Does HOEPA cover just closed end home equities or does it also cover home improvements and refi's? I only see home equity in the regulation and no definition of what it means by Home equity.....what am I missing?

HOEPA applies to all closed end consumer transaction secured by the consumer’s principal dwelling with the exception of a residential mortgage transaction (purchase or construction), a reverse mortgage or an open-end credit plan.

Unless your home equity loan, refi. or home improvement loan is a HELOC or some other open-end credit plan, then HOEPA would apply.