Selling Guide - April 09, 2013

Selling GuideFannie Mae Single Family

April 9, 2013

Selling Guide: Fannie Mae Single FamilyPublished April 9, 2013

April 9, 2013

Fannie Mae Copyright Notice

(1) 2013 Fannie Mae. No part of this publication may be reproduced in any form or by anymeans without Fannie Maes prior written permission, except as may be provided herein orunless otherwise permitted by law. Limited permission to reproduce this publication in print inwhole or in part and limited permission to distribute electronically parts of this publication aregranted to Fannie Mae-approved lenders, servicers, and other mortgage finance professionals, forinternal business purposes only and strictly for their own use in originating mortgages, sellingmortgages to Fannie Mae, or servicing mortgages for Fannie Mae. Fannie Mae may revoke theselimited 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 MortgageResource Center, Inc., (MRC), which posts this publication under license from and with theexpress permission of Fannie Mae. MRC is the exclusive third-party electronic publisher ofthis 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 differencebetween this publication as it appears on the AllRegs website and the version published byFannie Mae, the difference is an error. In such event, the Fannie Mae version of this publicationshall be deemed the correct authoritative version. Material discrepancies between the twoversions, identified by Fannie Mae or otherwise brought to our attention, may be addressed byAnnouncement.

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

April 9, 2013

Printed copies may not be the most current version. For the most current version, go to the online version athttps://www.fanniemae.com/singlefamily/originating-underwriting i

Table of ContentsPreface . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . xxPart A, Doing Business with Fannie Mae . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1

Subpart A1, Approval Qualification . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3A1-1, Application and Approval of Lender . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4

A1-1-01, Application and Approval of Lender (04/09/2013) . . . . . . . . . . . . . . . 4Subpart A2, Lender Contract . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8

A2-1, Contractual Obligations for Fannie MaeApproved Lenders . . . . . . . . . . . . . . 9A2-1-01, Contractual Obligations for Lenders (04/09/2013) . . . . . . . . . . . . . . . 9A2-1-02, Nature of Mortgage Transaction (04/01/2009) . . . . . . . . . . . . . . . . . . 12A2-1-03, Indemnification for Losses (04/09/2013) . . . . . . . . . . . . . . . . . . . . . . 13

A2-2, Contractual Representations and Warranties . . . . . . . . . . . . . . . . . . . . . . . . . . 16A2-2-01, Contractual Representations and Warranties (04/09/2013) . . . . . . . . . 16A2-2.1, Additional Selling Representations and Warranties . . . . . . . . . . . . . . . 19

A2-2.1-01, Selling Representations and Warranties Overview(04/01/2009) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19A2-2.1-02, Delivery Information and Delivery-Option SpecificRepresentations and Warranties (04/09/2013) . . . . . . . . . . . . . . . . . . . . . . 19A2-2.1-03, Document Warranties (04/09/2013) . . . . . . . . . . . . . . . . . . . . 22A2-2.1-04, Limited Waiver of Contractual Warranties for MortgagesSubmitted to DU (04/09/2013) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26A2-2.1-05, Invalidation of Limited Waiver of Representation andWarranties (04/01/2009) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28A2-2.1-06, Life of Loan Representations and Warranties (04/09/2013). . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30

A2-3, Lender Breach of Contract . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38A2-3.1, Lender Breach of Contract . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 39

A2-3.1-01, Lender Breach of Contract (04/09/2013) . . . . . . . . . . . . . . . . 39A2-3.1-02, Sanctions, Suspensions, and Terminations (04/09/2013) . . . . . 42

A2-3.2, Loan Repurchases and Make Whole Payments Requested by FannieMae . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 45

A2-3.2-01, Loan Repurchases and Make Whole Payments Requested byFannie Mae (04/09/2013) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 45A2-3.2-02, Enforcement Relief for Breaches of Certain Representationsand Warranties Related to Underwriting and Eligibility (04/09/2013) . . . . 50A2-3.2-03, Additional Policies Related to Mortgage Loan Repurchases(04/09/2013) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 54

A2-3.3, Compensatory Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58A2-3.3-01, Compensatory Fees (04/09/2013) . . . . . . . . . . . . . . . . . . . . . . 58

A2-4, Master Agreement . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 61

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Printed copies may not be the most current version. For the most current version, go to the online version athttps://www.fanniemae.com/singlefamily/originating-underwriting ii

A2-4-01, Master Agreement Overview (04/09/2013) . . . . . . . . . . . . . . . . . . . . 61A2-4-02, Terms of a Master Agreement (04/01/2009) . . . . . . . . . . . . . . . . . . . 63A2-4-03, Variances and Special Provisions (04/09/2013) . . . . . . . . . . . . . . . . . 64A2-4-04, Breaches of a Master Agreement (04/09/2013) . . . . . . . . . . . . . . . . . 65

A2-5, Mortgage Files and Records . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 67A2-5.1, Establishment and Maintenance of Mortgage Files and Records . . . . . 68

A2-5.1-01, Overview of Mortgage Files and Records (04/09/2013) . . . . . 68A2-5.1-02, Individual Mortgage Loan Files (11/13/2012) . . . . . . . . . . . . . 69A2-5.1-03, Electronic Records, Signature, and Transactions(04/09/2013) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 71A2-5.1-04, Lenders or Document Custodians Electronic TransactionsWith Third Parties (07/26/2011) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 74

A2-5.2, Ownership, Retention, and Examination of Mortgage Files andRecords . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 78

A2-5.2-01, Ownership of Mortgage Loan Files and Records(04/01/2009) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 78A2-5.2-02, Access to Records (04/09/2013) . . . . . . . . . . . . . . . . . . . . . . . 79A2-5.2-03, Retention and Storage of Mortgage File Records(04/09/2013) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 81

A2-6, Fannie Mae Trade Name and Trademarks . . . . . . . . . . . . . . . . . . . . . . . . . . . 83A2-6-01, Fannie Mae Trade Name and Trademarks (04/01/2009) . . . . . . . . . . 83

Subpart A3, Getting Started With Fannie Mae . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 87A3-1, Fannie Maes Technology Products . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 88

A3-1-01, Fannie Maes Technology Products (04/01/2009) . . . . . . . . . . . . . . . 88A3-2, Compliance With Requirements and Laws . . . . . . . . . . . . . . . . . . . . . . . . . . . 90

A3-2-01, Compliance With Laws (04/09/2013) . . . . . . . . . . . . . . . . . . . . . . . . 90A3-2-02, Responsible Lending Practices (04/09/2013) . . . . . . . . . . . . . . . . . . . 92

A3-3, Third-Party Lending Functions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 99A3-3-01, Outsourcing of Mortgage Processing and Third-Party Originations(07/26/2011) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 100A3-3-02, Concurrent Servicing Transfers (09/27/2011) . . . . . . . . . . . . . . . . . 103A3-3-03, Subservicing (04/01/2009) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 107A3-3-04, Document Custodians (04/09/2013) . . . . . . . . . . . . . . . . . . . . . . . . . 108A3-3-05, Custody of Mortgage Documents (09/27/2011) . . . . . . . . . . . . . . . . 115A3-3-06, Fannie Mae's Designated Document Custodian (06/28/2011) . . . . . 118A3-3.1, Other Document Custodians . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 120

A3-3.1-01, Operational Requirements for all Document Custodians(08/21/2012) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 120A3-3.1-02, Document Custodian Reporting Requirements: Active andInactive Status (10/02/2012) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 123

A3-3.2, Document Custodian Electronic Transactions . . . . . . . . . . . . . . . . . . 127

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Printed copies may not be the most current version. For the most current version, go to the online version athttps://www.fanniemae.com/singlefamily/originating-underwriting iii

A3-3.2-01, Document Custodian Electronic Transactions (04/01/2009). . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 127

A3-4, Lending Practices . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 129A3-4-01, Confidentiality of Information/Conflict of Interest Parameters(04/01/2009) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 129A3-4-02, Data Quality and Integrity (04/09/2013) . . . . . . . . . . . . . . . . . . . . . 130A3-4-03, Preventing, Detecting, and Reporting Mortgage Fraud (04/09/2013). . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 134

A3-5, Fidelity Bond and Errors and Omissions Coverage . . . . . . . . . . . . . . . . . . . 138A3-5-01, Fidelity Bond and Errors and Omissions Coverage Provisions(04/01/2009) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 138A3-5-02, Fidelity Bond Policy Requirements (04/01/2009) . . . . . . . . . . . . . . 140A3-5-03, Errors and Omissions Policy Requirements (03/02/2010) . . . . . . . . 141A3-5-04, Reporting Fidelity Bond and Errors and Omissions Events(04/01/2009) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 143

Subpart A4, Maintaining Lender Eligibility . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 144A4-1, Maintaining Lender Eligibility: Overview . . . . . . . . . . . . . . . . . . . . . . . . . . 145

A4-1-01, Maintaining Lender Eligibility (10/02/2012) . . . . . . . . . . . . . . . . . . 145A4-2, Submission of Operational and Financial Information . . . . . . . . . . . . . . . . . 148

A4-2-01, Net Worth and Liquidity Requirements (01/27/2011) . . . . . . . . . . . 148A4-2-02, Financial Statements and Reports (04/01/2009) . . . . . . . . . . . . . . . . 152A4-2-03, Lender Record Information (Form 582) (04/01/2009) . . . . . . . . . . . 155

A4-3, Changes in the Lenders Organization . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 157A4-3-01, Report of Changes in the Lenders Organization (04/01/2009) . . . . 157

Part B, Origination Through Closing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 159Subpart B1, Loan Application Package . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 161

B1-1, Application Package Documentation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 162B1-1-01, Contents of the Application Package (09/20/2010) . . . . . . . . . . . . . 162B1-1-02, Blanket Authorization Form (04/01/2009) . . . . . . . . . . . . . . . . . . . . 164B1-1-03, Allowable Age of Credit Documents (10/30/2009) . . . . . . . . . . . . . 165

Subpart B2, Eligibility . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 166B2-1, Mortgage Eligibility . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 167

B2-1.1, LTV, CLTV, HCLTV, and Subordinate Financing . . . . . . . . . . . . . . . 168B2-1.1-01, Loan-to-Value (LTV) Ratios (04/09/2013) . . . . . . . . . . . . . . 168B2-1.1-02, Combined Loan-to-Value (CLTV) Ratios (03/31/2011) . . . . . 170B2-1.1-03, Home Equity Combined Loan-to-Value (HCLTV) Ratios(10/02/2012) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 172B2-1.1-04, Subordinate Financing (04/09/2013) . . . . . . . . . . . . . . . . . . . 174

B2-1.2, Loan Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 179B2-1.2-01, Purchase Transactions (01/17/2013) . . . . . . . . . . . . . . . . . . . 179B2-1.2-02, Limited Cash-Out Refinance Transactions (01/17/2013) . . . . 182

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B2-1.2-03, Cash-Out Refinance Transactions (12/18/2012) . . . . . . . . . . 187B2-1.2-04, Continuity of Obligation (06/28/2011) . . . . . . . . . . . . . . . . . 191B2-1.2-05, Prohibited Refinancing Practices (11/13/2012) . . . . . . . . . . . 193B2-1.2-06, Payoff of Installment Land Contract Requirements(11/13/2012) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 195

B2-1.3, Loan Amortization Types . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 197B2-1.3-01, Fully Amortizing Fixed-Rate Mortgages (12/30/2009) . . . . . 197B2-1.3-02, Adjustable-Rate Mortgages (ARMs) (04/09/2013) . . . . . . . . 199B2-1.3-03, Convertible ARMs (04/09/2013) . . . . . . . . . . . . . . . . . . . . . . 212B2-1.3-04, Refinanced Balloon Mortgages (04/09/2013) . . . . . . . . . . . . 217B2-1.3-05, Growing-Equity Mortgage (GEM) Loans (04/01/2009) . . . . 220B2-1.3-06, Temporary Interest Rate Buydowns (08/21/2012) . . . . . . . . . 221

B2-1.4, Other Loan Attributes and Related Policies . . . . . . . . . . . . . . . . . . . . 226B2-1.4-01, Mortgage Loan Limits (03/31/2011) . . . . . . . . . . . . . . . . . . . 226B2-1.4-02, Mortgage Loan Eligibility (04/09/2013) . . . . . . . . . . . . . . . . 228B2-1.4-03, Legal Requirements (07/26/2011) . . . . . . . . . . . . . . . . . . . . . 238B2-1.4-04, Escrow Accounts (12/18/2012) . . . . . . . . . . . . . . . . . . . . . . . 242B2-1.4-05, Principal Curtailments (01/17/2013) . . . . . . . . . . . . . . . . . . . 244

B2-2, Borrower Eligibility . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 247B2-2-01, General Borrower Eligibility Requirements (01/17/2013) . . . . . . . . 247B2-2-02, NonU.S. Citizen Borrower Eligibility Requirements (03/02/2010). . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 250B2-2-03, Multiple Financed Properties for the Same Borrower (11/13/2012). . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 251B2-2-04, Guarantors, Co-Signers, or Non-Occupant Co-Borrowers(08/21/2012) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 258B2-2-05, Inter Vivos Revocable Trusts (01/17/2013) . . . . . . . . . . . . . . . . . . . 260B2-2-06, Home-buyer Education and Counseling (04/09/2013) . . . . . . . . . . . 264

B2-3, Occupancy and Property Eligibility . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 268B2-3-01, Occupancy Type Requirements (08/30/2011) . . . . . . . . . . . . . . . . . . 268B2-3-02, One- to Four-Unit Properties (10/30/2009) . . . . . . . . . . . . . . . . . . . 271B2-3-03, Co-op Properties (05/15/2012) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 274B2-3-04, Leasehold Estates (05/15/2012) . . . . . . . . . . . . . . . . . . . . . . . . . . . . 279B2-3-05, Factory-Built Housing (04/01/2009) . . . . . . . . . . . . . . . . . . . . . . . . 283B2-3-06, Properties Affected by a Disaster (12/18/2012) . . . . . . . . . . . . . . . . 284

Subpart B3, Underwriting Borrowers . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 286B3-1, Manual Underwriting . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 288

B3-1-01, Comprehensive Risk Assessment (08/21/2012) . . . . . . . . . . . . . . . . 288B3-2, Desktop Underwriter (DU) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 291

B3-2-01, General Information on DU (12/18/2012) . . . . . . . . . . . . . . . . . . . . 292B3-2-02, Risk Factors Evaluated by DU (08/21/2012) . . . . . . . . . . . . . . . . . . 298

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B3-2-03, DU Documentation Requirements (06/26/2012) . . . . . . . . . . . . . . . 303B3-2-04, Approve/Eligible, EA-I/Eligible, EA-II/Eligible, and EA-III/Eligible Recommendations (08/21/2012) . . . . . . . . . . . . . . . . . . . . . . . . . . . . 304B3-2-05, Approve/Ineligible, EA-I/Ineligible, EA-II/Ineligible, and EA-III/Ineligible Recommendations (04/01/2009) . . . . . . . . . . . . . . . . . . . . . . . . . . . 306B3-2-06, Refer with Caution and Refer with Caution/IV Recommendations(08/21/2012) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 307B3-2-07, Out of Scope Recommendations (04/01/2009) . . . . . . . . . . . . . . . . . 309B3-2-08, Erroneous Credit Report Data (08/21/2012) . . . . . . . . . . . . . . . . . . 309B3-2-09, Accuracy of DU Data, DU Tolerances, and Errors in the CreditReport (08/21/2012) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 311B3-2-10, DU Underwriting Findings Report (08/21/2012) . . . . . . . . . . . . . . . 315

B3-3, Income Assessment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 318B3-3.1, Employment and Other Sources of Income . . . . . . . . . . . . . . . . . . . . 319

B3-3.1-01, General Income Information (06/26/2012) . . . . . . . . . . . . . . 319B3-3.1-02, Standards for Employment Documentation (05/15/2012) . . . 325B3-3.1-03, Base Pay (Salary or Hourly), Bonus, and Overtime Income(05/15/2012) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 327B3-3.1-04, Commission Income (05/15/2012) . . . . . . . . . . . . . . . . . . . . 330B3-3.1-05, Secondary Employment Income (Second Job and MultipleJobs) and Seasonal Income (05/15/2012) . . . . . . . . . . . . . . . . . . . . . . . . 332B3-3.1-06, Requirements and Uses of IRS Form 4506-T (05/15/2012). . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 334B3-3.1-07, Verbal Verification of Employment (05/15/2012) . . . . . . . . . 336B3-3.1-08, Rental Income (05/15/2012) . . . . . . . . . . . . . . . . . . . . . . . . . 340B3-3.1-09, Other Sources of Income (11/13/2012) . . . . . . . . . . . . . . . . . 347

B3-3.2, Self-Employment Income . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 364B3-3.2-01, Underwriting Factors and Documentation for a Self-Employed Borrower (04/09/2013) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 364B3-3.2-02, Business Structures (03/02/2010) . . . . . . . . . . . . . . . . . . . . . 367B3-3.2-03, IRS Forms Quick Reference (04/01/2009) . . . . . . . . . . . . . . 372B3-3.2.1, Documentation Requirements for an Individual . . . . . . . . . . . 374B3-3.2.2, Documentation Requirements for a Business . . . . . . . . . . . . . 385

B3-3.3, DU Requirements for Income Assessment . . . . . . . . . . . . . . . . . . . . . 391B3-3.3-01, Documents Used for DU Income Assessment (08/21/2012). . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 391B3-3.3-02, Income and Employment Documentation for DU(08/21/2012) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 393B3-3.3-03, Income From Rental Property (05/15/2012) . . . . . . . . . . . . . 398

B3-4, Asset Assessment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 403B3-4.1, General Asset Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 404

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B3-4.1-01, Minimum Reserve Requirements (08/21/2012) . . . . . . . . . . . 404B3-4.1-02, Interested Party Contributions (IPCs) (04/09/2013) . . . . . . . 409B3-4.1-03, Types of Interested Party Contributions (IPCs) (06/30/2010). . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 412

B3-4.2, Verification of Depository Assets . . . . . . . . . . . . . . . . . . . . . . . . . . . . 416B3-4.2-01, Verification of Deposits and Assets (11/13/2012) . . . . . . . . . 416B3-4.2-02, Depository Accounts (11/13/2012) . . . . . . . . . . . . . . . . . . . . 418B3-4.2-03, Individual Development Accounts (12/01/2010) . . . . . . . . . . 419B3-4.2-04, Pooled Savings (Community Savings Funds) (04/01/2009). . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 422B3-4.2-05, Verification of Assets for Non-U.S. Citizen Borrowers(04/01/2009) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 422

B3-4.3, Verification of Non-Depository Assets . . . . . . . . . . . . . . . . . . . . . . . . 424B3-4.3-01, Stocks, Stock Options, Bonds, and Mutual Funds(10/30/2009) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 424B3-4.3-02, Trust Accounts (04/01/2009) . . . . . . . . . . . . . . . . . . . . . . . . . 425B3-4.3-03, Retirement Accounts (11/13/2012) . . . . . . . . . . . . . . . . . . . . 426B3-4.3-04, Personal Gifts (09/20/2010) . . . . . . . . . . . . . . . . . . . . . . . . . 427B3-4.3-05, Gifts of Equity (11/13/2012) . . . . . . . . . . . . . . . . . . . . . . . . . 430B3-4.3-06, Donations From Entities (09/20/2010) . . . . . . . . . . . . . . . . . 431B3-4.3-07, Disaster Relief Grants or Loans (04/01/2009) . . . . . . . . . . . . 433B3-4.3-08, Employer Assistance (09/20/2010) . . . . . . . . . . . . . . . . . . . . 434B3-4.3-09, Earnest Money Deposit (08/21/2012) . . . . . . . . . . . . . . . . . . 436B3-4.3-10, Anticipated Sales Proceeds (04/01/2009) . . . . . . . . . . . . . . . 438B3-4.3-11, Trade Equity (12/01/2010) . . . . . . . . . . . . . . . . . . . . . . . . . . 439B3-4.3-12, Rent Credit for Option to Purchase (04/01/2009) . . . . . . . . . 441B3-4.3-13, Sweat Equity (04/01/2009) . . . . . . . . . . . . . . . . . . . . . . . . . . 441B3-4.3-14, Bridge/Swing Loans (04/01/2009) . . . . . . . . . . . . . . . . . . . . 442B3-4.3-15, Borrowed Funds Secured by an Asset (10/30/2009) . . . . . . . 443B3-4.3-16, Credit Card Financing (10/30/2009) . . . . . . . . . . . . . . . . . . . 444B3-4.3-17, Personal Unsecured Loans (09/20/2010) . . . . . . . . . . . . . . . . 445B3-4.3-18, Sale of Personal Assets (04/01/2009) . . . . . . . . . . . . . . . . . . 446B3-4.3-19, Cash Value of Life Insurance (04/01/2009) . . . . . . . . . . . . . . 447B3-4.3-20, Anticipated Savings and Cash-on-Hand (04/01/2009) . . . . . . 448

B3-4.4, DU Requirements for Asset Assessment . . . . . . . . . . . . . . . . . . . . . . 449B3-4.4-01, Asset Verification (08/21/2012) . . . . . . . . . . . . . . . . . . . . . . . 449B3-4.4-02, Documentation Requirements (09/20/2010) . . . . . . . . . . . . . 452

B3-5, Credit Assessment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 457B3-5.1, Credit Scores . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 458

B3-5.1-01, General Requirements for Credit Scores (11/13/2012) . . . . . 458

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B3-5.1-02, Determining the Representative Credit Score for a MortgageLoan (08/21/2012) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 462

B3-5.2, Credit Reports . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 465B3-5.2-01, Requirements for Credit Reports (10/30/2009) . . . . . . . . . . . 465B3-5.2-02, Types of Credit Reports (09/20/2010) . . . . . . . . . . . . . . . . . . 469B3-5.2-03, Accuracy of Credit Information in a Credit Report(10/30/2009) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 472

B3-5.3, Traditional Credit History . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 474B3-5.3-01, Number and Age of Accounts (04/01/2009) . . . . . . . . . . . . . 474B3-5.3-02, Payment History (04/01/2009) . . . . . . . . . . . . . . . . . . . . . . . 474B3-5.3-03, Previous Mortgage Payment History (04/01/2009) . . . . . . . . 475B3-5.3-04, Inquiries: Recent Attempts to Obtain New Credit(04/01/2009) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 477B3-5.3-05, Credit Utilization (04/01/2009) . . . . . . . . . . . . . . . . . . . . . . . 477B3-5.3-06, Authorized Users of Credit(10/30/2009) . . . . . . . . . . . . . . . . 478B3-5.3-07, Significant Derogatory Credit Events Waiting Periodsand Re-establishing Credit (05/15/2012) . . . . . . . . . . . . . . . . . . . . . . . . . 480B3-5.3-08, Extenuating Circumstances for Derogatory Credit(04/01/2009) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 485B3-5.3-09, DU Credit Report Analysis (11/13/2012) . . . . . . . . . . . . . . . 486

B3-5.4, Nontraditional Credit History . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 495B3-5.4-01, Nontraditional Mortgage Credit Reports (08/21/2012) . . . . . 495B3-5.4-02, Types of Credit (Tiers I, II, and III) (10/30/2009) . . . . . . . . . 498B3-5.4-03, Verification and Documentation of Alternative Credit(04/01/2009) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 500

B3-6, Liability Assessment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 503B3-6-01, General Information on Liabilities (09/20/2010) . . . . . . . . . . . . . . . 503B3-6-02, Debt-to-Income Ratios (10/02/2012) . . . . . . . . . . . . . . . . . . . . . . . . 505B3-6-03, Monthly Housing Expense (08/21/2012) . . . . . . . . . . . . . . . . . . . . . 509B3-6-04, Qualifying Payment Requirements (08/21/2012) . . . . . . . . . . . . . . . 510B3-6-05, Monthly Debt Obligations (05/24/2011) . . . . . . . . . . . . . . . . . . . . . 513B3-6-06, Qualifying Impact of Other Real Estate Owned (11/13/2012) . . . . . 518B3-6-07, Debts Paid Off At/Prior to Closing (04/09/2013) . . . . . . . . . . . . . . . 522B3-6-08, DU: Requirements of Liability Assessment (12/01/2010) . . . . . . . . 524

Subpart B4, Underwriting Property . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 527B4-1, Appraisal Guidelines . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 528

B4-1.1, General Appraisal Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . 529B4-1.1-01, General Information on Appraisal Requirements(04/09/2013) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 529B4-1.1-02, Lender Disclosure of Information to Appraisers(10/30/2009) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 533

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B4-1.1-03, Appraiser Selection (04/09/2013) . . . . . . . . . . . . . . . . . . . . . 535B4-1.1-04, Use of Supervisory or Review Appraisers (10/30/2009) . . . . 538B4-1.1-05, Field Reviews (04/01/2009) . . . . . . . . . . . . . . . . . . . . . . . . . 540

B4-1.2, Appraisal Document Standards, Report, and Property Inspections . . . 542B4-1.2-01, Age of Appraisal or Age of Property Inspection(04/09/2013) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 542B4-1.2-02, Objective and Unbiased Appraisals (04/01/2009) . . . . . . . . . 544B4-1.2-03, Definition of Market Value (04/01/2009) . . . . . . . . . . . . . . . 545B4-1.2-04, Requirements for Postponed Improvements (04/09/2013) . . . 546B4-1.2-05, Requirements for the Appraisal Report (10/25/2011) . . . . . . 551B4-1.2-06, Appraisal Forms and Report Exhibits (06/26/2012) . . . . . . . 554B4-1.2-07, Certifications and Statements of Assumptions and LimitingConditions (04/01/2009) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 559

B4-1.3, Special Appraisal Considerations . . . . . . . . . . . . . . . . . . . . . . . . . . . . 561B4-1.3-01, Special Appraisal Considerations for Properties Affected byEnvironmental Hazards (04/01/2009) . . . . . . . . . . . . . . . . . . . . . . . . . . . 561B4-1.3-02, Special Appraisal Considerations for Factory-Built Housing(04/01/2009) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 563B4-1.3-03, Special Appraisal Considerations for Modular,Prefabricated, Panelized, or Sectional Housing (04/01/2009) . . . . . . . . . 564B4-1.3-04, Special Appraisal Considerations for Mixed-Use Properties(04/01/2009) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 565B4-1.3-05, Special Appraisal Considerations for Properties in SpecialAssessment Districts (04/01/2009) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 566B4-1.3-06, Special Appraisal Considerations for Properties Subject toLeasehold Interests (04/01/2009) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 569B4-1.3-07, Special Appraisal Considerations for Units in Co-op Projects(04/01/2009) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 570B4-1.3-08, Special DU Property Fieldwork Requirements forForeclosure and REO Properties (10/30/2009) . . . . . . . . . . . . . . . . . . . . 573

B4-1.4, Appraisal Report Assessment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 575B4-1.4-01, Reviewing the Appraisal Report (04/01/2009) . . . . . . . . . . . 575B4-1.4-02, Appraisal Report Review: Urban Properties (04/01/2009) . . 576B4-1.4-03, Appraisal Report Review: Property Location (04/01/2009). . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 577B4-1.4-04, Appraisal Report Review: Trend of Neighborhood PropertyValues, Demand/Supply, and Marketing Time (10/30/2009) . . . . . . . . . . 579B4-1.4-05, Appraisal Report Review: Site Analysis Parameters(10/30/2009) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 580B4-1.4-06, Appraisal Report Review: Subject Property Zoning(12/01/2010) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 582

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B4-1.4-07, Appraisal Report Review: Site Utilities (04/01/2009) . . . . . . 584B4-1.4-08, Appraisal Report Review: Off-Site Improvements(04/01/2009) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 585B4-1.4-09, Appraisal Report Review: Special Flood Hazard Area(04/01/2009) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 586B4-1.4-10, Appraisal Report Review: Improvements Analysis Overview(04/01/2009) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 587B4-1.4-11, Appraisal Report Review: Conformity of Improvements toNeighborhood (04/01/2009) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 588B4-1.4-12, Appraisal Report Review: Actual and Effective Ages of theImprovements (10/25/2011) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 588B4-1.4-13, Appraisal Report Review: Insulation and Energy Efficiencyof the Improvements (04/01/2009) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 589B4-1.4-14, Appraisal Report Review: Layout, Floor Plans, and GrossBuilding and Living Areas (04/01/2009) . . . . . . . . . . . . . . . . . . . . . . . . . 590B4-1.4-15, Appraisal Report Review: Property Condition and Quality ofConstruction (07/26/2011) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 592B4-1.4-16, Appraisal Report Review: Sales Comparison Approach(06/30/2010) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 600B4-1.4-17, Appraisal Report Review: Adjustments to Comparable Sales(04/01/2009) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 605B4-1.4-18, Appraisal Report Review: Lender Review of the AdjustmentGrid (10/25/2011) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 606B4-1.4-19, Appraisal Report Review: Cost Approach to Value(04/01/2009) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 609B4-1.4-20, Appraisal Report Review: Income Approach to Value(04/01/2009) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 610B4-1.4-21, Appraisal Report Review: Valuation Analysis and FinalReconciliation (06/30/2010) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 611

B4-2, Project Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 614B4-2.1, General Project Standards and Environmental Hazards . . . . . . . . . . 615

B4-2.1-01, General Information on Project Standards (07/26/2011) . . . . 615B4-2.1-02, Ineligible Projects (12/01/2010) . . . . . . . . . . . . . . . . . . . . . . 618B4-2.1-03, Projects with Special Considerations and Project EligibilityWaivers (04/01/2009) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 622B4-2.1-04, Project Identification and Document Retention (06/26/2012). . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 623B4-2.1-05, Project Insurance Requirements (04/01/2009) . . . . . . . . . . . . 624B4-2.1-06, Priority of Common Expense Assessments (08/21/2012) . . . 625B4-2.1-07, Project Standards: Environmental Hazard Assessments(04/01/2009) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 626

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B4-2.1-08, Unacceptable Environmental Conditions (04/01/2009) . . . . . 629B4-2.1-09, Remedial Actions for Environmental Assessments BelowStandards (04/01/2009) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 631

B4-2.2, Condo Project Eligibility . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 633B4-2.2-01, Condo Project Eligibility (06/28/2011) . . . . . . . . . . . . . . . . . 633B4-2.2-02, Limited Review Process for Attached Condo Units(08/21/2012) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 635B4-2.2-03, Limited Review Process for Detached Condo Units(06/28/2011) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 637B4-2.2-04, Lender Full Review: General Eligibility Requirements forAll Condo Projects (12/01/2010) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 639B4-2.2-05, Lender Full Review: Additional Eligibility Requirementsfor New Condo Projects and Newly Converted Attached CondoProjects(10/30/2009) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 642B4-2.2-06, Lender Full Review: Additional Eligibility Requirements forEstablished Condo Projects(10/30/2009) . . . . . . . . . . . . . . . . . . . . . . . . . 646B4-2.2-07, Owner-Occupancy Ratio Requirements and FinancialInstitution-Owned REO Units (10/30/2009) . . . . . . . . . . . . . . . . . . . . . . 649B4-2.2-08, Project Eligibility Review Service (PERS) (06/26/2012) . . . 650B4-2.2-09, Condo Project Manager (CPM) Expedited Review for Newand Established Condo Projects(06/26/2012) . . . . . . . . . . . . . . . . . . . . . 654B4-2.2-10, FHA-Approved Condo Review Eligibility (06/26/2012) . . . . 657B4-2.2-11, Fannie Mae Review of Condo Projects Comprised ofManufactured Homes (06/26/2012) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 658B4-2.2-12, Geographic-Specific Condo Project Considerations(01/27/2011) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 660B4-2.2-13, Condo Project Review and Legal Document Requirements(08/21/2012) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 662

B4-2.3, PUD Requirements and Cooperative Project Eligibility . . . . . . . . . . . 666B4-2.3-01, PUD: Lender Full Review Requirements (06/28/2011) . . . . . 666B4-2.3-02, Cooperative Project Eligibility (06/28/2011) . . . . . . . . . . . . . 667B4-2.3-03, Legal Requirements for Co-op Projects (04/01/2009) . . . . . . 673B4-2.3-04, Loan Eligibility for Co-op Share Loans (03/31/2011) . . . . . . 678

Subpart B5, Unique Eligibility and Underwriting Considerations . . . . . . . . . . . . . . . . . 682B5-1, High-Balance Mortgage Loans . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 683

B5-1.1, High-Balance Mortgage Loans . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 684B5-1.1-01, High-Balance Mortgage Loan Eligibility and Underwriting(01/17/2013) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 684B5-1.1-02, High-Balance Pricing, Mortgage Insurance, Special FeatureCodes, and Delivery Limitations (06/26/2012) . . . . . . . . . . . . . . . . . . . . 687

B5-2, DU-Only Products . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 689

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B5-2.1, Interest-Only Mortgages . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 690B5-2.1-01, Mortgages with an Interest-Only Feature (08/21/2012) . . . . . 690B5-2.1-02, Interest-Only Pricing, Mortgage Insurance and SpecialFeature Codes (12/30/2009) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 693

B5-2.2, Manufactured Housing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 695B5-2.2-01, Manufactured Housing (04/09/2013) . . . . . . . . . . . . . . . . . . . 695B5-2.2-02, Manufactured Housing Loan Eligibility (04/09/2013) . . . . . . 697B5-2.2-03, Manufactured Housing Underwriting Requirements(07/26/2011) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 701B5-2.2-04, Manufactured Housing Appraisal Requirements(04/01/2009) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 707B5-2.2-05, Manufactured Housing Pricing, Mortgage Insurance, andSpecial Feature Code Requirements (12/30/2009) . . . . . . . . . . . . . . . . . 712B5-2.2-06, Manufactured Housing Legal Considerations (04/01/2009). . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 714

B5-3, Construction and Energy Financing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 722B5-3.1, Conversion of Construction-to-Permanent Financing . . . . . . . . . . . . . 723

B5-3.1-01, Conversion of Construction-to-Permanent Financing:Overview (01/31/2012) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 723B5-3.1-02, Conversion of Construction-to-Permanent Financing:Single-Closing Transactions (01/31/2012) . . . . . . . . . . . . . . . . . . . . . . . . 724B5-3.1-03, Conversion of Construction-to-Permanent Financing: Two-Closing Transactions (01/31/2012) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 728

B5-3.2, Homestyle Renovation Mortgage . . . . . . . . . . . . . . . . . . . . . . . . . . . . 730B5-3.2-01, HomeStyle Renovation Mortgage: Lender Eligibility(12/01/2010) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 730B5-3.2-02, HomeStyle Renovation Mortgages: Borrower Eligibility(12/01/2010) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 732B5-3.2-03, HomeStyle Renovation Mortgages: Underwriting andCollateral Considerations (03/31/2011) . . . . . . . . . . . . . . . . . . . . . . . . . . 735B5-3.2-04, HomeStyle Renovation Mortgages: Costs and EscrowAccounts (04/01/2009) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 738B5-3.2-05, HomeStyle Renovation Mortgages: Completion(04/01/2009) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 740B5-3.2-06, HomeStyle Construction Contract, Construction LoanAgreement, and Lien Waiver (12/30/2009) . . . . . . . . . . . . . . . . . . . . . . . 741

B5-3.3, Mortgage Loans with Energy Improvement Features on ExistingProperties . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 745

B5-3.3-01, Mortgage Loans with Energy Improvement Features onExisting Properties (04/09/2013) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 745

B5-3.4, Property Assessed Clean Energy Loans . . . . . . . . . . . . . . . . . . . . . . . 750

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B5-3.4-01, Property Assessed Clean Energy Loans (12/01/2010) . . . . . . 750B5-4, Geographic-Specific Products . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 753

B5-4-01, Texas Section 50(a)(6) Mortgages (03/29/2010) . . . . . . . . . . . . . . . 753B5-4-02, Texas Section 50(a)(6) Mortgage Eligibility (01/17/2013) . . . . . . . . 756B5-4-03, Texas Section 50(a)(6) Underwriting and Collateral Considerations(03/29/2010) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 760B5-4-04, Texas Section 50(a)(6) Mortgage Delivery Considerations(03/29/2010) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 762B5-4-05, Texas Section 50(a)(6) Mortgage Legal Considerations(03/29/2010) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 763B5-4-06, Native American Conventional Lending Initiative (NACLI)(06/26/2012) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 765B5-4-07, Disaster-Related Limited Cash-Out Refinance Flexibilities(06/26/2012) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 766

B5-5, Community Seconds, Community Land Trusts, DU Refi Plus and RefiPlus, and Loans with Resale Restrictions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 770

B5-5.1, Community Seconds and Community Land Trusts . . . . . . . . . . . . . . 771B5-5.1-01, Community Seconds Mortgages (04/09/2013) . . . . . . . . . . . 771B5-5.1-02, Community Seconds Loan Eligibility (08/21/2012) . . . . . . . 772B5-5.1-03, Community Seconds Delivery Considerations (04/09/2013). . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 779B5-5.1-04, Community Land Trusts (06/26/2012) . . . . . . . . . . . . . . . . . 781

B5-5.2, DU Refi Plus and Refi Plus Mortgage Loans . . . . . . . . . . . . . . . . . . . 789B5-5.2-01, DU Refi Plus and Refi Plus Eligibility (04/09/2013) . . . . . . . 789B5-5.2-02, DU Refi Plus and Refi Plus Underwriting Considerations(12/18/2012) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 807B5-5.2-03, DU Refi Plus and Refi Plus Property Valuation and ProjectStandards (12/18/2012) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 825B5-5.2-04, DU Refi Plus and Refi Plus Closing, Pricing, and Delivery(04/09/2013) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 831

B5-5.3, Loans with Resale Restrictions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 835B5-5.3-01, Loans With Resale Restrictions: Lender Eligibility(04/01/2009) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 835B5-5.3-02, Loans with Resale Restrictions: Loan and BorrowerEligibility (04/01/2009) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 837B5-5.3-03, Loans with Resale Restrictions: Underwriting and CollateralConsiderations (04/01/2009) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 838B5-5.3-04, Loans with Resale Restrictions: Legal Considerations(04/01/2009) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 841B5-5.3-05, Loans with Resale Restrictions: Delivery Considerations(04/01/2009) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 842

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B5-5.3-06, Loans with Resale Restrictions: Pricing, Mortgage Insuranceand Special Feature Codes (06/26/2012) . . . . . . . . . . . . . . . . . . . . . . . . . 843B5-5.3-07, Massachusetts Resale Restriction Loan EligibilityRequirements (04/01/2009) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 844

B5-6, MyCommunityMortgage (MCM) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 846B5-6-01, MyCommunityMortgage (08/21/2012) . . . . . . . . . . . . . . . . . . . . . . 846B5-6-02, MyCommunityMortgage Loan and Borrower Eligibility(08/21/2012) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 848B5-6-03, MyCommunityMortgage Underwriting Methods and Requirements(11/13/2012) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 853B5-6-04, MyCommunityMortgage: Additional Eligibility and UnderwritingRequirements for Community Solutions and Community HomeChoice(11/13/2012) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 859B5-6-05, MyCommunityMortgage Pricing, Mortgage Insurance, and SpecialFeature Codes (12/01/2010) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 865

Subpart B6, Government Programs Eligibility and Underwriting Requirements . . . . . . 867B6-1, Government Insured and Guaranteed Mortgages . . . . . . . . . . . . . . . . . . . . . 868

B6-1-01, General Government Mortgage Loan Requirements (01/17/2013). . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 869B6-1-02, Eligible FHA-Insured Mortgage Loans (06/28/2011) . . . . . . . . . . . . 872B6-1-03, Eligible VA-Guaranteed Mortgages (10/30/2009) . . . . . . . . . . . . . . 874B6-1-04, Eligible HUD-Guaranteed Section 184 Mortgages (06/26/2012) . . . 875B6-1-05, Eligible RD-Guaranteed Mortgages (06/26/2012) . . . . . . . . . . . . . . 877B6-1-06, Government Mortgage Loan Guaranty or Insurance (04/01/2009). . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 878

Subpart B7, Insurance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 879B7-1, Mortgage Insurance/Loan Guaranty . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 880

B7-1-01, Provision of Mortgage Insurance (04/09/2013) . . . . . . . . . . . . . . . . 880B7-1-02, Mortgage Insurance Coverage Requirements (06/26/2012) . . . . . . . 884B7-1-03, Lender-Purchased Mortgage Insurance (05/27/2010) . . . . . . . . . . . . 886B7-1-04, Financed Borrower-Purchased Mortgage Insurance (06/26/2012) . . 887B7-1-05, Government Mortgage Loan Guaranty or Insurance (04/09/2013). . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 891

B7-2, Title Insurance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 894B7-2-01, Provision of Title Insurance (04/01/2009) . . . . . . . . . . . . . . . . . . . . 894B7-2-02, Title Insurer Requirements (04/09/2013) . . . . . . . . . . . . . . . . . . . . . 895B7-2-03, General Title Insurance Coverage (05/24/2011) . . . . . . . . . . . . . . . . 897B7-2-04, Special Title Insurance Coverage Considerations (04/09/2013) . . . . 899B7-2-05, Title Exceptions and Impediments (04/09/2013) . . . . . . . . . . . . . . . 904

B7-3, Hazard and Flood Insurance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 908B7-3-01, Hazard Insurance Policy Requirements (12/20/2011) . . . . . . . . . . . 908

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B7-3-02, General Hazard Insurance Coverage (06/28/2011) . . . . . . . . . . . . . . 912B7-3-03, Determining the Amount of Required Hazard Insurance Coverage(04/01/2009) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 914B7-3-04, Hazard Coverage for Units in Project Developments (01/31/2012). . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 915B7-3-05, Additional Insurance Coverage (04/01/2009) . . . . . . . . . . . . . . . . . . 922B7-3-06, Evidence of Hazard Insurance (12/20/2011) . . . . . . . . . . . . . . . . . . 925B7-3-07, Flood Insurance Coverage Requirements (04/09/2013) . . . . . . . . . . 928B7-3-08, Mortgagee Clause for Hazard and Flood Insurance (05/24/2011) . . 933

B7-4, Additional Project Insurance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 936B7-4-01, Liability Insurance (04/01/2009) . . . . . . . . . . . . . . . . . . . . . . . . . . . 936B7-4-02, Fidelity Insurance (10/30/2009) . . . . . . . . . . . . . . . . . . . . . . . . . . . . 937B7-4-03, Rent Loss Insurance for Co-op Projects (04/01/2009) . . . . . . . . . . . 939

Subpart B8, Closing: Legal Documents . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 940B8-1, General Information on Legal Documents . . . . . . . . . . . . . . . . . . . . . . . . . . 941

B8-1-01, Publication of Legal Documents (06/28/2011) . . . . . . . . . . . . . . . . . 941B8-2, Security Instruments . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 944

B8-2-01, Security Instruments for Conventional Mortgages (04/30/2010) . . . 944B8-2-02, Special-Purpose Security Instruments (04/30/2010) . . . . . . . . . . . . . 947B8-2-03, Signature Requirements for Security Instruments (04/01/2009) . . . . 951

B8-3, Notes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 952B8-3-01, Notes for Conventional Mortgages (06/26/2012) . . . . . . . . . . . . . . . 952B8-3-02, Special Note Provisions and Language Requirements (03/02/2010). . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 954B8-3-03, Signature Requirements for Notes (01/17/2013) . . . . . . . . . . . . . . . 956B8-3-04, Note Endorsement (12/20/2011) . . . . . . . . . . . . . . . . . . . . . . . . . . . . 958

B8-4, Riders and Addenda . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 961B8-4-01, Riders and Addenda (05/27/2010) . . . . . . . . . . . . . . . . . . . . . . . . . . 961

B8-5, Special-Purpose Legal Documents . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 965B8-5-01, General Information on Special-Purpose Legal Documents(04/01/2009) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 965B8-5-02, Inter Vivos Revocable Trust Mortgage Documentation andSignature Requirements (04/09/2013) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 966B8-5-03, Texas Section 50(a)(6) Mortgage Documentation (03/29/2010) . . . . 969B8-5-04, HomeStyle Mortgage Documentation Requirements (12/30/2009). . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 971B8-5-05, Sample Legal Documents (01/27/2011) . . . . . . . . . . . . . . . . . . . . . . 972

B8-6, Mortgage Assignments . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 975B8-6-01, General Information (04/01/2009) . . . . . . . . . . . . . . . . . . . . . . . . . . 975B8-6-02, Mortgage Assignment to Fannie Mae (04/09/2013) . . . . . . . . . . . . . 976

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B8-6-03, Authorized Use of Intervening and Blanket Assignments(04/01/2009) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 978

B8-7, Mortgage Electronic Registration System (MERS) . . . . . . . . . . . . . . . . . . . . 981B8-7-01, Mortgage Electronic Registration Systems (MERS) (06/26/2012). . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 981

Part C, Selling, Securitizing, and Delivering Loans . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 985Subpart C1, General Information on Execution Options and Loan Delivery . . . . . . . . . 987

C1-1, Execution Options Overview . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 988C1-1-01, Execution Options (11/13/2012) . . . . . . . . . . . . . . . . . . . . . . . . . . . 988

C1-2, Loan Delivery Overview . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 994C1-2-01, General Information on Delivering Loan Data and Documents(10/30/2009) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 995C1-2-02, Loan Data and Documentation Delivery Requirements(06/26/2012) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 997C1-2-03, Ownership of Mortgage Loans Prior to Purchase or Securitizationand Third-Party Security Interests (11/13/2012) . . . . . . . . . . . . . . . . . . . . . . 1000C1-2-04, Bailee Letters (06/26/2012) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1002

C1-3, Loan Remittance Types Overview . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1007C1-3-01, General Information on Remittance Types (12/30/2009) . . . . . . . . 1007

Subpart C2, Whole Loan Transactions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1010C2-1, Mandatory and Best Efforts Commitments to Sell Whole Loans . . . . . . . . 1011

C2-1.1, Mandatory Commitments to Sell Whole Loans . . . . . . . . . . . . . . . . 1012C2-1.1-01, Mandatory Commitment Process (10/30/2009) . . . . . . . . . . 1012C2-1.1-02, Pricing, Fees, and Pricing Adjustments (04/01/2009) . . . . . 1013C2-1.1-03, Mandatory Commitment Terms, Amounts, Periods andOther Requirements (06/26/2012) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1016C2-1.1-04, Mandatory Commitment Extensions and Pair-Offs(10/25/2011) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1019C2-1.1-05, Servicing Fees (10/25/2011) . . . . . . . . . . . . . . . . . . . . . . . . 1021C2-1.1-06, Accrued Interest Payments for Regularly AmortizingMortgages (06/28/2011) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1022C2-1.1-07, Standard ARM and Converted ARM Resale Commitments(04/09/2009) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1023

C2-1.2, Best Efforts Commitments to Sell Whole Loans . . . . . . . . . . . . . . . 1026C2-1.2-01, Best Efforts Commitment Process (10/25/2011) . . . . . . . . . 1026C2-1.2-02, Best Efforts Commitment Pricing, Periods, and Fees(10/25/2011) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1027C2-1.2-03, Best Efforts Commitment Terms, Amounts, and OtherRequirements (08/21/2012) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1029C2-1.2-04, Servicing Execution Tool in eCommitONE (10/25/2011) . . 1032

C2-2, Whole Loan Deliveries to and Purchasing by Fannie Mae . . . . . . . . . . . . . 1035

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C2-2-01, General Requirements for Good Delivery of Whole Loans(10/25/2011) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1036C2-2-02, Documentation Requirements for Whole Loan Deliveries(10/25/2011) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1039C2-2-03, General Information on Whole Loan Purchasing Policies(11/13/2012) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1041C2-2-04, Timing of Distribution of Whole Loan Purchase Proceeds(06/28/2011) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1043C2-2-05, Whole Loan Purchasing Process (11/13/2012) . . . . . . . . . . . . . . . . 1044C2-2-06, Authorization to Transfer Funds (04/01/2009) . . . . . . . . . . . . . . . . 1047C2-2-07, Purchase Payee Codes (06/26/2012) . . . . . . . . . . . . . . . . . . . . . . . 1049C2-2-08, Triparty Wiring Instructions (04/01/2009) . . . . . . . . . . . . . . . . . . . 1051

Subpart C3, Mortgage-Backed Securities (MBS) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1054C3-1, MBS Program Overview . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1055

C3-1-01, General Information About Fannie Maes MBS Program(06/26/2012) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1056C3-1-02, Preparing to Pool Loans into MBS (10/30/2009) . . . . . . . . . . . . . . 1060

C3-2, Entering Into an MBS Pool Purchase Contract . . . . . . . . . . . . . . . . . . . . . 1062C3-2-01, Determining Eligibility for Loans Pooled into MBS (10/25/2011). . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1062C3-2-02, Establishing the Contract Amount (12/30/2009) . . . . . . . . . . . . . . 1066C3-2-03, Selecting a Servicing Option (04/01/2009) . . . . . . . . . . . . . . . . . . 1067C3-2-04, MBS Remittance Type and Selecting a Remittance Cycle(10/25/2011) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1068C3-2-05, Obtaining a Pool Purchase Contract (11/13/2012) . . . . . . . . . . . . . 1069

C3-3, MBS Guaranty Fees and Guaranty Fee Buyups and Buydowns . . . . . . . . . 1073C3-3-01, Determining and Remitting Guaranty Fees (10/25/2011) . . . . . . . . 1073C3-3-02, Accessing Buyup and Buydown Ratios and Calculating Paymentsor Charges (11/13/2012) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1075C3-3-03, Buying Up and Buying Down the Guaranty Fee for MBS(10/02/2012) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1078

C3-4, Pooling Loans into Fixed-Rate MBS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1080C3-4-01, Term-Related Fixed-Rate Mortgage Pooling Parameters(10/25/2011) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1080C3-4-02, Commingling Fixed-Rate Mortgages in MBS (03/02/2010) . . . . . 1083

C3-5, Pooling Loans into ARM MBS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1086C3-5-01, Creating Stated-Structure ARM MBS (08/30/2011) . . . . . . . . . . . . 1087C3-5-02, Stated-Structure ARM MBS Pooling Process (04/01/2009) . . . . . . 1089C3-5-03, Creating Weighted-Average ARM MBS (04/01/2009) . . . . . . . . . . 1094C3-5-04, Calculating the Weighted-Average Pool Accrual Rates for ARMFlex Pools Using a Fixed MBS Margin (04/01/2009) . . . . . . . . . . . . . . . . . . 1095

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C3-5-05, Calculating the Weighted-Average Pool Accrual Rates for ARMFlex Pools Using a Weighted-Average MBS Margin (04/01/2009) . . . . . . . . 1098C3-5-06, Pooling ARMs with a Conversion Option (04/01/2009) . . . . . . . . 1101C3-5-07, Uniform Hybrid ARM MBS (04/01/2009) . . . . . . . . . . . . . . . . . . . 1103C3-5-08, Commingling ARMs in MBS (04/01/2009) . . . . . . . . . . . . . . . . . . 1105

C3-6, Pooling Loans into Fannie Majors . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1106C3-6-01, Parameters for Pooling Loans Into Fannie Majors (06/26/2012) . . 1106

C3-7, Delivering and Trading MBS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1110C3-7-01, Establishing an MBS Trading Account (10/25/2011) . . . . . . . . . . . 1111C3-7-02, Initiating an MBS Sale (10/25/2011) . . . . . . . . . . . . . . . . . . . . . . . 1117C3-7-03, Making Good Delivery (10/30/2009) . . . . . . . . . . . . . . . . . . . . . . . 1120C3-7-04, Delivering Data and Documents (11/13/2012) . . . . . . . . . . . . . . . . 1123C3-7-05, Confirming Presettlement Information (04/01/2009) . . . . . . . . . . . 1129C3-7-06, Settling the Trade (03/31/2011) . . . . . . . . . . . . . . . . . . . . . . . . . . . 1131C3-7-07, Sale of Fannie Mae Securities to Third Parties (04/01/2009) . . . . . 1135

Part D, Ensuring Quality Control (QC) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1139Subpart D1, Lender QC Process . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1140

D1-1, Lender QC Process . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1141D1-1-01, General Information on Lender QC Process (01/31/2012) . . . . . . . 1141D1-1-02, Lender QC Process (01/31/2012) . . . . . . . . . . . . . . . . . . . . . . . . . . 1143D1-1-03, Lender QC Staff and Outsourcing of the QC Process (03/29/2010). . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1147

D1-2, Lender Prefunding QC Mortgage Review . . . . . . . . . . . . . . . . . . . . . . . . . . 1150D1-2-01, General Information on Lender Prefunding QC Review Process(03/29/2010) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1150

D1-3, Lender Post-Closing QC Mortgage Review . . . . . . . . . . . . . . . . . . . . . . . . 1154D1-3-01, General Information on Lender Post-Closing QC Review Process(03/29/2010) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1154D1-3-02, Lender Mortgage Selection Process for Post-Closing QC MortgageReviews (01/31/2012) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1155D1-3-03, Lender Post-Closing QC Review of Underwriting Decisions andDocumentation (08/21/2012) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1158D1-3-04, Lender Post-Closing QC Review of Data Integrity (01/31/2012) . . 1162D1-3-05, Lender Post-Closing QC Review of Appraisers and Appraisals(12/01/2010) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1164D1-3-06, Lender Post-Closing QC Review of Closing Documents(01/31/2012) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1166D1-3-07, Lender Post-QC Review Reporting, Record Retention, and Audit(01/31/2012) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1170

Subpart D2, Fannie Mae QC Process . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1173D2-1, General Information on Fannie Mae QC Process . . . . . . . . . . . . . . . . . . . . 1174

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D2-1-01, General Information on Fannie Mae QC Reviews (04/09/2013) . . 1174D2-1-02, Fannie Mae QC File Request and Submission Requirements(04/09/2013) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1175D2-1-03, Fannie Mae QC Report of Findings and Lender Rebuttal(04/09/2013) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1177

Part E, Quick Reference Materials . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1179E-1, Selling Guide Resources . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1180

E-1-01, References to Fannie Mae's Website (12/18/2012) . . . . . . . . . . . . . . . . . . 1180E-1-02, Acronyms and Abbreviations (08/21/2012) . . . . . . . . . . . . . . . . . . . . . . . 1185E-1-03, List of Contacts (04/09/2013) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1189E-1-04, List of Lender Contracts (06/26/2012) . . . . . . . . . . . . . . . . . . . . . . . . . . . 1193

E-2, Exhibits . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1196E-2-01, Borrowers Authorization for Counseling (04/01/2009) . . . . . . . . . . . . . . 1196E-2-02, Document Submission Packages for All Mortgages (12/20/2011) . . . . . . 1197E-2-03, Suggested Format for Phase I Environmental Hazard Assessments(06/28/2011) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1200E-2-04, Master Agreement Terms and Conditions (08/21/2012) . . . . . . . . . . . . . . 1209E-2-05, Revocable Trust Rider (Sample Language) (01/17/2013) . . . . . . . . . . . . 1215E-2-06, Signature Requirements for Mortgages to Inter Vivos Revocable Trusts(01/17/2013) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1217E-2-07, Post-Closing Mortgage Loan File Documentation (04/09/2013) . . . . . . . 1219

E-3, Glossary . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1223E-3-01, Glossary of Fannie Mae Terms: A (01/31/2012) . . . . . . . . . . . . . . . . . . . 1224E-3-02, Glossary of Fannie Mae Terms: B (12/30/2009) . . . . . . . . . . . . . . . . . . . 1227E-3-03, Glossary of Fannie Mae Terms: C (03/31/2011) . . . . . . . . . . . . . . . . . . . 1230E-3-04, Glossary of Fannie Mae Terms: D (01/31/2012) . . . . . . . . . . . . . . . . . . . 1236E-3-05, Glossary of Fannie Mae Terms: E (04/09/2013) . . . . . . . . . . . . . . . . . . . 1239E-3-06, Glossary of Fannie Mae Terms: F (04/09/2013) . . . . . . . . . . . . . . . . . . . 1242E-3-07, Glossary of Fannie Mae Terms: G (01/17/2013) . . . . . . . . . . . . . . . . . . . 1247E-3-08, Glossary of Fannie Mae Terms: H (06/28/2011) . . . . . . . . . . . . . . . . . . . 1249E-3-09, Glossary of Fannie Mae Terms: I (04/01/2009) . . . . . . . . . . . . . . . . . . . . 1250E-3-10, Glossary of Fannie Mae Terms: J (04/01/2009) . . . . . . . . . . . . . . . . . . . . 1254E-3-11, Glossary of Fannie Mae Terms: K (10/02/2012) . . . . . . . . . . . . . . . . . . . 1254E-3-12, Glossary of Fannie Mae Terms: L (04/09/2013) . . . . . . . . . . . . . . . . . . . 1254E-3-13, Glossary of Fannie Mae Terms: M (04/09/2013) . . . . . . . . . . . . . . . . . . . 1257E-3-14, Glossary of Fannie Mae Terms: N (04/09/2013) . . . . . . . . . . . . . . . . . . . 1265E-3-15, Glossary of Fannie Mae Terms: O (08/21/2012) . . . . . . . . . . . . . . . . . . . 1266E-3-16, Glossary of Fannie Mae Terms: P (12/01/2010) . . . . . . . . . . . . . . . . . . . 1267E-3-17, Glossary of Fannie Mae Terms: Q (04/01/2009) . . . . . . . . . . . . . . . . . . . 1271E-3-18, Glossary of Fannie Mae Terms: R (04/09/2013) . . . . . . . . . . . . . . . . . . . 1272E-3-19, Glossary of Fannie Mae Terms: S (01/27/2011) . . . . . . . . . . . . . . . . . . . . 1276

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E-3-20, Glossary of Fannie Mae Terms: T (10/25/2011) . . . . . . . . . . . . . . . . . . . 1281E-3-21, Glossary of Fannie Mae Terms: U (04/09/2013) . . . . . . . . . . . . . . . . . . . 1283E-3-22, Glossary of Fannie Mae Terms: V (04/01/2009) . . . . . . . . . . . . . . . . . . . 1283E-3-23, Glossary of Fannie Mae Terms: W (12/20/2011) . . . . . . . . . . . . . . . . . . . 1284E-3-24, Glossary of Fannie Mae Terms: X (04/01/2009) . . . . . . . . . . . . . . . . . . . 1284E-3-25, Glossary of Fannie Mae Terms: Y (04/01/2009) . . . . . . . . . . . . . . . . . . . 1284E-3-26, Glossary of Fannie Mae Terms: Z (04/01/2009) . . . . . . . . . . . . . . . . . . . 1285

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PrefaceContent Organization

The Selling Guide is organized into parts that reflect how lenders generally categorize variousaspects of their business relationship with Fannie Mae:

Part A, Doing Business with Fannie Mae Subpart 1: Approval Qualification Subpart 2: Lender Contract Subpart 3: Getting Started With Fannie Mae Subpart 4: Maintaining Lender Eligibility

Part B, Originating through Closing Subpart 1: Loan Application Package Subpart 2: Eligibility Subpart 3: Underwriting Borrowers Subpart 4: Underwriting Property Subpart 5: Unique Eligibility and Underwriting Considerations Subpart 6: Government Programs Eligibility and Underwriting Requirements Subpart 7: Insurance Subpart 8: Closing: Legal Documents

Part C, Selling, Securitizing, and Delivering Loans Subpart 1: General Information on Execution Options and Loan Delivery Subpart 2: Whole Loan Transactions Subpart 3: Mortgage-Backed Securities (MBS)

Part D, Ensuring Quality Control Subpart 1: Lender QC Process Subpart 2: Fannie Mae QC Process

Part E, Quick Reference Materials Chapter 1: Selling Guide Resources Chapter 2: Exhibits

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Chapter 3: Glossary

Part A through Part D are structured hierarchicallyby subpart, chapter, section, and topictostate Fannie Mae requirements logically and with increasing levels of detail, so that readers canquickly locate a subject of interest and find desired content. Part E includes a variety of supportcomponentsincluding Selling Guide Resources, Exhibits, and Glossary.

The Table of Contents provides additional details on the content. To learn more about the contentincluded in a particular part and how content in that part is organized, see the Introductionprovided at the beginning of the part.

Use of the Numbering System to Identify Levels of Content

The numbering system used to identify the levels of detail of the content contained within thisSelling Guide can help you to navigate the Guide more easily and to recognize where a particulartopic is contained within the content hierarchy.

Consider the numbering system identifier for the topic Requirements for Credit Reports:

B3-5.2-01 Requirements for Credit Reports

If you know that each:

Part has a corresponding Letter (uppercase beginning with A)Subpart has a corresponding Numeral (one-digit beginning with 1)Chapter has a corresponding Numeral (one-digit beginning with 1)Section has a corresponding Numeral (one-digit beginning with 1)

Topic has a corresponding Numeral (two-digit beginning with 01)

Then you can use the numbering system identifier (B3-5.2-01) to map the location and level ofcontent detail of this topic within the Selling Guide.

For example, here is how the numbering system identifier for topic B35.201 maps to thecontent levels:

Part BSubpart 3Chapter 5Section 2Topic 01

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As shown above, the part and subpart are combined as B3-. The chapter and section arecombined as 5.2- and the topic is added as 01.

Keep in mind that not all parts have subparts and not all chapters have sections. For example, thetopic Master Agreement Overview has the numbering system identifier A2-4-01 (which doesnot include a section):

Part ASubpart 2Chapter 4Topic 01

Note: As topics are added, updated and deleted with each publication of the SellingGuide, the chapters, sections and topic identifiers will change accordingly.

Use of Icons to Identify Types of Content

The online and PDF versions of this Selling Guide use various icons to help you quickly identifythe type of content:

Icon DescriptionOverview topics provide the logic behind the arrangement of a part, subpart, orchapter.Policy topics instruct you about what must or must not be done (for example, lawsand rules).

Process and Procedure topics present actions that must be followed over time or thatmust be performed in a particular instance.

Supporting Information topics present concepts, facts, structures, or backgroundinformation that corroborate or expand upon a topic.

Glossary topics present key terms and their definitions.

Terms and General Conventions

Lenders may contract to sell mortgages to Fannie Mae using either of the two following deliverymethods. (Fannie Mae acquires title to the mortgages in both types of transactions.)

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As whole mortgage loans when the lender contracts to sell mortgages to Fannie Mae aswhole mortgages (to hold in our portfolio or to include later in MBS pools that we form). Weremit cash proceeds to the lender in payment of the purchase price for these mortgages.

As MBS mortgage loans when the lender contracts to sell mortgages to us that we conveyto an MBS trust under the terms of our MBS program, and we deliver to the lender (or itsdesignee) mortgage pass-through certificates representing interests in the mortgages. Thesepass-through certificates are in payment of the purchase price for the mortgages.

The term delivery is used in this Selling Guide to refer to whole mortgage loans and to MBSpools. In cases where specific requirements apply to one type of transaction, we specify thedelivery method.

Also, for the sake of brevity, the term loan is used to mean mortgage loan unless specifiedotherwise.

The glossary provides definitions of all terms used in connection with Fannie Mae requirements.

Amendments to the Guide

Fannie Mae may at any time alter or waive any of the requirements of this Selling Guide, imposeother additional requirements, or rescind or amend any and all material set forth in this SellingGuide. The lender must make sure that its staff is thoroughly familiar with the content andrequirements of this Selling Guide, as it now exists and as it may be changed from time to time.

Notification of Changes and Updates

Fannie Mae notifies lenders of changes and updates to our Selling Guide policies and proceduresas communicated in Announcements, Notices and Lender Lettersin two ways:

By posting the documents on Fannie Mae's website and the AllRegs website.

By email notification of these postings to lenders that subscribe to Fannie Maes emailsubscription service and select the option Selling News.

Fannie Mae does not mail printed copies of Selling Guide updates, announcements, noticesor lender letters. Lenders that want printed copies may download and print PDF files of thedocuments posted on Fannie Mae's website.

Contents of the Selling Guide

The Selling Guide contains the current policies and procedures and all announcements issuedto date have been incorporated.

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Forms, Exhibits, and Content Incorporated by Reference

Information about the specific forms that lenders must use in fulfilling the requirementscontained in the Selling Guide is given in context within the Guide. Lenders can access the actualforms in several ways:

On Fannie Mae's website via the Guide Forms page, which provides a complete list of forms.

On the AllRegs website via embedded links in the free electronic version of the Guide (andthrough a searchable database with a full subscription to AllRegs Online).

Some exhibits that relate to our requirements are only referenced in the Guides and are posted intheir entirety on Fannie Mae's website. In addition, from time to time we issue product-specificguides or directives, which are incorporated into this Selling Guide by reference. Such product-specific informationwhether it currently exists or is subsequently createdand the exhibitsreferenced in the Guide now or later are legally a part of this Selling Guide (and the ServicingGuide).

Technical Issues

In the event of technical difficulties or system failures with Fannie Mae's website, with deliveryof the Selling News option of Fannie Maes email subscription service, or with the AllRegswebsite, users may contact the following resources:

For Fannie Mae's website and Fannie Maes email subscription service, use the Contact Usor Legal links on the website to ask questions or obtain more information.

For the AllRegs website, submit an email support request from the website or contact AllRegsCustomer Service at (800) 848-4904.

When Questions Arise

This Selling Guide explains how to become an approved Fannie Mae lender and the proceduresfor normal and routine selling matters. If a lender feels that a situation is not covered or aprocedure may not apply because of certain circumstances, the lenders principal contact shouldbe its lead Fannie Mae regional office unless specifically instructed otherwise within this Guide.

We specify when a lender may need to contact other groups within Fannie Mae, such as theCapital Markets Sales Desk and others. For contact information on the regional offices and otherkey contacts, refer to E-1-03, List of Contacts.

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Part A, Doing Business with Fannie Mae

Doing Business with Fannie Mae

Introduction

This part describes the requirements a lender must satisfy to become a Fannie Mae-approvedseller and servicer of residential home mortgage loans.

This part contains the following subparts:

Subpart A1, Approval Qualification

This subpart describes the requirements for becoming an approved Fannie Mae lender and thelender approval process.

Subpart A2, Lender Contract

This subpart describes some of the contractual obligations a lender takes on when it becomesan approved Fannie Mae lender. It includes information on Fannie Maes Charter Act,representations and warranties a lender makes when delivering mortgages to Fannie Mae, thelimited waiver of representations and warranties for mortgages underwritten with DesktopUnderwriter (DU), and the policies and procedures associated with obtaining a MasterAgreement. It articulates some of the circumstances under which the Lender Contract can beterminated and the consequences of any breach of lender's obligations. It lists the types ofmortgage loan reviews conducted by Fannie Mae and describes scenarios that may result inloan repurchase or make whole payment requests. It also describes the parameters within whichFannie Mae may elect its remedies such as imposing compensatory fees or formal sanctions andrequiring loan repurchases or substitutions. This subpart also includes Fannie Maes policies onthe establishment, maintenance, retention, and examination of mortgage files and records, andthe use of Fannie Maes name and trademark.

Subpart A3, Getting Started With Fannie Mae

This subpart describes the requirements a lender must meet in order to transact businesswith Fannie Mae, which includes the procedures for obtaining technology applications and

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completing the compliance certifications. It describes policies on concurrent servicing transfersand working with third parties such as mortgage brokers, loan correspondents, quality controlfirms, document custodians, and subservicers. It addresses Fannie Maes requirements for itslender customers in the areas of data integrity, fraud prevention, and fidelity bond and errors andomissions coverage.

Subpart A4, Maintaining Lender Eligibility

This subpart contains the reporting requirements to which lenders must adhere in order tomaintain their eligibility to transact business with Fannie Mae.

In This Part

This part contains the following subparts:

Subpart A1, Approval Qualification . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3Subpart A2, Lender Contract . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8Subpart A3, Getting Started With Fannie Mae . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 87Subpart A4, Maintaining Lender Eligibility . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 144

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Part A, Doing Business with Fannie MaeSubpart 1, Approval Qualification

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Subpart A1, Approval Qualification

Approval Qualification

Introduction

This subpart d