Mortgage licensing / Pennsylvania

Pennsylvania Mortgage Consumer Discount Company License

company licence · NMLS PACONSUMERDISC_C · DBS

Requirements (36)

1. Step 1

   Pennsylvania License Application Fee: See the License Requirements and Fees Chart on the NMLS Resource Center for details related to this Requirement. NMLS Initial Processing Fee: See the License Requirements and Fees Chart on the NMLS Resource Center for details related to this Requirement. 7 Pa.C.S. § 6132(a)(4)

   Submitted via: NMLS

2. Step 2

   Credit Report for Control Persons: See the License Requirements and Fees Chart on the NMLS Resource Center for details related to this Requirement. 7 Pa.C.S. § 6133(e)(5); 6138(a)(3)

   Submitted via: NMLS

3. Step 3

   Pennsylvania State Police Criminal History Background Check: $22.00 for each request and is payable through PATCH by credit card. Results will not be accepted more than 30 days prior to the application submission date. 7 Pa.C.S. § 6133(d), 6138(a)(3)

   Submitted via: Outside NMLS – See the Criminal Background History Instructions

4. Step 4

   MU2 Individual FBI Criminal Background Checks: $36.25 As determined by each state agency, Control Persons, Direct Owners, Indirect Owners, Executive Officers, Branch Managers, and Qualifying Individuals are required to submit a CBC through NMLS. 7 Pa.C.S. § 6133(d), 6138(a)(3)

   Submitted via: NMLS

5. Step 5

   Third Party Investigatory Background Checks: Fees vary by investigative company. In addition to the Pennsylvania and Federal Criminal Background Checks, a branch manager who does not or has not resided in the US for at least 5 years must provide an investigative background report. Results will not be accepted more than 30 days prior to the application submission date. 7 Pa.C.S. § 6133(d), 6138(a)(3)

   Submitted via: Outside NMLS – See the Criminal Background History Instructions

6. Step 6

   Submission of Company Form (MU1): Complete and submit the Company Form (MU1) in NMLS. This form serves as the application for the license through NMLS. 7 Pa.C.S. § 6131(a)

   Submitted via: NMLS

7. Step 7

   Financial Statements: Upload an audited or certified financial statement prepared by a Certified Public Accountant or Signed by an executive officer in accordance with Generally Accepted Accounting Principles dated within 90 days of your fiscal year end. Financial statements should include a balance sheet, income statement, and statement of cash flows and all relevant notes thereto. If applicant is a start-up company, only an initial statement of condition is required. The financial statement(s) must illustrate a company net worth of $250,000. Provide unconsolidated financial statements, if applicable. 7 Pa.C.S. § 6131(k)(2)

   Submitted via: NMLS

8. Step 8

   Financial statements are uploaded separately under the Filing tab and Financial Statement submenu link. See the Financial Statements Quick Guide for instructions.

9. Step 9

   Resident/Registered Agent: The Resident / Registered Agent must be listed under the Resident/Registered Agent section of the Company Form (MU1). 7 Pa.C.S. § 6131(i)(2)

   Submitted via: NMLS

10. Step 10

    Primary Contact Employees: The following individuals must be entered into the Contact Employees section of the Company Form (MU1). • Primary Company Contact. The person responsible for answering application and licensing questions from the Department. • Primary Consumer Complaint Contact. The person responsible for answering consumer complaints forwarded by the Department. 7 Pa.C.S. § 6131(a)(1)(iv)

    Submitted via: NMLS

11. Step 11

    Non-Primary Contact Employees: Pennsylvania requires that an individual(s) be identified as a Non-Primary Contact for the following areas. These contacts must be listed in the Contact Employees section of the Company Form (MU1). • Exam Billing • Consumer Complaint (Regulator) • Pre-Exam Contact 7 Pa.C.S. § 6131(a)(1)(iv)

    Submitted via: NMLS

12. Step 12

    Disclosure Questions: Provide a complete and detailed explanation and document upload for each “Yes” response to Disclosure Questions made by the company (MU1) or related control persons (MU2). See the Company Disclosure Explanations Quick Guide for instructions. 7 Pa.C.S. § 6131(a)(1)(iv), 6133(d, e)

    Submitted via: Upload in NMLS in the Disclosure Explanations section of the Company Form (MU1) or Individual Form (MU2).

13. Step 13

    Qualifying Individual: Each company must appoint a Qualifying Individual on the Company (MU1) Form who: Ø Is a mortgage originator or meets the licensing requirements of a mortgage originator by completing appropriate education and testing; Ø Is a management-level officer assigned to the company’s principal place of business. This individual must be listed in the Qualifying Individual section of Company Form (MU1). 7 Pa.C.S. § 6131(k)(5)

    Submitted via: NMLS

14. Step 14

    Pre-Licensure Education and Testing: Pre-licensure education and testing is required for at least one management level officer assigned to the principal place of business who must also be listed on the NMLS Company Form as a Direct Owner / Executive Officer or Qualifying Individual. Ø Pre-licensure Education: Complete 20 hours of NMLS approved pre-licensure education courses, and 3 hours of Pennsylvania law; the individual’s education record in NMLS must indicate compliance with this requirement. Ø Pre-licensure Testing: One of the following three conditions must be met; the individual’s testing results in NMLS must indicate compliance with this requirement. • Passing results on both the National and Pennsylvania state components of the SAFE test; or • Passing results on both the National and Stand-alone UST components of the SAFE test; or • Passing results on the National Test Component with Uniform State Content. 7 Pa.C.S. § 6131.1; 6131(k)(5)

    Submitted via: NMLS

15. Step 15

    Control Person (MU2) Attestation: Complete the Individual Form (MU2) in NMLS. This form must be attested to by the applicable control person before it is able to be submitted along with the Company Form (MU1). 7 Pa.C.S. § 6131(a)(1)(iii)

    Submitted via: NMLS

16. Step 16

    Books and Records: A change in the books and records address to a location other than the principal place of business, when approved by the Department through NMLS, is deemed an approved alternate site recordkeeping location for the purposes of the Mortgage Licensing Act and will furthermore constitute as a valid change or termination of an existing alternate site recordkeeping order. Records stored at an alternate location must be electronically available. Only one books and records location is allowed for Pennsylvania. 7 Pa.C.S. § 6135(a)(2)

    Submitted via: NMLS

17. Step 17

    Credit Report:Individuals in a position of control, including the Qualifying Individual, are required to authorize a credit report through NMLS. Individuals will be required to complete an Identity Verification Process (IDV) along with an individual attestation before a license request for your company can be filed through NMLS. This authorization is made when the Individual Form (MU2) is submitted as part of the Company Form (MU1). 7 Pa.C.S. § 6133(e)(5); 6138(a)(3)

    Submitted via: NMLS

18. Step 18

    MU2 Individual FBI Criminal Background Check Requirements: Authorization for an FBI criminal history background check for each control person (including the qualifying individual) to be completed in NMLS. 7 Pa.C.S. § 6138(a)(3). After you authorize the FBI criminal history background check through the Individual Form (MU2), you must schedule an appointment to be fingerprinted. See the Completing the Criminal Background Check Process Quick Guide for information. 7 Pa.C.S. § 6133(d); 6138(a)(3)

    Submitted via: NMLS

19. Step 19

    If you are able to ‘Use Existing Prints’ to process the FBI criminal history background check, you DO NOT have to schedule an appointment. NMLS will submit the fingerprints already on file and the background check will begin to process automatically.

20. Step 20

    Surety Bond:Submit the Pennsylvania-approved company bond in the appropriate amount (see below) furnished by a surety company authorized to conduct business in Pennsylvania. The name and address of the principal insured on the bond must match exactly the full legal business name, including all trade names if applicable, and address of the applicant. Amount Anticipated or Actual Amount of PA Mortgage Loan Originations $100,000 $29,999,999.99 or less $200,000 $30,000,000 - $99,999,999.99 $300,000 $100,000,000 – $249,999,999.99 $500,000 $250,000,000 or more Click here to access the form This document should be named Pennsylvania MLO Surety Bond. 7 Pa.C.S. § 6131(k)(4)

    Submitted via: Upload in NMLS: under Surety Bond in the Document Uploads section of the Company Form (MU1)

21. Step 21

    Business Plan: Upload a business plan outlining the following information: • Marketing strategies. • Products. • Target markets. • Fee schedule. • Operating structure the applicant intends to employ. • Include a complete description of the applicant’s servicing business, stating whether it will service its own loans and/or loans on behalf of others. • A copy of applicant’s servicing policy and procedures, including quality control procedures. This document should be named Pennsylvania Business Plan. 7 Pa.C.S. § 6131(a)(1)(iv)

    Submitted via: Upload in NMLS: under the Document Type Business Plan in the Document Uploads section of the Company Form (MU1).

22. Step 22

    If the existing uploaded business plan already includes the above information, an additional document does not need to be uploaded. A company should only upload a single business plan. If state-specific material is required, this information should be added to the existing uploaded business plan.

23. Step 23

    Internal Policies and Procedures: Upload document(s) including information on staffing and internal organizational policies and procedures. If submitting multiple policies, upload and name each policy separately. The document must include the following information: • General disclosure requirements • Mortgage servicing transfers • Timely escrow payments and treatment of escrow balances • Error resolution procedures • Requests for information • Force-placed insurance • General servicing policies, procedures, and requirements • Early intervention requirements for certain borrowers • Continuity of contact • Loss mitigation procedures • Additional Notices • Consumer Complaint Policy This document should be named [Name of Policy]. 7 Pa.C.S. § 6131(a)(1)(iv); 10 Pa. Code § 59

    Submitted via: Upload in NMLS: under the Document Type Company Staffing and Internal Policies in the Document Uploads section of the Company Form (MU1).

24. Step 24

    Certificate of Authority/Foreign Registration Statement: Upload proof of registration of the full legal business name with the Pennsylvania Department of State, Corporations Bureau and approved document with the assigned Pennsylvania business entity number that demonstrates authorization to do business Pennsylvania. This document should be named Pennsylvania Certificate of Authority OR Pennsylvania Foreign Registration Statement. 7 Pa.C.S. § 6121(2); 6131(i)(1)

    Submitted via: Upload in NMLS: under the Document Type Certificate of Authority/Good Standing Certificate in the Document Uploads section of the Company Form (MU1).

25. Step 25

    Other Trade Name: If operating under a name that is different from the applicant’s legal name, that name (“Trade Name”, “Assumed Name” or “DBA”) must be listed under the Other Trade Names section of the Company Form (MU1). Pennsylvania does not limit the number of other trade names. If operating under an “Other Trade Name”, upload proof of registration of the trade name(s) with the Pennsylvania Department of State, Corporations Bureau and approved document with the assigned Pennsylvania business entity number that demonstrates authorization to do business Pennsylvania under that trade name. This document should be named Pennsylvania Trade Name – Assumed Name. 7 Pa.C.S. § 6121(2); 6131(i)(1)

    Submitted via: Upload in NMLS: under the Document Type Trade Name/Assumed Name Registration Certificates in the Document Uploads section of the Company Form (MU1).

26. Step 26

    Formation Documents: Submit a State-certified copy of the requested applicable documentation detailed below based on your company’s legal status and classification. Include original formation documents and all subsequent amendments, with a list of any name changes. This document should be named Formation Documentation [Date of Creation (MM-DD-YYYY)]. Unincorporated Association: • By-Laws or constitution (including all amendments). General Partnership: • Partnership Agreement (including all amendments). Limited Liability Partnership: • Certificate of Limited Liability Partnership; and • Partnership Agreement (including all amendments). Limited Partnership: • Certificate of Limited Partnership; and • Partnership Agreement (including all amendments). Limited Liability Limited Partnership: • Certificate of Limited Liability Limited Partnership; and • Partnership Agreement (including all amendments). Limited Liability Company (“LLC”): • Articles of Organization (including all amendments); • Operating Agreement (including all amendments); • IRS Form 2553 or IRS Form 8832 if S-corp treatment elected; and • LLC resolution if authority not in operating agreement. Corporation: • Articles of Incorporation (including all amendments); • By-laws (including all amendments), if applicable; • Shareholder Agreement (including all amendments), if applicable; • IRS Form 2553 if S-corp treatment elected; and • Corporate resolution if authority to complete application not in By-Laws or Shareholder Agreement, as amended, as applicable. Not for Profit Corporation • Documents requested of a Corporation; and • Proof of nonprofit status • Internal Revenue Service (“IRS”) 501(c)(3) designation letter; or • statement from a State taxing body or the State attorney general certifying that: (i) the entity is a nonprofit organization operating within the State; and (ii) no part of the entity’s net earnings may lawfully benefit any private shareholder or individual; or • entity's certificate of incorporation or similar document if it clearly establishes the nonprofit status of the applicant; or • Any of the three preceding items described, if that item applies to a State or national parent organization, together with a statement by the State or parent organization that the applicant is a local nonprofit affiliate. Trust (Statutory) • Certificate of Trust; and • Governing instrument (all amendments). 7 Pa.C.S. § 6121(2)

    Submitted via: Upload in NMLS: under Formation Document” in the Document Uploads section of the Company Form (MU1).

27. Step 27

    Organizational Chart/Description: Submit a chart showing (or a description which includes) the percentage of ownership of: • Direct Owners (total direct ownership percentage must equate to 100%) • Indirect Owners • Subsidiaries and Affiliates of the applicant/licensee This document should be named [Company Legal Name] Organizational Chart – Description. 7 Pa.C.S. § 6131(a)(1)

    Submitted via: Upload in NMLS: under Organizational Chart/Description in the Document Uploads section of the Company Form (MU1).

28. Step 28

    If the existing uploaded Organizational Chart/Description already includes the above information, an additional document does not need to be uploaded. A company should only upload a single management chart.

29. Step 29

    Company Memorandum of Tax Certification: Provide a certified memorandum for the company indicating all tax obligations to the Commonwealth of Pennsylvania have been paid or that a deferred payment plan with the Pennsylvania Department of Revenue has been made. Click here to download the Company Tax Waiver and Certification Form. 7 Pa.C.S. § 6133(e)(4)

    Submitted via: Email to:ra-asklicensing@pa.gov

30. Step 30

    Individual Memorandum of Tax Certification: Provide a certified memorandum for each control person (including the qualifying individual) indicating all tax obligations to the Commonwealth of Pennsylvania have been paid or that a deferred payment plan with the Pennsylvania Department of Revenue has been made. Click here to download the Individual Tax Waiver and Certification Form. 7 Pa.C.S. § 6133(e)(4)

    Submitted via: Email to:ra-asklicensing@pa.gov

31. Step 31

    Pennsylvania Criminal Background History Check: Each control person named in the Direct Owners / Executive Officers section and the Qualifying Individual listed on the Company (MU1) form must complete a Pennsylvania State Police (PSP) criminal background check by using the Pennsylvania Access to Criminal History (PATCH) website. Please follow the directions on the form carefully. Results will not be accepted more than 30 days prior to the application submission date. Click to download PA State Police Criminal Background History Instructions. 7 Pa.C.S. § 6133(d); 6138(a)(3)

    Submitted via: Email to:ra-asklicensing@pa.gov

32. Step 32

    Third Party Investigatory Background Checks: In addition to the Pennsylvania and Federal Criminal Background Checks, a control person and/or Qualifying Individual who does not or has not resided in the US for at least 5 years must provide an investigative background report. The report must be prepared by an acceptable search firm and submitted directly to the Department in addition to other background information required in the application. Results will not be accepted more than 30 days prior to the application submission date. At a minimum, the report must contain the following: • A comprehensive credit report/history • Civil court and bankruptcy court records for the past 5 years, including a search of the court data in the country(ies), states, towns where the individual resided and worked and in contiguous areas. • Criminal records for the past 5 years, including felonies, misdemeanors and violations including a search of court data in the countries, states, towns where the individual resided and worked and in contiguous areas. Click to download Third-Party Investigatory Background Check Instructions. 7 Pa.C.S. § 6133(d); 6138(a)(3)

    Submitted via: Email to:ra-asklicensing@pa.gov

33. Step 33

    Ability to Repay Analysis: Provide the policies and procedures on how the ability to repay analysis will be performed as required by §46.2 (g) of Chapter 46 Proper Conduct of Lending and Brokering in the Mortgage Loan Business (“the Regulation”). The Regulation can be found under “Laws & Regulations” on the Pennsylvania Department of Banking and Securities website, www.dobs.pa.gov. Questions related to the ability to repay analysis should be directed to mtgexams@pa.gov.

    Submitted via: Email to:ra-asklicensing@pa.gov

34. Step 34

    Loan Modifications: Will you be conducting, participating in, or advertising any third-party loan modification transactions? • YES o NO

    Submitted via: Email to:ra-asklicensing@pa.gov

35. Step 35

    Home Improvement: Are you engaged in or providing home improvement services? • YES o NO If yes, are you registered with the Pennsylvania Office of Attorney General? • YES o NO

    Submitted via: Email to:ra-asklicensing@pa.gov

36. Step 36

    Pennsylvania Remote Location: Definition of a Remote Location: A Location, other than a licensee’s principal place of business or branch, where a mortgage originator sponsored by the licensee, a person excepted from this chapter or excepted from licensure under section 6112 (relating to exceptions to license requirements) or any other employee of the licensee, may engage in licensed activities on the behalf of the licensee under all of the following conditions: Please Note that this section only pertains to Mortgage related operations that are regulated by the Pennsylvania Mortgage Licensing Act (Title 7) • The Licensed activities are conducted under the supervision of the licensee. • The licensee has written policies and procedures for the supervision of personnel working from the location. • Access to the licensee’s platforms and customer information is conducted in accordance with the licensee’s comprehensive written information plan. • In-person consumer interaction does not occur at the remote location if it is his or her personal residence. • The location is not advertised or represented to consumers as an operating location of the licensee or the licensee’s employees who work at the location. • The location is not owned or controlled by the licensee. For the purposes of this definition, a location shall not be considered owned or controlled by a licensee if the location is under the control of a subsidiary or affiliate of the licensee, is primarily used by the subsidiary or affiliate and is only used by the licensee on an incidental basis for the convenience of consumers.

    Submitted via: Email to:ra-asklicensing@pa.gov

General information

Other Pennsylvania mortgage licenses

• Mortgage Broker
• Mortgage Broker License
• Mortgage Consumer Discount Branch License
• Mortgage Lender License
• Mortgage Lender License
• Mortgage Originator License
• All 11 Pennsylvania licenses

Sourced from the NMLS/CSBS state licensing record, last updated June 30, 2025. Requirements change — confirm against the state agency before filing. Not legal advice.