Mortgage Industry Regulations

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---
name: check-citation-or-quote
description: Read the regulator's text for a mortgage citation the user already has, or check whether a quoted passage really appears in Fannie Mae, Freddie Mac, FHA, VA, USDA, Ginnie Mae, SBA or CFPB text. Use when a user names a specific citation to read or confirm (for example B3-4.3-04, 4000.1 II.A.4.c, Freddie Mac Guide 5306.1, M26-7 Chapter 4, HB-1-3555 11.3, 12 CFR 1026.43, 38 U.S.C. 3709) or pastes a passage, policy excerpt or AI-generated quote and asks whether it is accurate, current or verbatim.
---

# Check a citation or quote

Two jobs: read back a citation the user has, or verify a passage against the source.

## A citation to read or confirm
1. Call `lookup_citation` with the citation as the user wrote it.
2. On `ambiguous`, ask the user which document they mean; do not guess. On `not_found`, say the citation is not in the corpus and show what was parsed.
3. Read the section with `get_obligation` (page until `next_offset` is null) or, for a narrow question, `find_in_section`.
4. Quote it verbatim with its `canonical_citation`, link `page_url`, and state any `currency` warning: two versions in force, superseded, pending revision, or changed by a later letter.

## A passage to verify
1. Call `verify_quote` with the passage, and the `register_id` if the user named the source.
2. Report the outcome plainly:
   - exact or normalized: it appears in the source; give the citation.
   - composed: it stitches together text from different places; list the `omissions`. A dropped word such as "not" can reverse the meaning.
   - not_found: it is not a quotation of the regulator's text.
   - superseded: it matches only a prior version; show the current text.
   - update-18-optional: it matches the FHA Update 18 version; say so.
   - rescinded: it matches text that is no longer in effect.
3. When the passage is wrong or outdated, quote the correct current text with its citation.

## Output
- Verbatim quotes with citations, then a summary labeled "Summary". Mention the research-only `notice` once per conversation.
- The user's own document text stays in the chat: only the passage being checked is sent to the tool.

## Do not
- Do not call a passage accurate without a `verify_quote` result.
- Explicit user instructions take priority over this skill.

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---
name: income-and-asset-guidelines
description: Look up how Fannie Mae, Freddie Mac, FHA, VA or USDA treat a type of borrower income or asset, and return the regulator's exact text with its citation and effective date. Use when a user asks what a guide requires for income or assets, for example bonus, overtime or commission income, restricted stock units (RSU), retirement, IRA or pension distributions, social security and gross-up, rental income, self-employment, capital gains, trust, alimony or child support, foster care, temporary leave, a new job offer, paystub or W-2 documentation, variable income, gift funds, gift letters, gift of equity, large deposits, reserves, earnest money, or sale of personal property.
---

# Income and asset guidelines

Answers underwriting questions about qualifying income and assets with the agency's own words.

## Inputs
- The income or asset type the user asked about.
- The agency or loan program, if they named one (Fannie Mae, Freddie Mac, FHA, VA, USDA).

If the user didn't name an agency and the rule differs by agency, ask which one, or answer for each agency the user is likely to need and label each answer.

## Map: where each agency puts the rule (checked 2026-10-12)
FHA: TOTAL Scorecard loans use II.A.4.c (income) and II.A.4.d (assets); manually underwritten loans use II.A.5.b and II.A.5.c, usually with the same subsection letters. Freddie Mac citations are Freddie Mac Guide sections (write "Freddie Mac Guide 5303.1"). VA is M26-7 Chapter 4. USDA is HB-1-3555 9.3; USDA's Income and Documentation Matrix (Attachment 9-A, covering income types, assets and reserves) is filed under HB-1-3555 9.11.

| Topic | Fannie Mae | Freddie Mac | FHA 4000.1 | VA M26-7 | USDA HB-1-3555 |
|---|---|---|---|---|---|
| Bonus, overtime, tips | B3-3.3-02 | 5303.1 "overtime" | II.A.4.c.v "Overtime, Bonus" | Ch. 4 Topic 2 (h) "overtime" | 9.3 "overtime" |
| Commission | B3-3.3-02 | 5303.1 "commission" | II.A.4.c.ix "commission" | Ch. 4 Topic 2 (i) "commission" | |
| Restricted stock units (RSU) | B3-3.3-07 | 5303.1 "restricted stock" | | | 9.11 "Restricted Stock Units" |
| Pension, annuity, retirement income | B3-3.4-03 | 5305.1 (l)-(m) "pension" | II.A.4.c.xii(H) "Retirement Income" | | 9.11 "Pensions" |
| Social Security | B3-3.4-15 | 5305.1 "Social Security" | II.A.4.c.xii(A) "Social Security" | Ch. 4 Topic 2 "Social Security" | 9.3 "Social Security" |
| Non-taxable income, gross-up | B3-3.1-01 "nontaxable" | 5305.1 (r) "tax-exempt" | II.A.4.c "gross" | | 9.3 "gross" |
| Rental income | B3-3.8-01; subject property B3-3.8-02 | 5306.1 "rental income" | II.A.4.c.xii(I) "Rental Income" | Ch. 4 Topic 2 (n) "rental" | 9.11 "rental income" |
| Self-employment | B3-3.5-01 | 5304.1 "self-employed" | II.A.4.c.x "Self-Employment" | Ch. 4 Topic 2 "self-employed" | 9.3 "self-employ" |
| Capital gains | B3-3.4-05 | 5305.1 "capital gains" | II.A.4.c.xii(K) "Capital Gain" | | |
| Trust income | B3-3.4-16 | 5305.1 (q) "trust" | II.A.4.c.xii(M) "Trust" | | |
| Alimony, child support | B3-3.4-02 | 5305.1 "alimony" | II.A.4.c.xii(B) "Alimony" | Ch. 4 Topic 2 (p) "alimony" | 9.3 "alimony" |
| Foster care | B3-3.4-07 | 5305.1 "foster" | | | 9.11 "Foster" |
| Temporary leave | B3-3.3-09 | 5303.3 "temporary leave" | II.A.4.c.xi(C) "Temporary Reduction" | | 9.11 "pre-leave" |
| Job offer, income starting later | B3-3.3-03 | 5303.2 "commencing" | | Ch. 4 Topic 2 (f) "offer" | |
| Paystubs, W-2s, verification of employment | B3-3.2-01 | 5302.2 "paystub" | II.A.4.c.ii(C) "pay stub" | Ch. 4 Topic 2 (e) "pay stub" | 9.3 "pay stub" |
| Gift funds | B3-4.3-04 | 5501.4 (a) "gift" | II.A.4.d.iii(F) "Gift" | Ch. 4 Topic 4 (d) "gift" | 9.11 "gift" |
| Gift of equity | B3-4.3-05 | 5501.4 (a) "gift of equity" | II.A.4.d.iii(F)(4) "Gifts of Equity" | | |
| Large deposits | B3-4.2-02 | 5501.1 (f)(i) "large deposit" | II.A.4.d.iii(A)(2) "individual deposits" | Ch. 4 Topic 4 "deposit" | |
| Reserves | B3-4.1-01 | 5501.2 "reserves" | II.A.5.c.i(C) "Reserves" (manual) | Ch. 4 Topic 4 (a) "reserves" | 9.11 "Assets and Reserves" |
| Earnest money | B3-4.3-09 | 5501.3 (l) "earnest money" | II.A.4.d.i(A) "Earnest Money" | | 9.11 "earnest money" |
| Retirement accounts as assets | B3-4.3-03 | 5501.3 (a) "retirement" | II.A.4.d.iii(C) "Retirement" | | |
| Sale of personal property | B3-4.3-18 | | II.A.4.d.iii(N) "Sale of Personal Property" | | 9.11 "Personal Property" |

## How to use the map
1. Find the user's topic in the map. For each agency that applies, call `lookup_citation` with the citation in the map, then `find_in_section` with the terms shown in quotes. These are the agency's own words, and they may differ from the user's ("individual deposits" is FHA's term for large deposits).
2. The subsection shown (for example II.A.4.c.v) is where the answer usually sits; cite the subsection the passage actually comes from.
3. A blank cell, a topic not in the map, a `not_found` or an `ambiguous` result: fall back to `search_regs` (step 1 of Steps below). Never treat a blank cell as "the agency has no rule".

## Steps (topic not in the map)
1. Call `search_regs` with the topic in the regulator's own vocabulary. Write "restricted stock units", not "RSU"; write "large deposits", not "big deposit"; write "debt-to-income", not "DTI". Set `family` when the user named an agency (fnma, fhlmc, hud for FHA, va, usda).
2. Pick the section whose title fits the question. If no title fits, search again with different regulator terms before concluding anything.
3. Read the passages that answer the question with `find_in_section`, using 1 to 6 short terms from the question (for example "vesting", "200-day moving average", "12 months"). For the whole section, page through `get_obligation` until `next_offset` is null.
4. If a general rule and a special program's rule both appear (HomeReady, Home Possible, 203(k) and others), give the general rule unless the user asked about that program.

## Output
- Quote each relevant passage verbatim, with its `canonical_citation` and a link to `page_url`.
- State any `currency` warning: two versions in force, a pending revision, superseded text, or a later letter that changes it. Say which version you quoted.
- Put any summary after the quotes, labeled "Summary".
- Mention the research-only `notice` once per conversation, in one short line.

## Do not
- Do not paraphrase in place of the quote, or answer from memory. If the corpus doesn't address the question, say so.
- Do not calculate a borrower's qualifying income for them. Quote the calculation method the guide gives.
- Explicit user instructions take priority over this skill.

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---
name: property-and-appraisal-guidelines
description: Look up what Fannie Mae, Freddie Mac, FHA, VA or USDA require for a property type or an appraisal, and return the regulator's exact text with its citation and effective date. Use when a user asks about property or appraisal eligibility, for example manufactured homes, condos and condo project review, co-ops, mixed-use property, leasehold estates, 2-4 unit and investment property, flood insurance, minimum property requirements, appraisal timeliness, liquidation appraisals, appraisal age and updates, or how to complete the new URAR appraisal form (UAD 3.6, URAR Appendix F-1 reference guide).
---

# Property and appraisal guidelines

Answers collateral and appraisal questions with the agency's own words.

## Inputs
- The property type or appraisal topic.
- The agency or loan program, if named (Fannie Mae, Freddie Mac, FHA, VA, USDA).

## Map: where each agency puts the rule (checked 2026-10-12)
Freddie Mac citations are Freddie Mac Guide sections (write "Freddie Mac Guide 5703.1").

| Topic | Fannie Mae | Freddie Mac | FHA 4000.1 | VA M26-7 | USDA |
|---|---|---|---|---|---|
| Manufactured homes | B5-2-02 | 5703.1 "manufactured home" | II.A.1.b "Manufactured" | Ch. 12 Topic 40 "manufactured" | 7 CFR 3555.208 |
| Condominiums | B4-2.1-01 "condo" | 5701.1 "Condominium" | II.C.2.c "Condominium" | Ch. 16 "condominium" | HB-1-3555 12.11 |
| PUDs | B4-2.1-01 "PUD" | 5702.1 "PUD" | | | HB-1-3555 12.11 |
| Mixed-use property | B2-3-04 | 5601.5 "mixed-use" | II.D.12.a "Mixed Use" | | |
| Leasehold estates | B2-3-03 | 5704.1 "leasehold" | | Ch. 10 Topic 9 (k) "leasehold" | |
| Flood insurance | B7-3-06 | 8202.2 "flood" | II.A.1.b.iv "Flood" | Ch. 9 Topic 11 (b) "flood" | 7 CFR 3555.252(b) |
| Appraisal report forms | B4-1.2-01 | 5605.1 "appraisal report" | | Ch. 11 Topic 1 "appraisal" | HB-1-3555 12.5 |
| New URAR form (UAD 3.6) | URAR Appendix F-1 "URAR" | | | | |
| Age or validity of the appraisal | B4-1.2-04 | 5604.3 "days" | II.A.1.a "validity" | Ch. 13 Topic 7 "validity" (Notice of Value) | HB-1-3555 12.5 "days" |
| Minimum property requirements | | | II.D.3.b "Minimum Property" | Ch. 12 Topic 1 "minimum property" | HB-1-3555 12.1 |
| Repairs, completion | B4-1.2-05 "completion" | 5605.8 "completion" | II.D.3.n "Repair" | Ch. 10 Topic 23 "repair" | HB-1-3555 12.28 |

## How to use the map
1. Find the user's topic in the map. For each agency that applies, call `lookup_citation` with the citation in the map, then `find_in_section` with the terms shown in quotes. These are the agency's own words, and they may differ from the user's ("individual deposits" is FHA's term for large deposits).
2. The subsection shown (for example II.A.4.c.v) is where the answer usually sits; cite the subsection the passage actually comes from.
3. A blank cell, a topic not in the map, a `not_found` or an `ambiguous` result: fall back to `search_regs` (step 1 of Steps below). Never treat a blank cell as "the agency has no rule".

## Steps (topic not in the map)
1. Call `search_regs` with the topic in the regulator's vocabulary ("manufactured home", "leasehold estate", "liquidation appraisal"). Set `family` when the agency is known.
2. For the new URAR form and UAD 3.6, search "URAR" or the section name (for example "Sales Comparison Approach", "Condition and Quality Rating"). These documents are long: use `find_in_section` with the user's terms rather than paging the whole document.
3. Read the answering passages with `find_in_section`, or page the whole section with `get_obligation` until `next_offset` is null.
4. For FHA, check `version`: a section HUD's Update 18 revises has two texts. Quote the one that applies; if you don't know whether the user has adopted Update 18, quote the in-force text and state what the revision changes.

## Output
- Quote each relevant passage verbatim, with its `canonical_citation` and a link to `page_url`.
- State any `currency` warning and its dates. The UAD 3.6 / new URAR documents carry a mandatory date and a temporary exception; state both when they matter to the question.
- Summary after the quotes, labeled "Summary". Mention the research-only `notice` once per conversation.

## Do not
- Do not estimate a property's value or decide eligibility for a specific property. Quote the requirements.
- Do not answer from memory; if the corpus doesn't address it, say so.
- Explicit user instructions take priority over this skill.

View saved version →

---
name: servicing-and-default-reporting
description: Look up mortgage servicing, default and loss-mitigation requirements from the Fannie Mae Servicing Guide, FHA Handbook 4000.1 Part III, VA, USDA and Ginnie Mae, and return the regulator's exact text with its citation and effective date. Use when a user asks about servicing obligations, for example HUD SFDMS default reporting and status codes, FHA default and foreclosure reporting deadlines, loss mitigation, partial claims, loan modifications, forbearance, delinquency and collection, escrow, investor reporting and remittance, bailee letters and document custody, or servicing transfers.
---

# Servicing and default reporting

Answers servicing and default questions with the regulator's own words.

## Inputs
- The servicing task or requirement the user asked about.
- The investor or insurer, if named (Fannie Mae, Freddie Mac, FHA, VA, USDA, Ginnie Mae).

## Map: where each agency puts the rule (checked 2026-10-12)
Freddie Mac citations are Freddie Mac Guide sections (write "Freddie Mac Guide 9203.3"). VA servicing is the M26-4 Servicer Handbook and 38 U.S.C. / 38 CFR.

| Topic | Fannie Mae | Freddie Mac | FHA 4000.1 | VA | USDA HB-1-3555 |
|---|---|---|---|---|---|
| Default and delinquency reporting (SFDMS) | F-1-21 "delinquent" | | III.A.4.a "SFDMS" | | |
| Loss mitigation | D2-3.1-01 "workout" | 9201.2 "evaluation hierarchy" | III.A.2.i "Loss Mitigation" | M26-4 Ch. 5 "loss mitigation" | 18.5 "loss mitigation" |
| Partial claim | | | III.A.2.i "Partial Claim"; claim filing IV.A.2.k | 38 U.S.C. 3737 "partial claim" | |
| Forbearance | D2-3.2-01 | 9203.3 "forbearance" | III.A.2.i "Forbearance" | | 18.5 "forbearance" |
| Foreclosure time frames | E-3.2-15 | 9301.11 "timeline" | III.A.2.o "foreclosure" | | 18.11 "foreclosure" |
| Credit bureau reporting | C-4.1-01 | 8106.1 "credit" | | | |
| Bailee letters | C1-2-05 | | | | |
| Servicing transfers | A2-7-01 | 7101.1 "transfer" | III.A.1.b "Transfer" | | |
| Escrow | B-1-01 | 8201.1 "Escrow" | III.A.1.g "Escrow" | | |
| Property preservation | | 8601.6 "preserv" | III.A.2.r "Preservation" | | 18.7 |

## How to use the map
1. Find the user's topic in the map. For each agency that applies, call `lookup_citation` with the citation in the map, then `find_in_section` with the terms shown in quotes. These are the agency's own words, and they may differ from the user's ("individual deposits" is FHA's term for large deposits).
2. The subsection shown (for example II.A.4.c.v) is where the answer usually sits; cite the subsection the passage actually comes from.
3. A blank cell, a topic not in the map, a `not_found` or an `ambiguous` result: fall back to `search_regs` (step 1 of Steps below). Never treat a blank cell as "the agency has no rule".

## Steps (topic not in the map)
1. Call `search_regs` with the topic in the regulator's vocabulary ("Single Family Default Monitoring System", "partial claim", "loss mitigation"). Set `family` when known (hud for FHA, fnma, fhlmc, va, usda, gnma).
2. When the user asks about a specific code or deadline (for example "Status Code 42" or "DDS Code 68"), use `find_in_section` on the matching section with that code as a term.
3. Read the answering passages, or page the whole section with `get_obligation` until `next_offset` is null.
4. Servicing sections are often changed by Mortgagee Letters. If `currency` is superseded-in-part, quote the Mortgagee Letter for the replaced provisions and this text for the rest.

## Output
- Quote each relevant passage verbatim with its `canonical_citation` and a link to `page_url`.
- State any `currency` warning and its dates.
- Summary after the quotes, labeled "Summary". Mention the research-only `notice` once per conversation.

## Do not
- Do not tell the user which code to report for a specific loan. Quote the rule that defines each code.
- Do not answer from memory; if the corpus doesn't address it, say so.
- Explicit user instructions take priority over this skill.