source:
  type: guide
  id: fnma-svc-f-1-21
  authority: Fannie Mae Servicing Guide F-1-21 — Reporting a Delinquent Mortgage Loan
    via Fannie Mae's Servicing Solutions System
  description: Fannie Mae Servicing Guide F-1-21 — Reporting a Delinquent Mortgage
    Loan via Fannie Mae's Servicing Solutions System.
  coverage_tier: operative
obligations:
- id: fnma-svc-f-1-21-full
  canonical_id: fnma-svc-f-1-21-full
  section: Fannie Mae Servicing Guide F-1-21 — Reporting a Delinquent Mortgage Loan
    via Fannie Mae's Servicing Solutions System
  type: do
  tags:
  - regulator-direct
  - fnma
  - servicing-guide
  - corpus-expansion
  - tier-operative
  primary_source:
    tier: 1
    authority: Fannie Mae Servicing Guide F-1-21 — Reporting a Delinquent Mortgage
      Loan via Fannie Mae's Servicing Solutions System
    source_class: fnma-guide
    source_url: https://singlefamily.fanniemae.com/media/document/pdf/servicing-guide
    snapshot_id: cf63a82bbb4adfba
    fetched_at: '2026-05-22T23:53:19Z'
    content_hash: sha256:89df66c43baad07f8a8dd9d224492fff7d15e8839edba02ad0e74c7e50fe5da3
    paragraph_quote: 'F-1-21, Reporting a Delinquent Mortgage Loan via Fannie Mae’s
      Servicing Solutions System (10/11/2023) Introduction This Servicing Guide Procedure
      contains the following: When to Report Delinquency Status Information What to
      Report for a Delinquent Mortgage Loan How to Report Delinquent Status Information
      How to Identify and Correct Exceptions Delinquency Status Code File Layout Delinquency
      Status Code Hierarchy and Deﬁnitions Reason for Delinquency Codes When to Report
      Delinquency Status Information The servicer must report delinquency status information
      to Fannie Mae through Fannie Mae’s servicing solutions system in accordance
      with D2-4-01, Reporting a Delinquent Mortgage Loan to Fannie Mae. By the second
      business day of each month, the servicer must report delinquency status information
      as part of its next scheduled delinquency status report for any mortgage loan,
      including regular servicing option MBS mortgage loans, that was either 30 or
      more days delinquent as of the last day of the preceding month; or for which
      an action was taken to manage the delinquency (such as granting forbearance,
      agreeing to a mortgage loan modiﬁcation, ﬁling for bankruptcy, etc.) during
      the preceding month, even if the mortgage loan was current or less than 30 days
      delinquent. What to Report for a Delinquent Mortgage Loan The servicer must
      advise Fannie Mae of the action it plans to take or has taken until the mortgage
      loan becomes Published May 13, 2026 650 current (or liquidated) by reporting
      the appropriate delinquency status code that best describes the latest action
      the servicer has taken to manage a delinquency or, if that failed, to liquidate
      the mortgage loan (see Delinquency Status Code Hierarchy and Deﬁnitions for
      additional information); Note: The reporting of a speciﬁc delinquency status
      code does not relieve the servicer of the need to satisfy other requirements
      Fannie Mae has regarding providing its Fannie Mae Servicing Representative (see
      F-4-02, List of Contacts) with advance notice about a given action or requesting
      Fannie Mae’s prior approval before it takes a particular action; the eﬀective
      date of the delinquency status being reported, if applicable (e.g., the month
      in which mortgage loan payments ﬁrst become subject to a forbearance or repayment
      plan or the month in which the borrower ﬁles a bankruptcy action, etc.); the
      workout option program type code, if applicable; the completion date of the
      delinquency status being reported, if applicable; and the reason for delinquency.
      Note: Several diﬀerent “reason for delinquency” codes could apply to an individual
      mortgage loan; however, the servicer must report the one that appears to be
      the primary reason for the borrower’s failure to make their monthly payments.
      The data submitted must be accurate, complete, timely, and must agree with the
      servicer’s records. Fannie Mae relies on accurate reporting by a servicer to
      track compliance with timing requirements and restrictions. The following table
      indicates what the servicer must report when the mortgage loan was reported
      to Fannie Mae as delinquent in the prior reporting cycle. When a mortgage loan
      was reported in the prior reporting cycle and… Then the servicer... none of
      delinquency status information has changed must re-transmit the same delinquency
      status information that it previously reported for the mortgage loan. the delinquency
      status information has changed must report the new delinquency status information.
      Note: The servicer must report the delinquency status code; the eﬀective date
      and completion date of the delinquency status being reported, if applicable;
      and the “reason for delinquency” code even if only one of them has changed.
      Published May 13, 2026 651 When a mortgage loan was reported in the prior reporting
      cycle and… Then the servicer... a delinquency status code no longer applies
      because the mortgage loan has been reinstated (and the servicer reported a current
      LPI date through Fannie Mae’s investor reporting system) will no longer need
      to report delinquency status information to Fannie Mae for that mortgage loan.
      a delinquency status code no longer applies because the mortgage loan has been
      liquidated (and the servicer reported a liquidation action code through Fannie
      Mae’s investor reporting system) How to Report Delinquent Status Information
      The servicer is authorized to transmit delinquency status information to Fannie
      Mae through Fannie Mae’s servicing solutions system or via business-to-business
      electronic ﬁle transfer. The record layout for the servicer’s delinquent mortgage
      loan ﬁle extract must be the same regardless of the transmission method it chooses.
      See Delinquency Status Code File Layout for additional information. How to Identify
      and Correct Exceptions On the second calendar day following the second business
      day of the month, Fannie Mae will make the following reports related to invalid
      and illogical reporting of delinquency status and reason codes available in
      AMN: Delinquency Exception Summary Report-summarizes the types of exceptions
      for a particular servicer, and Delinquency Exception Details Report-provides
      the loan level details for the various exceptions. The servicer must obtain
      and review these reports. The following table outlines the actions that the
      servicer must take to reconcile any exceptions identiﬁed by Fannie Mae. Step
      Servicer Action 1 Determine the appropriate corrections to resolve each exception.
      2 By the 10th calendar day of the month in which the exception report was issued,
      make corrections through Fannie Mae’s servicing solutions system. Published
      May 13, 2026 652 Step Servicer Action 3 On the 11th calendar day of the month,
      receive from Fannie Mae • an updated ﬁnal exception report, and • a summary
      of what was reported during the month. 4 Use the ﬁnal exception reports to reconcile
      the information on its systems. Delinquency Status Code File Layout The record
      layout detailed in the following table must be used for the delinquent mortgage
      loan ﬁle extract. # Data Element Position Format Required Field Deﬁnition 1
      Servicer Number 1-9 9 N/ 9(9) Yes Fannie Mae-assigned servicer number. 2 Space
      10 X(1) Yes 3 Fannie Mae Loan Number 11-20 10 AN / 9(10) Yes 10-digit unique
      Fannie Mae- assigned loan number. 4 Space 21 X(1) Yes 5 Delinquency Status Code
      22-23 2 AN / X(2) Yes The latest action or stage of a speciﬁc action for a mortgage
      in each reporting cycle. 6 Space 24 X(1) Yes 7 Reason for Delinquency Code 25-27
      3 AN / X(3) Yes Describes the circumstance that appears to be the primary contributing
      factor to the delinquency. 8 Space 28 X(1) Yes Published May 13, 2026 653 #
      Data Element Position Format Required Field Deﬁnition 9 Default Eﬀective Date
      29-36 8 N / 9(8) Required for codes 09, 12, 15, 17, 80, BF and AW. Date the
      delinquency status code becomes eﬀective. 10 Space 37 X(1) Yes 11 Default Completion
      Date 38-45 8 N / 9(8) Required for codes 09, 12,15, 17 and BF. Date the delinquency
      status was completed. 12 Space 46 X(1) Yes 13 Forbearance Program Type Code
      47 1 N / X(1) Required for reporting forbearance program type Indicates what
      type of forbearance plan the borrower is on: • 0 = Forbearance 14 Space 48 X(1)
      Yes 15 Imminent Default Indicator 49 1 N / X(1) Required for reporting when
      the Forbearance Program Type Code is a value other than 0. Indicates the loan
      has been placed in forbearance because the borrower has been determined to be
      in imminent default. • 1 = YES or • 0 = NO or Space (Empty) 16 Space 50 X(1)
      Yes Published May 13, 2026 654 # Data Element Position Format Required Field
      Deﬁnition 17 Forbearance Program Payment Amount 51 -61 11 N / 9(8).99 Required
      for reporting when the Forbearance Program Type Code is a value other than 0.
      The forbearance program payment amount is the amount agreed to, not the actual
      amount received. If the value is short of length, preﬁx with zeros and suﬃx
      with zeros after the decimal. 18 Space 62 X(1) Yes 19 Forbearance Program Payment
      Date 63 -70 8 AN / X(1) Required for reporting forbearance program payment date
      Date the forbearance payment was received during the last reporting month. 20
      Space 71 X(1) Yes 21 Ninety Plus New Layout Indicator 72-75 4 AN / X(4) Required
      for reporting forbearance program Enter 4 spaces. 22 Space 76 X(5) Yes Delinquency
      Status Code Hierarchy and Deﬁnitions Each of the delinquency status codes in
      the following tables can be applied to a given mortgage loan at any point in
      the delinquency process. The codes are not always mutually exclusive; however,
      the servicer must report only one code (that may change from month to month)
      based on Fannie Mae’s delinquency status code hierarchy for each delinquent
      mortgage loan in each reporting cycle. When multiple delinquency status codes
      are applicable to an individual loan, the servicer must use the appropriate
      delinquency status code in the highest priority. Priority Level 1, Priority
      Level 2, and Priority Level 3 delinquency status codes are mutually exclusive,
      meaning only one delinquency status code within each priority level can apply
      during a reporting cycle. If the most appropriate delinquency status code is
      in a priority level in which the codes are not mutually exclusive, the servicer
      must determine the delinquency status code that best describes the latest action
      it has taken to cure the delinquency or to liquidate the mortgage loan. The
      servicer must continue to report the appropriate delinquency status code based
      on the hierarchy and the Published May 13, 2026 655 eﬀective date of the action
      taken until the delinquency has been resolved or the delinquency status action
      is complete. Note: If the description does not provide a deﬁnition of the eﬀective
      date, then the servicer must report the date the action was taken. Note: Unlike
      Fannie Mae’s other workout options, payment deferrals do not have a unique workout
      option delinquency status code. As a result, in the month in which the payment
      deferral is completed and the mortgage loan is reﬂected as current in Fannie
      Mae’s investor reporting system, if no other delinquency status code is applicable
      to a mortgage loan subject to a payment deferral, the servicer is not required
      to report delinquency status information to Fannie Mae. Priority Level 1 Codes
      for Approved Workout Options Code Name Deﬁnition BF Trial Modiﬁcation The borrower
      has been approved to participate in a mortgage loan modiﬁcation that requires
      a Trial Period Plan, even if the borrower ﬁles bankruptcy. This code should
      remain until all scheduled Trial Period Plan payments have been received and
      the delinquency status code is changed to reﬂect the most appropriate status.
      • The Eﬀective Date is the ﬁrst day of the month in which the ﬁrst Trial Period
      Plan payment is due. • The Completion Date is the last day of the month in which
      the Trial Period Plan has ended. 09 Forbearance The servicer has authorized
      a temporary suspension of payments or has agreed to accept payments less than
      the borrower’s scheduled monthly payment for a speciﬁed period of time. 17 Short
      Sale Approved/Oﬀer Received A contract or oﬀer has been received for a short
      sale and Fannie Mae has approved the oﬀer. • The Eﬀective Date is the date on
      which the contract or oﬀer is received. • The Completion Date is the anticipated
      closing date. Published May 13, 2026 656 Priority Level 1 Codes for Approved
      Workout Options Code Name Deﬁnition 12 Repayment Plan The servicer has an agreement
      with the borrower for the acceptance of regularly scheduled monthly payments
      plus an additional amount over a prescribed number of months to bring the mortgage
      loan current. • The Eﬀective Date is the ﬁrst scheduled monthly or biweekly
      payment due under the repayment plan. • The Completion Date is the last scheduled
      payment date. 27 Assumption An assumption of the mortgage loan debt has been
      assumed by a third-party. In this scenario, a Trial Period Plan or mortgage
      loan modiﬁcation has not been oﬀered to the new borrower. Note: If an assumption
      is completed with a modiﬁcation, the servicer must report either the Trial Period
      Plan or Modiﬁcation code. 28 Modiﬁcation The borrower has successfully completed
      all scheduled mortgage modiﬁcation Trial Period Plan payments and the Loan Modiﬁcation
      Agreement has been sent to the borrower. This code should remain until the loan
      has been converted to a permanent modiﬁcation. 29 Charge-oﬀ Fannie Mae has agreed
      that it is not in its best interests to pursue collection eﬀorts or legal actions
      against the borrower because of a reduced value for the property, a low outstanding
      mortgage loan balance, or the presence of certain environmental hazards on the
      property. 32 Military Indulgence The servicer has granted a delinquent servicemember
      a stay of foreclosure proceedings under a military indulgence or any similar
      applicable law. 44 Mortgage Release Fannie Mae authorized the servicer to accept
      a voluntary conveyance of the property instead of acquiring the property through
      foreclosure proceedings. Published May 13, 2026 657 Priority Level 2 Complete
      Borrower Response Package Code Name Deﬁnition H5 Complete BRP The completed
      BRP has been received. This code must only be reported in the month the complete
      BRP is received. If an approved workout option (Level 1) was established in
      the same reporting cycle in which the complete BRP was received, the servicer
      must report the appropriate workout delinquency status code. • The Eﬀective
      Date is the date that the completed workout package is received. Priority Level
      3 Bankruptcy–related Codes Code Name Deﬁnition 3L Bankruptcy Chapter 7 – Asset
      Case Notiﬁcation to Fannie Mae that the Chapter 7 bankruptcy will remain in
      eﬀect longer than normal due to trustee-found assets. 3M Bankruptcy – Property
      Surrendered The property has been surrendered as part of the bankruptcy. 59
      Chapter 12 Bankruptcy The borrower has ﬁled for bankruptcy under Chapter 12
      of the U.S. Bankruptcy Code. 65 Chapter 7 Bankruptcy The borrower has ﬁled for
      bankruptcy under Chapter 7 of the U.S. Bankruptcy Code. Note: If the Chapter
      7 is an Asset Case, the servicer must report the delinquency status code – 3L.
      66 Chapter 11 Bankruptcy The borrower has ﬁled for bankruptcy under Chapter
      11 of the U.S. Bankruptcy Code. Published May 13, 2026 658 Priority Level 3
      Bankruptcy–related Codes Code Name Deﬁnition 67 Chapter 13 Bankruptcy The borrower
      has ﬁled for bankruptcy under Chapter 13 of the U.S. Bankruptcy Code. The Chapter
      13 has not been conﬁrmed by the bankruptcy court. 69 Chapter 13 Bankruptcy Plan
      – Post-Petition Period Utilize The Chapter 13 plan has been conﬁrmed by the
      bankruptcy court. • The Eﬀective Date is the ﬁrst month after the month in which
      the plan is conﬁrmed. Priority Level 4 Foreclosure-related Codes Code Name Deﬁnition
      20 Reinstatement The servicer has accepted funds from a borrower on a mortgage
      loan that is in foreclosure to be applied to the loan to partially reinstate
      the mortgage loan. 24 Drug Seizure The DOJ (or any other state or federal agency)
      has decided to seize (or has seized) a property under the forfeiture provision
      of the Controlled Substances Act. 30 Third-Party Sale A successful third-party
      bidder was awarded the property at the foreclosure sale. 31 Probate The servicer
      cannot pursue (or complete) foreclosure action because proceedings relating
      to a deceased borrower''s estate are in process. This code must be reported
      until probate is resolved. 33 Contested or Litigated Foreclosure The ﬁle is
      in a contested or litigated foreclosure status and is pending resolution. •
      The Eﬀective Date is the date on which the answer to the complaint was ﬁled
      or litigation was engaged. Published May 13, 2026 659 Priority Level 4 Foreclosure-related
      Codes Code Name Deﬁnition 43 Foreclosure The servicer has referred the case
      to an attorney (or trustee) to take legal action to acquire the property through
      a foreclosure sale. 61 Second Lien Considerations Applies to a second lien mortgage
      loan to indicate that the servicer is evaluating the advantages and disadvantages
      of pursuing a foreclosure action or recommending that the debt be charged oﬀ.
      63 Veterans Aﬀairs—Refund The Department of Veterans Aﬀairs has requested information
      about a VA-guaranteed mortgage loan the servicer referred for foreclosure in
      order to reach a decision about whether to accept an assignment for purposes
      of refunding the mortgage loan to avoid foreclosure. 71 Foreclosure Sale Scheduled
      The foreclosure sale is scheduled. • The Eﬀective Date is the date on which
      the foreclosure sale is initially scheduled to occur. 94 Judgment or Decree
      Entered The mortgage loan is in foreclosure and the judgment or decree has been
      entered. The code should remain until the foreclosure sale is scheduled. 95
      Foreclosure Sale Continued The foreclosure sale was delayed as a result of postponement,
      attorney delay, or other reason. BE Title Issue in Progress The foreclosure
      proceedings are delayed due to title issues and are pending resolution. BG Pre-File
      Mediation/ Mediation The mortgage loan has been referred to mediation. For loans
      that have been previously referred to an attorney for foreclosure, this code
      must not be used until the servicer is notiﬁed by the attorney that the loan
      has been referred to mediation. Once notiﬁed of the referral to mediation, this
      code must then replace the existing status code. Published May 13, 2026 660
      Priority Level 5 Collection-related Codes Code Name Deﬁnition AW Quality Right
      Party Contact QRPC has been established but the servicer has not identiﬁed a
      speciﬁc solution for resolving the borrower’s delinquency. This code must only
      be reported for one month. • The Eﬀective Date is the date that the QRPC was
      established. 15 Short Sale Approved/Marketing Property The borrower has been
      approved to participate in a short sale and is actively marketing the property,
      but an oﬀer has not yet been received or the borrower is making reduced or suspended
      payments during a short sale marketing period. • The Eﬀective Date is the date
      the borrower has been approved to participate in a short sale. • The Completion
      Date is the anticipated ending date of the property listing. 42 Delinquent,
      No Action The mortgage loan is 30+ days delinquent, but the servicer has not
      taken legal action. The servicer must then report this code until the servicer
      is able to achieve QRPC and determine an appropriate course of action. 80 Breach
      Letter Sent The breach or acceleration letter has been sent and the mortgage
      loan has not yet been referred to an attorney (or trustee) for foreclosure proceedings.
      • The Eﬀective Date is the date on which the breach letter was sent. Published
      May 13, 2026 661 Priority Level 6 Other Codes Code Name Deﬁnition 26 Reﬁnance
      The servicer is aware that the borrower is pursuing an arrangement whereby the
      existing ﬁrst-lien mortgage loan will be reﬁnanced (paid oﬀ). Note: This code
      must only be reported for one month. 49 Assignment A mortgage loan is in the
      process of being assigned to the insurer or guarantor. Reason for Delinquency
      Codes Code Name Deﬁnition 001 Death of Borrower The delinquency is attributable
      to the death of the borrower. 002 Illness of Borrower The delinquency is attributable
      to a prolonged illness that keeps the borrower from working and generating income.
      003 Illness of Borrower''s Family Member The delinquency is attributable to
      the borrower having incurred extraordinary expenses as the result of the illness
      of a family member (or having taken on the sole responsibility for repayment
      of the mortgage debt as the result of the co-borrower''s illness). 004 Death
      of Borrower''s Family Member The delinquency is attributable to the borrower
      having incurred extraordinary expenses as the result of the death of a family
      member (or having taken on the sole responsibility for repayment of the mortgage
      debt as the result of the co-borrower''s death). 005 Marital Diﬃculties The
      delinquency is attributable to problems associated with a separation or divorce,
      such as a dispute over ownership of the property, a decision not to make payments
      until the divorce settlement is ﬁnalized, a reduction in the income available
      to repay the mortgage debt. Published May 13, 2026 662 Code Name Deﬁnition 006
      Curtailment of Income The delinquency is attributable to a reduction in the
      borrower''s income, such as a garnishment of wages, a change to a lower paying
      job, reduced commissions or overtime pay, or loss of a part-time job. 007 Excessive
      Obligations and Energy- Environment Costs The delinquency is attributable to
      the borrower having incurred excessive • debts (either in a single instance
      or as a matter of habit) that prevent them from making payments on both those
      debts and the mortgage debt, or • energy-related costs or costs associated with
      the removal of environmental hazards in, on, or near the property. 008 Abandonment
      of Property The delinquency is attributable to the borrower having abandoned
      the property for reason(s) that are not known by the servicer (because the servicer
      has not been able to locate the borrower). 009 Distant Employment Transfer The
      delinquency is attributable to the borrower being transferred or relocated to
      a distant job location and incurring additional expenses for moving and housing
      in the new location, which aﬀects their ability to pay both those expenses and
      the mortgage debt. 011 Property Problem The delinquency is attributable to the
      condition of the improvements or the property (for example, substandard construction,
      expensive and extensive repairs needed, subsidence of sinkholes on property,
      impaired rights of ingress and egress) or the borrower''s dissatisfaction with
      the property or the neighborhood. 012 Inability to Sell Property The delinquency
      is attributable to the borrower having diﬃculty in selling the property. 013
      Inability to Rent Property The delinquency is attributable to the borrower needing
      rental income to make the monthly payments and having diﬃculty in ﬁnding a tenant
      for a one-unit investment property or for one- or four-unit property. Published
      May 13, 2026 663 Code Name Deﬁnition 014 Military Service The delinquency is
      attributable to the borrower having entered active duty status and their military
      pay not being suﬃcient to enable the continued payment of the existing mortgage
      debt. 015 Other The delinquency is attributable to reasons that are not otherwise
      included in this list of applicable codes. 016 Unemployment The delinquency
      is attributable to a reduction in income resulting from a borrower having lost
      their job. 017 Business Failure The delinquency is attributable to a self-employed
      borrower having a reduction in income and/or excessive obligations that are
      the direct result of the failure of their business to remain a viable entity
      or, at least, to generate suﬃcient proﬁt that the borrower can rely on to meet
      their personal obligations. 019 Casualty Loss The delinquency is attributable
      to the borrower having incurred a sudden, unexpected property loss as a result
      of ﬁre, storm, theft, earthquake, or ﬂood. 023 Servicing Problems The delinquency
      is attributable to the borrower being dissatisﬁed with the way the servicer
      is servicing the mortgage loan or with the fact that servicing of the mortgage
      loan has been transferred to a new servicer. 026 Payment Adjustment The delinquency
      is attributable to the borrower being unable to make a new payment that resulted
      from an increase related to a scheduled payment change for a graduated-payment
      or ARM loan; increased monthly escrow accruals that are needed to pay higher
      taxes, insurance premiums, or special assessments; or the spreading of the amount
      needed to repay an escrow shortage over the next year. Published May 13, 2026
      664 Code Name Deﬁnition 027 Payment Dispute The delinquency is attributable
      to a disagreement between the borrower and the servicer about the amount of
      the monthly payment, the acceptance of a partial payment, or the application
      of previous payments that results in the borrower''s refusal to make the payment(s)
      until the dispute is resolved. 029 Transfer of Ownership Pending The delinquency
      is attributable to the borrower having agreed to sell the property and deciding
      not to make any additional payments. 030 Fraud The delinquency is attributable
      to a legal dispute arising out of a fraudulent or illegal action that occurred
      in connection with the origination of the mortgage loan (or later). 031 Unable
      to Contact Borrower The reason for the delinquency cannot be ascertained because
      the borrower cannot be located or has not responded to the servicer''s inquiries.
      INC Incarceration The delinquency is attributable to the borrower having been
      jailed or imprisoned (regardless of whether they are still incarcerated). Recent
      Related Announcements The table below provides references to recently issued
      Announcements that are related to this topic. Announcements Issue Date Announcement
      SVC-2023-05 October 11, 2023 Announcement SVC-2021-04 July 14, 2021 Announcement
      SVC-2021-01 January 20, 2021 Announcement SVC-2020-07 December 9, 2020 Announcement
      SVC-2020-04 September 9, 2020 Announcement SVC-2020-02 June 10, 2020 Published
      May 13, 2026 665 Announcements Issue Date Announcement SVC-2020-01 February
      12, 2020'
  judgment: false
