source:
  type: regulation
  id: reg-x-1024.14
  authority: 12 CFR §1024.14 — Prohibition against kickbacks and unearned fees
  description: 'Regulation X §1024.14 implements RESPA section 8: prohibits referral

    fees, fee splitting, unearned charges; defines "thing of value"

    broadly; lists statutory exemptions; requires 5-year recordkeeping.

    '
obligations:
- id: reg-x-1024.14-a
  canonical_id: reg-x-1024.14-a
  section: 12 CFR §1024.14(a)
  description: '(a): (a) Section 8 violation. Any violation of this section is a violation of section
    8 of RESPA ( 12 U.S.C. 2607 ).'
  type: do
  tags:
  - regulator-direct
  - section-complete
  - cfpb-regulation
  primary_source:
    tier: 1
    authority: 12 CFR §1024.14(b)
    source_class: cfpb-regulation
    source_url: https://www.law.cornell.edu/cfr/text/12/1024.14
    snapshot_id: b94f3c4f70216a1e
    fetched_at: '2026-05-22T18:22:06Z'
    content_hash: sha256:633916cc12b23f851686ef94a27af49361a86763420d2d9a9b95d2ee96ec8181
    paragraph_quote: (a) Section 8 violation. Any violation of this section is a violation of section
      8 of RESPA ( 12 U.S.C. 2607 ).
    drafter_attestation: Verbatim subsection of 12 CFR §1024.14 from Cornell LII snapshot b94f3c4f70216a1e;
      body isolated between nav and notes; substring-verified.
  judgment: false
- id: reg-x-1024.14-b
  canonical_id: reg-x-1024.14-b
  section: 12 CFR §1024.14(b)
  description: '(b): (b) No referral fees. No person shall give and no person shall accept any fee, kickback
    or other thing of value pursuant to any agreement or understanding, oral or otherwise, that business
    incident to or part of a settlement service involving a federally related mortgage loan shall be referred
    to an…'
  type: dont
  tags:
  - regulator-direct
  - section-complete
  - cfpb-regulation
  primary_source:
    tier: 1
    authority: 12 CFR §1024.14(b)
    source_class: cfpb-regulation
    source_url: https://www.law.cornell.edu/cfr/text/12/1024.14
    snapshot_id: b94f3c4f70216a1e
    fetched_at: '2026-05-22T18:22:06Z'
    content_hash: sha256:633916cc12b23f851686ef94a27af49361a86763420d2d9a9b95d2ee96ec8181
    paragraph_quote: (b) No referral fees. No person shall give and no person shall accept any fee, kickback
      or other thing of value pursuant to any agreement or understanding, oral or otherwise, that business
      incident to or part of a settlement service involving a federally related mortgage loan shall be
      referred to any person . Any referral of a settlement service is not a compensable service, except
      as set forth in § 1024.14(g)(1) . A company may not pay any other company or the employees of any
      other company for the referral of settlement service business .
    drafter_attestation: Verbatim subsection of 12 CFR §1024.14 from Cornell LII snapshot b94f3c4f70216a1e;
      body isolated between nav and notes; substring-verified.
  judgment: false
- id: reg-x-1024.14-c
  canonical_id: reg-x-1024.14-c
  section: 12 CFR §1024.14(c)
  description: '(c): (c) No split of charges except for actual services performed. No person shall give
    and no person shall accept any portion, split, or percentage of any charge made or received for the
    rendering of a settlement service in connection with a transaction involving a federally related mortgage
    loan other …'
  type: dont
  tags:
  - regulator-direct
  - section-complete
  - cfpb-regulation
  primary_source:
    tier: 1
    authority: 12 CFR §1024.14(b)
    source_class: cfpb-regulation
    source_url: https://www.law.cornell.edu/cfr/text/12/1024.14
    snapshot_id: b94f3c4f70216a1e
    fetched_at: '2026-05-22T18:22:06Z'
    content_hash: sha256:633916cc12b23f851686ef94a27af49361a86763420d2d9a9b95d2ee96ec8181
    paragraph_quote: (c) No split of charges except for actual services performed. No person shall give
      and no person shall accept any portion, split, or percentage of any charge made or received for
      the rendering of a settlement service in connection with a transaction involving a federally related
      mortgage loan other than for services actually performed. A charge by a person for which no or nominal
      services are performed or for which duplicative fees are charged is an unearned fee and violates
      this section. The source of the payment does not determine whether or not a service is compensable.
      Nor may the prohibitions of this part be avoided by creating an arrangement wherein the purchaser
      of services splits the fee.
    drafter_attestation: Verbatim subsection of 12 CFR §1024.14 from Cornell LII snapshot b94f3c4f70216a1e;
      body isolated between nav and notes; substring-verified.
  judgment: false
- id: reg-x-1024.14-d
  canonical_id: reg-x-1024.14-d
  section: 12 CFR §1024.14(d)
  description: '(d): (d) Thing of value. This term is broadly defined in section 3(2) of RESPA ( 12 U.S.C.
    2602(2) ). It includes, without limitation, monies, things, discounts, salaries, commissions, fees,
    duplicate payments of a charge, stock, dividends, distributions of partnership profits, franchise
    royalties, credi…'
  type: do
  tags:
  - regulator-direct
  - section-complete
  - cfpb-regulation
  primary_source:
    tier: 1
    authority: 12 CFR §1024.14(b)
    source_class: cfpb-regulation
    source_url: https://www.law.cornell.edu/cfr/text/12/1024.14
    snapshot_id: b94f3c4f70216a1e
    fetched_at: '2026-05-22T18:22:06Z'
    content_hash: sha256:633916cc12b23f851686ef94a27af49361a86763420d2d9a9b95d2ee96ec8181
    paragraph_quote: (d) Thing of value. This term is broadly defined in section 3(2) of RESPA ( 12 U.S.C.
      2602(2) ). It includes, without limitation, monies, things, discounts, salaries, commissions, fees,
      duplicate payments of a charge, stock, dividends, distributions of partnership profits, franchise
      royalties, credits representing monies that may be paid at a future date, the opportunity to participate
      in a money-making program, retained or increased earnings, increased equity in a parent or subsidiary
      entity, special bank deposits or accounts, special or unusual banking terms, services of all types
      at special or free rates, sales or rentals at special prices or rates, lease or rental payments
      based in whole or in part on the amount of business referred, trips and payment of another person
      's expenses, or reduction in credit against an existing obligation. The term “payment” is used throughout
      §§ 1024.14 and 1024.15 as synonymous with the giving or receiving of any “thing of value” and does
      not require transfer of money.
    drafter_attestation: Verbatim subsection of 12 CFR §1024.14 from Cornell LII snapshot b94f3c4f70216a1e;
      body isolated between nav and notes; substring-verified.
  judgment: false
- id: reg-x-1024.14-e
  canonical_id: reg-x-1024.14-e
  section: 12 CFR §1024.14(e)
  description: '(e): (e) Agreement or understanding. An agreement or understanding for the referral of
    business incident to or part of a settlement service need not be written or verbalized but may be
    established by a practice, pattern or course of conduct. When a thing of value is received repeatedly
    and is connected i…'
  type: do
  tags:
  - regulator-direct
  - section-complete
  - cfpb-regulation
  primary_source:
    tier: 1
    authority: 12 CFR §1024.14(b)
    source_class: cfpb-regulation
    source_url: https://www.law.cornell.edu/cfr/text/12/1024.14
    snapshot_id: b94f3c4f70216a1e
    fetched_at: '2026-05-22T18:22:06Z'
    content_hash: sha256:633916cc12b23f851686ef94a27af49361a86763420d2d9a9b95d2ee96ec8181
    paragraph_quote: (e) Agreement or understanding. An agreement or understanding for the referral of
      business incident to or part of a settlement service need not be written or verbalized but may be
      established by a practice, pattern or course of conduct. When a thing of value is received repeatedly
      and is connected in any way with the volume or value of the business referred, the receipt of the
      thing of value is evidence that it is made pursuant to an agreement or understanding for the referral
      of business .
    drafter_attestation: Verbatim subsection of 12 CFR §1024.14 from Cornell LII snapshot b94f3c4f70216a1e;
      body isolated between nav and notes; substring-verified.
  judgment: false
- id: reg-x-1024.14-f
  canonical_id: reg-x-1024.14-f
  section: 12 CFR §1024.14(f)
  description: '(f): (f) Referral. (1) A referral includes any oral or written action directed to a person
    which has the effect of affirmatively influencing the selection by any person of a provider of a settlement
    service or business incident to or part of a settlement service when such person will pay for such
    settlem…'
  type: do
  tags:
  - regulator-direct
  - section-complete
  - cfpb-regulation
  primary_source:
    tier: 1
    authority: 12 CFR §1024.14(b)
    source_class: cfpb-regulation
    source_url: https://www.law.cornell.edu/cfr/text/12/1024.14
    snapshot_id: b94f3c4f70216a1e
    fetched_at: '2026-05-22T18:22:06Z'
    content_hash: sha256:633916cc12b23f851686ef94a27af49361a86763420d2d9a9b95d2ee96ec8181
    paragraph_quote: (f) Referral. (1) A referral includes any oral or written action directed to a person
      which has the effect of affirmatively influencing the selection by any person of a provider of a
      settlement service or business incident to or part of a settlement service when such person will
      pay for such settlement service or business incident thereto or pay a charge attributable in whole
      or in part to such settlement service or business . (2) A referral also occurs whenever a person
      paying for a settlement service or business incident thereto is required to use (see § 1024.2 ,
      “required use”) a particular provider of a settlement service or business incident thereto.
    drafter_attestation: Verbatim subsection of 12 CFR §1024.14 from Cornell LII snapshot b94f3c4f70216a1e;
      body isolated between nav and notes; substring-verified.
  judgment: false
- id: reg-x-1024.14-g
  canonical_id: reg-x-1024.14-g
  section: 12 CFR §1024.14(g)
  description: '(g): (g) Fees, salaries, compensation, or other payments. (1) Section 8 of RESPA permits:'
  type: do
  tags:
  - regulator-direct
  - section-complete
  - cfpb-regulation
  primary_source:
    tier: 1
    authority: 12 CFR §1024.14(b)
    source_class: cfpb-regulation
    source_url: https://www.law.cornell.edu/cfr/text/12/1024.14
    snapshot_id: b94f3c4f70216a1e
    fetched_at: '2026-05-22T18:22:06Z'
    content_hash: sha256:633916cc12b23f851686ef94a27af49361a86763420d2d9a9b95d2ee96ec8181
    paragraph_quote: '(g) Fees, salaries, compensation, or other payments. (1) Section 8 of RESPA permits:'
    drafter_attestation: Verbatim subsection of 12 CFR §1024.14 from Cornell LII snapshot b94f3c4f70216a1e;
      body isolated between nav and notes; substring-verified.
  judgment: false
- id: reg-x-1024.14-i
  canonical_id: reg-x-1024.14-i
  section: 12 CFR §1024.14(i)
  description: '(i): (i) A payment to an attorney at law for services actually rendered; (ii) A payment
    by a title company to its duly appointed agent for services actually performed in the issuance of
    a policy of title insurance; (iii) A payment by a lender to its duly appointed agent or contractor
    for services actuall…'
  type: do
  tags:
  - regulator-direct
  - section-complete
  - cfpb-regulation
  primary_source:
    tier: 1
    authority: 12 CFR §1024.14(b)
    source_class: cfpb-regulation
    source_url: https://www.law.cornell.edu/cfr/text/12/1024.14
    snapshot_id: b94f3c4f70216a1e
    fetched_at: '2026-05-22T18:22:06Z'
    content_hash: sha256:633916cc12b23f851686ef94a27af49361a86763420d2d9a9b95d2ee96ec8181
    paragraph_quote: (i) A payment to an attorney at law for services actually rendered; (ii) A payment
      by a title company to its duly appointed agent for services actually performed in the issuance of
      a policy of title insurance; (iii) A payment by a lender to its duly appointed agent or contractor
      for services actually performed in the origination, processing, or funding of a loan; (iv) A payment
      to any person of a bona fide salary or compensation or other payment for goods or facilities actually
      furnished or for services actually performed;
    drafter_attestation: Verbatim subsection of 12 CFR §1024.14 from Cornell LII snapshot b94f3c4f70216a1e;
      body isolated between nav and notes; substring-verified.
  judgment: false
- id: reg-x-1024.14-v
  canonical_id: reg-x-1024.14-v
  section: 12 CFR §1024.14(v)
  description: '(v): (v) A payment pursuant to cooperative brokerage and referral arrangements or agreements
    between real estate agents and real estate brokers. (The statutory exemption restated in this paragraph
    refers only to fee divisions within real estate brokerage arrangements when all parties are acting
    in a real…'
  type: dont
  tags:
  - regulator-direct
  - section-complete
  - cfpb-regulation
  primary_source:
    tier: 1
    authority: 12 CFR §1024.14(b)
    source_class: cfpb-regulation
    source_url: https://www.law.cornell.edu/cfr/text/12/1024.14
    snapshot_id: b94f3c4f70216a1e
    fetched_at: '2026-05-22T18:22:06Z'
    content_hash: sha256:633916cc12b23f851686ef94a27af49361a86763420d2d9a9b95d2ee96ec8181
    paragraph_quote: (v) A payment pursuant to cooperative brokerage and referral arrangements or agreements
      between real estate agents and real estate brokers. (The statutory exemption restated in this paragraph
      refers only to fee divisions within real estate brokerage arrangements when all parties are acting
      in a real estate brokerage capacity, and has no applicability to any fee arrangements between real
      estate brokers and mortgage brokers or between mortgage brokers .); (vi) Normal promotional and
      educational activities that are not conditioned on the referral of business and that do not involve
      the defraying of expenses that otherwise would be incurred by persons in a position to refer settlement
      services or business incident thereto; or (vii) An employer's payment to its own employees for any
      referral activities. (2) The Bureau may investigate high prices to see if they are the result of
      a referral fee or a split of a fee. If the payment of a thing of value bears no reasonable relationship
      to the market value of the goods or services provided, then the excess is not for services or goods
      actually performed or provided. These facts may be used as evidence of a violation of section 8
      and may serve as a basis for a RESPA investigation. High prices standing alone are not proof of
      a RESPA violation. The value of a referral ( i.e., the value of any additional business obtained
      thereby) is not to be taken into account in determining whether the payment exceeds the reasonable
      value of such goods, facilities or services. The fact that the transfer of the thing of value does
      not result in an increase in any charge made by the person giving the thing of value is irrelevant
      in determining whether the act is prohibited. (3) Multiple services. When a person in a position
      to refer settlement service business , such as an attorney, mortgage lender , real estate broker
      or agent, or developer or builder, receives a payment for providing additional settlement services
      as part of a real estate transaction, such payment must be for services that are actual, necessary
      and distinct from the primary services provided by such person . For example, for an attorney of
      the buyer or seller to receive compensation as a title agent, the attorney must perform core title
      agent services (for which liability arises) separate from attorney services, including the evaluation
      of the title search to determine the insurability of the title, the clearance of underwriting objections,
      the actual issuance of the policy or policies on behalf of the title insurance company, and, where
      customary, issuance of the title commitment, and the conducting of the title search and closing.
    drafter_attestation: Verbatim subsection of 12 CFR §1024.14 from Cornell LII snapshot b94f3c4f70216a1e;
      body isolated between nav and notes; substring-verified.
  judgment: false
- id: reg-x-1024.14-h
  canonical_id: reg-x-1024.14-h
  section: 12 CFR §1024.14(h)
  description: '(h): (h) Recordkeeping. Any documents provided pursuant to this section shall be retained
    for five (5) years from the date of execution.'
  type: do
  tags:
  - regulator-direct
  - section-complete
  - cfpb-regulation
  primary_source:
    tier: 1
    authority: 12 CFR §1024.14(b)
    source_class: cfpb-regulation
    source_url: https://www.law.cornell.edu/cfr/text/12/1024.14
    snapshot_id: b94f3c4f70216a1e
    fetched_at: '2026-05-22T18:22:06Z'
    content_hash: sha256:633916cc12b23f851686ef94a27af49361a86763420d2d9a9b95d2ee96ec8181
    paragraph_quote: (h) Recordkeeping. Any documents provided pursuant to this section shall be retained
      for five (5) years from the date of execution.
    drafter_attestation: Verbatim subsection of 12 CFR §1024.14 from Cornell LII snapshot b94f3c4f70216a1e;
      body isolated between nav and notes; substring-verified.
  judgment: false
- id: reg-x-1024.14-i
  canonical_id: reg-x-1024.14-i
  section: 12 CFR §1024.14(i)
  description: '(i): (i) Appendix B of this part. Illustrations in appendix B of this part demonstrate
    some of the requirements of this section. CFR Toolbox Law about... Articles from Wex Table of Popular
    Names Parallel Table of Authorities Accessibility About LII Contact us Advertise here Help Terms of
    use Privacy'
  type: do
  tags:
  - regulator-direct
  - section-complete
  - cfpb-regulation
  primary_source:
    tier: 1
    authority: 12 CFR §1024.14(b)
    source_class: cfpb-regulation
    source_url: https://www.law.cornell.edu/cfr/text/12/1024.14
    snapshot_id: b94f3c4f70216a1e
    fetched_at: '2026-05-22T18:22:06Z'
    content_hash: sha256:633916cc12b23f851686ef94a27af49361a86763420d2d9a9b95d2ee96ec8181
    paragraph_quote: (i) Appendix B of this part. Illustrations in appendix B of this part demonstrate
      some of the requirements of this section. CFR Toolbox Law about... Articles from Wex Table of Popular
      Names Parallel Table of Authorities Accessibility About LII Contact us Advertise here Help Terms
      of use Privacy
    drafter_attestation: Verbatim subsection of 12 CFR §1024.14 from Cornell LII snapshot b94f3c4f70216a1e;
      body isolated between nav and notes; substring-verified.
  judgment: false
