Lobbi-Docs Regulatory Mapping
Produce a comprehensive regulatory requirement matrix that maps each business process step to the specific regulatory requirements it must satisfy, identifies gaps where no control exists, and provides the foundation for a compliance program.
Step 1: Entity and Product Classification
Identify exactly what the client is and does, because regulatory obligations are entity- and product-specific.
Entity type (select all that apply):
Insurance:
- Insurance agent (licensed individual or agency)
- Insurance broker
- Managing General Agent (MGA) — has binding authority
- Managing General Underwriter (MGU) — no binding authority
- Admitted carrier (licensed in state, subject to rate/form filing)
- Non-admitted / surplus lines carrier
- Third-Party Administrator (TPA)
- Reinsurer
Mortgage:
- Mortgage broker (originates, does not fund)
- Mortgage banker / non-bank lender (originates and funds, sells to secondary market)
- Portfolio lender (originates and holds)
- Mortgage servicer (collects payments, loss mitigation)
- Correspondent lender
Financial Services:
- Registered Investment Advisor (RIA)
- Broker-dealer (FINRA member)
- Dual registrant (RIA + BD)
- Bank or credit union (state or federally chartered)
- Money services business (MSB)
Product lines and states (document each combination):
| Product Line | States of Operation | License Type Held | License Numbers |
|---|---|---|---|
| [e.g., Personal lines P&C] | [e.g., TX, CA, FL] | [e.g., Insurance Agency] | [License #s] |
Step 2: Regulatory Universe Identification
Based on entity type and product lines, enumerate all applicable regulations.
Federal regulations (apply regardless of state):
| Regulation | Full Name | Administering Agency | Summary of Applicability |
|---|---|---|---|
| RESPA | Real Estate Settlement Procedures Act | CFPB | Mortgage: settlement costs, kickbacks, escrow |
| TRID | TILA-RESPA Integrated Disclosure | CFPB | Mortgage: LE and CD disclosures |
| HMDA | Home Mortgage Disclosure Act (Reg C) | CFPB | Mortgage: LAR data collection and reporting |
| ECOA/Reg B | Equal Credit Opportunity Act | CFPB | Credit: adverse action, fair lending |
| FCRA | Fair Credit Reporting Act | CFPB + FTC | Credit: permissible purpose, adverse action |
| Dodd-Frank QM/ATR | Ability to Repay / Qualified Mortgage | CFPB | Mortgage: underwriting standards |
| BSA/AML | Bank Secrecy Act / Anti-Money Laundering | FinCEN | All financial: CIP, SAR, CTR |
| GLBA | Gramm-Leach-Bliley Act / Safeguards Rule | FTC / banking regulators | All financial: privacy, data security |
| CAN-SPAM | CAN-SPAM Act | FTC | Email marketing |
| TCPA | Telephone Consumer Protection Act | FCC | Phone/text marketing |
| FINRA 4511 | FINRA Recordkeeping Rule | FINRA | BD: books and records |
| SOX | Sarbanes-Oxley Act | SEC | Public companies: financial reporting controls |
State regulations (document per state):
For each state of operation, identify:
- Insurance code and regulations (administered by state DOI)
- Mortgage banking / lending statutes (state banking dept or DOI)
- State consumer protection statutes
- State privacy laws (CCPA/CPRA for CA; others as applicable)
- State recording consent laws (one-party vs. two-party)
- State unclaimed property laws
Step 3: Requirement Extraction
For each regulation in the universe, extract the specific operational requirements — what must the business do, not just what the law says.
Requirement format:
REQ-[Regulation]-[N]:
Regulation: [Reg name and specific section/rule]
Requirement: [Plain English description of what must happen operationally]
Applies to: [Which entity types, product lines, or states]
Frequency: [Per transaction / Monthly / Annually / Ongoing]
Evidence required: [What documentation proves compliance]
Failure consequence: [Regulatory action, fine, license revocation, civil liability]
Example extractions:
REQ-TRID-001:
Regulation: TRID / Reg Z § 1026.37
Requirement: Deliver Loan Estimate within 3 business days of receiving application (6 triggers)
Applies to: All mortgage lenders and brokers
Frequency: Per loan application
Evidence required: LE issuance date, delivery confirmation, application date
Failure consequence: CFPB enforcement, inability to collect fees before LE delivery
REQ-NAIC-001:
Regulation: NAIC Unfair Trade Practices Act (adopted by most states)
Requirement: Acknowledge receipt of a claim within 10 working days; accept or deny within 45 days
Applies to: Admitted carriers, some TPAs
Frequency: Per claim
Evidence required: Claim acknowledgment log, acceptance/denial letters with dates
Failure consequence: State DOI market conduct citation, fines
Step 4: Process Mapping
Map each regulatory requirement to the business process step(s) where it must be implemented.
Process mapping table:
| REQ ID | Regulation | Requirement Summary | Process Area | Process Step | Step Owner | System | Gap? |
|---|---|---|---|---|---|---|---|
| REQ-TRID-001 | TRID / Reg Z § 1026.37 | LE within 3 business days | Loan origination | Application intake → LE generation | Loan processor | LOS | [Yes/No] |
Process areas to map (adjust for client):
Insurance:
- Marketing and lead generation
- Application intake and data collection
- Underwriting and risk assessment
- Quote and bind
- Policy issuance
- Endorsements and policy changes
- Renewals
- Cancellations and non-renewals
- Claims intake
- Claims investigation and adjudication
- Claims payment
- Compliance monitoring and reporting
- Producer licensing management
Mortgage:
- Lead generation and marketing
- Pre-qualification
- Loan application intake
- Disclosure delivery (LE, CD, ECOA, FCRA)
- Processing and document collection
- Underwriting
- Appraisal and title
- Closing preparation and CD delivery
- Closing and funding
- Post-close and trailing documents
- Secondary market delivery
- Servicing (if applicable)
- Loss mitigation and default (if applicable)
Step 5: Control Identification
For each requirement mapped to a process step, identify the control that satisfies it.
| REQ ID | Process Step | Control Description | Control Type | Automated? | Evidence Produced |
|---|---|---|---|---|---|
| [REQ ID] | [Step] | [What the control does] | Preventive / Detective | Yes / No | [Log, report, document] |
Where no control exists, mark as GAP and proceed to Step 6.
Step 6: Gap Identification and Evidence Matrix
Gap summary:
| REQ ID | Requirement | Gap Description | Risk Level | Remediation |
|---|---|---|---|---|
| [ID] | [Requirement] | [What is missing or inadequate] | Critical / High / Medium / Low | [Specific action] |
Evidence matrix — what a regulator would request:
| REQ ID | Requirement | Evidence Type | Produced By | Stored Where | Retention Period |
|---|
Output Format
Deliver one integrated artifact — the Regulatory Requirement Matrix — as a structured table with these columns:
Regulation | Section/Rule | Requirement (plain English) | Process Area | Process Step | Control | Evidence | Gap | Risk Level | Remediation
Accompany with:
- Regulatory Universe Summary — Bullet list of all applicable regulations with one-line description
- Gap Priority List — Top gaps ordered by risk level (Critical first), with owner and target remediation date
- Open Items — Regulatory requirements where client must provide clarification before mapping can be completed