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STATEMENTS IN BOLD LETTERS ON THE BOTTOM OF EACH PAGE OF THE RPAPL 1304 NOTICE OF FORECLOSURE, AS WELL AS A CONSUMER NOTICE PURSUANT TO 15 USC SECTION 1692G, DID NOT VIOLATE THE “SEPARATE ENVELOPE” RULE (SECOND DEPT).

The Second Department, reversing Supreme Court, determined statements included with the RPAPL 1304 90-day notice-of-foreclosure did not violate the “separate envelope” rule:

“The ‘separate envelope’ mandate of RPAPL 1304(2) provides that ‘[t]he notices required by this section shall be sent by the lender, assignee or mortgage loan servicer in a separate envelope from any other mailing or notice'” … . Here, in support of her cross-motion, the defendant presented evidence that the 90-day notices included an additional statement, in bold letters, at the bottom of each page, indicating that the notice was “AN ATTEMPT TO COLLECT A DEBT” and that “ANY INFORMATION OBTAINED . . . WILL BE USED FOR THAT PURPOSE,” as well as a consumer notice pursuant to 15 USC § 1692g. However, the subject language does not constitute an “other mailing or notice” in violation of the separate envelope mandate of RPAPL 1304(2). The additional material consisted of “accurate statements that further the underlying statutory purpose of providing information to borrowers that is or may become relevant to avoiding foreclosure” … . HSBC Bank USA, N.A. v Berry, 2025 NY Slip Op 04769, Second Dept 8-27-25

Practice Point: The separate envelope rule which requires that the RPAPL 1304 notice of foreclosure be sent “in a separate envelope from any other mailing or notice” was not violated here by statements in bold letters on the bottom of each page of the RPAPL 1304 notice or by the inclusion of a consumer notice pursuant to 15 USC section 1692g.

 

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