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If your servicer has raised your monthly mortgage payment, start by comparing the new escrow figures with your actual property-tax bill and insurance renewal. A higher escrow portion usually means the servicer expects larger tax or insurance costs, or is recovering a shortage from last year. If the numbers do not match the bills, request a written explanation and, if needed, send a formal notice of error. Keep making your scheduled payments while the servicer reviews the issue.
This guidance applies to U.S. borrowers with federally related mortgage loans covered by Regulation X. Your state, your loan documents, and your servicer’s own policies can add protections or set a lower escrow cushion. The CFPB consumer pages cited below were last reviewed in 2024 or 2025; the Regulation X text is the current regulation as of October 2026.
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Why the monthly payment rises
An escrow account is a holding account the servicer uses to pay property-related bills, most often property taxes and homeowners insurance. Your monthly payment has a principal-and-interest part and an escrow part. When the tax or insurance bill rises, the servicer raises the monthly escrow deposit so there is enough money on hand when the bill comes due. 12 CFR § 1024.17 governs how this projection is made.
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1Clear out junk files and repair common Windows errors2Scan for outdated or missing drivers - takes under a minute3Repair Windows errors before they cause bigger problemsA shortage from the prior year can add a second, temporary amount on top of the new escrow deposit. That is why a payment can jump even when your tax bill changed only modestly.
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The CFPB also lists other common causes of a payment change: a temporary buydown ending, a new fee, or a servicer error. The payment-change explanation is in the CFPB guidance on why a monthly mortgage payment goes up or changes.
How to check the increase yourself
Work through these steps before you call the servicer. You need the old and new payment notices, the most recent annual escrow statement, your current property-tax bill, and your insurance renewal or premium notice.
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- Split the payment into its parts. Compare the old and new statements line by line. Decide whether the increase is in escrow, in principal and interest, or in a fee. If the itemization is unclear, ask for a breakdown. The CFPB explains this step in its payment-change guidance.
- Check the underlying bills. Compare the tax figure the servicer projects with your current local tax bill. Compare the insurance figure with the policy renewal or premium notice. Look for a changed premium, coverage amount, assessed value, or tax amount. The CFPB’s escrow-problem guidance recommends this comparison.
- Reconcile projected and actual activity. Review the account history on the annual statement: deposits, tax and insurance disbursements, and the ending balance. Find any stated reason that actual activity differed from last year’s projection.
- Identify the balance condition. A shortage means the balance is below the target balance. A deficiency means the balance is negative. A surplus means the balance is above the target. These are distinct regulatory terms, and the repayment rules depend on which one applies.
- Request the underlying records. Ask for the annual escrow analysis, the tax and insurance amounts the servicer used, the account history, the shortage calculation, and the effective date of the new payment.
What the annual escrow statement must contain
After each escrow analysis, the servicer must send an annual escrow account statement. Under Regulation X, it must show:
- the current and prior monthly mortgage payment, with the escrow portion of each;
- the amounts deposited into and disbursed from the escrow account during the prior computation year;
- the ending escrow balance;
- how any surplus or shortage will be handled;
- the relevant differences between the prior year’s projection and actual account history.
If any of these items is missing, that absence is itself a reason to ask for a corrected or complete statement.
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Shortages, deficiencies and surpluses
A servicer must analyze an escrow account before creating it and at the end of each account computation year, and it may analyze at other times. Where the servicer knows the upcoming tax and insurance charges, it uses them. Where charges are unknown, it may use permitted prior-year information. The federal maximum cushion is generally one-sixth of estimated annual disbursements, though state law or your loan documents can require a lower amount.
The options a servicer may offer depend on the size of the balance problem and whether you are a current borrower. Regulation X defines “current” for these purposes by whether the servicer receives payments within 30 days of the due date; a borrower in default can be treated differently. The table below summarizes the federal options for a current borrower.
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| Situation | Amount | Options the servicer may use |
|---|---|---|
| Shortage | Below one month’s escrow payment | Leave it in the account, collect it within 30 days, or repay in equal monthly installments over at least 12 months |
| Shortage | Equal to or greater than one month’s escrow payment | Leave it in place, or repay in equal monthly installments over at least 12 months. The 30-day collection option listed for smaller shortages is not part of this provision. |
| Deficiency (negative balance) | Below one month’s escrow payment | Leave it in the account, collect it within 30 days, or repay in two or more equal monthly payments |
| Deficiency (negative balance) | Equal to or greater than one month’s escrow payment | Leave it in place, or repay in two or more equal monthly payments |
| Surplus | $50 or more | Refund within 30 days after the analysis |
| Surplus | Below $50 | Refund, or credit against next year’s escrow payments |
These thresholds come from the regulatory text, not from statistical studies. Your statement should say which option the servicer chose for your account.
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Call the servicer first and write down the date, the representative’s name, a reference number, and the correction you asked for. If the problem is not fixed, put your concern in writing. A notice of error describes a suspected calculation or servicing mistake. A request for information asks for specific records, such as the escrow analysis and account details.
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- Find the correct address. Use the special address for error notices or information requests shown on your statement or the servicer’s website. It may differ from the address for payments.
- Write the letter. Include your name, loan number, and property address. State the suspected error or the information you need, in plain language.
- Keep the payment separate. Do not write the request on a payment coupon.
- Keep proof. Retain a copy of the letter and proof of delivery.
- Keep paying. Continue making your scheduled mortgage payments while the servicer reviews the issue.
Response deadlines
According to the CFPB’s dispute guidance, a servicer generally must acknowledge a written notice within five business days and respond within 30 business days, excluding weekends and legal public holidays. Specific rule exceptions and extensions can apply, so the response period may not be exactly 30 business days in every case.
If the servicer does not respond
If the servicer does not answer, or the issue continues after its response, you can submit a complaint to the CFPB. The CFPB’s guidance on unanswered notices explains the next steps.
If the servicer did not pay a tax or insurance bill
A missed disbursement is more urgent than a disputed amount. Take these steps in order:
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- Contact the servicer immediately and send a copy of the bill with a notice of error.
- Contact the tax authority or insurer directly to confirm the amount due and avoid escalation.
- Keep a record of every call and letter.
The CFPB warns that unpaid property taxes can lead to a tax lien. Federal rules generally require a servicer that holds escrow funds to make covered disbursements on or before the deadline to avoid a penalty, as set out in 12 CFR § 1024.34. If the matter is not corrected promptly, the CFPB suggests consulting an attorney or a HUD-approved housing counselor, especially if foreclosure is imminent or legal papers have been served.
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