Pennsylvania 2025_0 Regular Session Status: Passed House 6 D cosponsors

HB 2391 — An Act amending the act of January 30, 1974 (P.L.13, No.6), referred to as the Loan Interest and Protection Law, in protective provisions, further providing for prepayment penalty prohibited.

Last action — Referred to BANKING AND INSURANCE, June 15, 2026

  1. ✓
    Introduced
  2. ✓
    In Committee
  3. 3
    Passed House
  4. 4
    Passed Senate
  5. 5
    To Executive
  6. 6
    Enacted

This bill has passed the House. Introduced April 16, 2026. It now moves to the second chamber.

Next likely step: consideration and a floor vote in the Senate.

Odds of enactment

Moderate chance

Based on the sponsor, cosponsors, and committee posture, this bill has a moderate chance of becoming law.

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A statistical estimate from our own model of past outcomes — an insight, not a guarantee. Policymaking is volatile.

Prognosis

Advancing 58% · moderate confidence

  • Passed House

    Current position in the legislative process.

  • 6 sponsors

    1 primary, 5 co-sponsors signed on.

  • Single-party support

    Sponsorship is currently within one party (6 D).

  • Cleared a recorded vote

    Passed 1 recorded vote so far.

Based on stage, sponsorship breadth, committee status, recorded votes, and cross-state momentum — a description of the observable signals, not a prediction.

In plain language

The bill prohibits prepayment penalties on loans under the Loan Interest and Protection Law.

This legislation amends existing loan laws to prevent lenders from charging prepayment penalties, making it easier for borrowers to pay off loans early. This change aims to enhance housing affordability by lowering costs for real estate investors.

What this means for you
  • Consumers: Consumers will benefit as they can avoid prepayment penalties when repaying loans, reducing overall borrowing costs.
  • Small Business: For small business real estate investors, this means they can pay off loans early without facing extra fees, helping cash flow.

Summary

Housing Affordability Initiative: Lower Investment Costs for Real Estate Investors

Bill Text

Action History

  1. Referred to BANKING AND INSURANCE, June 15, 2026

  2. In the Senate

  3. Third consideration and final passage, June 8, 2026 (117-84)

  4. Re-reported as committed, June 1, 2026

  5. Re-committed to APPROPRIATIONS, May 6, 2026

  6. Second consideration, May 6, 2026

  7. Removed from table, May 5, 2026

  8. Laid on the table, April 27, 2026

  9. First consideration, April 27, 2026

  10. Reported as committed, April 27, 2026

  11. Referred to COMMERCE, April 16, 2026

Sponsors

Sponsorship breakdown

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1 sponsors · 5 co-sponsors · 247 not signed on · 84 voted No

Sponsors (1)

Co-sponsors (5)

Not signed on (247)

247 members have not signed on to this bill.

Show all 247 →

"Not signed on" means a member has not sponsored or co-sponsored this bill — it does not imply opposition. Members flagged Voted No have a recorded No vote on this bill.

Whip count is in markup. Polling the chamber and every recorded vote this session. Only the first open is slow. It’s instant for you after this. Calling the roll · Tallying · Engrossing

Votes

FINAL PASSAGE

Passed 117 Yea · 84 Nay
Party YeaNayPresentNot Voting
Democratic 102000
Republican 158400
Total 1178400
% of votes cast 58%42%0%0%
How each member voted (201)
Member Party Vote
Abigail Salisbury Democratic Yea
Aerion Abney Democratic Yea
Amen Brown Democratic Yea
Ana Tiburcio Democratic Yea
Andre D. Carroll Democratic Yea
Anita Astorino Kulik Democratic Yea
Anthony A. Bellmon Democratic Yea
Arvind Venkat Democratic Yea
Ben Waxman Democratic Yea
Benjamin V. Sanchez Democratic Yea
Brandon J. Markosek Democratic Yea
Brian Munroe Democratic Yea
Bridget M. Kosierowski Democratic Yea
Carol Hill-Evans Democratic Yea
Carol Kazeem Democratic Yea
Chris Pielli Democratic Yea
Christina D. Sappey Democratic Yea
Christopher M. Rabb Democratic Yea
Dan Frankel Democratic Yea
Dan Goughnour Democratic Yea
Dan K. Williams Democratic Yea
Daniel J. Deasy Democratic Yea
Danielle Friel Otten Democratic Yea
Danilo Burgos Democratic Yea
Darisha K. Parker Democratic Yea
Dave Madsen Democratic Yea
David M. Delloso Democratic Yea
Ed Neilson Democratic Yea
Eddie Day Pashinski Democratic Yea
Elizabeth Fiedler Democratic Yea
Emily Kinkead Democratic Yea
Frank Burns Democratic Yea
G. Roni Green Democratic Yea
Gina H. Curry Democratic Yea
Greg Scott Democratic Yea
Greg Vitali Democratic Yea
Heather Boyd Democratic Yea
Ismail Smith-Wade-El Democratic Yea
Jacklyn Rusnock Democratic Yea
Jared G. Solomon Democratic Yea
Jason Dawkins Democratic Yea
Jeanne McNeill Democratic Yea
Jen Mazzocco Democratic Yea
Jennifer O'Mara Democratic Yea
Jessica Benham Democratic Yea
Jim Haddock Democratic Yea
Jim Prokopiak Democratic Yea
Joanna E. McClinton Democratic Yea
Joe Ciresi Democratic Yea
Joe McAndrew Democratic Yea
Joe Webster Democratic Yea
Johanny Cepeda-Freytiz Democratic Yea
John C. Inglis III Democratic Yea
Jordan A. Harris Democratic Yea
Jose Giral Democratic Yea
Joseph C. Hohenstein Democratic Yea
Justin C. Fleming Democratic Yea
Keith S. Harris Democratic Yea
Kristine C. Howard Democratic Yea
Kyle Donahue Democratic Yea
Kyle J. Mullins Democratic Yea
La'Tasha D. Mayes Democratic Yea
Leanne Krueger Democratic Yea
Lindsay Powell Democratic Yea
Lisa A. Borowski Democratic Yea
Liz Hanbidge Democratic Yea
Malcolm Kenyatta Democratic Yea
Mandy Steele Democratic Yea
Manuel Guzman Democratic Yea
Mary Jo Daley Democratic Yea
MaryLouise Isaacson Democratic Yea
Matthew D. Bradford Democratic Yea
Maureen E. Madden Democratic Yea
Melissa Cerrato Democratic Yea
Melissa L. Shusterman Democratic Yea
Michael H. Schlossberg Democratic Yea
Morgan Cephas Democratic Yea
Nancy Guenst Democratic Yea
Napoleon J. Nelson Democratic Yea
Nathan Davidson Democratic Yea
Nikki Rivera Democratic Yea
Pat Gallagher Democratic Yea
Patrick J. Harkins Democratic Yea
Paul Friel Democratic Yea
Paul Takac Democratic Yea
Perry S. Warren Democratic Yea
Peter Schweyer Democratic Yea
Regina G. Young Democratic Yea
Rick Krajewski Democratic Yea
Robert E. Merski Democratic Yea
Robert F. Matzie Democratic Yea
Robert Freeman Democratic Yea
Ryan A. Bizzarro Democratic Yea
Scott Conklin Democratic Yea
Sean Dougherty Democratic Yea
Steve Samuelson Democratic Yea
Steven R. Malagari Democratic Yea
Tarah Probst Democratic Yea
Tarik Khan Democratic Yea
Tim Brennan Democratic Yea
Tim Briggs Democratic Yea
Tina M. Davis Democratic Yea
Aaron Bernstine Republican Nay
Abby Major Republican Nay
Alec J. Ryncavage Republican Nay
Andrea C. Verobish Republican Nay
Andrew Kuzma Republican Nay
Ann Flood Republican Nay
Barbara Gleim Republican Nay
Brad Roae Republican Nay
Brenda M. Pugh Republican Nay
Brett R. Miller Republican Nay
Brian C. Rasel Republican Nay
Brian Smith Republican Nay
Bryan Cutler Republican Nay
Bud Cook Republican Nay
Carl Walker Metzgar Republican Nay
Catherine I Wallen Republican Nay
Chad G. Reichard Republican Nay
Charity Grimm Krupa Republican Nay
Clint Owlett Republican Nay
Craig T. Staats Republican Nay
Craig Williams Republican Yea
Dallas Kephart Republican Nay
Dan Moul Republican Nay
Dane Watro Republican Nay
David H. Rowe Republican Nay
David H. Zimmerman Republican Nay
David M. Maloney Republican Nay
Donna Scheuren Republican Nay
Doyle Heffley Republican Nay
Eric Davanzo Republican Nay
Eric J. Weaknecht Republican Nay
Eric R. Nelson Republican Nay
Gary W. Day Republican Nay
Jack Rader Republican Nay
Jacob D. Banta Republican Nay
James B. Struzzi Republican Nay
Jamie Barton Republican Nay
Jamie L. Flick Republican Nay
Jamie Walsh Republican Nay
Jason Ortitay Republican Nay
Jeff Olsommer Republican Nay
Jeremy Shaffer Republican Nay
Jesse Topper Republican Nay
Jill N. Cooper Republican Nay
Jim Rigby Republican Nay
Joanne Stehr Republican Nay
Joe Emrick Republican Yea
Joe Hamm Republican Nay
Joe Hogan Republican Yea
Joe Kerwin Republican Nay
John A. Lawrence Republican Nay
John A. Schlegel Republican Nay
Jonathan Fritz Republican Nay
Joseph D'Orsie Republican Nay
Josh Bashline Republican Nay
Joshua D. Kail Republican Nay
Kate A. Klunk Republican Nay
Kathleen C. Tomlinson Republican Yea
Kathy L. Rapp Republican Nay
Keith J. Greiner Republican Nay
Kerry A. Benninghoff Republican Yea
Kristin Marcell Republican Yea
Leslie Rossi Republican Nay
Marc S. Anderson Republican Nay
Marci Mustello Republican Nay
Mark M. Gillen Republican Nay
Marla Brown Republican Nay
Martin T. Causer Republican Nay
Martina A. White Republican Yea
Michael Stender Republican Nay
Mike Armanini Republican Nay
Mike Jones Republican Nay
Milou Mackenzie Republican Nay
Mindy Fee Republican Nay
Natalie Mihalek Republican Yea
Parke Wentling Republican Nay
Perry A. Stambaugh Republican Nay
R. Lee James Republican Yea
Rich Irvin Republican Yea
Rob W. Kauffman Republican Nay
Robert Leadbeter Republican Yea
Roman Kozak Republican Nay
Russ Diamond Republican Nay
Ryan Warner Republican Nay
Scott Barger Republican Nay
Shelby Labs Republican Yea
Sheryl M. Delozier Republican Nay
Stephanie Borowicz Republican Nay
Steven C. Mentzer Republican Nay
Thomas H. Kutz Republican Nay
Thomas L. Mehaffie Republican Yea
Tim Twardzik Republican Yea
Timothy J. O'Neal Republican Nay
Timothy R. Bonner Republican Nay
Tina Pickett Republican Nay
Tom Jones Republican Nay
Valerie S. Gaydos Republican Yea
Wendy Fink Republican Nay
Zachary Mako Republican Nay

Official roll call →

Subjects

housing
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Frequently asked questions

What does HB 2391 do?
Housing Affordability Initiative: Lower Investment Costs for Real Estate Investors
Who sponsors HB 2391?
HB 2391 is sponsored by Scott Conklin (Democratic), Patrick J. Harkins (Democratic), Carol Hill-Evans (Democratic), Manuel Guzman (Democratic), Darisha K. Parker (Democratic), and Liz Hanbidge (Democratic).
What is the current status of HB 2391?
This bill has passed the House. Introduced April 16, 2026. It now moves to the second chamber.
Where can I track HB 2391?
Track HB 2391 free on One Click Politics — get push/email alerts when it moves.

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