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Revised (11-29-22) SPECIAL PN

GLOSSARY

TERM DEFINITION

abandonment A property status indicating that (1) the property is vacant and is not being 

maintained and (2) the property is not offered for sale or rent with a broker.

acceleration Demand for immediate repayment of the entire balance of a debt if the 

covenants in the promissory note, assumption agreement, or security 

instruments are breached.

acquired property A property owned by the lender as a result of foreclosure or acceptance of a 

deed-in-lieu; often referred to as “real estate owned.”

acquisition date The date of foreclosure sale, the date title is lawfully transferred to lender, or 

deed-in-lieu recordation.

additional interest The amount of interest accrued on the amount of the principal loss between 

the settlement date and the loss claim check date on a properly filed claim. 

additional recovery Any proceeds recovered by the Lender which occurred after a previously paid 

loss payment or report of REO sold. Examples may be a trailing insurance 

refund, collection of a deficiency judgment or similar type proceeds. 

Additional recovery is to be reported to the Agency through use of the 

Additional Recovery Calculator.

adjustable rate 

mortgage (ARM)

A mortgage in which the interest rate is adjusted periodically according to a 

specified index.

adjusted annual 

income

Income from all household members who live or propose to live in the dwelling 

as their primary residence for all or part of the ensuing 12 months. Adjusted 

annual income is used to determine whether an applicant is income-eligible for a 

guaranteed loan, or interest assistance, if applicable. Adjusted annual income 

provides for deductions to account for varying household circumstances and 

expenses. See Chapter 9 of this Handbook.
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Administrator The official of the Rural Housing Service within the Rural Development 

mission area (or official of its successor agency) delegated authority by the 

Secretary of the U.S. Department of Agriculture to ensure that Rural Housing 

Service mission objectives are fulfilled, including those involving the provision 

of decent, safe, and affordable housing and the development of essential 

community facilities in rural areas

ad valorem taxes Property taxes based on assessed value of property.

adverse decision An administrative decision made by an officer, employee or committee of the 

Agency that has a negative impact on the applicant or borrower.

affidavit A written statement made under oath before an officer of the court or notary 

public. 

Agency The Rural Housing Service of the U.S. Department of Agriculture, Rural 

Development, or its successor agency.

agency employee Any employee of the Rural Housing Service or any employee of the USDA 

Rural Development mission area who carries out Section 502 guaranteed loan 

program functions.

aka Also known as.

alien See "qualified alien."

alienation Alienation of real property refers to the transfer of the interest in and/or title 

to real property by its owner to another, whether voluntary, for example by 

sale, gift, mortgage or lease; or involuntary, for example, by judicial process 

such as a tax sale, bankruptcy, or adverse possession.

alternative dispute 

resolution (ADR)

Processes and techniques that act as a means for disagreeing parties to come 

to an agreement short of litigation.

American Indian 

restricted lands

Land or any interest in land, which is:

(1) held by an individual American Indian or federally recognized Indian Tribe 

or Tribes, including any band, Rancheria, colony, pueblo, group, community 

or nation of Indians or Alaska Natives; and

(2) is subject to federal restrictions against alienation or encumbrance.
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amortization A gradual reduction of the mortgage debt through equal monthly principal 

and interest payments sufficient to fully repay the unpaid principal balance 

over the mortgage term.

amortized payment A gradual reduction of the mortgage debt through equal monthly principal 

and interest payments sufficient to fully repay the unpaid principal balance 

over the mortgage term.

annual fee A periodic amount that is based on the average annual scheduled unpaid 

principal balance of the loan and is paid by the servicing lender to Rural 

Development on an annual basis for issuance of a Loan Note Guarantee. The 

fee is included in the monthly mortgage payment of a borrower and is used 

when calculating payment ratios. 

annual income Used to determine an applicant’s eligibility for assistance. All amounts, 

monetary or not, of the applicant’s household not specifically excluded by 

regulations, and amounts derived from assets any members of the family 

have access to.

applicant An adult member of the household who will be responsible for repayment of 

the loan and is applying to a lender for a guaranteed loan.

appraisal An opinion or estimate of value. Also refers to the process by which a value 

estimate is obtained. 

appraised value An opinion of value reached by an appraiser based upon knowledge, 

experience, and a study of pertinent data.

appraiser A person qualified by education, training, and experience to estimate the 

value of real and personal property.

appreciation An increase in value of property for any reason, except inflation.

approved lender A financial institution that meets the requirements to participate in the Single 

Family Guaranteed Rural Housing program. See "lender."

area median income The median income in a specific locality; typically a county or Metropolitan 

Statistical Area (MSA), as determined by the Department of Housing and 

Urban Development.
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ARM See "adjustable rate mortgage."

arm's length transaction A negotiation where the agents involved deal completely with each other as 

strangers and do not collude.

assessed valuation Value assigned to a piece of property by the local governmental unit for taxation 

purposes. This is usually less than the market value of the property. The 

relationship between assessed and market value varies widely depending on 

location and jurisdiction.

assessment A charge made against property by a state, county, city, or other authorized 

taxing jurisdiction.

asset management The process of managing a property or properties from acquisition to disposition 

within owner-defined objectives ranging from investment & operation analysis to 

the positioning of the property in the marketplace. 

assignment of mortgage A document that evidences a transfer of ownership of a mortgage from one 

mortgagee to another.

assumption A method of selling real estate wherein the property purchaser accepts the 

liability for payment of an existing mortgage.

attachment The act of taking property into the custody of the law to provide security for 

payment of a judgment in an impending suit.

attorney costs Actual costs incurred associated with the most recent liquidation action. Does 

not include attorney fees. Applicable to foreclosure and bankruptcy.

attorney fees Actual fees incurred associated with the most recent liquidation action. Does not 

include costs. Maximum claimable expense varies from state to state. Applicable 

to foreclosure and bankruptcy.

AU See “Automated Underwriting."

automated 

underwriting (AU) 

system

An AU system automates a manual underwriting process. It serves as a 

“transaction manager" that includes communication links between transaction 

participants, the capability to retrieve data from a variety of sources, and a 

scorecard. Lenders transmit loan-level data electronically to an AU system; the 

data is evaluated by the scorecard and lenders receive a credit risk classification 

based on the risk inherent in the loan application. 
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automated valuation 

model (AVM)

Also known as a comparable sale report. Online databases are used to try to 

match up similar properties to provide the range of sales prices that have 

been historically recorded. This information is limited to factual data, such as 

house size, number of rooms and bedrooms, age, and distance surrounding 

the house. Some databases use historical information, taken from mostly 

county record data. Some databases collect information from appraisal 

reports. 

automatic stay A provision of the Federal Bankruptcy Code that stops any act that can be 

construed to be an act against the interests of the debtor or the debtor's 

property.

AVM See "automated valuation model."

balloon mortgage A mortgage with periodic installments of principal and interest that do not 

fully amortize a loan. The balance of the mortgage is due in a lump sum at a 

specified date, usually at the end of the term.

bankrupt A person, firm, or corporation who, through a court proceeding, is relieved 

from the payment of all debts after the surrender of all assets to a courtappointed trustee, for the protection of creditors. Bankruptcy may be 

declared under one of several chapters of the Federal Bankruptcy Code:

• Chapter 7, which covers individual or business bankruptcy liquidation;

• Chapter 11, which covers reorganization of bankrupt businesses;

• Chapter 12, which covers certain farm bankruptcies; and

• Chapter 13, which covers workouts of debts by individuals in which a 

debtor retains possession of property while making payments to creditors 

under a court- approved plan.

bankruptcy discharge Legal petition releasing the debtor from all dischargeable debts. 

bankruptcy dismissal Legal order as a result of a motion filed by either the debtor or another 

interested party seeking to dismiss the bankruptcy case.

basis point One one-hundredth of one percent. Used to describe changes in yield on 

debt instruments, including mortgages.

borrower An individual obligated to repay the loan guaranteed under the Guaranteed 

Rural Housing loan program.
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BPO See "broker price opinion."

BOV Broker opinion of value. See "broker price opinion."

broker price opinion 

(BPO) or broker 

opinion of value (BOV) 

Used to estimate value of a property based upon a comparison to other 

similar properties recently sold. Also known as comparative market analysis 

(CMA).

business day A business day is a day other than a Saturday or Sunday or a day on which the 

offices of the Federal Government are closed. For the purposes of this 

handbook, the word "day" without the modifier "business" refers to a 

calendar day.

buy-down mortgage A mortgage with a below-market interest rate made by a lender in return for 

an interest rate subsidy in the form of additional discount points paid by the 

builder, seller, or buyer.

CAIVRS See "Credit Alert Verification Reporting System."

calendar day Every day of the calendar month, which includes Saturday, Sunday, and state 

and federal holidays.

capital improvement Any structure or component erected as a permanent improvement to real 

property, which adds to its value and useful life.

capitalization The adding of expected payments to the remaining unpaid balance of the 

loan.

case file

A file established for each application to contain all documents used for loan 

origination.

cash flow Money left from gross income after all expenses, both operating and debt 

service, have been deducted.

certificate of 

foreclosure

(Connecticut Only) A document found on the land records which is evidence 

that a foreclosure has been completed and the mortgagee now owns the 

property. 
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charge off To treat as a loss; to designate as an expense an amount originally recorded 

as an asset.

closing costs Various fees required to conclude a real estate transaction.

closing date In real estate, the delivery of a deed, financial adjustments, the signing of 

notes and the disbursement of funds necessary to consummate a sale or loan 

transaction. See also “settlement date.”

Closing Disclosure A form that provides final details about the mortgage loan prior to the closing 

or settlement date. It includes the loan terms, projected monthly payments, 

and the amount of fees and other costs related to finalizing the real-estate 

transaction. The lender must provide the borrower with the Closing 

Disclosure at least 3 business days prior to loan consummation. This form 

replaced the HUD-1 Settlement Statement. 

cloud on title Any outstanding claim or encumbrance that, if valid, would affect or impair 

the title search. It can be removed by a quitclaim deed, release, or court 

action.

CMA Comparative market analysis. See "broker price opinion."

Cohort A group with similar characteristics. OMB Circular A-11 refers to a cohort as 

all direct loans or loan guarantees of a program for which a subsidy 

appropriation is provided for a given year. A cohort is usually defined by the 

fiscal year of the appropriation.

collateral Property pledged as security for a debt, for example, real estate pledged as

security for a mortgage.

collateral estoppel Prior judgment from a lawsuit between parties on a different cause of action 

that bars re-litigation of those matters in a subsequent lawsuit.

combination 

construction and 

permanent loan

A guaranteed loan on which the Rural Development guarantee becomes 

effective at the time construction of an eligible single-family housing project 

begins.
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committee of sale (Connecticut Only) An attorney appointed by the Court to conduct the 

auction of the mortgaged property in a foreclosure action. 

common law As distinguished from law created by legislatures (statutory law), the common 

law is that law which is founded in ancient customs and practices as 

interpreted by the Courts. 

community land trust A private nonprofit community housing development organization that is 

established to acquire parcels of land, held in perpetuity, primarily for 

conveyance under long-term ground leases. See § 502(a)(3)(b) of the Housing 

Act of 1949, as amended. 

comparables Properties used for comparative purposes in the appraisal process that have 

similar characteristics to the subject property.

compensating factors Information that indicates that an applicant may be able to make larger 

regular loan payments than a ratio analysis indicates.

compliance review An official review, on-site or desk audit, to determine lender or Agency field 

office compliance with program regulations. Agency field office compliance 

reviews are conducted under RD Instruction 2006-M.

concessions Sales concessions influence the price paid for real estate and may be in the 

form of loan discount points, loan origination fees, interest rate buy downs, 

closing cost assistance, payment of condominium fees, builder incentives, 

down payment assistance, repairs or repair credits given by the seller or any 

other party involved in the transaction.

condemnation The taking of private property for public use. Under a condemnation 

proceeding, property is taken with or without the consent of the owner, but 

with just compensation. See also eminent domain.

Conditional 

Commitment

Rural Development’s agreement that a proposed loan will be guaranteed if all 

conditions and requirements established by Rural Development are met.

condominium A form of property ownership whereby the purchaser receives title to a 

specified residential unit and a proportionate interest in common areas of the 

condominium project in which the unit is located.
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condominium project A real estate project in which each owner has title to a unit in a building, an 

undivided interest in the common areas of the project and sometimes the 

exclusive use of certain limited common areas. 

confirmation hearing 

(bankruptcy)

A legal proceeding where the debtor’s proposed Chapter 13 plan is reviewed 

and either approved or denied by the Bankruptcy Judge. 

confirmation hearing 

(foreclosure) 

A legal proceeding where the Sheriff's Sale is confirmed and title is 

transferred to the successful bidder from the sale. 

confirmation of 

bankruptcy plan

A Bankruptcy Court order which approves a debtor's plan to pay the debts 

owed to his/her/their creditors as of the date of the filing of the bankruptcy 

petition. In some jurisdictions, “confirmation” may be referred to as 

"ratification." 

conventional financing In real estate, mortgage financing which is not insured or guaranteed by a 

government agency such as HUD/FHA, VA, or the Rural Housing Service.

conveyance The document, such as a deed, lease or mortgage, used to affect a transfer.

correspondent A specialized type of mortgage banker entity whose function is limited to the 

origination of mortgage loans that are sold to other mortgage bankers or 

investment bankers. The correspondent performs some or the entire loan 

processing functions such as taking the application; ordering credit reports, 

appraisals, and title reports; and verifying the borrower's income and 

employment. The correspondent may or may not have delegated 

underwriting and typically funds the loans at settlement. The mortgage is 

closed in the correspondent's name and the correspondent may or may not 

service the mortgage. The correspondent may commission a mortgage 

broker to perform some of the processing functions. Also known as 

"mortgage loan correspondent."

co-signer One who agrees to assume a debt obligation if the principal borrower 

defaults on mortgage payments. A co-signer assumes only personal liability 

and has no ownership interest in the property; his or her income and 

obligations are used in the underwriting process to reinforce the credit of the 

principal borrower.
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cost approach to value A means of valuation where the worth of a property is determined by 

computing the replacement value of improvements, depreciation, and the 

value of the land.

COTS Commercial off-the-shelf software

counterclaim A claim presented in a pending lawsuit by a defendant against plaintiff in 

opposition to, or deduction from, plaintiff's claim. 

cram down The effect of certain provisions of the Bankruptcy Code which allow the 

debtor to avoid the unsecured portion of an under-secured claim when the 

under-secured claim is not secured solely by the debtor's principal residence. 

Also known as lien stripping. 

Credit Alert 

Verification Reporting 

System (CAIVRS) 

CAIVRS is a HUD-maintained online information system that enables both 

government and participating lenders to learn when a potential borrower has 

previously defaulted on a federally-assisted loan.

credit exception A consideration of mitigating circumstance to establish the intent for good 

credit. See Chapters 5, 10, and 11 of this Handbook.

credit repository or 

credit bureau

An institution that for a fee provides historical credit records of individuals 

provided to them by creditors subscribing to their services.

credit score A credit score is an overall numerical rating, developed from an individual's credit 

profile including information on payment history, amounts owed, length of credit 

history, new credit, and types of credit used, that indicates the likelihood that a 

borrower will repay future obligations. Scores are weighted and range from 

approximately 365 to 840. Low scores reflect a "high risk", while higher scores reflect 

a "lower risk". See also "FICO."

cross-claim A claim in a pending lawsuit by a defendant against another defendant. 

custodial property Borrower-owned real property that serves as security for a loan that has been 

taken into possession by the Agency to protect Government’s interest.

custodian The custodian is an institution that verifies and maintains the original notes 

and assignments of security instruments, which includes either a third-party 

custodian or a holding lender acting as its own custodian. 
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dba Doing business as

DCIA See "Debt Collection Improvement Act

debarment An action taken under part 3017 of this title or title 48 of the Code of Federal 

Regulations to exclude a person or entity from participating in federal 

programs.

debenture rate The rate for purposes of calculating a claim to be paid by HUD is the monthly average 

yield, for the month in which the default on the mortgage occurred, on United States 

Treasury Securities adjusted to a constant maturity of 10 years. The yields can be 

found in FRB: H.15 Release--Selected Interest Rates--Historical Data 

(federalreserve.gov)

Debt Collection 

Improvement Act 

(DCIA)

The Debt Collection Improvement Act of 1996 centralized the governmentwide collection of delinquent debt. The Financial Management Service (FMS) 

is the US Treasury agency responsible for implementation of the debt 

collection provisions of the DCIA.

debt-to-income ratio Total debt ratio is calculated by dividing monthly obligations (proposed PITI, 

assessments & long-term obligations) by gross monthly income. PITI ratio is 

calculated by dividing PITI by gross monthly income. See Chapter 11 of this 

Handbook.

debt instrument A collective term encompassing obligating documents for a loan, including 

any applicable promissory note, assumption agreement, or a grant 

agreement.

debt settlement Actions undertaken to collect at least a portion of debt owed to the Agency in 

conjunction with a voluntary liquidation, forced liquidation, or after the debt 

is fully matured. Debt settlement, when complete, closes the account.

declaration page A short form provided by an insurance company outlining pertinent 

information about an insurance policy, such as the insured party’s name and 

address, amount of coverage, terms, and additional provisions.

deed-in-lieu A voluntary transfer of title on a defaulted mortgage by deed from the 

borrower to the lender as an alternative to foreclosure. By arrangement 

between the parties, the lender saves the expense of foreclosure and the 

borrower generally expects to receive credit for payment of the debt in full. 
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deed of trust A type of security instrument in which the borrower conveys a trust to hold 

property to a third party (trustee) as security for the lender, with the 

condition that the trustee shall reconvey the title upon the payment of the 

debt and, conversely, will sell the land and pay the debt in the event of a 

default by the borrower.

default A breach or nonperformance of the terms of a note or the covenants of a 

mortgage.

default judgment Judgment entered in a lawsuit when a defendant has failed to enter a plea or 

otherwise defend himself. 

defendant Any person or entity that is being sued. 

deficient housing A dwelling that lacks complete plumbing; lacks adequate heating; is 

dilapidated or structurally unsound; has an overcrowding situation that will 

be corrected with loan funds; or that is otherwise uninhabitable, unsafe, or 

poses a health or environmental threat to the occupant or others.

Deficiency The negative difference between the balance outstanding on loan and 

proceeds from the sale of the loan collateral.

deficiency judgment A court order to pay the balance owed on a loan if the proceeds from the sale 

of the security are insufficient to pay off the loan.

delinquency Failure to make timely payments under a loan agreement. 

Freddie Mac glossary: Delinquency occurs when all or part of the borrower's 

monthly installment of principal, interest and, where applicable, escrow is 

unpaid after the due date. If the due date is the first day of the month, the 

mortgage is thirty days delinquent when all or part of one or more 

payment(s) remain unpaid as of the close of business on the last business day 

of the month. If the due date is not the first day of the month (from the 

second through the thirty-first day of the month), the mortgage is thirty days 

delinquent when all or part of one or more payment(s) remain unpaid 30 or 

more calendar days as of close of business on the last business day of the 

month.
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density The ratio of land area to the number of structures built upon it.

Department of Housing 

and Urban 

Development (HUD)

A department of the Executive branch of the government responsible for the 

implementation and administration of housing and urban development 

programs. HUD was established by the Housing and Urban Development Act 

of 1965 to supersede the Housing and Home Finance Agency.

Department of Veteran 

Affairs

A department of the Executive branch of the government responsible for the 

implementation and administration to provide veterans benefits and services.

deposit Money given as security for the performance of a contract, which is to be 

forfeited if the depositor fails in the undertaking. See also "earnest money."

depreciation A sum representing presumed loss in the value of a building or other real 

estate improvement, resulting from physical wear and economic 

obsolescence. 

DIL See "deed-in-lieu."

discount point Amount payable to the lending institution by the borrower or seller to 

increase the lender's effective yield. It may represent a payment for services 

rendered in issuing a loan or additional interest to the lender payable in 

advance. One point is equal to 1 percent of the loan.

dismissal with 

prejudice

In the bankruptcy court, a court order dismissing the bankruptcy case with an 

order prohibiting the debtor from filing another bankruptcy until the 

expiration of some specified time. In a non-bankruptcy matter, the dismissal 

of an action is without the right to raise those issues again

disposition value See "market value."

docket A list of cases and their status on a court's calendar. 

down payment The amount of cash a borrower may need to pay in order to buy a piece of 

property; equal to the purchase price minus the amount of any mortgage 

loans used to finance the purchase.

draw schedule A detailed schedule of payments agreed to by the borrower, Agency, and 

contractor under which the contractor will receive payments for work 

completed.
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due date of last paid 

installment (DDLPI)

The due date of the last fully paid monthly installment of principal, interest,

and escrow (if any), not the date on which such payment was credited or the 

date of the next scheduled installment. (Freddie Mac definition)

due diligence Refers to a legal obligation, e.g., in connection with the public sale of 

securities in real estate syndicates, of the underwriting or selling group to 

ensure that the offering statement or prospectus does not misstate or omit 

material information.

due-on-sale clause A clause in the mortgage providing that if the mortgagor sells, transfers, or in 

any way encumbers the property, the mortgagee has the right to implement 

the acceleration clause making the balance of the obligation due. Also known 

as encumbrance. See also “Garn-St. Germain Act.”

early indicator A risk scoring model prescribed by Freddie Mac to identify high-risk loans.

earnest money A sum of money given to bind a sale of real estate, to assure payment or an 

advance of funds in the processing of a loan; a deposit.

easement The legal right to use land, or a portion of land, owned by another for a 

limited purpose.

ECOA See "Equal Credit Opportunity Act."

EDI See "electronic data interchange."

EFT See "electronic funds transfer."

EIS See "environmental impact statement."
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elderly family An elderly family consists of one of the following:

(1) A person who is the head, spouse, or sole member of a family and who is 

62 years of age or older, or who is disabled, and is an applicant or borrower; 

or 

(2) Two or more persons who are living together, at least one of whom is age 

62 or older, or disabled, and who is an applicant or borrower; or

(3) In the case of a family where the deceased borrower or spouse was at 

least 62 years old or disabled, surviving household members shall continue to 

be classified as an elderly family for determining adjusted income, even 

though the surviving members may not meet the definition of elderly family 

on their own, provided:

• They occupied the dwelling with the deceased family member at the 

time of the death;

• If one of the surviving family members is the spouse of the deceased 

family member, the family shall be classified as an elderly family only 

until the remarriage of the surviving spouse; and

• At the time of the death of the deceased family member, the dwelling 

was financed under title V of the Housing Act of 1949.

electronic data 

interchange (EDI)

An electronic communication method that provides standards for exchanging 

data via any electronic means. 

electronic status 

reporting (ESR)

A business process of exchanging standardized information by computer 

application-to-computer application between private industry and Rural 

Housing Services (RHS). This exchange is accomplished by accessing the USDA 

LINC Electronic Status Reporting web pages and includes the utilization of 

standardized EDI transaction sets.

electronic funds 

transfer (EFT)

The Debt Collection Improvement Act of 1996 (DCIA) required the use of 

electronic funds transfer (EFT) for most federal payments by 1999. The law 

itself defines the term "electronic funds transfer” as an instruction to a 

"financial institution" to credit or debit an "account." These are also referred 

to as electronic payments.

eminent domain The right of government bodies, public utilities, and public service 

corporations to take private property for public use (e.g., schools, roads, etc.) 

on payment of its fair market value.

encroachment A property improvement that illegally violates another's property.

encumbrance Mortgage, loans, or other restrictions that alter or restrain full title of 

ownership.
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ENR See "estimated net recovery."

environmental hazard A potentially harmful condition associated with the external physical 

conditions that surround one

environmental impact 

statement (EIS)

A detailed written statement in the public record of major federal action 

affecting human environment. The EIS explores and objectively evaluates 

reasonable alternatives to the federal action.

environmental review

(ER)

An analysis of the potential for environmental impacts from a proposed 

action by the Agency and an examination of alternatives to avoid or minimize 

adverse impacts on the environment.

equal credit 

opportunity act (ECOA)

A Federal law that requires lenders and other creditors to make credit equally 

available without discrimination based on race, color, religion, national origin, 

age, sex, marital status, or receipt of income from public assistance programs. 

Also called "Regulation B."

equitable Just; conformable to the principals of justice and right

equity Net ownership, the difference between fair market value of the mortgaged 

premises and the current indebtedness, the total dollar amount of all 

mortgages and other liens secured by the property, sometimes called 

"owner's interest."

escrow account An account in which is deposited, the portion of the borrower's monthly 

payment collected to cover expenses to be paid under the mortgage, 

including, but not limited to, taxes, special assessments, ground rents and 

other charges that are or may become first liens on the mortgaged premises, 

as well as property (hazard) insurance premiums, and if applicable, mortgage 

insurance premiums, held in trust by the lender.

escrow balance The balance of the escrow account as of the application of the last borrower 

payment.

estimated net recovery 

(ENR)

The figure used by Rural Development to settle a loss claim on an unsold REO. 

A lender's ENR is based on a liquidation value appraisal to which is applied the 

current REO cost factor to estimate REO expenses to be deducted.
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estoppel A party prevented by his own acts from claiming a right to the detriment of a 

second party, when the second party did some act in reliance on the first 

party's acts. An estoppel arises when one is forbidden by law to speak against 

his own act or deed. 

estoppel letter A letter requesting the precise amount of indebtedness remaining to facilitate 

the conveyance of a mortgage to another.

eviction action A court action to obtain possession of premises by the person entitled to 

actual possession. Also may be known as “forcible entry and detainer (FED).”

execute To perform or complete.

existing dwelling or 

unit

A dwelling or unit that has either been previously owner-occupied or has 

been completed for more than 1-year as evidenced by an occupancy permit, 

certificate of occupancy, or confirmation of manufacture date or similar 

document issued by the local authority or affixed to a unit. It does not meet

the definition of “new dwelling.”

extended-term loan 

modification

A loan modification in which the lender reduces the interest rate to a level at 

or below the maximum allowable interest rate and then extends the 

repayment term up to a maximum of 40 years from the date of loan 

modification, but only if necessary to achieve the targeted mortgage payment 

to income ratio.

fair credit reporting act 

(FCRA)

The Fair Credit Reporting Act governs how credit reports may be maintained 

and used. Among its purposes is to ensure that credit reporting agencies 

respect the consumer's right to privacy. 

fair debt collection 

practices act (FDCPA)

A Federal act that provides the ground rules for communication with a 

consumer debtor and prescribes the way debts may be collected. 

fair market value The price at which property is transferred between a willing buyer and a 

willing seller - both with good information and no compulsion to buy or sell. 

See also "market value."

false information Information that the recipient knew was incorrect or should have known was 

incorrect and was provided or omitted for the purposes of obtaining 

assistance for which the recipient was not eligible.
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Fannie Mae A stock-holder-owned corporation established by Congress that supplies 

funds to mortgage lenders. Mortgages funded by Fannie Mae must comply 

with their selling and servicing requirements. Also considered a quasigovernmental secondary market organization, it offers various mortgage 

purchase and securitization programs. Mortgages funded by Fannie Mae 

must comply with their selling and servicing requirements. Formerly known 

as "Federal National Mortgage Association (FNMA)." 

FAQ Frequently asked questions

Farm Credit 

Administration (FCA)

The Farm Credit Administration (FCA or Agency) is an independent agency in 

the executive branch of the U.S. Government. It is responsible for the 

regulation and examination of the banks, associations, and related entities 

that collectively comprise what is known as the Farm Credit System (FCS),

including the Federal Agricultural Mortgage Corporation (Farmer Mac). 

Farm Credit System 

(FCS)

Chartered in 1917, FCS is a $65 billion-plus nationwide agricultural network of 

lending institutions providing credit and affiliated services to farm and ranch 

operators across the United States. FCS associations are owned by their 

stockholders/customers and are governed by a board of directors elected by 

the customer-owners and operate on a cooperative basis. 

Farmers Home 

Administration (FmHA)

Formerly, an agency of the Department of Agriculture that provided farm, 

community facility and housing loans and grants to eligible recipients in rural 

areas. 

FDCPA See "Fair Debt Collection Practices Act."

Fed A shortened term for the Federal Reserve System

.

FED See "forcible entry and detainer.”

Federal Deposit 

Insurance Corporation 

(FDIC)

Originally established by the Banking Act of 1933 to protect depositors from 

loss. As a result of FIRREA, the FDIC administers the Bank Insurance Fund 

(BIF) and the Savings Association Insurance Fund (SAIF). An FDIC-insured 

depository is a depository institution whose deposits are insured by FDIC.
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Federal Home Loan 

Bank Board (FHLBB)

The FHLBB was a regulatory and supervisory agency for federally chartered 

savings institutions and was abolished by FIRREA. It oversaw the operations 

of the Federal Savings and Loan Insurance Corporation (FSLIC) and the Federal 

Home Loan Mortgage Corporation (FHLMC or Freddie Mac).

Federal Home Loan 

Mortgage Corporation 

(FHLMC)

See "Freddie Mac."

Federal Housing 

Administration (FHA)

A federal agency within the Department of Housing and Urban Development 

that provides mortgage insurance for residential mortgages and sets 

standards for construction and underwriting. The FHA does not lend money, 

nor does it plan or construct housing.

Federal National 

Mortgage Association 

(FNMA)

See "Fannie Mae."

Federal Reserve The Federal Reserve, the central bank of the U.S., founded by Congress in 

1913 to provide a safer, more flexible, and more stable monetary and 

financial system. Federal Reserve's duties fall into four areas:

(1) conducting the nation’s monetary policy;

(2) supervising and regulating banking institutions and protecting the credit

rights of consumers; 

(3) maintaining the stability of the financial system; and

(4) providing certain financial services to the U.S. government, the public, 

financial institutions, and foreign official institutions.

Federal Savings & Loan 

Insurance Corporation 

(FSLIC)

Originally established in 1934 by the National Housing Act to insure deposits 

in participant savings and loan associations, FSLIC was dissolved by FIRREA. 

Under FIRREA, the Savings Association Insurance Fund (SAIF) is the new thrift 

insurance fund, administered by the Federal Deposit Insurance Corporation 

(FDIC).

Federally 

Manufactured Home 

Construction and 

Safety Standard 

(FMHCSS)

See "manufactured home."
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fee or fee simple The greatest possible interest a person can have in real estate, including the 

right to dispose of the property or pass it on to one's heirs.

fee simple ownership A form of ownership under which the owner has absolute title to a piece of 

property.

FHA See "Federal Housing Administration."

FHA insurance An undertaking by FHA to insure the lender against loss arising from a default 

by the borrower.

FHA mortgage A home mortgage that is fully insured by the FHA under Sections 203(b), 

203(h) or 203(i) [Home Unsubsidized], 222 [Servicemen] or 234 [Individual 

Condominium Unit] of the National Housing Act, as amended.

FHLMC See "Federal Home Loan Mortgage Corporation."

FICA tax Also known as the “Social Security” tax. FICA stands for Federal Insurance 

Contributions Act.

FICO score A credit scoring model developed by Fair Isaac and Company, Inc. See also 

"credit score."

fidelity bond A business insurance policy that protects an employer in case of any loss of 

money or property due to employee. It covers any type of stealing: theft, 

forgery, larceny, and embezzlement. 

field office An office that delivers services on Agency programs to the public.

FIRREA (Financial 

Institutions Reform, 

Recovery and 

Enforcement Act of 

1989)

The law enacted to restructure the thrift industry. The Act created regulatory 

entities to oversee thrifts and established risk-based capital guidelines for 

Qualified Thrift Lenders (QTLs). The Act created the Federal Housing Finance 

Board (FHFB), and the Resolution Trust Corporation (RTC); the Act dissolved 

the Federal Home Loan Bank Board (FHLBB) and the Federal Savings and Loan 

Insurance Corporation (FSLIC). 

first legal action The date of first action required by law to initiate foreclosure. See also 

“foreclosure initiation.” Action varies by state.
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first lien A first lien is any lien that meets both of the following requirements: 

(1) The lien is acceptable to private institutional first-mortgage investors in 

the area where the mortgaged premises are located, and

(2) The lien grants to the lien holder a claim against the property that, under 

the law of the jurisdiction where the mortgaged premises are located, is prior 

to the rights of all others, subject only to prior liens and encumbrances 

expressly waived.

first mortgage A real estate loan that creates a primary lien against real property.

first-time homebuyers A preference extended to households where the applicant meets one of the 

following criteria:

(1) No ownership interest in a principal residence during the three-year 

period ending on the date of loan closing; or

(2) A displaced homemaker or single parent who, except for owning with a 

spouse, had no ownership interest in a principal residence during the 

three-year period ending on the date of loan closing. Displaced 

homemakers include any individual who is:

(i) An adult;

(ii) Unemployed or underemployed;

(iii) Experiencing difficulty in obtaining or upgrading employment; and

(iv) In recent years has worked primarily without remuneration to care for 

the home and family, but has not worked full-time, full-year in the 

labor force.

(3) An individual who is a single parent and who, except for owning a home 

with a spouse, has had no ownership interest in a principal residence 

during the three-year period ending on the date of loan closing. Single 

parents include any individual who is:

(4) Unmarried or legally separated; and

(5) Has custody or joint custody of one or more children or is pregnant.

fiscal year A fiscal year is a 12-month accounting period. The fiscal year for the Federal 

Government begins October 1 and ends September 30. The fiscal year is 

designated by the calendar year in which it ends; for example, fiscal year 1997 

is the year beginning October 1, 1996, and ending September 30, 1997.

fixed rate mortgage 

(FRM)

A mortgage in which the interest rate and payments remain the same for the 

life of the loan.
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flipping The practice of buying property as an investment at a bargain price, making 

superficial repairs and re-selling it quickly at an inflated price. Elements of 

fraudulent "flipping" are older, decaying property, cosmetic repairs, inflated 

sale price and eager, unsophisticated buyers. 

float In mortgage servicing, the period of time between the receipt of the 

borrower's funds and remittance of those funds to investors.

FmHA See "Farmers Home Administration."

FNMA See "Fannie Mae."

forbearance The act of refraining from taking legal action even though a mortgage is in 

arrears. It is usually granted only when a mortgagor makes a satisfactory 

arrangement by which the arrears will be paid at a later date.

force-placed insurance Required insurance coverage obtained by the lender on the borrower's 

behalf, which the borrower has allowed to lapse. The borrower is required to 

pay the premium. Also known as forced-order or lender-placed insurance.

forcible entry and 

detainer (FED)

A court action to obtain possession of premises by the person entitled to 

actual possession (also may be known as an eviction action). 

foreclosure A legal procedure in which a mortgaged property is sold to pay the 

outstanding debt in case of default.

foreclosure initiation The date of the first legal action required by law to initiate foreclosure. 

Action varies by state.

foreclosure sale A forced sale of mortgaged property at public auction conducted either by 

the court or in some other prescribed fashion, with the proceeds of the sale 

going to satisfy the debt. The lender is usually the successful bidder at the 

foreclosure sale.

fraud A deception deliberately practiced to secure unfair or unlawful gain.
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Freddie Mac A stock-holder-owned corporation established by Congress that supplies 

funds to mortgage lenders. Also considered a quasi-governmental secondary 

market organization, it offers various mortgage purchase and securitization 

programs to facilitate residential mortgages sponsored by the Veterans 

Administration and the Federal Housing Administration as well as residential 

mortgages that are not government protected.

Mortgages funded by Freddie Mac must comply with their selling and 

servicing requirements. Formerly known as Federal Home Loan Mortgage 

Corporation (FHLMC). 

FSLIC See "Federal Savings & Loan Insurance Corporation."

full-time student A person who carries at least the minimum number of credit hours 

considered to be full-time by the college or vocational school in which the 

person is enrolled.

funded buydown Using funds from the seller, lender or other interested third party to 

temporarily reduce the borrower’s monthly payment during the initial years 

of the loan.

future recovery The recovery of additional funds to be applied to the REO account after the 

settlement of the original loss claim payment.

GAO See "General Accounting Office."

Garn-St. Germain Act In 1982, Congress passed the Garn-St. Germain Depository Institutions Act 

that provides that due-on-sale clauses are enforceable notwithstanding 

contrary state law. However, the act excludes from its coverage certain loans 

made during certain "window" periods when there may have been state law 

protection and exempts certain specified transfers. See “OGC's Compilation 

of Laws.”

General Accounting 

Office (GAO)

The audit, evaluation, and investigative arm of the United States Congress. 

GAO exists to support the Congress in meeting its Constitutional 

responsibilities and to help improve the performance and ensure the 

accountability of the Federal Government.
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gift letter A letter certifying to the underwriter that funds in an applicant's account are 

truly a gift and need not be repaid.

Ginnie Mae See "Government National Mortgage Association."

GNMA See "Government National Mortgage Association." 

Government National 

Mortgage Association 

(GNMA)

Also known as Ginnie Mae. A federal agency within the Department of 

Housing and Urban Development (HUD) that guarantees the timely payment 

of principal and interest for mortgage-backed securities backed by FHAinsured, RHS-guaranteed and VA-guaranteed mortgages. 

government sponsored 

enterprises (GSE)

Privately held corporations with public purposes created by the U.S. Congress 

to reduce the cost of capital for certain borrowing sectors of the economy 

such as students, farmers, and homeowners. GSEs carry the implicit backing 

of the U.S. Government, but they are not direct obligations of the U.S. 

Government. Examples of GSEs include: Federal Home Loan Bank, Fannie 

Mae, Freddie Mac, Federal Farm Credit Bank, Resolution Funding Corporation 

and The Student Loan Marketing Association. 

guarantee Federal credit aid in which the federal government pledges its financial 

liability (full faith and credit) for loans made by private, State, or local 

government institutions

guarantee fee The fee paid by the lender to the government for its guarantee. This is 

sometimes referred to as an insurance fee or upfront fee. The fee is 

calculated as a percentage of the principal loan amount and may be passed 

on to the borrower to be paid separately or included in the loan. See Chapter 

16 of this Handbook.

guaranteed loan A loan made, held, and serviced by a lender for which Rural Development has 

entered into a “Lender Agreement” with. See Chapter 3 of this Handbook

Guaranteed Loan 

System (GLS)

The present automated loan accounting system for RHS guaranteed rural 

housing loans

Guaranteed 

Underwriting System 

(GUS)

The automated system developed by Rural Development that allows lender's 

underwriters to review the eligibility of single family guaranteed rural housing 

loan applications for guarantees
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GUS See "Guaranteed Underwriting System."

hazard A condition of the property that jeopardizes the health or safety of the 

occupants or members of the community, that does not necessarily make it 

unfit for habitation.

hazard insurance Insurance coverage that provides compensation to the insured in case of 

property loss or damage.

HCC See "Housing Counseling Clearinghouse

highest and best use The use of land that will bring the greatest return.

holder in due course A term that describes a person or other legal entity (such as a financial 

institution) that "holds" or owns a negotiable instrument (usually a check or 

promissory note) but is not the original payee of the instrument. As such, the 

"holder" may not be subject to some claims or defenses that might be raised 

against the original payee by the maker of the instrument (such as the 

borrower). 

Home Mortgage 

Disclosure Act (HMDA)

This act requires all mortgage companies to report selected information to 

the federal government about each application received. HUD (U.S. 

Department of Housing and Urban Development) uses HMDA to detect 

discrimination and identify trends in lending patterns

household All persons routinely living in the dwelling as principal residence, except for 

live-in aides, foster children, and foster adults.

Housing Act of 1949, as 

amended

The Act which provides the authority for the single-family housing programs. 

It is codified at 42 U.S.C. 1471, et seq.

Housing Counseling 

Clearinghouse (HCC)

A HUD-established service for financially distressed mortgagors to call (1-800-

569-4287) for information on HUD-approved housing counseling agencies. 

Required by the HUD Act of 1968, lenders must notify all eligible delinquent 

borrowers of the availability of housing counseling for residential mortgage loans, 

whether conventional, government insured or government guaranteed, including 

loans, direct or insured, by federal, state, and local governmental agencies. 
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housing finance agency 

(HFA)

A State agency that is responsible for the financing of housing and the 

administration of certain subsidized housing programs. 

HUD The Department of Housing and Urban Development.

HUD -1 Settlement 

Statement

A loan closing document listing funds paid by the Buyer and Seller, the 

distributions of those funds, and the remaining cash that should go to the 

Seller. The settlement statement refers to the Buyer as the "Borrower" 

because the Buyer is the one taking out a real estate mortgage. This form 

was replaced with the “Closing Disclosure.”

inaccurate information Incorrect information inadvertently provided, used, or omitted without intent 

to obtain benefits for which the applicant was not eligible.

income approach to 

value

A method of estimating property value by capitalizing net property income

income limits Family income limits established by law, based on family size and geographic 

location, for eligibility for certain government subsidized housing programs

Indian reservation All land located within the limits of any Indian reservation under the 

jurisdiction of the United States notwithstanding the issuance of any patent 

and including rights-of-way running through the reservation; trust or 

restricted land located within the boundaries of a former reservation of a

federally recognized Indian tribe in the State of Oklahoma; or all Indian 

allotments, the titles to which have not been extinguished if such allotments 

are subject to the jurisdiction of a federally recognized Indian tribe.

individual retirement 

account (IRA)

A Traditional IRA is an account that allows you to defer taxes on your earnings 

until they are withdrawn. Contributions may be tax deductible in the year 

they are made if certain requirements are met. 

A Roth IRA is a nondeductible account that features tax-free withdrawals for 

certain distribution reasons after a five-year holding period. It allows your 

contributions and earnings to grow tax-free. Contributions may be 

withdrawn tax-free at any time. 

An Education IRA is a trust or custodial account created exclusively for paying 

the qualified higher education expenses of the Designated Beneficiary of the 

account. Use the IRA Calculator to determine how much you need to save a 

child's future education. See also "Keogh plan."
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interest assistance Agency assistance available to eligible borrowers that reduces the effective 

interest rate on the guaranteed loan. Interest assistance applied to borrowers 

whose loans were approved as a subsidized guaranteed loan between April 17, 

1991 and September 30, 1991 and who entered into interest assistance and 

shared equity agreements at loan closing.

interest rate Percentage paid for the use of money, usually expressed as an annual 

percentage.

interim financing Financing used from the beginning of a project to the closing of a permanent 

loan, usually a construction or development loan.

investor Any person or institution that invests in mortgages or mortgage-backed 

securities. (18-3)

joint tenancy Joint ownership by two or more persons giving each tenant equal interest and 

equal rights in the property, including the right of survivorship.

judgment Final determination by a court of the rights and claims of the parties to an action.

judicial foreclosure Type of foreclosure proceeding used in some states that is handled as a civil 

lawsuit and conducted entirely under the auspices of a court.

junior lien Lien or claim against a property that is secondary or inferior to the lien of the first 

mortgage, e.g., a second mortgage.

Keogh plan (HR 10) A form of tax-qualified retirement plan established by a non-incorporated 

business or self-employed individual. Investment contributions and appreciation 

are generally tax-deferred until actually received in the form of benefits. A selfemployed retirement plans.

land contract An agreement to transfer title to a property once the conditions of the contract 

have been fulfilled. Also known as a contract for deed.

late charge An additional charge that a borrower is required to pay as a penalty for failure to 

pay a regular installment when due.

law day (Connecticut Only) The last day for the mortgagor or other junior lien holder to 

redeem the foreclosing mortgagee's debt. If all the law days assigned pass 

without redemption, the foreclosing mortgagee will own the property and will 

record a certificate of foreclosure. 
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Glossary, Page 28 of 54

leap day February 29th or 2/29 which may be included as an additional day of loss claim 

interest accrual if the lender is using a 365-day interest accrual basis and includes 

leap day in interest accrual calculations. 

leasehold estates A kind of real estate ownership through which the property owner doesn't hold 

title to the property, but instead has use of the property subject to the terms of 

the lease.

legal alien For the purposes of these programs, legal alien refers to any person lawfully 

admitted to the country who meets the criteria in Section 214 of the Housing and 

Community Development Act of 1980, as amended, 42 U.S.C. 1436a.

lender For Rural Development SFHGLP purposes, there are four main categories: 

submitting lender, originating lender, holding lender, and servicing lender. 

Submitting lender. A submitting lender is one that has not been approved as a 

participating lender in the GRH program. The FHA calls these lenders 

“correspondents” and in the industry they are also known as mortgage brokers. 

Brokers or correspondents may submit GRH loan packages, but the loans must be 

underwritten by an approved originating or participating lender.

Originating lender (aka participating lender). This is a lender that has been 

approved as a participating lender in the GRH program. They are authorized to 

originate and close GRH loans. The FHA calls these “supervised lenders” (those 

regulated by a federal entity like the Federal Deposit Insurance Corporation 

(FDIC), the Office of the Comptroller of the Currency (OCC), the National Credit 

Union Administration (NCUA), or the Federal Reserve Banks (FRB) and "unsupervised lenders" (those not regulated by a federal entity but still qualified to 

originate loans for FHA).

Holding lender. A holding lender or holder is an approved lender that has 

originated or purchased GRH loans and “holds” or owns the promissory note. 

The holder is entitled to the income stream from the mortgage payments. The 

holder may service the loans they hold or own, or elect to sell the servicing rights 

to a servicing lender. The servicing lender pays the holder as mortgage payments 

are received or when foreclosed property has been sold. 

Servicing lender. A servicing lender or servicer does not originate loans, but 

purchases the servicing rights to them from a holder. A servicer receives and 

applies payments, administers tax and insurance escrows, deploys collection 

efforts against a delinquent borrower, and liquidates defaulted loans and 

acquired collateral. Depending upon the servicing contract, a servicing lender or 

the holder may ultimately submit the loss claim to the Agency. A servicing lender 

may or may not “hold” or own the note.
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leveraged loan An affordable housing product loan or grant to a Section 502 direct Agency 

borrower property, closed simultaneously with an RHS loan. Affordable 

leveraged loans are characterized by long term (not less than 30 years), 

amortized payments with a note interest rate equal to or less than 3 percent

t

lien A legal hold or claim of a creditor on the property of another as security for a 

debt. Liens are always against property, usually real property.

lien stripping Used to describe the effect of certain provisions of the Bankruptcy Code 

which allow the debtor to avoid the unsecured portion of an under-secured 

claim when the under-secured claim is not secured solely by the debtor's 

principal residence. Also known as a "cram down."

liquidation Liquidation of the loan occurs when the Lender acquires title to the security, a 

third party buys the property at the foreclosure sale, or the borrower sells the 

property to a third party to avoid or cure a default situation with the prior 

approval of the lender and RHS. In states providing a redemption period, the 

lender does not typically acquire title until after expiration of the redemption 

period. 

liquidation value The most probable price which a specified interest in real property is likely to 

bring under all of the following conditions:

(1) Consummation of a sale will occur within a severely limited future 

marketing period specified by the client.

(2) Actual market conditions are those currently obtaining for the property 

interest appraised.

(3) The buyer is acting prudently and knowledgeably.

(4) The seller is under extreme compulsion to sell.

(5) The buyer is typically motivated.

(6) The buyer is acting in what he or she considers his or her best interests.

(7) A limited marketing effort and time will be allowed for the completion 

of a sale.

(8) Payment will be made in cash in U.S. dollars or in terms of financial 

arrangements comparable thereto.

(9) The price represents the normal consideration for the property sold, 

unaffected by special or creative financing or sales concessions granted 

by anyone associated with the sale.

This definition can be modified to provide for valuation with specified 

financing terms. 
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Glossary, Page 30 of 54

lis pendens A notice filed on public record for the purposes of notifying all persons that a 

certain property is under litigation.

litigation A legal action or process.

live-in aide A person who:

(1) lives with an elderly person or a person with a disability, and

(2) is essential to that person’s care and well-being, and 

(3) is not obligated for the person’s support, and 

(4) would not be living in the unit except to provide the support services.

LNG See "loan note guarantee."

loan administration A mortgage banking function which includes the receipt of payments, 

customer service, escrow administration, investor accounting, collections,

and foreclosures. Also called "servicing."

loan approval official An Agency employee who has the authority to approve loans.

Loan Estimate A form that provides a loan applicant with important information, including 

the estimated interest rate, monthly payment, and total closing costs for the 

loan being requested. The lender must provide the applicant with a Loan 

Estimate within three business days of receiving a complete application that 

identifies the property and loan amount requested. 

loan modification A written agreement that permanently changes an original note term, such as 

the interest rate, monthly payment, and/or the principal balance due to 

capitalization of interest or advances.

loan note guarantee 

(LNG)

Form RD 3555-17, "Loan Note Guarantee," is used by RHS to guarantee a loan 

made in accordance with applicable regulations with the full faith and credit 

of the United States. See Chapter 16 of this Handbook.

loan origination The process by which a mortgage bankers or direct lender brings into being a 

mortgage secured by real property.
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loan origination 

system (LOS)

A system used by lenders and mortgage brokers to originate loans and 

track their pipeline of loans in process. An LOS electronically captures

loan data, prints forms, and transmits data to automated underwriting 

systems.

LoanServ The mainframe-based computer application that is used by the Field Office to 

electronically communicate with, and transmit information to the Servicing 

Office, and by the Servicing Office to service and track a borrower’s loan. 

loan-to-value (LTV) 

ratio 

LTV ratio is the relationship between the amount to be financed and the 

market value of the security property.

lockbox The service that receives and processes borrower payments.

long arm statutes Laws that permit courts to acquire personal jurisdiction over nonresidents by virtue of activity within the state. 

loss claim The method by which the Agency provides reimbursement to a lender 

who has fulfilled all program requirements but who has incurred a loss on 

a guaranteed loan.

loss draft A payment from an insurance company to a borrower to cover the 

borrower’s adjusted losses due to damages covered under the insurance 

policy.

loss mitigation A lender's efforts with a borrower to work out a delinquency or resolve a 

defaulted loan to maximize recovery and avoid foreclosure. May include 

extension of loan terms, forbearance, moratorium, modification, 

refinancing, short sale, or deed-in-lieu.

low income An adjusted income limit developed in consultation with HUD under 42 

U.S.C 1437a(b)(2)(D). 

maintenance costs Recurring fees associated with holding custodial or REO property. An 

example is yard maintenance and/or mowing.

major hazard A condition so severe that it makes the property unfit for habitation. See 

also the definition of “hazard.”
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manufactured home A structure that is built to Federally Manufactured Home Construction and Safety 

Standard (FMHCSS) and Agency Thermal Performance Standards (TPS). It is 

transportable in one or more sections, which in the traveling mode is 10-body 

feet (3.048 meters) or more in width, and when erected on site is 400 or more 

square feet (37.16 square meters), and which is built on a permanent chassis and 

designed to be used as a dwelling with or without a permanent foundation when 

connected to the required utilities. It is designed and constructed for permanent 

occupancy by a single family and contains permanent eating, cooking, sleeping, 

and sanitary facilities. The plumbing, heating, and electrical systems are 

contained in the structure. A permanent foundation is required.

mark to market The process whereby the book value or collateral value of the security is adjusted 

to reflect current market value.

market approach to 

value

In appraisal, a market value estimate of property based on actual prices paid in 

similar market transactions.

market value The most probable price that a property should bring after reasonable exposure 

in a competitive and open market under all conditions requisite to a fair sale, the 

buyer and seller each acting prudently and knowledgably. It is the value of the 

property as determined by a current appraisal made in accordance with the 

Uniform Standards of Professional Appraisal Practices.

marketable title A title that is free from material defects and under which a purchaser may have 

quiet and peaceful enjoyment of the property subject to easements, covenants,

and restrictions readily acceptable to a well-informed buyer. Also known as 

merchantable title.

maturity The date on which a note or other negotiable instrument becomes due and 

payable.

maximum allowable 

interest rate for 

extended-term loan 

modification

The Agency may establish the maximum allowable interest rate in an extendedterm loan modification by publishing a notice in the Federal Register describing 

how to calculate the maximum allowable interest rate. If the maximum 

allowable interest rate has not been established by notice in the Federal Register, 

the maximum allowable interest rate shall be 50 basis points greater than the 

most recent Freddie Mac Weekly Primary Mortgage Market Survey (PMMS) rate 

for 30-year fixed-rate mortgages (U.S. average), rounded to the nearest oneeighth of one percent (0.125%), as of the date the loan modification is executed. 

Weekly PMMS rates are published on the Freddie Mac website, and the Federal 

Reserve Board includes the average 30-year PMMS rate in the list of Selected 

Interest Rates that it publishes weekly in its Statistical Release H.15.
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MBA See "Mortgage Bankers Association."

MCC See "mortgage credit certificate."

mechanic's lien A claim created by law for the purpose of securing priority of payment for 

work performed and materials furnished by a mechanic or other person for 

the construction or repair of a building; such claim attaches to the land as 

well as buildings and improvements erected thereon.

MERS See "Mortgage Electronic Registration System."

metropolitan statistical 

area (MSA)

MSA is a county or group of counties of 50,000 people or more, or “twin 

cities” with a combined population of at least 50,000. In addition to the 

county containing such a city, contiguous counties are included in a metro 

area according to commuting patterns. In New England States, metro areas 

consist of towns and cities instead of counties, otherwise the rules are similar.

mineral lease A granting of rights to a third party to mine, drill or otherwise access oil, gas,

or other valuable natural resources on a property.

minority-owned 

business enterprise

An enterprise that is more than 50% owned, controlled and operated by one 

or more members of one or more of the following groups: African American, 

Hispanic American, Native American, Asian-Pacific American, or Asian-Indian 

American.

MIP See "mortgage insurance premium."

mobile home A manufactured unit often referred to as a “trailer,” designed to be used as a 

dwelling, but built prior to the enactment of Pub. L. 96-399 (October 8, 1980).

moderate income The greater of:

(1) 115 percent of the U.S. median family income,

(2) the average of the state-wide and state non-metro median family income, 

(3) 115/80ths of the area low-income limit adjusted for household size for 

the county or MSA where the property is, or will be, located.

modest housing For purposes of this part, “modest housing” is the housing that a low- or 

moderate-income borrower can afford based on their repayment ability. In 

addition, the property must not be designed for income producing activities.
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modular or panelized 

home

Housing, constructed of one or more factory-built sections or panels which, 

when completed, meets or exceed the requirements of the recognized 

development standards (model building codes) for site-built housing, and 

which is designed to be permanently connected to a site-built foundation.

moratorium Legal authorization to delay the enforcement of liability for debt or to 

suspend an activity.

mortgage A formal document executed by an owner of property, pledging that property 

as security for payment of a debt or performance of some other obligation; 

the security instrument. See also “deed of trust.”

mortgage-backed 

security (MBS)

An investment instrument backed by mortgage loans as security. Ownership 

is evidenced by an undivided interest in a pool of mortgages or trust deeds. 

Income from the underlying mortgages is used to pay off the securities and 

provides a return on investment.

mortgage banker A firm that conducts mortgage lending activities from its own funds. Newly 

formed mortgages are sold to investors in the secondary market, providing 

funds for subsequent lending. 

Mortgage Bankers 

Association (MBA)

MBA is the primary trade association representing the real estate finance 

industry, representing their legislative and regulatory interests before 

Congress and federal agencies; meeting educational needs through programs, 

periodicals, and publications; and supporting their business interests with a 

variety of research initiatives and other products and services.

mortgage broker An independent mortgage originator who is not an employee of a mortgage 

lender, bank, thrift, finance company or credit union. 

mortgage credit 

certificate (MCC)

A special tax credit, issued by a state or local housing finance agency, to 

qualified first-time homebuyers that are used to enhance repayment ability.

Mortgage Electronic 

Registration System, 

Inc. (MERS)

A cooperative undertaking by and for the entire mortgage industry, the 

system is an electronic registry specifically created for tracking the ownership 

of individual mortgages, servicing rights and security interests and used by 

MERS members.
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Revised (11-29-22) SPECIAL PN

mortgage insurance See private mortgage insurance

mortgage insurance 

premium (MIP)

The amount paid by a mortgagor for mortgage insurance either to FHA or a 

private mortgage insurance carrier.

mortgage payment to 

income ratio

This ratio is defined as the monthly mortgage payment (principal, interest, 

taxes, and insurance) divided by the borrower’s gross monthly income.

mortgage recovery 

advance

A mortgage recovery advance is funds advanced by the Lender on behalf of a 

borrower to satisfy the borrower’s arrearage, pay legal fees and foreclosure 

costs related to a cancelled foreclosure action, and reduce principal. Upon 

request, RHS will reimburse the Lender for eligible mortgage recovery 

advances. The maximum mortgage recovery advance consists of the sum of: 

(1) arrearages not to exceed 12 months of principal, interest, taxes, and 

insurance;

(2) legal fees and foreclosure costs related to a cancelled foreclosure action; 

and

(3) principal reduction. 

The maximum mortgage recovery advance is 30 percent of the unpaid 

principal balance as of the date of default.

mortgaged premises The land and improvements thereon subject to the lien of a mortgage. 

mortgagee The lender in a mortgage transaction.

mortgagee clause A clause that may be attached to an insurance policy stipulating that the 

lender will receive a portion of insurance proceeds sufficient to satisfy the 

unpaid amount of a loan in the event of a loss.

mortgagor The borrower in a mortgage transaction who pledges property as a security 

for the debt. 

motion requesting 

relief from stay

A pleading filed in a bankruptcy case wherein the creditor requests that its 

collateral be removed from the automatic stay imposed by the bankruptcy 

filing. 

motion to dismiss A formal request that the case be dismissed prior to the trial. 
HB-1-3555

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motion to strike A formal request by either party for the court to order stricken from any 

pleading any insufficient defense, or any redundant, immaterial, impertinent,

or scandalous matter. 

MSA See "Metropolitan Statistical Area."

NAD See "National Appeals Division."

NAHB See "National Association of Home Builders."

NAR See "National Association of Realtors."

National Appeals 

Division (NAD)

The organization within the United States Department of Agriculture that is 

responsible for the Department’s administrative appeals procedures which 

must be followed by participants who desire to appeal an adverse decision 

made by the Agency.

National Credit Union 

Share Insurance Fund 

(NCUSIF)

An NCUSIF-insured depository is a depository institution whose deposits are 

insured by the NCUSIF. 

NCUA See "National Credit Union Administration."

National Office or 

National Headquarters

The headquarters of the Agency located in Washington, DC where the 

Administrator’s office and the national policy-making staff are located.

negligent 

misrepresentation

A failure of consideration or false representation which prevents a valid 

contract from ever being formed.

negotiable instrument A document that meets the requirements set out in the Uniform Commercial 

Code (see UCC) Section 3-104. Specifically, it must be a writing signed by the 

maker or drawer; it must contain an unconditional promise or order to pay a 

sum certain in money; it must be payable on demand or at a definite time; it 

must be payable to the bearer or to order; and it must not contain any other 

promise, order, obligation, or power given by the maker or drawer except as 

authorized. 
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Revised (11-29-22) SPECIAL PN

net family assets The value of assets available to a household that could be used towards 

housing costs. Net family assets are considered in the calculation of annual 

income and are used to determine whether the household must make 

additional cash contributions to improve or purchase the property.

net recovery value

(NRV)

The amount available to apply to the outstanding unpaid loan balance after 

considering the value of the security property and other amounts recovered, 

and deducting the costs associated with liquidation, acquisition, and sale of 

the property. Net recovery value is calculated differently depending on the 

type of disposition, as contained in Chapter 20 of this Handbook.

net worth The value of all assets, including cash, less total liabilities. Often used as an 

underwriting guideline to indicate creditworthiness and financial strength.

new dwelling A dwelling that is to be constructed, or is under construction, or existing 

dwelling that is less than one year old and has never been occupied.

NOFA See "Notice of Fund Availability."

non-judicial 

foreclosure

A foreclosure which does not involve filing an action in a state court. A typical 

procedure involves notice to the interested parties (either by personal service 

or an alternate method such as publication) and sale of the property. The 

Court provides no overview of the process unless petitioned by the 

mortgagor. 

note A general term for any kind of paper or document signed by a borrower that 

is an acknowledgement of the debt, and is, by inference, a promise to pay. 

When the note is secured by a mortgage, it is called a "mortgage note" and 

the mortgagee is named as the payee.

note rate See “promissory note rate.”

notice by publication The process of serving defendants who cannot be located through publication 

in the newspaper. Specific legislation controls whom and how a defendant 

can be served by such publication. 

Notice of Fund 

Availability (NOFA)

A Federal Register public notice to inform potential applicants of federal 

funding authority.
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Glossary, Page 38 of 54

Office of Management 

and Budget (OMB)

In the Executive Office of the President, OMB's mission is to assist the 

President in overseeing the preparation of the federal budget and to 

supervise its administration in Executive Branch agencies. In helping to 

formulate the President's spending plans, OMB evaluates the effectiveness of 

agency programs, policies, and procedures, assesses competing funding 

demands among agencies, and sets funding priorities. OMB ensures that 

agency reports, rules, testimony, and proposed legislation are consistent with 

the President's Budget and Administration policies.

Office of the General 

Counsel (OGC)

An independent legal agency within the U. S. Department of Agriculture 

(USDA). OGC provides legal advice and services to the Secretary of 

Agriculture and to all other officials and agencies of the Department with 

respect to all USDA programs and activities. All legal services are centralized 

within OGC and the General Counsel reports directly to the Secretary. 

Office of Inspector 

General (OIG)

An agency legislatively established in 1978 with the enactment of the 

Inspector General Act (Public Law 95-452). The act requires the Inspector 

General to independently and objectively: 

• Perform audits and investigations of the Department's programs and 

operations; 

• Work with the Department's management team in activities that promote 

economy, efficiency, and effectiveness or that prevent and detect fraud 

and abuse in programs and operations, both within USDA and in nonfederal entities that receive USDA assistance; 

• Report OIG activities to the Secretary and the U.S. Congress semiannually 

as of March 31 and September 30 each year

OGC See “Office of the General Counsel.”

OIG See “Office of Inspector General.”

OMB See "Office of Management and Budget."

origination fee The lender's fee charged a borrower to prepare documents, make

credit checks, inspect and sometimes appraise a property. Usually

stated as a percentage of the face value of the loan.
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Revised (11-29-22) SPECIAL PN

other recovery The recovery (return of funds, refund, etc.) of funds not previously reported 

in the primary claim or report of REO sale. Examples may include a delayed 

payment on an insurance refund, collection of a deficiency judgment or 

similar proceeds recovered. See also “additional recovery.”

partial release of 

security

An action by the Agency under which it releases a portion of the security 

property from the security instrument.

participant For the purpose of reviews and appeals, a participant is any individual or 

entity who has applied for or whose right to participate in or receive a 

payment, loan, or other benefit is affected by an Agency decision.

payment assistance A payment subsidy available to eligible Section 502 direct borrowers that 

reduces the effective interest rate of a loan.

payment shock A term representing the applicant’s projected increase in housing expenses.

payment subsidy A general term for subsidies which reduce the borrower’s scheduled 

payment. It refers to either payment assistance method 1 or 2, or interest 

credit.

person with a disability Any person who has a physical or mental impairment that substantially limits 

on or more major life activities, including functions such as caring for oneself, 

performing manual tasks, walking, seeing, hearing, speaking, breathing, 

learning, and working; has a record of such an impairment; or is regarded as 

having such an impairment.

personal liability A situation in which an individual's personal assets can be reached to satisfy 

his or her debt.

petition/complaint A formal written request filed with the court requesting that something 

specific be done. 

PITI ratio The amount paid by the borrower for principal, interest, taxes, and insurance, 

divided by repayment income.

plaintiff A person or entity filing a lawsuit. 
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Glossary, Page 40 of 54

planned unit 

development (PUD)

A single-family residence located in a community with association dues and 

other required monthly payments.

Freddie Mac definition: A Planned Unit Development (PUD) is a development 

that has all of the following characteristics:

(1) the individual unit owners own or have a leasehold interest in a parcel of 

land improved with a dwelling, not in common with other unit owners.

(2) The development is administered by a homeowners association that owns

or has a leasehold interest in and is obligated to maintain property and 

improvements within the development (e.g., greenbelts, recreation 

facilities, parking areas) for the common use and benefit of the unit 

owners.

(3) The unit owners have an automatic, non-severable interest in the 

homeowners association and pay mandatory assessments. 

For the purpose of this definition, a condominium project is not a PUD.

plat or plot A map showing subdivisions of a certain area of land giving proportions of 

each lot as well as other features such as roads, easements, etc.

pleadings The formal allegations by the parties of their respective claims and defenses 

as presented to the court for a ruling. 

PMI See "private mortgage insurance."

points The percentage deduction from the nominal amount of a discounted loan, 

often charged as a finder's fee. On a $1,000 loan discounted 2 points, the 

borrower receives $980. (1 point = 1 percent) See also "basis point."

pooling When funds for a particular fiscal year are redistributed to each state based 

on the predetermined formula.

power of attorney 

(POA)

A written statement identifying a person as the agent for another with 

powers stated in the document. Full power may be granted, or the authority 

may be limited to certain functions, such as making deposits and withdrawals 

from a checking account. The statement must be executed before a notary 

and the signature of the agent is then placed on file with the bank
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Revised (11-29-22) SPECIAL PN

power of sale A provision in a mortgage which empowers a mortgagee, without resort to 

any judicial procedures, to sell property in event of default by the mortgagor 

and to apply the proceeds of the sale to satisfy the obligation, the costs of 

invoking the procedure, and the expenses of the sale.

predatory lending Abusive practices in a segment of the mortgage lending market which may 

include inadequate or improper disclosure of interest rates and finance 

charges, prepayment penalties, credit life insurance, fraud, deception, etc. 

pre-foreclosure sale A procedure in which the borrower can sell his or her property in which the 

investor and borrower agree to accept the proceeds of the sale to satisfy a 

defaulted mortgage, even though this may be less than the amount owed on 

the mortgage, in order to avoid foreclosing on the property. See also “short 

sale.”

preservation costs Costs associated with securing and preserving a custodial or REO property. 

Examples include changing locks, debris removal, and winterization.

primary residence See “principal residence.”

prime rate The interest rate which banks charge to their preferred customers. It tends to 

be the yardstick for general trends in interest rates.

principal The amount of debt, exclusive of accrued interest, remaining on a loan. 

Before any principal has been repaid, the total loaned amount is the principal.

principal residence The home physically occupied by the owner for the major portion of the year 

and the address of record for such activities as federal income tax reporting, 

voter registration, occupational licensing, etc.

prior lien A lien against the security property, usually established by an earlier filing or 

recordation, but may be established by statute or agreement, that is superior 

to another lien. 

private mortgage 

insurance (PMI)

Insurance written by a private company to protect the mortgage lender 

against a loss caused by a borrower's default on a mortgage loan.
HB-1-3555

Glossary, Page 42 of 54

processing The preparation of a mortgage loan application and supporting documents.

program-eligible 

applicant

Any applicant meeting the eligibility requirements of the guaranteed 

program. 

program-eligible 

property

A property that meets the requirements to be guaranteed under the 

guaranteed loan program.

promissory note rate The mortgage rate that is stated on the promissory note. This is different 

from the interest assistance rate or subsidized rate. 

proof of claim An official signed statement filed in bankruptcy court by a creditor which sets 

forth the amount the debtor owed the creditor as of the date the bankruptcy 

was filed. 

property The land, dwelling, and related facilities, the Agency will use as collateral. 

property recovery firm A firm that may act as an agent to identify damages claimable under an 

insurance policy, file the claim & pursue its settlement.

proration of taxes Proportionate and equal division of taxes relative to time and use.

protective advance An advance of funds by a lender for an emergency expense necessary to 

preserve or protect the physical security for the loan. Escrow advances for 

hazard or force-placed insurance or real estate property taxes, or attorney 

fees property. For the purposes of loss claim filing, advances may be claimed 

under liquidation or REO pending.

Public Housing 

Authority (PHA)

A public agency created by a state or local government to finance or operate 

low-income housing.

purchase agreement A written proposal by a buyer to purchase real estate that becomes binding 

upon the acceptance of the seller.
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(03-09-16) SPECIAL PN

Revised (11-29-22) SPECIAL PN

qualified alien Under Section 401 of the Personal Responsibility and Work Opportunity 

Reconciliation Act of 1996 (PRWORA) (8 U.S.C. 1641) a qualified alien is defined 

as:

(1) an alien who is lawfully admitted for permanent residence under the 

Immigration and Nationality Act;

(2) an alien who is granted asylum under section 208 of such Act;

(3) a refugee who is admitted to the United States under section 207 of such Act;

(4) an alien who is paroled into the United States under section 212(d)(5) of such 

Act for a period of at least 1 year;

(5) an alien whose deportation is being withheld under section 243(h) of such 

Act; 

(6) an alien who is granted conditional entry pursuant to section 203(a)(7) of 

such Act as in effect prior to April 1, 1980;

(7) an alien who has been battered or subject to extreme cruelty under the 

conditions set forth in section 431 of such Act (8 U.S.C. 1641(c)); or

(8) an alien who is a Cuban/Haitian Entrant as defined by Section 501(e) of the 

Refugee Education Assistance Act of 1980.

(9) Native Americans born in Canada may also be eligible as lawfully admitted for 

permanent residence under 7 CFR 3555, Section 3555.151. They might not 

possess any of the documentation described above, and the Agency might 

not be able to verify their status through Systematic Alien Verification for 

Entitlements Program. To establish that they are a qualified alien, the Native 

American should provide all documentation listed below, as described in the 

Wabanaki Legal News. The Wabanaki Legal News is available on the internet 

at http://www.ptla.org/wabanaki/jaytreaty.htm.

• A letter from their Native American tribe stating that the alien has at 

least 50 percent Native American or Aboriginal blood (also referred to as 

the blood quantum);

• Their Canadian “Certificate of Indian Status Card” with a red stripe along 

the top;

• Their birth certificate;

• If an Haudenosaunee, their Red I.D. Card;

• If an Inuit, an Inuit enrollment card from one of the regional Inuit lands 

claim agreements;

• Their Social Security Card issued by the U.S. Social Security 

Administration; and 

• Their Canadian or U.S. driver license.

qualifying income Adjusted annual income compared to established income limits to determine 

eligibility for participation in the program. 

quality control plan A system of internal controls that sets standards, measures performance, and 

determines compliance with legal, agency and investor requirements to provide 

management with an opportunity to examine, and if necessary, adjust its policies 

and procedures

. 
HB-1-3555

Glossary, Page 44 of 54

quick-sale market 

value

See "market value."

quitclaim deed A deed relinquishing all interest, title, or claim in a property by a grantor, but 

not representing that such title is valid, nor containing any warranty or 

covenants for title.

ratification of 

bankruptcy plan 

See "confirmation of bankruptcy plan."

real estate Physical land and appurtenances attached to the land, e.g., structures. An 

identified parcel or tract of land, including improvements. See also "real 

property."

real estate owned 

(REO)

Property that formerly served as security for a guaranteed loan and for which 

the lender holds title.

Real Estate Settlement 

Procedures Act 

(RESPA)

A federal statute and regulation promulgated by HUD governing real estate 

lending practices and disclosures. Its main features pertain to the provision 

of a good faith estimate of loan settlement costs and the provision of the 

HUD settlement cost booklet within three days of making a loan application.

real estate taxes Taxes and the annual portion of assessments on property due and payable to 

government entities. The taxes are based on relative value of the property, 

reduced by any available tax exemption.

real property All interests, benefits, and rights inherent in the ownership of physical real 

estate; the bundle of rights with which the ownership of the real estate is 

endowed. In some states, real property is defined by statute and is 

synonymous with "real estate. See also "real estate."

reamortization The establishment of a new, revised schedule of equal monthly payments of 

principal and interest over the remaining term of a mortgage loan.

reamortization 

agreement

An instrument executed by the borrower which may establish the permanent 

loan in a construction-to-permanent loan type. Agreement could also be 

known as a modification agreement.

recapture amount An amount of subsidy to be repaid by the borrower upon disposition or nonoccupancy of the property.
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(03-09-16) SPECIAL PN

Revised (11-29-22) SPECIAL PN

redeem The act of paying off a mortgage debt during a foreclosure suit to rid the 

property of that encumbrance. 

redemption right See “right of redemption.”

redlining The practice by lending institutions of restricting or denying mortgage loans 

for certain areas.

referral fees A portion of the commission paid to some servicers in return for referring

properties to a certain broker. Referral fees from the broker, returning a 

portion of the commission to the servicer are to be treated as “other 

recovery.” 

refinancing The repayment of a debt from the proceeds of a new loan using the same 

property as security.

regional attorney See "Office of General Counsel."

reinstatement The curing of all defaults by a borrower; the restoration of a loan to current 

status through payment of all amounts past due including reasonable fees 

and costs incurred as a result of a default on a loan.

release of liability Agreement in which a lender terminates the personal obligation of a 

mortgagor for the payment of a debt.

relief from automatic 

stay

A legal action permitting a lender to resume action to collect on the debt. 

See "automatic stay". 

REO See "real estate owned."

REO cost factor A percentage which, when applied to a property appraised value, is intended 

to result in an estimate of the total cost of gaining possession, managing, and 

disposing of an acquired property. It is published in the Federal Register by 

VA and it represents the 3-year average VA operating expenses incurred for 

acquired properties, including property taxes, assessments, liens, property 

maintenance, property improvement, administration, and resale. For the 

purposes of this estimate, property improvement is defined as any repair that 

must be completed to satisfy minimum property requirements for existing 

construction. Selling expenses include sale commissions plus any other costs

incurred in connection with the sale of the property. See Chapter 20 of this 

Handbook.
HB-1-3555

Glossary, Page 46 of 54

repayment income Used to determine whether an applicant can make monthly loan payments. 

Repayment income is based only on the income attributable to parties to the 

note and includes some income sources excluded for the purpose of adjusted 

income.

repayment period The term of the loan, which must be 30 years, and fully amortized in that 

period.

Resolution Trust 

Corporation (RTC)

An arm of the FDIC responsible for managing and resolving the affairs of 

insolvent savings and loan associations placed into receivership by the FDIC. 

This includes the liquidation, operation, and sale of thrift institutions.

RESPA See "Real Estate Settlement Procedures Act."

right of redemption In some states, a right permitting the mortgagor to reclaim foreclosed 

property by making full payment of the foreclosure sales price. The right of 

redemption exists for a specified period of time, called the "redemption 

period." State statutes may provide for a waiver of redemption rights or an 

REO sale subject to redemption rights.

right of way See "easement."

rural area • Open country or any town, village, city, or place, including the immediate 

adjacent densely settled area, which is not part of or associated with an 

urban area and which:

o Has a population not in excess of 2,500 inhabitants; or

o Has a population in excess of 2,500 but not in excess of 10,000 if it is 

rural in character; or

o Has a population in excess of 10,000 but not in excess of 20,000, and-

 Is not contained within a Metropolitan Statistical Area (MSA); and

 Has a serious lack of mortgage credit for lower and moderateincome families as determined by the Secretary of Agriculture 

and the Secretary of Housing and Urban Development.

• Any area classified as ‘‘rural’’ or a ‘‘rural area’’ prior to October 1, 1990, 

and determined not to be ‘‘rural’’ or a ‘‘rural area’’ as a result of data 

received from or after the 1990, 2000, or 2010 decennial census, and any 

area deemed to be a ‘‘rural area’’ at any time during the period beginning 

January 1, 2000, and ending December 31, 2010, shall continue to be so 

classified until the receipt of data from the decennial census in the year 

2020, if such area has a population in excess of 10,000 but not in excess 

of 35,000, is rural in character, and has a serious lack of mortgage credit 

for lower and moderate income families.
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(03-09-16) SPECIAL PN

Revised (11-29-22) SPECIAL PN

SAIF See "Savings Association Insurance Fund." 

sales expenses Various fees paid by the seller at the time of real estate closing. See 

“closing costs.” Sales expense represents the total reduction due seller 

from the Closing Disclosure.

sales price Amount REO property sold to third party. See contract price from Closing 

Disclosure. 

satisfaction of 

mortgage

The recorded instrument the lender provides to evidence payment in full 

of the mortgage debt.

savings and loan 

association

Associations founded to promote thrift and home ownership. Their 

deposits have been traditionally invested in residential mortgage loans 

although they now have broader lending powers.

Savings Association 

Insurance Fund (SAIF)

The successor to the Federal Savings and Loan Insurance Corporation 

(FSLIC) insurance fund.

scheduled payment The monthly or annual installment on a promissory note plus escrow (if 

required), as modified by any payment subsidy agreement, delinquency 

workout agreement, other documented agreements between the Agency 

and the borrower, or protective advances.

scorecard A scorecard is an analytical tool used to predict the likelihood of borrower 

default. A scorecard is a mathematical algorithm that incorporates 

variables that predict borrower behavior. A scorecard is the central 

analytic element in an automated underwriting system.

scorecard data The financial data and history of applicant/borrowers which enables the 

scorecard to run its algorithms against the applicant/borrower 

information and give the applicant/borrower a score predicting the 

applicant/borrower loan performance should credit be granted. The 

scorecard algorithm is based on statistic, actual and historic loan 

performance by thousands of borrower profiles on record with the 

scorecard vendor.
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Glossary, Page 48 of 54

scorecard vendor An entity that applies statistical models to historical records to develop 

algorithms which, when applied against individual applicant/borrower 

information, predicts future loan performance by generating a score. The 

pioneer of scorecards and recognized industry leader is Fair Isaac and 

Company. See “FICO.”

second mortgage A mortgage that has rights subordinate to a first mortgage.

secondary mortgage 

marketing

A process whereby lenders and investors buy and sell existing mortgages or 

mortgage-backed securities, thereby providing greater availability of funds for 

additional mortgage lending by banks, mortgage bankers and savings 

institutions.

secured loan A loan that is collateralized by property so that in the event of a default on 

the loan, the property may be sold to satisfy the debt. See also “unsecured 

loan.”

securitization The process of pooling loans into mortgage-backed securities for sale into the 

secondary mortgage market.

security instrument The mortgage or deed of trust evidencing the pledge of real estate security -

as distinguished from the note or other credit instrument.

security property The property that serves as collateral for a loan.

seller concessions Contributions made by a seller to offset the buyer’s cost. See “concessions”. 

service of process The delivery of writs, summonses, etc. to the party to whom or with whom 

they ought to be delivered or left. 

servicing Collection of payments and operational procedures related to a mortgage. 

Same as loan administration.

Servicing Office Formerly known as the Customer Service Center. The Agency branch located 

in St. Louis, Missouri, that is responsible for servicing Section 502 and 504 

loans

settlement date The settlement date is the later of the following:

(1) actual foreclosure date.

(2) the closing date, if sold to a third party at the foreclosure sale;

(3) the date the borrower sells the property to a third party to avoid or cure a 

default situation, with prior approval of the lender; and

(4) when title is acquired to the security following the expiration of any staterequired redemption or confirmation period. 
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Revised (11-29-22) SPECIAL PN

Settlement Statement Form HUD-1. See also "RESPA" and “Closing Disclosure.”

sheriff’s sale The public auction at which the property being foreclosed is offered for sale.

short sale A type of voluntary liquidation (also referred to as a pre-foreclosure sale or 

short payoff) where a borrower and the lender who holds the mortgage on 

the property agree to sell the property at fair market value, but for less than 

the current outstanding debt (including any missing payments, late fees, 

penalties, and advances for taxes and the like).

Soldiers and Sailors 

Civil Relief Act of 1940

(SSCRA)

With certain exceptions, this act prohibits foreclosure of property owned by 

those in military service. See “OGC Compilation of Laws.”

special defense Facts which are consistent with the allegations of the plaintiff's complaint but 

show, not withstanding, that the plaintiff has no cause of action. Some 

examples of special defenses in collection and foreclosure cases are payment, 

improper acceleration of the loan, statute of limitations and anything that 

would attack the making, validity, or enforcement, of the note and mortgage. 

special flood hazard 

area (SFHA)

An area having special flood, mudslide and/or flood related erosion hazards 

as shown on Federal Emergency Management Agency (FEMA) floodplain 

maps.

State Director The highest Agency decision making official at the State level.

State supplement Additional guidance provided by the State Director when state, local or tribal 

laws affect how Agency requirements are implemented in a particular state.

statute of limitations State law identifying the time limit within which a lawsuit can be brought 

under law.

statutory law Law created by legislative enactment.

stay An order of the court whereby some action is forbidden until some event 

occurs or until the court lifts its order. 

straw buyer An individual who buys property in another's behalf to conceal the identity of 

the real buyer. 
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Glossary, Page 50 of 54

strict foreclosure A type of foreclosure proceeding used in some states in which title to the 

foreclosed property is invested directly in the mortgagee by court decree, 

without holding a foreclosure sale.

subdivision A tract of land that is split into lots.

subordination Moving a lien position to a lower priority.

subordination clause A clause in a junior lien acknowledging the prior claim of a higher loan, as in a 

second-mortgage loan contract legally acknowledging the prior claim of the 

first mortgage; also describes an agreement contained in purchase-money 

mortgage for land by which the purchase-money mortgage can be 

subordinated to a first mortgage to finance bona fide improvements.

subsequent loans Additional Agency credit that is extended to an existing program borrower.

subsidy Interest credit, payment assistance, or deferred mortgage assistance received 

by a borrower under the Section 502 direct program.

subsidy cost (rate) The estimated long-term cost to the Government of a loan, calculated on a 

net present value basis, excluding administrative costs. A rate would be 

based on the portion of cost per $100 of loan.

subsidy repayment 

agreement

An agreement under which a borrower agrees to repay to the Agency any 

subsidy received under the Section 502 direct program upon disposition or 

non-occupancy of the security property.

summary judgment A judgment obtained upon motion by any party on a claim, counterclaim, or 

cross claim when there is no genuine issue of material fact that would prevail 

as a matter of law. The motion may be directed toward all or part of the claim 

or defense and may be made based on the pleadings or other portions of the 

record in the case or it may be supported by affidavit and a variety of outside 

material. 

summons A notice to a party in a lawsuit requiring said party to appear in court or have 

a judgment rendered against him for failing to do so. 

survey Measurement of a specific parcel of land to ascertain area, corners, 

boundaries, and divisions with distances and directions of such parcel.
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sweat equity Equity created through the performance of service or labor on a property by 

its intended owner.

tenants in common Joint ownership by two or more persons holding individual but not necessarily 

equal interest in a property, but without the right of survivorship.

tenancy by entirety A form of title vesting the entire estate in husband and wife with right of 

survivorship.

term The period of time between the commencement date and the termination 

date of a note, mortgage, legal document, or other contract.

third party originator 

(TPO)

Mortgage broker or correspondent.

Three Repository 

Merged Credit Report 

(TRMCR)

Reports from three selected repositories, for example, Equifax, Experian, and 

Trans Union, are pulled to form a merged report. There is no duplication on 

the merged report. Every inquiry and public record contained in any of the 

selected repositories will appear only once on the merged report. 

title insurance Insurance through a title company to protect a property owner or lender 

from loss if title proves imperfect.

total debt ratio (TD) to 

income ratio

Defined as the borrower’s monthly mortgage payment plus all recurring 

monthly debt divided by the borrower’s gross monthly income.

TPO See "third party originator."

trading partner Any company, government department, or commercial or noncommercial 

entity with which an organization regularly exchanges documents of 

formatted data (not just letters or memos). For a more comprehensive 

glossary of EDI terms and acronyms, see the EDI Implementation Guide at 

http://www.rdinit.usda.gov/regs/handbook/edi.pdf

transfer and 

assumption

A transfer of a property securing a guaranteed loan with an assumption of the 

outstanding debt to a 3rd party. See "assumption."

tribal allotted land Tribal land allotted to individual tribal members which is held in trust.
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tribe Any federally recognized tribe, band, pueblo, group, community, or nation of 

Indians or Alaska natives.

trust deed See "deed of trust."

trust land Land held in trust by the United States on behalf of an Indian tribe.

Truth in Lending Act 

(TILA)

A federal law which requires that a person applying for credit be given 

understandable information about interest rates.

unauthorized 

assistance

Any guaranteed loan or interest assistance for which there was no regulatory 

authorization or for which the borrower was not eligible.

underwriting In mortgage banking, the analysis of the risk involved in making a mortgage 

loan to determine whether the risk is acceptable to the lender. Underwriting 

involves the evaluation of the property as outlined in the appraisal report and 

of the borrower's ability and willingness to repay the loan.

underwriting engine 

(UE)

The communication link between transaction participants. It is the 

knowledge-based component of an automated underwriting system. A UE 

retrieves data from a variety of sources, routes data through the scorecard, 

analyses the loan data and applies it against loan program rules and 

requirements. The UE works in conjunction with the scorecard to determine 

program eligibility and to predict loan performance.

Uniform Commercial 

Code (UCC)

The laws that govern various commercial transactions. 

Uniform Consumer 

Credit (U-CCC)

A guide that states may or may not use to further simplify the understanding 

of all aspects of credit and credit transactions. 

Uniform Residential 

Appraisal Report 

(URAR)

The most common appraisal form in use. The URAR is used to document the 

methods used to determine the market value of single-family residences and 

planned unit developments.

Uniform Standards of 

Professional Appraisal 

Practice (USPAP)

Minimum standards for real estate appraisal that financial institutions must 

follow. 
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United States (U.S.) 

citizen

An individual who resides as a U.S. citizen in any of the 50 states, the District 

of Columbia, the Commonwealth of Puerto Rico, the U.S. Virgin Islands, 

Guam, American Samoa, the Commonwealth of the Northern Marinas, the 

Federated States of Micronesia, the Republic of Palau, or the Republic of the 

Marshall Islands.

U.S. non-citizen 

national

A person born in American Samoa or Swains Island on or after the date the 

U.S. acquired American Samoa or Swains Island, or a person whose parents 

are U.S. non-citizen nationals.

usury Taking or contracting for a rate of interest greater than permitted by law for a 

loan.

VA See “Department of Veteran Affairs “

valuation The process of estimating the market value, insurable value, investment 

value, or some other properly defined value of an identified interest in a 

specified parcel of real estate as of a given date. Valuation is a term used 

interchangeably with appraisal. 

venue The particular county or geographical area, in which a court with jurisdiction 

may hear and determine a case. 

verification of deposit 

(VOD)

A form that requests and secures verifications of amounts on deposit at 

financial institutions. When a depository institution is also the applicant's 

creditor, the VOD verifies the obligation.

verification of 

employment (VOE)

A form that requests and secures documentation of a mortgage applicant's 

work history and/or occupation, to assist in the lender's credit investigation.

very low income An adjusted income limit developed in consultation with HUD under 42 U.S.C 

1437a(b)(2)(D). 

Veterans Benefits 

Administration

Within the Department of Veterans Affairs (VA), the Veterans Benefits 

Administration through the VA Loan Guaranty Service administers the VA 

Loan Guaranty Program.
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Sources:

7 CFR 3555

Dictionary of Banking and Financial Services

The Dictionary of Real Estate Appraisal, Appraisal Institute

Handbook of Mortgage Lending, Editor: Jess Lederman

Housing and Development Reporter

Senate Budget Committee Glossary of Budget Terms

Real Estate Problem Loans, Myers, T.A. & Co.

US Foreclosure Network

Online Resources:

www.fanniemae.com

www.hud.gov

www.whitehouse.gov/OMB

www.usfnorg

www.myFICO.com

www.investopedia.com

www.fcsamerica.com

veteran’s preference A preference extended to any person applying for a loan or grant under the 

Section 502 or Section 504 programs who was honorably discharged or released 

on conditions other than dishonorable conduct from the active forces of the

United States Army, Navy, Air Force, Marine Corps, or Coast Guard and who 

served in active duty during one of the following periods:

(1) April 6, 1917 through March 31, 1921;

(2) December 7, 1941 through December 31, 1946;

(3) June 27, 1950 through January 31, 1955;

(4) A period of more than 180 days, any part of which occurred after January 31, 

1955, but on or before May 7, 1975; or

(5) During the period beginning August 2, 1990, and ending the date prescribed 

by Presidential Proclamation or law.

(6) During any other period as described by Presidential proclamation or law.

warranty deed Deed in which a grantor warrants the status of the title. 

writ of assistance A court order directed to the sheriff (or other local official) ordering him to 

"assist" a party to a pending lawsuit (such as a bank in an eviction action) in 

obtaining the relief previously granted to the party by the court. An example 

would be a sheriff assisting a foreclosure sale purchaser in taking possession of 

the property after foreclosure. 

writ of execution An order of the court in which a party is granted authority to seize assets of the 

defendant to satisfy its judgment

workout agreement A plan to correct a delinquent or defaulted mortgage. See also "forbearance," 

"loss mitigation."

ZIP code Zone Improvement Program.

zoning Prescription by governmental entity of the purpose to which land or buildings 

may be put in specific areas, and of the architectural, structural, and/or spatial 

elements of such land or buildings.