Selling Guide

Selling Guide

Fannie Mae Single Family

Selling Guide: Fannie Mae Single Family

Published February 23, 2016

February 23, 2016

February 23, 2016

Fannie Mae Copyright Notice

(1) ? 2016 Fannie Mae. No part of this publication may be reproduced in any form or by any means without Fannie Mae's prior written permission, except as may be provided herein or unless otherwise permitted by law. Limited permission to reproduce this publication in print in whole or in part and limited permission to distribute electronically parts of this publication are granted to Fannie Mae-approved lenders, servicers, and other mortgage finance professionals, for internal business purposes only and strictly for their own use in originating mortgages, selling mortgages to Fannie Mae, or servicing mortgages for Fannie Mae. Fannie Mae may revoke these limited permissions by written notice to any or all Fannie Mae-approved users.

Trademarks are the property of their respective owners.

A full version of this publication is also available on the AllRegs ? website of Mortgage Resource Center, Inc., ("MRC"), which posts this publication under license from and with the express permission of Fannie Mae. MRC is the exclusive third-party electronic publisher of this publication. Fannie Mae makes no representation or warranty regarding any of the features, functionality, or other contents of the AllRegs website. If there should ever be a difference between this publication as it appears on the AllRegs website and the version published by Fannie Mae, the difference is an error. In such event, the Fannie Mae version of this publication shall be deemed the correct authoritative version. Material discrepancies between the two versions, identified by Fannie Mae or otherwise brought to our attention, may be addressed by Announcement.

You acknowledge and agree (individually and on behalf of the entity for which you are accessing this publication,"You") that You may not make any claim against Fannie Mae for any errors and that Fannie Mae shall not be liable to You for any losses or damages whatsoever resulting directly or indirectly from any errors.

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Table of Contents

Preface . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . xviii Part A, Doing Business with Fannie Mae . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1

Subpart A1, Approval Qualification . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3 A1-1, Application and Approval of Lender . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4 A1-1-01, Application and Approval of Lender (04/09/2013) . . . . . . . . . . . . . . . 4

Subpart A2, Lender Contract . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8 A2-1, Contractual Obligations for Fannie Mae?Approved Lenders . . . . . . . . . . . . . . 9 A2-1-01, Contractual Obligations for Lenders (04/09/2013) . . . . . . . . . . . . . . . 9 A2-1-02, Nature of Mortgage Transaction (04/01/2009) . . . . . . . . . . . . . . . . . . 12 A2-1-03, Indemnification for Losses (02/23/2016) . . . . . . . . . . . . . . . . . . . . . . 13 A2-2, Contractual Representations and Warranties . . . . . . . . . . . . . . . . . . . . . . . . . . 16 A2-2-01, Contractual Representations and Warranties (02/23/2016) . . . . . . . . . 16 A2-2.1, Additional Selling Representations and Warranties . . . . . . . . . . . . . . . 19 A2-2.1-01, Selling Representations and Warranties Overview (04/01/2009) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19 A2-2.1-02, Delivery Information and Delivery-Option Specific Representations and Warranties (02/23/2016) . . . . . . . . . . . . . . . . . . . . . . 19 A2-2.1-03, Document Warranties (08/20/2013) . . . . . . . . . . . . . . . . . . . . 22 A2-2.1-04, Limited Waiver of Contractual Warranties for Mortgages Submitted to DU (01/27/2015) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26 A2-2.1-05, Invalidation of Limited Waiver of Representation and Warranties (01/27/2015) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28 A2-2.1-06, Life-of-Loan Representations and Warranties (11/03/2015) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30 A2-3, Lender Breach of Contract . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 42 A2-3.1, Lender Breach of Contract . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 43 A2-3.1-01, Lender Breach of Contract (02/23/2016) . . . . . . . . . . . . . . . . 43 A2-3.1-02, Sanctions, Suspensions, and Terminations (02/23/2016) . . . . . 46 A2-3.2, Loan Repurchases and Make Whole Payments Requested by Fannie Mae . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 49 A2-3.2-01, Loan Repurchases and Make Whole Payments Requested by Fannie Mae (02/23/2016) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 49 A2-3.2-02, Enforcement Relief for Breaches of Certain Representations and Warranties Related to Underwriting and Eligibility (02/23/2016). . . . 55 A2-3.2-03, Additional Policies Related to Mortgage Loan Repurchases (02/23/2016) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 64 A2-3.3, Compensatory Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 69 A2-3.3-01, Compensatory Fees (07/30/2013) . . . . . . . . . . . . . . . . . . . . . . 69 A2-4, Master Agreement . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 72

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A2-4-01, Master Agreement Overview (08/25/2015) . . . . . . . . . . . . . . . . . . . . 72 A2-4-02, Terms of a Master Agreement (04/01/2009) . . . . . . . . . . . . . . . . . . . 74 A2-4-03, Variances and Special Provisions (06/24/2014) . . . . . . . . . . . . . . . . . 75 A2-4-04, Breaches of a Master Agreement (04/09/2013) . . . . . . . . . . . . . . . . . 76 A2-5, Mortgage Files and Records . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 78 A2-5.1, Establishment and Maintenance of Mortgage Files and Records . . . . . 79

A2-5.1-01, Overview of Mortgage Files and Records (04/09/2013) . . . . . 79 A2-5.1-02, Individual Mortgage Loan Files (08/25/2015) . . . . . . . . . . . . 80 A2-5.1-03, Electronic Records, Signature, and Transactions (07/29/2014) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 82 A2-5.1-04, Lender's or Document Custodian's Electronic Transactions With Third Parties (07/26/2011) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 85 A2-5.2, Ownership, Retention, and Examination of Mortgage Files and Records . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 89 A2-5.2-01, Ownership of Mortgage Loan Files and Records (04/01/2009) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 89 A2-5.2-02, Access to Records (04/09/2013) . . . . . . . . . . . . . . . . . . . . . . . 90 A2-5.2-03, Retention and Storage of Mortgage File Records (04/09/2013) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 92 A2-6, Fannie Mae Trade Name and Trademarks . . . . . . . . . . . . . . . . . . . . . . . . . . . 94 A2-6-01, Fannie Mae Trade Name and Trademarks (04/01/2009) . . . . . . . . . . 94 Subpart A3, Getting Started With Fannie Mae . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 98 A3-1, Fannie Mae's Technology Products . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 99 A3-1-01, Fannie Mae's Technology Products (04/01/2009) . . . . . . . . . . . . . . . 99 A3-2, Compliance With Requirements and Laws . . . . . . . . . . . . . . . . . . . . . . . . . . 101 A3-2-01, Compliance With Laws (02/23/2016) . . . . . . . . . . . . . . . . . . . . . . . 101 A3-2-02, Responsible Lending Practices (12/16/2014) . . . . . . . . . . . . . . . . . . 107 A3-3, Third-Party Lending Functions and Servicing Arrangements . . . . . . . . . . . . 111 A3-3-01, Outsourcing of Mortgage Processing and Third-Party Originations (12/15/2015) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 112 A3-3-02, Concurrent Servicing Transfers (02/23/2016) . . . . . . . . . . . . . . . . . 115 A3-3-03, Other Servicing Arrangements (12/15/2015) . . . . . . . . . . . . . . . . . . 120 A3-3-04, Document Custodians (02/23/2016) . . . . . . . . . . . . . . . . . . . . . . . . . 123 A3-3-05, Custody of Mortgage Documents (09/27/2011) . . . . . . . . . . . . . . . . 130 A3-3-06, Fannie Mae's Designated Document Custodian (06/28/2011) . . . . . 133 A3-3.1, Other Document Custodians . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 135 A3-3.1-01, Operational Requirements for all Document Custodians (12/15/2015) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 135 A3-3.1-02, Document Custodian Reporting Requirements: Active and Inactive Status (10/02/2012) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 138 A3-3.2, Document Custodian Electronic Transactions . . . . . . . . . . . . . . . . . . 141

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A3-3.2-01, Document Custodian Electronic Transactions (04/01/2009) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 141 A3-4, Lending Practices . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 143 A3-4-01, Confidentiality of Information/Conflict of Interest Parameters (06/30/2015) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 143 A3-4-02, Data Quality and Integrity (05/26/2015) . . . . . . . . . . . . . . . . . . . . . 144 A3-4-03, Preventing, Detecting, and Reporting Mortgage Fraud (02/23/2016) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 148 A3-5, Fidelity Bond and Errors and Omissions Coverage . . . . . . . . . . . . . . . . . . . 153 A3-5-01, Fidelity Bond and Errors and Omissions Coverage Provisions (04/01/2009) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 153 A3-5-02, Fidelity Bond Policy Requirements (04/01/2009) . . . . . . . . . . . . . . 155 A3-5-03, Errors and Omissions Policy Requirements (03/02/2010) . . . . . . . . 156 A3-5-04, Reporting Fidelity Bond and Errors and Omissions Events (04/01/2009) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 158 Subpart A4, Maintaining Lender Eligibility . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 159 A4-1, Maintaining Lender Eligibility: Overview . . . . . . . . . . . . . . . . . . . . . . . . . . 160 A4-1-01, Maintaining Lender Eligibility (12/15/2015) . . . . . . . . . . . . . . . . . . 160 A4-2, Submission of Operational and Financial Information . . . . . . . . . . . . . . . . . 163 A4-2-01, Net Worth, Liquidity, and Credit Rating Requirements (06/30/2015) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 163 A4-2-02, Financial Statements and Reports (05/27/2014) . . . . . . . . . . . . . . . . 167 A4-2-03, Lender Record Information (Form 582) (04/15/2014) . . . . . . . . . . . 170 A4-3, Changes in the Lender's Organization . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 172 A4-3-01, Report of Changes in the Lender's Organization (03/31/2015) . . . . 172 Part B, Origination Through Closing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 174 Subpart B1, Loan Application Package . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 176 B1-1, Application Package Documentation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 177 B1-1-01, Contents of the Application Package (12/16/2014) . . . . . . . . . . . . . 177 B1-1-02, Blanket Authorization Form (04/01/2009) . . . . . . . . . . . . . . . . . . . . 180 B1-1-03, Allowable Age of Credit Documents and Federal Income Tax Returns (11/10/2014) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 181 Subpart B2, Eligibility . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 185 B2-1, Mortgage Eligibility . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 186 B2-1-01, Occupancy Types (11/03/2015) . . . . . . . . . . . . . . . . . . . . . . . . . . . . 186 B2-1.1, LTV, CLTV, HCLTV, and Subordinate Financing . . . . . . . . . . . . . . . 189 B2-1.1-01, Loan-to-Value (LTV) Ratios (02/23/2016) . . . . . . . . . . . . . . 189 B2-1.1-02, Combined Loan-to-Value (CLTV) Ratios (02/23/2016) . . . . 192 B2-1.1-03, Home Equity Combined Loan-to-Value (HCLTV) Ratios (02/23/2016) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 193 B2-1.1-04, Subordinate Financing (06/30/2015) . . . . . . . . . . . . . . . . . . . 195

Printed copies may not be the most current version. For the most current version, go to the online version at

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B2-1.2, Loan Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 200 B2-1.2-01, Purchase Transactions (09/29/2015) . . . . . . . . . . . . . . . . . . . 200 B2-1.2-02, Limited Cash-Out Refinance Transactions (02/23/2016) . . . . 204 B2-1.2-03, Cash-Out Refinance Transactions (02/23/2016) . . . . . . . . . . 211 B2-1.2-04, DELETED TOPIC: Continuity of Obligation (02/23/2016) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 215 B2-1.2-05, Prohibited Refinancing Practices (11/13/2012) . . . . . . . . . . . 216 B2-1.2-06, Payoff of Installment Land Contract Requirements (11/13/2012) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 218

B2-1.3, Loan Amortization Types . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 220 B2-1.3-01, Fixed-Rate Mortgages (08/20/2013) . . . . . . . . . . . . . . . . . . . 220 B2-1.3-02, Adjustable-Rate Mortgages (ARMs) (06/30/2015) . . . . . . . . 221 B2-1.3-03, Convertible ARMs (02/23/2016) . . . . . . . . . . . . . . . . . . . . . . 233 B2-1.3-04, Refinanced Balloon Mortgages (12/15/2015) . . . . . . . . . . . . 237 B2-1.3-05, Temporary Interest Rate Buydowns (07/29/2014) . . . . . . . . . 241

B2-1.4, Other Loan Attributes and Related Policies . . . . . . . . . . . . . . . . . . . . 246 B2-1.4-01, Mortgage Loan Limits (03/31/2011) . . . . . . . . . . . . . . . . . . . 246 B2-1.4-02, Mortgage Loan Eligibility (11/03/2015) . . . . . . . . . . . . . . . . 248 B2-1.4-03, Legal Requirements (08/20/2013) . . . . . . . . . . . . . . . . . . . . . 261 B2-1.4-04, Escrow Accounts (06/30/2015) . . . . . . . . . . . . . . . . . . . . . . . 262 B2-1.4-05, Principal Curtailments (06/30/2015) . . . . . . . . . . . . . . . . . . . 264

B2-2, Borrower Eligibility . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 267 B2-2-01, General Borrower Eligibility Requirements (07/28/2015) . . . . . . . . 267 B2-2-02, Non?U.S. Citizen Borrower Eligibility Requirements (07/28/2015) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 270 B2-2-03, Multiple Financed Properties for the Same Borrower (09/29/2015) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 271 B2-2-04, Guarantors, Co-Signers, or Non-Occupant Borrowers (09/29/2015) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 277 B2-2-05, Inter Vivos Revocable Trusts (01/17/2013) . . . . . . . . . . . . . . . . . . . 279 B2-2-06, Homeownership Education and Housing Counseling (12/15/2015) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 282

B2-3, Property Eligibility . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 287 B2-3-01, General Property Eligibility (04/15/2014) . . . . . . . . . . . . . . . . . . . . 287 B2-3-02, Special Property Eligibility and Underwriting Considerations: Factory-Built Housing (04/15/2014) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 291 B2-3-03, Special Property Eligibility and Underwriting Considerations: Leasehold Estates (03/31/2015) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 295 B2-3-04, Special Property Eligibility Considerations (02/23/2016) . . . . . . . . 299 B2-3-05, Properties Affected by a Disaster (04/15/2014) . . . . . . . . . . . . . . . . 303

Subpart B3, Underwriting Borrowers . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 305

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B3-1, Manual Underwriting . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 306 B3-1-01, Comprehensive Risk Assessment (08/20/2013) . . . . . . . . . . . . . . . . 306

B3-2, Desktop Underwriter (DU) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 309 B3-2-01, General Information on DU (01/27/2015) . . . . . . . . . . . . . . . . . . . . 309 B3-2-02, Risk Factors Evaluated by DU (01/27/2015) . . . . . . . . . . . . . . . . . . 315 B3-2-03, DU Documentation Requirements (03/31/2015) . . . . . . . . . . . . . . . 320 B3-2-04, Approve/Eligible Recommendations (01/27/2015) . . . . . . . . . . . . . 321 B3-2-05, Approve/Ineligible Recommendations (01/27/2015) . . . . . . . . . . . . 322 B3-2-06, Refer with Caution (01/27/2015) . . . . . . . . . . . . . . . . . . . . . . . . . . . 323 B3-2-07, Out of Scope Recommendations (04/01/2009) . . . . . . . . . . . . . . . . . 325 B3-2-08, Erroneous Credit Report Data (01/27/2015) . . . . . . . . . . . . . . . . . . 325 B3-2-09, Accuracy of DU Data, DU Tolerances, and Errors in the Credit Report (08/21/2012) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 327 B3-2-10, DU Underwriting Findings Report (01/27/2015) . . . . . . . . . . . . . . . 331

B3-3, Income Assessment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 334 B3-3.1, Employment and Other Sources of Income . . . . . . . . . . . . . . . . . . . . 335 B3-3.1-01, General Income Information (06/30/2015) . . . . . . . . . . . . . . 335 B3-3.1-02, Standards for Employment Documentation (06/30/2015). . . 341 B3-3.1-03, Base Pay (Salary or Hourly), Bonus, and Overtime Income (05/15/2012) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 345 B3-3.1-04, Commission Income (06/30/2015) . . . . . . . . . . . . . . . . . . . . 347 B3-3.1-05, Secondary Employment Income (Second Job and Multiple Jobs) and Seasonal Income (05/27/2014) . . . . . . . . . . . . . . . . . . . . . . . . 349 B3-3.1-06, Requirements and Uses of IRS Form 4506-T (06/30/2015) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 351 B3-3.1-07, Verbal Verification of Employment (08/20/2013) . . . . . . . . . 353 B3-3.1-08, Rental Income (09/29/2015) . . . . . . . . . . . . . . . . . . . . . . . . . 357 B3-3.1-09, Other Sources of Income (09/29/2015) . . . . . . . . . . . . . . . . . 365 B3-3.2, Self-Employment Income . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 386 B3-3.2-01, Underwriting Factors and Documentation for a SelfEmployed Borrower (08/25/2015) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 386 B3-3.2-02, Business Structures (12/16/2014) . . . . . . . . . . . . . . . . . . . . . 390 B3-3.2-03, IRS Forms Quick Reference (09/30/2014) . . . . . . . . . . . . . . 395 B3-3.2.1, Documentation Requirements for an Individual . . . . . . . . . . . 398 B3-3.2.2, Documentation Requirements for a Business . . . . . . . . . . . . . 411 B3-3.3, DU Requirements for Income Assessment . . . . . . . . . . . . . . . . . . . . . 418 B3-3.3-01, Income and Employment Documentation for DU (09/29/2015) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 418 B3-3.3-02, Income From Rental Property in DU (09/29/2015) . . . . . . . . 424

B3-4, Asset Assessment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 429 B3-4.1, General Asset Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 430

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