Mortgage Servicing Metro 2 Reporting Guide
- Portfolio Type M. Account Type 26 (1st lien), 27 (junior lien), or 29 (HELOC).
- K3 segment is mandatory — agency_identifier + mortgage_id_number (MERS MIN or proprietary ID).
- SCRA rate cap (6%) reports via compliance_condition_code = '2'; report the cap month consumer entered service.
- CARES Act / forbearance: status 11 + Special Comment CP if the account was current at entry.
- Modification: keep the existing tradeline; do NOT open a new account number. Report status 11 + Special Comment AC.
Portfolio + Account Type cheat sheet
Mortgage servicing is the heaviest-segment vertical. Every record needs the base segment + K3 (Agency / Mortgage Information). K1 only appears when the loan was sold to a debt buyer (uncommon for current servicing).
| Product | Portfolio Type | Account Type |
|---|---|---|
| First lien mortgage | M | 26 |
| Junior lien (2nd mortgage) | M | 27 |
| HELOC | M | 29 |
| Manufactured home loan | M | 26 |
| Reverse mortgage | M | 26 (with Special Comment AT) |
K3 segment — what you need
K3 is 40 bytes (US) / 48 bytes (CA). It carries the agency that backs the loan plus a unique mortgage identifier. For loans without agency backing, agency_identifier = '00'.
| Agency Identifier | Meaning |
|---|---|
| 00 | None / proprietary |
| 01 | Freddie Mac |
| 02 | Fannie Mae |
| 03 | FHA |
| 04 | VA |
| 05 | USDA Rural Housing |
| 06 | Other federal program |
Status code playbook
Mortgage statuses are stricter than other verticals because the bureaus weight mortgage delinquencies heavily for FICO. Status 11 = current; any 30+ days past due immediately drops 80+ points on a consumer's score.
- 11 — Current
- 61-65 — 30 / 60 / 90 / 120 / 150 days past due
- 71 — 30 days past due, current account (workout)
- 78 — 60 days past due, current account
- 84 — Account in active loss-mitigation
- 94 — Account paid through deed-in-lieu
- 96 — Voluntary surrender (foreclosure-in-lieu)
- 97 — Foreclosure completed; deficiency uncollected
Compliance landmines
Mortgage servicing is heavily regulated. RESPA, TILA, FDCPA, FCRA, SCRA, and the CARES Act all intersect. The most common reporting errors arise from forbearance and modification scenarios.
- Forbearance (CARES Act / hardship): report status 11 + Special Comment CP if current at entry; do NOT change to delinquent during forbearance.
- Modification: keep the original account number, update terms_duration / scheduled_payment, report Special Comment AC.
- SCRA: cap rate to 6% on pre-service obligations; report compliance_condition_code = '2'.
- RESPA QWR (Qualified Written Request): freeze furnishing for 60 days after a valid QWR.
- Foreclosure: status 96/97 must align with the foreclosure-action date filed in your county records.
Dispute pattern responses
Mortgage disputes are the highest-stakes — a wrongful 30-day late tag can cost a consumer a refinance. Three patterns dominate: 'I was in forbearance' (CARES misreporting), 'You credited my payment late' (timing), and 'This was modified' (post-mod confusion).
- Forbearance disputes: pull the forbearance plan agreement; if signed before the missed date, revert to status 11 + CP.
- Payment-timing disputes: confirm date_last_payment matches your servicing-system actual received date, not effective date.
- Post-mod disputes: confirm Special Comment AC was reported on the next cycle after mod; if not, file a correction.
Sample CSV column dictionary
Mortgage servicing exports typically come from MSP, Sagent, or BKFS. The seeded template handles MERS MIN as the mortgage_id_number.
| Your column | Metro 2 target |
|---|---|
| loan_number | consumer_account_number |
| original_principal | highest_credit_or_original_loan_amount |
| unpaid_principal_balance | current_balance |
| note_date | date_opened |
| maturity_date | mortgage_maturity_date (K3) |
| mers_min | mortgage_id_number (K3) |
| agency_id | agency_identifier (K3) |
Test checklist
Before going live:
- Confirm portfolio_type = M and account_type in (26, 27, 29).
- Confirm K3 segment is emitted with agency_identifier + mortgage_id_number on every record.
- Confirm forbearance accounts (Special Comment CP) report status 11.
- Validate any SCRA accounts have compliance_condition_code = '2'.
- Run a small batch through the bureau's mortgage pre-prod validator.