source:
  type: regulation
  id: hud-4000-1-ii-a-1-a
  authority: "HUD Handbook 4000.1 II.A.1.a — Applications and Disclosures"
  description: 'HUD Handbook 4000.1 Part II.A.1.a (Applications and Disclosures) for

    Title II Insured Housing Programs Forward Mortgages. Covers URLA

    intake, federal/state disclosure obligation, mortgage application

    package contents, maximum document age, appraisal validity, and

    handling of third-party documents.

    '
obligations:
- id: hud-4000-1-ii-a-1-a-urla-and-disclosures
  canonical_id: hud-4000-1-ii-a-1-a-urla-and-disclosures
  section: "HUD Handbook 4000.1 II.A.1.a — Applications and Disclosures"
  description: '[LENDER] must obtain a completed Fannie Mae Form 1003 / Freddie Mac

    Form 65 Uniform Residential Loan Application (URLA) from the

    Borrower and provide all required federal and state disclosures in

    order to begin the FHA origination process, using the most recent

    version of all forms as of the date of completion.

    '
  type: do
  audit_question: For every FHA-insured Mortgage [LENDER] originates, can [LENDER] evidence (a) a completed URLA on the most recent form version and (b) timely delivery of all required federal and state disclosures at the start of the origination process?
  workflow_phase: origination
  owner_role: loan_officer
  secondary_owner_role: compliance_officer
  cadence: per-loan
  consequence: Originating an FHA-insured Mortgage without a complete URLA or required disclosures puts FHA insurability at risk and may trigger TRID/ECOA/RESPA violations layered on top of HUD finding.
  tags:
  - round-d
  - regulator-direct
  - fha
  - hud-4000-1
  - origination
  - disclosure
  - urla
  - promoted
  primary_source:
    tier: 1
    authority: "HUD Handbook 4000.1 II.A.1.a — Applications and Disclosures"
    source_class: hud-handbook-4000-1
    source_url: https://www.hud.gov/sites/dfiles/OCHCO/documents/40001HSGH.pdf
    snapshot_id: 3bf33edadcf6461d
    fetched_at: '2026-05-25T14:10:11Z'
    content_hash: sha256:411430f29b13f9b54a2ebb0e6f6e7087ecd2b90d0da22eb0c8c792eaa2d7d0df
    paragraph_quote: The Mortgagee must obtain a completed Fannie Mae Form 1003/Freddie Mac Form 65,
    drafter_attestation: 'Copied verbatim from snapshot 3bf33edadcf6461d (HUD Handbook 4000.1

      Update 17, II.A.1.a, Last Revised 06/27/2025).

      '
  promoted_at: '2026-05-25T17:33:46+00:00'
  promoted_from: hud-4000-1-ii-a-1-a-roundd-v1.yaml
  program_review: Do the P&Ps ensure every FHA origination begins with a completed URLA (Form 1003/65) on the most recent form version and timely delivery of all required federal and state disclosures?
  file_review: Pull originated files; confirm a completed current-version URLA is present and the required federal/state disclosures were delivered timely at the start of origination.
  judgment: false
- id: hud-4000-1-ii-a-1-a-maintain-mortgage-file
  canonical_id: hud-4000-1-ii-a-1-a-maintain-mortgage-file
  section: "HUD Handbook 4000.1 II.A.1.a.i(A) — Contents of the Mortgage Application Package"
  description: '[LENDER] must maintain all information and documentation that is

    relevant to its FHA approval decision in the mortgage file,

    including all documentation required by HUD Handbook 4000.1 and any

    incidental information related to those requirements.

    '
  type: do
  audit_question: For every FHA-insured Mortgage, can [LENDER] produce a mortgage file containing all information and documentation relevant to the approval decision, including incidental documentation supporting items required by Handbook 4000.1?
  workflow_phase: origination
  owner_role: loan_officer
  secondary_owner_role: compliance_officer
  cadence: per-loan
  consequence: Inadequate mortgage file documentation supports HUD findings on post-endorsement review and may result in indemnification demands.
  tags:
  - round-d
  - regulator-direct
  - fha
  - hud-4000-1
  - file-maintenance
  - origination
  - promoted
  primary_source:
    tier: 1
    authority: "HUD Handbook 4000.1 II.A.1.a.i(A) — Contents of the Mortgage Application Package"
    source_class: hud-handbook-4000-1
    source_url: https://www.hud.gov/sites/dfiles/OCHCO/documents/40001HSGH.pdf
    snapshot_id: 3bf33edadcf6461d
    fetched_at: '2026-05-25T14:10:11Z'
    content_hash: sha256:411430f29b13f9b54a2ebb0e6f6e7087ecd2b90d0da22eb0c8c792eaa2d7d0df
    paragraph_quote: The Mortgagee must maintain all information and documentation that is relevant to its
    drafter_attestation: 'Copied verbatim from snapshot 3bf33edadcf6461d (HUD Handbook 4000.1

      Update 17, II.A.1.a.i).

      '
  promoted_at: '2026-05-25T17:33:46+00:00'
  promoted_from: hud-4000-1-ii-a-1-a-roundd-v1.yaml
  program_review: Do the P&Ps ensure the mortgage file retains all information and documentation relevant to the FHA approval decision, including incidental documentation supporting Handbook-required items?
  file_review: Reconcile a sample mortgage file against the approval decision; confirm all relevant and incidental supporting documentation is present.
  judgment: false
- id: hud-4000-1-ii-a-1-a-120-day-document-age
  canonical_id: hud-4000-1-ii-a-1-a-120-day-document-age
  section: "HUD Handbook 4000.1 II.A.1.a.i(A)(1)(a) — Maximum Age of Mortgage Documents"
  description: 'Documents used by [LENDER] in the origination and underwriting of an

    FHA-insured Mortgage may not be more than 120 Days old at the

    Disbursement Date, except for appraisals (which are subject to

    separate validity period requirements) and documents whose validity

    for underwriting purposes is not affected by the passage of time

    (such as divorce decrees or Tax Returns).

    '
  type: do
  audit_question: Can [LENDER] evidence that every origination/underwriting document in the FHA mortgage file was less than 120 Days old at the Disbursement Date (excluding appraisals and time-invariant documents like divorce decrees and Tax Returns)?
  workflow_phase: origination
  owner_role: underwriter
  secondary_owner_role: closer
  cadence: per-loan
  consequence: Stale documentation at Disbursement is a common HUD post-endorsement finding and may compromise FHA insurability.
  tags:
  - round-d
  - regulator-direct
  - fha
  - hud-4000-1
  - document-age
  - underwriting
  - promoted
  primary_source:
    tier: 1
    authority: "HUD Handbook 4000.1 II.A.1.a.i(A)(1)(a) — General Document Age"
    source_class: hud-handbook-4000-1
    source_url: https://www.hud.gov/sites/dfiles/OCHCO/documents/40001HSGH.pdf
    snapshot_id: 3bf33edadcf6461d
    fetched_at: '2026-05-25T14:10:11Z'
    content_hash: sha256:411430f29b13f9b54a2ebb0e6f6e7087ecd2b90d0da22eb0c8c792eaa2d7d0df
    paragraph_quote: Documents used in the origination and underwriting of a Mortgage may not be
    drafter_attestation: 'Copied verbatim from snapshot 3bf33edadcf6461d (HUD Handbook 4000.1

      Update 17, II.A.1.a.i(A)(1)(a)).

      '
  promoted_at: '2026-05-25T17:33:46+00:00'
  promoted_from: hud-4000-1-ii-a-1-a-roundd-v1.yaml
  program_review: Do the P&Ps ensure origination/underwriting documents are no more than 120 Days old at the Disbursement Date, while accounting for the carve-outs (appraisals under their own validity rule; time-invariant documents like divorce decrees and Tax Returns)?
  file_review: Pull closed files; confirm each origination/underwriting document was under 120 Days old at Disbursement, excluding appraisals and time-invariant documents.
  judgment: false
- id: hud-4000-1-ii-a-1-a-appraisal-180-day-validity
  canonical_id: hud-4000-1-ii-a-1-a-appraisal-180-day-validity
  section: "HUD Handbook 4000.1 II.A.1.a.i(A)(1)(b)(i) — Initial Appraisal Validity"
  description: 'The initial appraisal validity period for an FHA-insured Mortgage is

    180 Days from the effective date of the appraisal report. [LENDER]

    must ensure the appraisal supporting the Mortgage is within this

    validity window (or obtain a compliant appraisal update under HUD

    requirements).

    '
  type: do
  audit_question: For every FHA-insured Mortgage closed by [LENDER], can [LENDER] evidence that the appraisal report supporting the file was within 180 Days of its effective date at Disbursement (or that a compliant appraisal update extended the validity period)?
  workflow_phase: origination
  owner_role: underwriter
  secondary_owner_role: closer
  cadence: per-loan
  consequence: Closing on an expired appraisal without a compliant update is a HUD finding and may result in claim curtailment.
  tags:
  - round-d
  - regulator-direct
  - fha
  - hud-4000-1
  - appraisal
  - underwriting
  - promoted
  primary_source:
    tier: 1
    authority: "HUD Handbook 4000.1 II.A.1.a.i(A)(1)(b)(i) — Initial Appraisal Validity"
    source_class: hud-handbook-4000-1
    source_url: https://www.hud.gov/sites/dfiles/OCHCO/documents/40001HSGH.pdf
    snapshot_id: 3bf33edadcf6461d
    fetched_at: '2026-05-25T14:10:11Z'
    content_hash: sha256:411430f29b13f9b54a2ebb0e6f6e7087ecd2b90d0da22eb0c8c792eaa2d7d0df
    paragraph_quote: The initial appraisal validity period is 180 Days from the effective date of
    drafter_attestation: 'Copied verbatim from snapshot 3bf33edadcf6461d (HUD Handbook 4000.1

      Update 17, II.A.1.a.i(A)(1)(b)(i)).

      '
  promoted_at: '2026-05-25T17:33:47+00:00'
  promoted_from: hud-4000-1-ii-a-1-a-roundd-v1.yaml
  program_review: Do the P&Ps ensure the appraisal supporting the Mortgage is within the 180-Day validity window from its effective date (or extended by a compliant appraisal update) at Disbursement?
  file_review: Pull closed files; confirm the appraisal effective date is within 180 Days of Disbursement, or that a compliant appraisal update extended validity.
  judgment: false
  feeds:
  - hud-4000-1-ii-a-3-underwrite-appraisal
- id: hud-4000-1-ii-a-1-a-no-interested-party-documents
  canonical_id: hud-4000-1-ii-a-1-a-no-interested-party-documents
  section: "HUD Handbook 4000.1 II.A.1.a.i(A)(2) — Handling of Documents"
  description: '[LENDER] must not accept or use documents relating to the employment,

    income, assets, or credit of Borrowers that have been handled by or

    transmitted from or through unknown parties or Interested Parties.

    [LENDER] also must not accept or use any Third Party Verifications

    (TPV) that have been handled by or transmitted from or through

    unknown parties, Interested Parties, or the Borrower.

    '
  type: dont
  audit_question: "Can [LENDER] evidence (in its origination procedures and per-loan documentation) that no employment, income, asset, or credit document — and no TPV — used in any FHA-insured Mortgage was handled by or transmitted through an unknown party, Interested Party, or (for TPVs) the Borrower?"
  workflow_phase: origination
  owner_role: loan_officer
  secondary_owner_role: compliance_officer
  cadence: per-loan
  consequence: Use of Interested-Party-touched documents is a per-se HUD finding and is a common indicator of origination fraud.
  tags:
  - round-d
  - regulator-direct
  - fha
  - hud-4000-1
  - origination
  - interested-party
  - document-integrity
  - promoted
  primary_source:
    tier: 1
    authority: "HUD Handbook 4000.1 II.A.1.a.i(A)(2) — Handling of Documents"
    source_class: hud-handbook-4000-1
    source_url: https://www.hud.gov/sites/dfiles/OCHCO/documents/40001HSGH.pdf
    snapshot_id: 3bf33edadcf6461d
    fetched_at: '2026-05-25T14:10:11Z'
    content_hash: sha256:411430f29b13f9b54a2ebb0e6f6e7087ecd2b90d0da22eb0c8c792eaa2d7d0df
    paragraph_quote: Mortgagees must not accept or use documents relating to the employment,
    drafter_attestation: 'Copied verbatim from snapshot 3bf33edadcf6461d (HUD Handbook 4000.1

      Update 17, II.A.1.a.i(A)(2)).

      '
  promoted_at: '2026-05-25T17:33:47+00:00'
  promoted_from: hud-4000-1-ii-a-1-a-roundd-v1.yaml
  program_review: Do the P&Ps facilitate document-handling controls so that no employment/income/asset/credit document — and no Third Party Verification — is accepted when handled by or transmitted through an unknown party, Interested Party, or (for TPVs) the Borrower?
  file_review: Review document transmittal paths in a sample; the compliance person judges whether any credit/income/asset/employment document or TPV passed through an unknown party, Interested Party, or the Borrower.
  judgment: true
_promotion_history:
- promoted_at: '2026-05-25T17:33:47+00:00'
  candidate_path: obligations\_remediation\round-d-investor-guides\hud-4000-1-ii-a-1-a-roundd-v1.yaml
  candidates_promoted: 5
  candidates_skipped_existing: 0
