Swift Home Loans Inc., a Michigan-based mortgage lender, is facing a federal class action lawsuit alleging it bombarded consumers with unwanted text messages.
In an amended complaint filed Oct. 20, 2025, in the U.S. District Court for the Middle District of Florida, plaintiff Melanee Packard claims that Swift Home Loans violated the Telephone Consumer Protection Act by sending telemarketing texts to phone numbers listed on the National Do Not Call Registry.
Packard claims that Swift Home Loans promotes its services by sending mass marketing texts to consumers without prior consent, including individuals who had no existing business relationship with the company. She alleges that the company obtained contact information through the purchase of trigger leads, consumer data generated and sold by the credit bureaus when a mortgage credit inquiry is made, and then used those leads to target consumers with marketing messages.
Although TCPA lawsuits are nothing new to the mortgage industry, not as many complaints specifically target a lenders’ use — or alleged abuse — of trigger leads. Last month, President Trump signed off on the Homebuyers Privacy Protection Act (H.R. 2808), which is expected to curb the use of trigger leads across the industry, but that law goes into effect next year, March 5, 2026.
Rather, Packard’s complaint addresses existing TCPA regulations, 47 C.F.R. § 64.1200(c), which provides that “[n]o person or entity shall initiate any telephone solicitation” to “[a] residential telephone subscriber who has registered his or her telephone number on the national do-not-call registry … that is maintained by the federal government,” the complaint reads.
Packard allegedly received two unsolicited text messages in July 2025 from a number associated with Swift Home Loans, offering lower VA mortgage rates and referencing a June 2024 mortgage closing that she said never occurred. She also claims that she’s never done business with the company, never provided her phone number, and that her number had been listed on the National Do Not Call Registry since 2008.
The complaint reference quotes another consumer who called Swift Home Loans, “the country’s worst offenders when it comes to credit triggers,” in an online Reddit post. The consumer further claimed “They are almost exclusively ex Rocket Mortgage employees, generally the ones that were liars and manipulators on the phones. They are high-skilled and highly motivated killers. They call on triggers and pretend to be the original source of the credit pull, like literally saying they are the company that the person was working with calling from a different number.”
According to NMLS Consumer Access, Swift currently has 147 MLOs on staff as of October 2025, and Modex shows the company closed a total $3.52 billion among 9,836 loans in the past 12 month — most (85%) were refinances. The company, a broker and correspondent lender, mainly banks its loans (91%), and only brokers roughly 8% of loans with a few wholesalers like AmWest Funding, HomeBridge Financial, and United Wholesale Mortgage (UWM).
According to the complaint, those marketing efforts were part of a “high-pressure business model” aimed at intercepting consumers during, or shortly after, a mortgage transaction with another lender. The complaint alleged that Swift Home Loans often misrepresented itself as being affiliated with a consumer’s existing lender, and that such practices caused “confusion, annoyance, and harassment” among recipients.
The proposed class covers U.S. persons who, “from four years prior to the filing through class certification,” received more than one call and/or text from Swift within any 12-month period while their residential number had been on the National DNC for at least 30 days, for substantially the same reason Swift texted Packard, and despite not having provided their number to Swift.
