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Are you ready for the new Uniform Residential Loan Application?

Breaking down the fundamental revisions into simple categories.


After 20 years, the Uniform Residential Loan Application (URLA- Fannie Form 1003/ Freddie Form 67) is getting a major update for the better -- but it will be disruptive. Are you ready?

The new form creates a robust data point capture for the industry in all areas; investigation, selling, post-closing QC, and analytics. Initiated in part by GSE's Uniform Mortgage Data Program (UMDP) under the direction of the Federal Housing Finance Agency (FHFA), and rolled out by Fannie Mae and Freddie Mac, the updates will standardize single-family mortgage data. It is designed to improving the efficiency, transparency, and certainty for homebuyers and better consistency for lenders in the mortgage process.

The new URLA form may be used for new loan applications starting July 1, 2019 but will be mandatory by February 1, 2020.

The fundamentals of changes to URLA 2019

The required changes will be disruptive at first but it will move the lending industry deeper into the digital age. It is advised that lenders start taking action now to prepare for the upcoming revisions. Tech vendors have already planned ahead in preparation for the initial rollout to allow for seamless transitioning; this includes allotted time for testing.

To make it easier, here are the fundamental changes that we have categorically listed as :





  • A clearer set of instructions with simpler terminology.

  • Redesigned for applicants to easily self-complete.

  • Lenders will have easier access to the data required for the Home Mortgage Disclosure Act (HMDA).

  • Email addresses and cell numbers are new applications fields.

  • Limited space to list employment history and property assets.

  • Application is designed with dynamic fields.

  • “Additional borrower” will replace “co-borrower” section.

  • Current and prior residence addresses now include a field for either “rental vs mortgage” payments.

  • Employment history now includes income field.

  • Another new section provides a place to list assets tied to the real estate transaction.

  • A consumer’s language preference section has been included.

  • Spanish translation guides will be provided for the new application.

  • Information about the types of loans veterans are getting will be collected.

  • A new section covers credit counseling.

  • A new, unmarried addendum helps to further define the relationship between the borrower, additional borrowers and other persons with interests in the property.


  • The new form has the potential to be even more disruptive than TRID.

  • All lenders’ websites that have built-in applications will need to be modified, as will all point-of-sale platforms.

  • Pre-qualifications will need to change to accommodate the updated form.

  • Data on closed loans with the new application will need to be provided to investors and integrated into servicing platforms.

  • It is a much larger digital document requiring extra storage space, changes to the lender’s LOS, and the customization of plugins.

  • This issue will be even more complicated on construction loans, given their long lifecycle.

  • Extra support will be needed for the preferred language.

  • Must train employees on the new form and workflow.


  • The GSEs want technology vendors to begin testing the new form by early 2019, so that mortgage lenders can start using it by the initial rollout date (July 2019). Most automated underwriting systems have already updated their systems for the new form revisions.

  • Lenders should update LOS plugins as early as possible to begin testing the updated application.

  • Plan ahead so that there are no old applications active in the pipeline by the mandatory implementation date of February 2020

  • Identify what new data will be required so you are prepared to collect accordingly starting July 2019.

For more detailed information and FAQs on the new URLA form, you can visit Fannie Mae's website here.

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