If we extend a balloon loan that has not yet matured but change the payment terms (by changing the term from three years to one year), would that be considered a refinance or a renewal?

Whether a subsequent transaction related to the same loan should be treated as a refinancing with new TILA and RESPA disclosures depends on the loan documents. The general rule is that a refinancing occurs only when an existing obligation is “satisfied and replaced by a new obligation undertaken by the same consumer” (under Regulation Z) (or “by the same borrower” under RESPA). 12 CFR 1026.20(a)12 CFR 1024.2(b). The Regulation Z Official Staff Commentary states that this determination is “based on the parties’ contract and applicable law.” Official Staff Commentary, 12 CFR 1026.20(a), Comment 1. Beyond that, we are not aware of any other regulatory guidance on what it means to “satisfy and replace” an obligation with a new obligation.

While this issue apparently is not frequently litigated in court, we have found a few cases in which a court has determined a second transaction to be a modification and not a refinancing. It may be useful to examine the contract language relied on by those courts for their findings that the transactions at issue were modifications and not refinancings. See Rodriguez v. Chase Home Finance, LLC, No. 10 C 05876 (N.D. Ill. Sept. 23, 2011); In re Sheppard, 299 BR 753, 764 (Bankr. E.D.Penn. 2003).

For example, in the Illinois Rodriguez case, the modification agreement stated that it would “amend and supplement” the original note and mortgage. The modification also had an express disclaimer stating that “nothing in this Agreement shall be understood or construed to be a satisfaction or release in whole or in part of the obligations contained in the Loan Documents.” Based on those provisions in the modification agreement, the court found that the transaction was not a refinance.

Similar language in the Pennsylvania In re Sheppard case led the court to the same conclusion, that a loan modification was not a “refinance” for purposes of Regulation Z. In that case, the modification agreement stated that it “amends and supplements” the original security agreement, it required the borrower to “comply with all other covenants, agreements, and requirements” from the original security agreement, and it also stated that “[n]othing in this Agreement shall be understood or construed to be a satisfaction or release in whole or in part” of the original security agreement. Relying on those three provisions, the court held that the modification was not a refinance.