Purchase, refi, cash-out, HELOC, VA, FHA, reverse. Route mortgage leads to the right lender by credit bucket, LTV, loan type, and state license. Consent capture per buyer, TCPA calling-window enforcement, caps per lender, clean attribution from click to close.
Sub-100ms
Routing decision
One-to-one
Consent per buyer
9+
Loan products
Per buyer
State license filter
The Basics
Stack of regulation on top of a high-cost, high-value lead. One compliance slip on a TCPA class action buys a seven-figure problem.
Mortgage leads sit at the intersection of four regulatory regimes and one brutal unit economic. TCPA class actions target aggregators and lenders that contact consumers without proper consent, with statutory damages of 500 to 1,500 dollars per call or text under 47 U.S.C. section 227. FCC 23-107 restricts prior express written consent to a one-to-one relationship, meaning a consumer cannot consent to contact from an entire marketing network in one checkbox. RESPA (Real Estate Settlement Procedures Act) prohibits kickbacks and fee splits with unlicensed parties on federally related mortgage loans. NMLS licensure is state-by-state, not federal, so a lender licensed in Texas cannot legally quote a Nevada borrower.
On top of the compliance stack, mortgage leads need heavy filtering. A 580 FICO borrower is worth nothing to a prime lender and real money to a government-loan shop. A cash-out refi at 85 percent LTV fits one contract and fails another. Purchase leads route differently than refi leads because the lender teams, pricing, and conversion timelines are different. Time-of-day matters because TCPA calling windows follow the consumer, not the lender.
Lead Router gives mortgage operators a contract-based routing engine that handles all of it: per-buyer consent capture, numeric filters on credit and LTV, state license matrices, separate offers for each loan product, daily and weekly caps per lender, and TCPA calling-window enforcement. The same platform handles web form leads and live-transfer calls, so one set of rules covers both channels.
What Breaks Without The Right Platform
Five things mortgage operators deal with that general-purpose lead distribution tools do not solve cleanly.
Statutory damages of 500 to 1,500 dollars per violating call or text. Without per-buyer consent capture, the demand letter goes to everyone who touched the lead.
Consent must identify the specific seller the consumer is agreeing to hear from. Blanket network consent no longer satisfies prior express written consent.
Section 8 of RESPA prohibits kickbacks and fee splits with unlicensed parties on federally related mortgage loans. Pricing and attribution per buyer must be documented.
Lenders are licensed per state, not federally. A mis-routed lead to an unlicensed state is both a wasted lead and a regulatory problem.
Prime, near-prime, and non-prime lenders all want different slices. Contracts need numeric range filters on credit, LTV, loan amount, and DTI, not just zip and state.
The same consumer at 70 percent LTV and 95 percent LTV is two different products. Contracts need to carry different filters and different prices per LTV bucket.
How Lead Router Solves It
Contract-based routing that respects the compliance stack and the underwriting reality of mortgage lending.
Lead Router stores the TCPA consent language, the timestamp, the IP, and the list of specific buyers the consumer agreed to receive contact from. That metadata rides on the lead record and on every posting log entry, so when a TCPA demand letter shows up the evidence trail is already assembled. Architected for FCC 23-107 one-to-one consent and the current patchwork of state mini-TCPA rules.
Contracts accept numeric range filters on credit score, LTV, loan amount, DTI, and property value, plus set-match filters on loan purpose (purchase, rate and term refi, cash-out refi, HELOC, reverse) and occupancy (primary, second home, investment). One contract can be set for 680+ FICO cash-out refis under 80 LTV in 22 states, and the engine only matches leads that fit.
Every lender maintains its own NMLS licensure footprint. Lead Router stores the licensed-states list per buyer and blocks any lead from a non-licensed state at the contract filter layer. A lender licensed in 18 states never sees a California lead, full stop. The rejection is logged with reason code so broker ops can audit the routing decision.
Offers with a multisell distribution rule fan a single lead out to multiple winning lenders (for example, top three by bid). Exclusive offers send to one. Hybrid sends to one buyer with fallback if the primary rejects. Purchase leads and refi leads run on separate offers and separate contracts, so pricing, caps, and filters stay clean per product.
Every contract has daily, weekly, and monthly volume caps tracked in a dedicated counter table. Once a lender hits its cap for the period, the contract stops matching until the period rolls over. Caps prevent one lender from draining inventory at the start of the day and also prevent over-delivery when a buyer runs out of capacity mid-week.
TCPA restricts outbound calling to between 8am and 9pm in the consumer's local time. Lead Router resolves each lead zip to its timezone and blocks delivery to call-center buyers outside the permitted window. Leads that arrive outside the window are held and released when the window opens, or routed to web-delivery-only buyers in the meantime.
Loan Products
Each product runs on its own offer and its own contracts. Filters, caps, and pricing stay separate by design.
Delivery
Standard mortgage JSON format, webhook or REST delivery, TrustedForm and Jornaya certificate support.
Lead Router posts leads to lender LOS systems (Encompass, LendingPad, BytePro), CRMs (Velocify, Salesforce, HubSpot), and proprietary lender endpoints. Delivery is per-contract, so each buyer gets the payload shape and authentication method they expect. Failed deliveries retry with exponential backoff and log the full request and response for audit.
Certificate URLs from TrustedForm and Jornaya ride with the lead and are stored on the lead record. Buyers can validate consent on their end before accepting. The standard mortgage JSON carries loan officer fields, borrower and co-borrower blocks, property block (address, value, use), loan purpose and amount, credit indicators, and the full consent metadata stack.
For call campaigns, Lead Router bridges the consumer to the lender call center via a live transfer with full attribution (campaign, partner, source, offer, contract, buyer rep) on the call record. No separate call-tracking vendor required. See Live Lead Transfer for the call-bridge detail.
Frequently Asked
Questions mortgage operators ask before switching lead distribution platforms.
Does Lead Router handle RESPA requirements?
Lead Router captures attribution, consent metadata, and per-buyer pricing on every lead, which is the evidence lenders need to document RESPA Section 8 compliance. RESPA is a disclosure and anti-kickback framework, not a certification, so the platform gives lenders the records to support their own compliance position. Pricing per buyer is explicit and auditable, which matters for federally related mortgage loans.
Can it filter by credit score or LTV?
Yes. Contracts accept numeric range filters on credit score, LTV, CLTV, loan amount, DTI, property value, and any custom numeric field on the lead. Set a contract for 680 to 740 FICO cash-out refis under 80 LTV and the engine only matches leads that fit every range. Ranges are inclusive on both ends and can be open-ended (for example, 740 and up).
Does it integrate with Encompass or LendingPad?
Yes. Lead Router posts to Encompass, LendingPad, BytePro, Velocify, and any lender endpoint that accepts a webhook or REST call. Each contract carries its own delivery config (URL, auth method, payload shape, retry policy). Failed deliveries retry automatically and log the full request and response for audit. Custom payload mapping is supported per buyer.
Can I run purchase and refi leads through the same platform?
Yes. Purchase and refi run on separate offers, each with its own set of contracts. Pricing, filters, and caps stay clean per product. You can also split by loan type (conventional, FHA, VA, jumbo, non-QM, reverse) and by LTV band. The same campaign can feed multiple offers if the intake form captures enough data to classify the lead.
How does one-to-one consent work for mortgage leads?
Consent metadata is stored per buyer per lead. When the consumer submits the form, the consent text, the list of specific lenders they agreed to hear from, the timestamp, the IP, and the user agent are captured. The lead is routed only to buyers on the consented list. This is architected for FCC 23-107 one-to-one consent requirements. The consent record is available on the lead API and posting log for audit.
Built For Mortgage
Per-buyer consent capture. Credit and LTV filters. State license matrix. Calling-window enforcement. Caps per lender. One platform from form submit to lender delivery.
No credit card required. All features included from day one.