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Mortgage licensing / Pennsylvania

Pennsylvania Mortgage Originator License

individual licence · NMLS PAORIGINATOR_I · DBS

The Pennsylvania Mortgage Licensing Act (MLA), defines “mortgage originator” as “an individual who takes a mortgage loan application or offers or negotiates terms of a mortgage loan for compensation or gain.” The term “mortgage originator” does not include an individual who engages solely in loan processing or underwriting if the person is an employee of a company licensed mortgage business, or a person/company exempt from licensure who does not represent to the public that they originate mortgage loans. In addition, the term does not include an individual or entity solely involved in offering or making extensions of credit relating to timeshare plans. Lastly, it does not include an employee of a mortgage company who solely re-negotiates an existing mortgage loan held or serviced by his or her employer unless determined otherwise by the United States Department of Housing and Urban Development (“HUD”) or a court of competent jurisdiction. 7 Pa.C.S. § 6102. Examples of individuals who require a mortgage originator license if conducting mortgage originator activities in the Commonwealth or if the mortgage loan originated is secured by a Pennsylvania dwelling or residential real property: • partners in, equitable owners of 10% or more, or directors of, licensed mortgage businesses who originate mortgage loans • individuals originating mortgage loans secured by manufactured or mobile homes and individuals originating residential construction loans • mortgage originators who are employees of affiliates of banking institutions or credit unions • agents (not employees) who originate mortgage loans for banking institutions or credit unions • independent loan processors or underwriters who conduct mortgage origination activities • any individual who re-negotiates an existing mortgage loan not held or serviced by his or her employer, including so-called mortgage loan modification businesses A mortgage originator shall be an employee of a single mortgage broker, mortgage lender, or mortgage loan correspondent who is licensed by this Department, or a business exempted or partially exempted from the MLA. A mortgage business shall directly supervise, control, and maintain responsibility for the acts and omissions of the mortgage originator. A mortgage originator shall be assigned to and work out of a licensed location of the employer license. 7 Pa.C.S. § 6131(f).

Requirements (8)

  1. Step 1

    Company Sponsorship: A sponsorship request must be submitted by your employer. PA will review and accept or reject the sponsorship request. 7 Pa.C.S. § 6131(a)(2)(ii).

    Submitted via: NMLS

  2. Step 2

    Employment History: The business address listed in the Employment section of the Individual Form (MU4) must match the address of the registered location in the Company Relationship. 7 Pa.C.S. § 6131(a)(2)(ii).

    Submitted via: NMLS

  3. Step 3

    Pennsylvania Criminal Background History Check: Each applicant must complete a Pennsylvania State Police (PSP) criminal background check by using the Pennsylvania Access to Criminal History (PATCH) website: https://epatch.pa.gov/. $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. § 6138(a)(3). Click to download PA State Police Criminal Background History for Mortgage Originators form.

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

  4. Step 4

    Third Party Investigatory Background Checks: In addition to the Pennsylvania and Federal Criminal Background Checks, a mortgage originator 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. 7 Pa.C.S. § 6133(d); 6138(a)(3) 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.

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

  5. Step 5

    Tax Certification: Provide a certified memorandum 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. PA Executive Order 2011-06. Click to download Tax Waiver and Certification form.

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

  6. Step 6

    Home Improvement: Will you be providing home improvement? • YES o NO If yes, are you registered with the Pennsylvania Office of Attorney General? • YES o NO 73 P.S. § 517.1

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

  7. Step 7

    NMLS Individual MU4 form serves as the application for the license through NMLS. 7 Pa.C.S. § 6131(a)(2).

  8. Step 8

    Disclosure Questions: Provide an explanation and, if applicable, a supporting document for each “Yes” response.

General information

Pre-Requisites for License Applications • Criminal history background check. • Credit check. • Tax certification. • Education and testing: Pre-licensing education and testing is required for all licensed mortgage originators. Pre-licensing education courses and tests will be reviewed and approved by the NMLS and only NMLS approaved course providers and testers will be accepted. Approved course providers and testers will be published on the NMLS website. Pre-licensure Education: Prior to submission of the application, complete at least 20 hours of NMLS-approved pre-licensure education (PE) courses which must include 3 hours of Pennsylvania content. 7 Pa.C.S. § 6131.1(a, b, e). Testing: Must satisfy one of the following three conditions: • Passing resultson 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(a, c, e). Pennsylvania Department of Banking and Securities does not issue paper licenses for this license type.

Other Pennsylvania mortgage licenses

Sourced from the NMLS/CSBS state licensing record, last updated October 2, 2025. Requirements change — confirm against the state agency before filing. Not legal advice.

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