FAQs: Upcoming Loan Management Changes

Delinquency reporting ensures timely and accurate tracking of a loan’s delinquency status. Expanded delinquency data improves risk management capabilities by providing a consolidated, real-time view into the status of the loan, which will eliminate the need for you to report the data into different Fannie Mae systems plus provide greater insight into borrower and servicer activities throughout the loan lifecycle.

Delinquency Status and Reason should only be reported when new information regarding the borrower’s delinquency becomes available. There is no requirement to report this monthly or at a certain interval.

You should report any delinquency-related activity - the same day as the delinquency activities occur, but no later than 3:00 a.m. Eastern Time on the next business day, regardless of whether the loan is delinquent. For example, in the case of bankruptcy on a current loan, report the status as soon as you become aware, even if the loan is not past the late charge date. For most loans where bankruptcy does not apply, the first delinquency action we expect to be reported is the payment reminder notice after the late charge date has passed.

In the future state of event-based reporting, you will be able to report one loan delinquency servicer action type at a time, with up to five delinquency reasons and/or statuses in the same event. We encourage you to report all applicable delinquency reasons and status. If more than one delinquency servicer action happens on the same day, report each one separately.

In the future state, we will no longer have numeric codes for delinquency reporting. Instead, you will report delinquency servicer action types, loan delinquency statuses, and borrower delinquency reasons based on the “Allowable Values” name (See Allowable Values tab in the Loan Management: Servicing Events and Data Requirements document).

Servicers have the option to report all currently active statuses and reasons, including those previously reported or report the most recent reason or status.

No. Completion statuses are not required for these other events.

These events would remain active until:

• A new status is reported, or
• The loan returns to a current status

No. The new reporting process fully replaces the current monthly delinquency reporting process.

Delinquency reporting events will be submitted through the Fannie Mae Servicing Platform. This replaces the current reporting process in Asset Management Network (AMN).

If required data elements are missing, the interaction does not meet the definition of a Quality Right Party Contact (QRPC) and must not be reported as a QRPC.

Instead, report the event as an Outbound Contact Attempt with Contact Established = Yes, if applicable.

The Outbound Contact Attempted Action Type includes all outbound communication channels, including telephone calls, text messages, and emails, provided the communication is documented in the servicer's system of record. Any outbound contact attempt reported to Fannie Mae should align with and be supported by the servicer's documented records.

Only the final appeal decision outcome should be reported. This loan delinquency servicer action type is applicable only after the appeal has been reviewed and a decision has been made. Reporting is not required when an appeal is received or during intermediate stages of the appeal process.

When Outbound Contact Attempted with Contact Established = Yes or a QRPC Loan Delinquency Servicer Action Type are reported, we expect there to be a Reason Type reported either with the event or during the current instance of delinquency.

We are expanding visibility into the taxes and insurance (T&I) information to strengthen our risk management capabilities. Enhanced insights into escrow transactional data—such as deposits and disbursements—will provide greater transparency into T&I transactions and balances.

Each Escrow Event—such as deposits and disbursements—must be reported on the same day the transaction is processed in the servicer's system, but no later than 3:00 a.m. ET the following business day. Servicers should establish a reasonable daily cut-off of its work to ensure that servicing events are reported by the 3:00 am ET reporting timing requirement.

For T&I, you should select "Other" as the Escrow Item Type. This option enables the recording of escrow activity that does not align with predefined categories, ensuring data completeness and consistency between servicers and Fannie Mae.

You must report separate Escrow Events with Escrow Item Type of “Setup” to establish the initial balance for each active escrow account. These events should be submitted prior to reporting any deposit or disbursement activity.

For each escrow account, report:

• The applicable Loan Escrow Item Category Type
• Loan Escrow Item Type of Setup
• The corresponding Loan Escrow Balance Amount

If your loan does not include a specific escrow account (e.g., Loan Loss Draft), you are not expected to report the Setup Event.

If an existing loan was non-escrowed at the time the Loan Escrow Reporting capability was established and later becomes escrowed, you do not need to submit a separate ‘setup’ event to establish initial balances. Simply report the escrow event with the appropriate ‘Loan Escrow Item Type and Amount’ along with the corresponding ‘Loan Escrow Item Category Type and Balance Amount.’

To get started with Escrow Reporting, we recommend the following steps:

1. Read Lender Letter LL 2026-05
   Review the high-level policy updates and requirements related to Escrow Reporting.
2. Review the Implementation Timeline for Upcoming Servicing Processes & System Changes
   Understand our incremental rollout plan, designed to support controlled testing, reduce risk, and ensure a smooth transition to future-state processes.
3. Review the Escrow section of the Loan Servicing Reference Guide and the webinar recording: Prepare for Upcoming Servicing Changes 
   These resources provide an overview of the process, timelines, and key expectations.
4. Review Loan Management: Servicing Event & Data Requirements
   Learn about the data elements required for Escrow Reporting.
5. Review the Escrow Reporting FAQs
   Find answers to common questions and clarifications to support accurate and timely reporting.
6. Review the Escrow Reporting Fannie Mae Customer Integration Test Plan
   Understand testing steps and expectations to help ensure a successful integration and data submission process.
7. Review the Servicing Platform UI User Guide
   Access clear, step‑by‑step instructions to efficiently complete escrow reporting testing in the UI channel.
8. Partner with Your Technology Service Provider
   Collaborate with your provider to confirm that systems, file formats, and submission processes are properly configured for compliant and timely reporting.

After reviewing these materials, please send them to the Future of Servicing with any additional questions.

The Servicing Platform UI User Guide is available to support your testing in the UI channel. It provides clear, step-by-step instructions for navigating the user interface, submitting escrow events, reviewing balances, and managing exceptions—helping you complete your escrow reporting testing effectively.

Servicers must upload the escrow event file in csv format when submitting through the UI. If a file is uploaded in any other format, the submission will fail.

To complete the upload:

1. Download the template:
   • In the UI, click Download Template to obtain the bulk escrow event file.
   • The maximum file size is 5 MB.
   • The template supports up to 12,000 events, with one event per row.
2. Enter and validate data
   • Populate the template with the required event information.
   • Run the validation process.
3. Correct and save:
   • Make any necessary updates.
   • Save the final file as a .csv.
4. Upload the file:
   • Select or drag the CSV file into the upload area in the UI. Note: Manual updates to the CSV file are not recommended.
5. Confirm submission:
   • Upon a successful upload, the system will generate a Submission ID.
6. Track status:
   • Use the Submission ID to monitor processing status on the Escrow Reporting → Submission History page.
   • Refer to the Servicing Platform UI User Guide and the Escrow Reporting UI Upload Template for additional details.

There are three key requirements for this attribute:

• The Loan Escrow Contractual Payment Amount must be $0.00 or greater (negative values are not permitted).
• When a loan has an active T&I escrow account (even with a zero balance), the contractual payment should be reported for all escrow item category events (including any loan renovation, loan buy down or loan loss category transaction).
• For loans with an inactive T&I escrow account, amounts can be reported as $0.00 for loan renovation, loan buy down, or loan loss events.

Escrow Reporting is a new reporting requirement, and escrow data is not pre-populated in the UI. To view escrow information, you must first submit the Setup events for each applicable escrow category to establish the initial balances. Once these events are successfully processed, the corresponding escrow data will then be available in the Escrow Reporting UI.

You should submit Setup Events as soon as the loan is onboarded. Set-up Events must be submitted prior to any deposit or disbursement activity.

You must be in production for Escrow Reporting by December 1, 2026 (see LL-2026-05); we encourage you to go live as early as possible during the Go-Live Production Window from July 18, 2026 – December 1, 2026.

You must complete a monthly attestation in the Servicing Platform UI to confirm the accuracy and completeness of your escrow reporting data for each applicable escrow category.

For each 9-digit Servicer Number, you must confirm:

• Ending escrow balance
• Loan count
• Aggregate escrow contractual payment amount for the reporting period

The attestation window:

• Opens on Business Day 3 (BD3)
• Closes on Business Day 2 (BD2) of the following month
  (e.g., the March 2026 activity period runs from April 3 to May 4)