(a) Applicability. The fee limitations contained in this section are applicable to a residential property tax loan described by §89.102(10) of this title (relating to Definitions).
(b) Closing costs for which fees may be charged, contracted for, or received.
  (1) Scope of closing costs. For purposes of this section, the term "closing costs" includes costs incurred by a property tax lender from the time of application through the time of closing.
  (2) Examples of closing costs. The following is a non-comprehensive list of examples of closing costs for which a property tax lender may charge, contract for, or receive fees in connection with a property tax loan. Other law may limit the ability to charge these and other fees. Examples of some allowable fees for closing costs include the following:
    (A) an application fee;
    (B) an appraisal or inspection fee;
    (C) a title examination fee;
    (D) a property survey fee;
    (E) a fee for flood and plat determinations;
    (F) a document preparation fee;
    (G) a closing or escrow fee;
    (H) a fee for a tax certificate or tax payoff determination;
    (I) a loan processing fee;
    (J) an underwriting fee;
    (K) a fee for obtaining credit reports;
    (L) a fee for courier and delivery services.
(c) Total maximum fees for closing costs.
  (1) Maximum fees include funds received by third parties or retained by property tax lender. The maximum fees provided for by this section encompass fees related to closing costs, whether the charge is paid by a property owner directly to a third party, paid to a third party through a property tax lender, or paid by a property owner directly to and retained by a property tax lender. A property tax lender may absorb any closing costs and may pay third parties out of the total compensation paid to it by a property owner.
  (2) Maximum fee limits for closing costs. A property owner may not be charged, directly or indirectly, by a property tax lender an amount related to closing costs in excess of the amounts authorized by this section. A property tax lender may not directly or indirectly charge, contract for, or receive any amount related to closing costs from a property owner in excess of the amounts authorized by this section.
  (3) General maximum fee limit. The general maximum fee for closing costs is $900.
  (4) Cost for additional parcels of real property. If a property tax loan includes the payment of taxes for more than one parcel of real property, then the property tax lender may charge up to $100 for each additional parcel of property, in addition to the general maximum fee limit described in paragraph (3) of this subsection.
  (5) Cost for preparing documents to address title defect. If one or more documents must be prepared in order to address a defect in title on the real property subject to the property tax loan, then the property tax lender may charge a reasonable fee for costs directly incurred in preparing, executing, and recording any necessary documents, in addition to the general maximum fee limit described in paragraph (3) of this subsection. The fee for preparing documents is limited to recording costs paid to a governmental entity (or a private entity designated by a governmental entity for electronic recording) and reasonable attorney's fees paid to a person who is not an employee of the property tax lender. In order for the fee for these documents to be authorized, any documents must comply with all applicable laws, including recording requirements. In particular, any affidavit of heirship must comply with the substantive and procedural requirements of Texas Estates Code, Chapter 203, and must be recorded in the deed records of a county as provided in Texas Estates Code, §203.001(a)(2). For attorney's fees, the property tax lender must provide a statement to the property owner describing the nature of the title defect and the work performed by the attorney. The fee for preparing documents is not authorized under this paragraph if the fee includes any of the following:
    (A) recording costs that are not paid to a governmental entity or a private entity designated by a governmental entity for electronic recording;
    (B) attorney's fees that are not reasonable;
    (C) costs that are not necessary in order to address a defect in title on the real property; or
    (D) costs that are not substantiated by receipts or invoices that are maintained under §89.207(3)(A)(ix) of this title (relating to Files and Records Required).
  (6) Reasonable closing costs. The maximum fees contained in paragraphs (3), (4), and (5) of this subsection constitute "reasonable closing costs" under Texas Tax Code, §32.06.
(d) Discount points. Legitimate discount points are prepaid interest and are not subject to the general maximum fee limit described by subsection (c) of this section.
  (1) Discount points are legitimate if:
    (A) the discount points truly correspond to a reduced interest rate;
    (B) the discount points are not necessary to originate the loan; and
    (C) before closing, the property tax lender provides the property owner with a written proposal describing the options offered to the property owner, including all of the following:
      (i) an offer of a property tax loan that includes a contract rate without discount points and a corresponding annual percentage rate, calculated in accordance with Regulation Z, 12 C.F.R. §1026.22, and §89.502(2) of this title (relating to Definitions);
      (ii) an offer of a property tax loan that includes a lower contract rate based on discount points and a corresponding annual percentage rate, calculated in accordance with Regulation Z, 12 C.F.R. §1026.22, and §89.502(2) of this title;
      (iii) the difference between the contract rate without discount points and the lower contract rate, expressed as a percentage or as a number of points;
      (iv) the cost of the discount points expressed as a dollar amount;
      (v) the percentage amount equal to the cost of the discount points divided by the principal balance of the loan; and
      (vi) a statement that discount points are voluntary and not required to be paid in order to obtain the loan.
  (2) If a property tax lender directly or indirectly charges, contracts for, or receives a discount point or other origination fee at closing that is not a legitimate discount point under paragraph (1) of this subsection, then the point or fee is subject to the maximum fee limit described by subsection (c) of this section. A property tax lender may not use the term "discount point" to describe a fee other than a legitimate discount point.
  (3) To determine whether a property tax loan exceeds the 18% maximum effective rate of interest described in Texas Tax Code, §32.06(e), legitimate discount points must be included in the calculation of the effective rate. Upon prepayment in full, a property tax lender must spread legitimate discount points in accordance with Texas Finance Code, §302.101.
  (4) All legitimate discount points must be paid by the property owner by cash, check, or electronic funds transfer before or at closing of a property tax loan. Discount points may not be included in the funds advanced described by Texas Tax Code, §32.06(e), or in the principal balance upon which interest is calculated.
  (5) A property tax lender may not finance any discount points through a separate promissory note or contract, if the note or contract is payable to the property tax lender or to an affiliated business of the property tax lender.

Source Note: The provisions of this §89.601 adopted to be effective January 3, 2008, 32 TexReg 9949; amended to be effective March 15, 2015, 40 TexReg 1068; amended to be effective July 9, 2015, 40 TexReg 4347; amended to be effective November 9, 2017, 42 TexReg 6131