ediverse

Type to search across standards, messages, tools and glossary.

ediverse Explore the platform

Spotlight PEPPOL BIS Billing 3.0 The EU e-invoicing mandate is here — France Sept 2026, Belgium Jan 2026, Germany 2025.

— 01

Foundations

— 02

Standards

— 03

Flagship messages

— 04

Tools

X12 264 — Mortgage Loan Default Status

The 264 transmits the default status and the foreclosure / loss mitigation pipeline of a mortgage loan between servicer and investor.

Purpose

The 264 carries the detailed status of a defaulted loan: days delinquent, default reason (loss of income, divorce, medical), current action (loss mit in progress, modification offer pending, foreclosure referral, REO), milestone date, loss mitigation outcome.

It feeds Fannie Mae HomeSaver Suite and Freddie Mac Default Reporting, plus the MI carriers (PMI) with exposure. Acknowledged by 997; updates to modification offers flow through the 264 amendment.

Envelope structure

The 264 travels within the three X12 envelope levels (ISA/IEA, GS/GE with functional group MD, and ST/SE). Didactic example in release 004010:

x12 example-264.x12 
ISA*00*          *00*          *ZZ*SERVICER      *ZZ*FANNIEMAE      *260514*1730*U*00401*000000264*0*P*>~
GS*MD*SERVICER*FANNIEMAE*20260514*1730*1*X*004010~
ST*264*0001~
BGN*00*MD-2026-0042*20260514~
N1*SV*ACME SERVICER*24*EIN-SERVICER~
N1*IN*FANNIE MAE*24*EIN-FNMA~
REF*ZZ*MERS-MIN-100012345678901234~
REF*ZZ*DAYS-DELINQUENT-120~
DTM*009*20260514~
MSG*LOSS MIT - MODIFICATION OFFER PENDING~
AMT*ZZ*7050.00~
SE*10*0001~
GE*1*1~
IEA*1*000000264~

Common segments

  • Header — ST, BGN, DTM*009 (reporting date).
  • Parties — N1*SV (Servicer), N1*IN (Investor).
  • Identifiers — REF*ZZ MERS MIN.
  • Status — REF*ZZ (days delinquent), MSG (current action: LOSS-MIT, FORECLOSURE-REFERRED, REO), AMT*ZZ (total past due).
  • Summary — SE.

Common pitfalls

  • CFPB Servicing Rules: Regulation X requires early intervention at 36 days delinquent and loss mitigation requirements at 45 days; a 264 inconsistent with those milestones exposes to CFPB enforcement actions.
  • Foreclosure referral timing: the 120-day minimum window before referral (Reg X 1024.41(f)) is strict; a 264 announcing a referral at 90 days is illegal except in narrow exceptions (vacant, dual-tracking exemption).
  • Dual tracking: a servicer cannot progress foreclosure while a complete loss mit is under review (Reg X 1024.41(g)); a 264 announcing a sale date during a complete loss mit triggers a reset.

Documentation

The code 264 and the name Mortgage Loan Default Status are public and listed on x12.org/products/transaction-sets. The complete structure of loops, qualifiers and code lists is distributed by DISA via the proprietary Implementation Guides (TR3). ediverse.io covers only public concepts, the envelope and didactic examples.