Finance
Lawmakers target ‘free money’ home equity finance model
Key points:
- Pennsylvania lawmakers are considering a bill that would classify home equity investments (HEIs) and shared equity contracts as residential mortgages.
- Industry leaders have mobilized through a newly formed trade group to influence how HEIs are regulated.
- The outcome could reshape underwriting standards, return structures and capital markets strategy for HEI providers.
A fast-growing home equity financing model that promises homeowners cash without monthly payments is facing mounting scrutiny from state lawmakers — and the industry behind it is mobilizing to shape the outcome.
In Pennsylvania, House Bill 2120 would classify shared equity contracts — often marketed as home equity investments (HEIs), shared appreciation agreements or home equity agreements — as residential mortgages under state law.
While the proposal is still in committee, the debate unfolding in Harrisburg reflects a broader national effort to determine whether these products are truly a new category of equity-based investment — or if they function as mortgages and belong under existing consumer lending laws.
A classification fight over home equity capture
HB 2120 would amend Pennsylvania’s Loan Interest and Protection Law by explicitly including shared appreciation agreements in the residential mortgage definition. If passed, shared equity contracts would be subject to the same interest caps, licensing standards and consumer protections that apply to traditional mortgage lending.
The legislation was introduced by Rep. Arvind Venkat after constituent Wendy Gilch — a fellow with the consumer watchdog Consumer Policy Center — brought concerns to his office. Gilch has since worked with Venkat as a partner in shaping the proposal.
Gilch initially began examining the products after seeing advertisements describe them as offering cash with “no debt,” “no interest” and “no monthly payments.”
“It sounds like free money,” she said. “But in many cases, you’re giving up a growing share of your home’s equity over time.”
Breaking down the debate
Shared equity providers (SEPs) argue that their products are not loans. Instead of charging interest or requiring monthly payments, companies provide homeowners with a lump sum in exchange for a share of the home’s future appreciation, which is typically repaid when the home is sold or refinanced.
The Coalition for Home Equity Partnership (CHEP) — an industry-led group founded in 2025 by Hometap, Point and Unlock — emphasizes that shared equity products have zero monthly payments or interest, no minimum income requirements and no personal liability if a home’s value declines.
Venkat, however, argues that the mechanics look familiar and argues that “transactions secured by homes should include transparency and consumer protections” — especially since, for many many Americans, their home is their most valuable asset.
“These agreements involve appraisals, liens, closing costs and defined repayment triggers,” he said. “If it looks like a mortgage and functions like a mortgage, it should be treated like one.”
The bill sits within Pennsylvania’s anti-usury framework, which caps returns on home-secured lending in the mid-single digits. Venkat said he’s been told by industry representatives that they require returns approaching 18-20% to make the model viable — particularly if contracts are later resold to outside investors. According to CHEP, its members provide scenario-based disclosures showing potential outcomes under varying assumptions, with the final cost depending on future home values and term length.
In a statement shared with Real Estate News, CHEP President Cliff Andrews said the group supports comprehensive regulation of shared equity products but argues that automatically classifying them as mortgages applies a framework “that was never designed for, and cannot meaningfully be applied to, equity-based financing instruments.”
As currently drafted, HB 2120 would function as a “de facto ban” on shared equity products in Pennsylvania, Andrews added.
Real Estate News also reached out to Unison, a major vendor in the space, for comment on HB 2120. Hometap and Unlock deferred to CHEP when reached for comment.
A growing regulatory patchwork
Pennsylvania is not alone in seeking to legislate regulations around HEIs. Maryland, Illinois and Connecticut have also taken steps to clarify that certain home equity option agreements fall under mortgage lending statutes and licensing requirements.
In Washington state, litigation over whether a shared equity contract qualified as a reverse mortgage reached the Ninth Circuit before the case was settled and the opinion vacated. Maine and Oregon have considered similar proposals, while Massachusetts has pursued enforcement action against at least one provider in connection with home equity investment practices.
Taken together, these developments suggest a state-by-state regulatory patchwork could emerge in the absence of a uniform federal framework.
The push for homeowner protections
The debate over HEIs arrives amid elevated interest rates and reduced refinancing activity — conditions that have increased demand for alternative equity-access products.
But regulators appear increasingly focused on classification — specifically whether the absence of monthly payments and traditional interest charges changes the legal character of a contract secured by a lien on a home.
Gilch argues that classification is central to consumer clarity. “If it’s secured by your home and you have to settle up when you sell or refinance, homeowners should have the same protections they expect with any other home-based transaction,” she said.
Lessons from prior home equity controversies
For industry leaders, the regulatory scrutiny may feel familiar. In recent years, unconventional home equity models have drawn enforcement actions and litigation once questions surfaced around contract structure, title encumbrances or consumer understanding.
MV Realty, which offered upfront payments in exchange for long-term listing agreements, faced regulatory action in multiple states over how those agreements were recorded and disclosed. EasyKnock, which structured sale-leaseback transactions aimed at unlocking home equity, abruptly shuttered operations in late 2024 following litigation and mounting regulatory pressure.
Shared equity investment contracts differ structurally from both models, but those episodes underscore a broader pattern: novel housing finance products can scale quickly in tight credit cycles. Just as quickly, these home equity models encounter regulatory intervention once policymakers begin examining how they fit within existing law — and the formation of CHEP signals that SEPs recognize the stakes.
For real estate executives and housing finance leaders, the outcome of the classification fight may prove consequential. If shared equity contracts are treated as mortgages in more states, underwriting standards, return structures and secondary market economics could shift.
If lawmakers instead carve out a distinct regulatory category, the model may retain more flexibility — but face ongoing state-by-state negotiation.
Finance
Morgan Stanley sees writing on wall for Citi before major change
Banks have had a stellar first quarter. The major U.S. banks raked in nearly $50 billion in profits in the first three months of the year, The Guardian reported.
That was largely due to Wall Street bank traders, who profited from a volatile stock exchange, Reuters showed.
But even without the extra bump from stock trading, banks are doing well when it comes to interest, the same Reuters article found. And some banks could stand to benefit even more from this one potential rule change.
Morgan Stanley thinks it could have a major impact on Citi in particular.
Upcoming changes for banks
To understand why Morgan Stanley thinks things are going to change at Citi, you need to understand some recent bank rule changes.
Banks make money by lending out money, which usually comes from depositors. But people need access to their money and the right to withdraw whenever they want.
So, banks keep a percentage of all money deposited to make sure they can cover what the average person needs.
But what happens if there is a major demand for withdrawals, as we saw during the financial crisis of 2008?
That’s where capital requirements come in. After the financial crisis, major banks like Citi were required by law to hold a higher percentage of money in order to avoid major bank failures.
For years, banks had to put aside billions of dollars. Money that couldn’t be lent out or even returned to shareholders.
Now, that’s all about to change.
Capital change requirements for major banks
Banks that are considered globally systemically important banking organizations (G-SIBs) have a higher capital buffer than community banks as they usually engage in banking activity that is far more complicated than your average market loan.
The list depends on the size of the bank and its underlying activity, according to the Federal Reserve.
Current global systemically important banks
A proposal from U.S. federal banking regulators could drastically reduce the amount that these large banks have to hold in reserve.
Changes would result in the largest U.S. banks holding an average 4.8% less. While that might seem like a small percentage number, for banks of this size, it equates to billions of dollars, according to a Federal Reserve memo.
The proposed changes were a long time coming, Robert Sarama, a financial services leader at PwC, told TheStreet.
“It’s a bit of a recognition that perhaps the pendulum swung a little too far in the higher capital requirement following the financial crisis, making it harder for banks to participate in some markets,” he said.
Finance
Couple forced to live in caravan buy first home as ‘stars align’ in off-market sale
Natasha Luscri and Luke Miller consider themselves among the lucky ones. The couple recently bought their first home in the northwest suburbs of Melbourne.
It wasn’t something they necessarily expected to be able to do, but some good fortune with an investment in silver bullion and making use of government schemes meant “the stars aligned” to get into the market. Luke used the federal government’s super saver scheme to help build a deposit, and the couple then jumped on the 5 per cent deposit scheme, which they say made all the difference.
“We only started looking because of the government deposit scheme. Basically, we didn’t really think it was possible that we could buy something,” Natasha told Yahoo Finance.
RELATED
Last month they settled on their two bedroom unit, which the pair were able to purchase in an off-market sale – something that is becoming increasingly common in the market at the moment.
Rather perfectly, they got it for about $20-30,000 below market rate, Natasha estimated, which meant they were under the $600,000 limit to avoid paying stamp duty under Victoria’s suite of support measures for first home buyers.
“They wanted to sell it quickly. They had no other offers. So we got it for less than what it would have gone for if it had been on market,” Natasha said.
“We didn’t have a lot of cash sitting in an account … I think we just got lucky and made some smart investment decisions which helped.”
It’s a far cry from when the couple couldn’t find a home due to the rental crisis when they were previously living in Adelaide and had to turn to sub-standard options.
“We’ve managed to go from living in a caravan because we were living in Adelaide and we couldn’t find a rental with our dogs … So we’ve gone from living in a caravan, being kind of tertiary homeless essentially because we couldn’t get a rental, to now having been able to purchase our first home,” Natasha explained.
Rate rises beginning to bite for new homeowners
Natasha, 34, and Luke, 45, are among more than 300,000 Australians who have used the 5 per cent deposit scheme to get into the housing market with a much smaller than usual deposit, according to data from Housing Australia at the end of March. However that’s dating back to 2020 when the program first launched, before it was rebranded and significantly expanded in October last year to scrap income or placement caps, along with allowing for higher property price caps.
Finance
WHO says its finances are stable, but uncertainties loom – Geneva Solutions
A year after the US exit from the global health body, WHO officials say finances are secure, for now. But amid donor cuts, rising inflation, and future economic uncertainties, will funding be sufficient to meet its needs?
Earlier this month, senior officials at the World Health Organization (WHO) told journalists in a newly refurbished pressroom at the agency’s headquarters that its finances were “stable”. Following a year that saw its biggest donor withdraw as a member, forcing it to cut 25 per cent of its staff, its financial chief said that 85 per cent of its 2026 and 2027 budget had been financed.
“While we are looking at resource mobilisation, we’re also looking at tightening our belts,” Raul Thomas, assistant director general for business operations and compliance, explained, admitting that the WHO “will have great difficulty mobilising the last 15 per cent”.
Sitting at the centre of the press podium, surrounded by his deputies, Tedros Adhanom Ghebreyesus, WHO director general, backed up Thomas’s outlook. “We are stable now and moving forward”, since the retreat of the United States from the health body, he said. The Ethiopian noted that the WHO’s financial reform, allowing for incremental increases in state member fees, has been a big plus.
Mandatory contributions have historically accounted for only a quarter of the organisation’s total funding. States have agreed to raise their contributions by 20 per cent twice, in 2023 and in 2025. Further increments are scheduled to be negotiated in 2027, 2029 and 2031 to bring mandatory funding up to par with voluntary donations that the agency relies on. The WHO also reduced its biennial budget for 2026 and 2027 from $5.3 billion to $4.2bn.
“Our financing actually is better,” Tedros emphasised. “Without the reform, it would have been a problem.”
Read more: Nations agree to raise their WHO fees in wake of US retreat
Nonetheless, the director general, now in his final year at the UN agency, warned that member states should not assume that the financial road ahead will be clear. “The future of WHO will also be defined by how successful we are in terms of the assessed contribution increases or the financial reform in general.”
As west retreats, others step in
Suerie Moon, co-director of the Global Health Centre at the Geneva Graduate Institute, explains that every year at the WHO, there’s “a non-stop effort” to ensure funding. She says a continued reliance on non-flexible, voluntary funding earmarked for specific projects, as well as donors withholding contributions – sometimes for political leverage – complicates the organisation’s financial plans. Meanwhile, ongoing cuts and predictions of a global economic downturn stemming from the war in the Middle East may further aggravate the situation, as costs rise and member states focus on national spending needs.
Soaring prices driven by the conflict and supply chain disruptions have already affected the WHO’s procurement of emergency health kits for crises, officials at the global health body said. “We are continuing to negotiate at least from a procurement standpoint on how we can bring down a little bit the prices or reduce the increases, but we are seeing it across the board,” said Thomas.
Altaf Musani, WHO director of health emergencies, meanwhile, said aid cuts have already deprived roughly 53 million people in crisis situations of access to healthcare.
Last month, Thomas told the Association of Accredited Correspondents at the UN at the end of April that the agency is looking at non-traditional, or non-western, donors for funding to close the biennial 15 per cent funding gap. “It’s not that we won’t go to the traditional donors, but we’re expanding that donor base.”
Since the dramatic drop in funding from the US, formerly the WHO’s biggest contributor, Moon highlights that there hadn’t been a “sudden jump by non-traditional states to compensate for the US”. Last May, at the World Health Assembly, China pledged $500 million in voluntary funding until 2030, a sharp rise from the $2.5m it contributed over 2024 and 2025.
The WHO did not respond to questions from Geneva Solutions about how much of the pledged amount had been disbursed. China’s mission in Geneva did not respond to questions raised about the funding.
Other countries, particularly Gulf states, have meanwhile been increasing their voluntary contributions to the organisation in recent years. Similarly to “western liberal democracies have in the past”, Moon explains that they may be seeking “to raise their profile and prioritise health as one of the issues that they would like to be known for”. She noted that the shift in the UN agency’s list of top donors may affect how it manages the money.
‘Sustainable’ spending
Amid these financial uncertainties, WHO executives say the organisation is also reviewing its expenditure through “sustainability plans”. This includes working more closely with collaborating centres, including universities and research institutes that support WHO programmes and are independently funded. On influenza, for example, the WHO works with dozens of national centres around the world, including the Centers for Disease Control and Prevention in the US,
When asked about any plans for further job cuts, Thomas denied that these were part of the WHO’s current strategies, but could not rule them out entirely as a future possibility. Instead, he said, the organisation was “looking at ways to use funding that may have been for activities to cover salaries in the most important areas”.
Meanwhile, WHO data shows that the number of consultants employed by the agency by the end of 2025 decreased by 23 per cent, slightly less than the staff reductions. Global heath reporter Elaine Fletcher explained to Geneva Solutions that consultants continue to represent a significant proportion of the agency’s workforce, at 5,844 – including an overwhelming number hired in Africa and Southeast Asia – compared with regular staff numbering 8,569 in December.
Upcoming donor politics
The upcoming change in leadership will also be a strategic moment for the organisation to boost its coffers. Moon says the race for the top job at the organisation may attract funding from candidates’ home countries, which could be seen as a strategic opportunity.
Given the relatively small size of the WHO budget, compared to some government or agency accounts, “you don’t have to be the richest country in the world to dangle a few 100 million dollars, which could go a long way in their budget,” the expert notes.
The biggest ongoing challenge, however, will be whether major donors will announce further aid cuts. In the medium and longer term, “countries will have to agree on the step up every two years, and there’s always drama around that.”
-
California3 minutes agoGOP California governor candidates to face off at Clovis forum ahead of primary
-
Colorado9 minutes agoCoworking firm Industrious takes former WeWork space in Denver
-
Connecticut15 minutes agoNew Haven man found with ‘Super Mario’ meth pills to serve federal prison time
-
Delaware21 minutes agoWho governs matters: Why school board elections deserve your attention
-
Florida27 minutes agoSouth Florida officers sue Ben Affleck and Matt Damon, claiming details in ‘The Rip’ are too real
-
Georgia33 minutes agoGeorgia Democrats seek answers from Justice Department over Fulton election worker subpoena
-
Hawaii39 minutes agoMan killed while changing tire after crash in South Kohala
-
Idaho45 minutes agoDelicious New Menu Item Expected To Hit Idaho Costcos Soon