollars; or

(iii) three percent of the total loan amount for nonreal estate secured manufactured housing transactions if the total loan amount in the nonreal estate secured housing transaction is twenty thousand dollars or more;

(C) except that the following discount points and prepayment fees and penalties are excluded from the calculation of the total points and fees payable by the borrower:

(i) up to and including two conventional conforming discount points payable by the borrower in connection with the loan transaction, but only if the interest rate from which the loan's interest rate is discounted does not exceed the conventional mortgage rate by more than one percentage point;

(ii) up to and including one conventional conforming discount point payable by the borrower in connection with the loan transaction, but only if the interest rate from which the loan's interest rate is discounted does not exceed the conventional mortgage rate by more than two percentage points; or

(iii) a conventional prepayment penalty.

Time effective

SECTION 2. This act takes effect upon approval by the Governor.

Ratified the 14th day of May, 2026.

Approved the 18th day of May, 2026.

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This web page was last updated on
June 2, 2026 at 11:18 AM