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

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X12 266 — Mortgage or Note Status / Title Information

The 266 transmits the current status of a mortgage or note — current, late, default, paid-off, modified — along with associated title information.

Purpose

The 266 documents the periodic status of a mortgage transmitted by a servicer to an investor, guarantor (Fannie Mae, Freddie Mac, FHA), or sub-servicer. It carries status, late payments, principal, interest, escrows, and title flags.

It feeds investor portfolio reports (Fannie, Freddie) and loss mitigation systems. Acknowledged by 997. Distinct from the 264 (Mortgage Loan Default Status) which only covers defaults.

Envelope structure

The 266 travels within the three X12 envelope levels (ISA/IEA, GS/GE with functional group NO, and ST/SE). Didactic example in release 004010:

x12 example-266.x12 
ISA*00*          *00*          *ZZ*SERVICER      *ZZ*INVESTOR      *260515*1630*U*00401*000000266*0*P*>~
GS*NO*SERVICER*INVESTOR*20260515*1630*1*X*004010~
ST*266*0001~
BGN*00*STATUS-LOAN-0099*20260515~
N1*SE*ACME SERVICER*24*EIN-SERV~
N1*IN*FANNIE MAE*24*EIN-FNMA~
REF*ZZ*LOAN-2026-0099~
REF*ZZ*INVESTOR-LOAN-FNMA-7788~
DTM*090*20260501~
AMT*Z1*385000.00~
AMT*Z2*378500.00~
MSG*CURRENT~
SE*10*0001~
GE*1*1~
IEA*1*000000266~

Common segments

  • Header — ST, BGN.
  • Servicer / Investor — N1*SE, N1*IN.
  • Loan — REF*ZZ (servicer loan), REF*ZZ (investor loan — often distinct).
  • As-of date — DTM*090.
  • Balance — AMT*Z1 (original), AMT*Z2 (current UPB), MSG (status).
  • Summary — SE.

Common pitfalls

  • Loan number mismatch: servicer loan number ≠ investor loan number; always carry both, otherwise reconciliation is impossible.
  • Calendar misalignment: Fannie Mae LAR (Loan Activity Reporting) follows a specific calendar — a late 266 shifts all reporting.
  • Status taxonomy: "modified" is not "paid-off"; a permanent mod must trigger a re-disclosure cycle on the investor side.

Documentation

The code 266 and the name Mortgage or Note Status / Title Information 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.