1. HUD Partners
  2. Electronic Data Interchange (EDI)

Electronic Data Interchange (EDI)

Financial incentives are driving EDI use in both government and industry. EDI was introduced to HUD in the early 1990s, resulting in faster payment of claims and greatly reducing the reporting and paperwork burden shouldered by FHA-approved lenders/servicers.

Electronic filing of Federal Housing Administration (FHA) single family (SF) mortgage insurance claims, mortgage loan default reporting, and mortgage record changes and terminations became mandatory by December 1997 for all mortgagees.

Mortgagees may use the FHA Connection via the Internet to satisfy the EDI mandate for reporting mortgage defaults and mortgage record changes and terminations to HUD. There is no plan currently for SF claims via the Internet. The FHA Connection is also a means of communicating a variety of information to lenders about SF FHA loans, and for mortgagees to report data to HUD.

Mortgagees are encouraged to frequently visit the FHA Connection website as new reporting options are constantly being made available. The FHA Connection website provides additional information, contact phone numbers and on-line registration.

The Implementation Guide for Electronic Data Interchange

The HUD Implementation Guide for Electronic Data Interchange is available as a detailed reference manual for HUD's implementation of the following transaction sets: TS 260, Application for Mortgage Insurance Benefits; TS 264, Mortgage Loan Default Status; TS 266, Mortgage Record Change/Terminations; plus all adjunct transaction sets. The guide provides an overview of how EDI works, describes VAN communications, Trading Partner technical environment requirements, and implementation procedures. Data maps for main and adjunct transaction sets, communications envelopes, sample transactions, and data format specifications are also included. A brief overview of the Implementation Guide for Electronic Data Interchange can be viewed on screen by going to the table of contents. The entire EDI Implementation Guide is available in PDF format. We recommend you replace any previous versions. Also, make sure you check regularly for updates.

EDI Implementation Guide as of March 2023

About This Guide, with Special Regard to six digit dates

Modifications have been implemented at the HUD EDI gateway which provide trading partners two options for satisfying 8-digit date requirements. First, mortgagees may continue to use X12 version 003032 through 003050 for each transaction set by modifying the current D6 date designation and implementing mapping changes to comply with the 8-digit dates. Second, mortgagees may choose to satisfy 8-digit date requirements by upgrading to X12 version 004010 or 004040. This option is preferred since it will also benefit mortgagees in that it includes all the changes and additional codes that have been approved by the X12 committee.

New EDI X12 users must notify HUD prior to implementing the sending of transactions. To do this, contact the HUD EDI Help Desk via e-mail to EDI.Help.Desk@hud.gov.

Users of HUD's FHA Connection and Direct Connect (Frame Relay) are advised that no changes are necessary. The FHA Connection website provides additional information, contact phone numbers and on-line registration.

HUD Electronic Data Interchange Implementation Guide

This Guide is divided into six sections plus appendices designed to answer a wide range of questions involving the business and operational considerations, and the technical requirements for implementing EDI within HUD. References and Glossary sections are also provided.

Table of Contents: Downloadable version of the Table of Contents, in PDF format.

Section I: Introduction - Provides an introduction to EDI definitions and concepts, including the benefits of EDI, standards, and functional requirements.

Section II: EDI at HUD - Discusses the specifics of EDI use at HUD, including HUD's strategic plan for EDI implementation and the impact of EDI on HUD business processes.

Section III: Transaction Sets - Provides an introduction to the electronic form of HUD business documents (transaction sets) and the components of a transaction set.

Section IV: Technical Environment - Specifies the technical requirements for implementing EDI, including hardware, software, and telecommunications specifications.

Section V: Implementing EDI - Provides the operational, procedural, and management details for implementing EDI in your organization, including trading partner agreements, security and quality control issues, ongoing support, and the implementation time schedule.

Section VI: EDI Business Documents - Provides specific information on electronic filing of Federal Housing Administration (FHA) EDI business documents. The section gives detailed information on the transaction set outline, transaction notes, data mapping guides and business scenarios for conversion of the business documents to an electronic format. Each transaction set also has the related adjunct transaction sets attached to it for easier handling. The mapping guides are presented in the X12 Standards Version 003032 through 003050 (modified to reflect 8-digit date fields), 004010 and 004040.

Transaction Set 260 - Application for Mortgage Insurance Benefits

Transaction Set 264 - Mortgage Loan Default Status for 30-60-90 day reporting effective November 1, 2006.

Transaction Set 266 - Mortgage Record Change and Termination

Premium Collections - Effective October 1, 2007, HUD converted its premium collection process to utilize Treasury's Pay.Gov facility. Therefore, new lenders will not be enrolled in the EDI collection program. Please access the Pay.Gov web page at the URL PAY.GOV for additional information. Also, questions can be answered by e-mailing Single Family pay.gov office. Lenders can also use this e-mail address to obtain assistance with enrolling in the new program, help with new User IDs and other implementation requirements.

Updates: The listing of any new updates to the HUD EDI Implementation Guide.

March 2023 Update

  • Updated the Mortgage Insurance Benefits [Claim] Transaction Set (TS) 260 and Payment Advice Transaction Set (TS) 82 documentation to include the instructions for the use of a COVID-19 Recovery Option Code.
  • Updated the Mortgage Loan Default Status Transaction Set (TS) 264 documentation to indicate an additional Delinquency Default Status (DDS) Code. The DDS Code '50' (Recovery Standalone Partial Claim Started) is added to the list for Delinquency Workouts (AL) in accordance with the appropriate March 2023 timeframe.

February 2023 Update

  • Updated the Mortgage Loan Default Status Transaction Set (TS) 264 documentation to indicate the changes to the Unpaid Principal Balance (UPB) Amount that is mapped to the AMT02 element when the AMT01 Qualifier is 'UB'. The UPB Amount now allows for a maximum of ten-digits including decimal values.

References and Glossary

The References section lists standards and other documents used in conjunction with EDI.

The Glossary defines terms related to EDI.

Appendices

Appendix A: Accessing The Internet

Appendix B: Forms for Implementing EDI/EDI Information Request Form

Appendix C: HUD Communications Envelope Specifications

Appendix D: Adjunct Transaction Sets