From the CFPB "Ability-to-Repay and Qualified Mortgage Rule" Small Entity Compliance Guide (August 14, 2013):
Page 33 and 34
VI. What types of QM's can small creditors originate?
You can make these types of QM's only if you meet both of the following requirements:
You had assets below $2 billion (to be adjusted annually for inflation by the Bureau) at the end of the last calendar year.
You and your affiliates together originated no more than 500 first-lien, closed-end residential mortgages that are subject to the ATR requirements in the preceding calendar year.
An affiliate is any company that controls, is controlled by, or is under common control with, your company. This generally means that your affiliates are your parent company, your subsidiaries, and your sister companies. For example, if your organization is a bank owned by a bank holding company that also owns another bank, both the bank holding company and the other bank are your bank’s affiliates.
Hope this helps.