Making Home Affordable Data File

User Guide

Version 12.0

Effective July 2017
Making Home Affordable Data File User Guide July 2017

Introduction

In early 2009, President Obama announced the Making Home Affordable (MHA) Program to 

help families restructure or refinance their mortgages to avoid foreclosure. As part of this plan, 

the U.S. Department of the Treasury (Treasury) announced a national modification program for 

mortgages, the Home Affordable Modification ProgramSM (HAMP®). Under HAMP, 

participating servicers apply a uniform loan modification process to provide a borrower with 

sustainable monthly payments, which reduces the risk of default and possible foreclosure.

Subsequently, Treasury introduced additional programs under the MHA Program including the 

Home Affordable Foreclosure Alternatives® Program (HAFA®), the Second Lien Modification 

ProgramSM (2MPSM), Treasury FHA-HAMP and RD-HAMP. Furthermore, in January 2012, 

Treasury announced enhancements to expand program eligibility to include an additional 

evaluation or “Tier.” The additional modification evaluation is referred to as HAMP “Tier 2,” 

while the existing HAMP modification is referred to as HAMP “Tier 1.” In July 2015 Treasury 

announced a “streamlined” loan modification process referred to as “Streamline HAMP”

designed to assist borrowers who meet basic HAMP eligibility criteria and, among others, those 

who have not completed an application by the time their loan is 90 days delinquent. 

This user guide provides an overview of the lifecycle of the HAMP modification process, the 

HAFA process, the 2MP process and a presentation of data considerations when reviewing the 

Making Home Affordable Data File (Data File). Additional information about MHA policies and 

guidelines can be found at:

http://www.treasury.gov/initiatives/financial-stability/Pages/default.aspx

and http://www.HMPadmin.com.

Purpose of this User Guide

This MHA Data File User Guide, used in conjunction with the MHA Data File Data Dictionary,

is a reference source that is intended to:

• help interested constituents use and interpret the data provided in the Data File; and

• describe data quality themes observed in the data.

Terms used but not defined in this User Guide shall be as defined in the Making Home 

Affordable Program Handbook for Servicers of Non-GSE Mortgages, available at: 

https://www.hmpadmin.com/portal/programs/guidance.jsp.

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Purpose of the MHA Data File

As part of Treasury’s continued commitment to enhanced reporting and transparency, the Data 

File is made available to provide comprehensive data to researchers so that they may more fully 

understand the impact of the program. Treasury compiled the Data File from information provided 

by mortgage servicers participating in the program, while adhering to strict privacy laws designed 

to protect homeowners’ privacy rights. The Data File is updated monthly and is located online at:

http://www.treasury.gov/initiatives/financial-stability/reports/Pages/mha_publicfile.aspx.

While this data is meant for responsible public use by interested parties, Treasury does not intend 

to provide validation of analysis to external parties.

This User Guide will be updated periodically as necessary. The most current available version is 

located online at the above URL.

MHA Data File Construct and Publication

The Data File is available as a comma-separated value (“.csv”) file. The CSV format is generally 

convertible into and readable by almost all spreadsheets and database management systems.

The Data File consists of four data sets: the First Lien Loan Modification Data Set, the 2MP Data 

Set, the HAFA Data Set and the Net Present Value (NPV) Data Set (each, a Data Set): 

• First Lien Loan Modification Data Set. Each record in this Data Set represents the most 

current information, as reported by participating servicers to Fannie Mae as the Program 

Administrator, on each modification of a first lien loan as it progresses through the stages 

of the modification process. This Data Set includes requests for modification that were not 

approved by servicers or not accepted by borrowers, trial modification setups, trial 

modification fallout, permanent modification setups, and permanent modification fallout.

Also included in this data set are loans from other MHA programs such as those 

government loans modified under Treasury FHA-HAMP or Rural Housing Service Home 

Affordable Modification Program (RD-HAMP). 

• Second Lien Loan Modification (2MP) Data Set. Each record in this data set represents 

the most current information, as reported by participating servicers to the Program 

Administrator, on second lien loan modifications and both partial and full second lien 

extinguishments. Trial data for 2MP modifications is not included as trial period plans are 

not mandatory and only those loans that have become permanent are reported to the 

Program Administrator.

• HAFA Data Set. Each record in this data set represents the most current information, as 

reported by participating servicers to the Program Administrator, on a Short Sale or Deedin-Lieu (DIL) as it progresses through the stages of the HAFA transaction. Included is data 

obtained at an agreement execution, property ownership transfer or termination of the 

agreement.

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• NPV Data Set. Each record in this Data Set contains data inputs to, and results of, the 

NPV test performed by participating servicers at the point in time that the first lien loan 

was evaluated for the HAMP program. It is important to note that loans might not be 

evaluated for an NPV analysis if the loan fails to qualify for the program because of other 

reasons, such as an ineligible date of origination. While each record in the NPV Data Set 

can be associated with a record in the First Lien Loan Modification Data Set, the converse 

is not the case. For those servicers that use Treasury’s NPV portal, the last run on a related 

mortgage loan in the NPV portal is assumed to be the one used in the evaluation. The NPV 

test is not part of the eligibility criteria for Streamline HAMP, 2MP, Treasury FHA-HAMP 

and RD-HAMP. Therefore, NPV data is not reported to the Program Administrator for 

these programs.

For the purposes of this disclosure, the First Lien Loan Modification Data Set, the 2MP Data Set, 

the HAFA Data Set and the NPV Data Set are further segregated into files sorted based on Property 

Region Codes (as defined below). An additional file is available for those loans which do not have 

a value for Property Region Code as well as a consolidated file that encompasses all of the data 

from the eleven region files.

File Limitations

Privacy Considerations

The collection and use of the data contained in these files is subject to Federal privacy protection 

laws as well as restrictions in the MHA contracts with the servicers, which impact the overall 

content of the Data File. Treasury performed extensive analysis on compliance with these 

requirements, including the engagement of a third-party vendor to assist in the identification of 

potential risks to program participant privacy rights. Certain data attributes, such as social security 

number, borrower/co-borrower name and date of birth, have been excluded completely from this 

disclosure, while others, such as geographic location and exact number values, have been rounded 

or masked to protect individual participants.

Geographical Limitations 

The Data File masks property location to protect homeowner privacy. Based on volume and 

distribution of the modifications, the Data File limits geographic information to the related 

Metropolitan Statistical Area (MSA) or, in circumstances where the property does not reside in an 

MSA, or the property has not been geographically coded, the Data File provides the state code 

instead of MSA. Due to privacy considerations, it is not possible to provide loan-level information 

by zip code or Congressional district in this Data File.

Property Region Codes

As previously referenced above, the First Lien Loan Modification Data Set, 2MP Data Set, HAFA 

Data Set and NPV Data Set are segregated into files based on geographical regions (Property 

Region Codes) as well as a combined region code file. Those codes are as follows:

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Property Region Code: Localities Included:

Combined All Geographic Regions

East North Central IL, IN, MI, OH, WI

East South Central AL, KY, MS, TN

Middle Atlantic NJ, NY, PA

Mountain AZ, CO, ID, MT, NM, NV, UT, WY

New England CT, MA, ME, NH, RI, VT

Pacific AK, CA, HI, OR, WA

South Atlantic DC, DE, FL, GA, MD, NC, SC, VA, WV

US National GU, PR, VI

West North Central IA, KS, MN, MO, ND, NE, SD

West South Central AR, LA, OK, TX

No Geography Includes those with no designated Property 

Region Code.

Servicer Name Limitations 

The mortgage servicer for each loan is not specified in the Data File. The terms of the contracts 

with MHA-participating servicers, known as the servicer participation agreements (posted online 

at the below URL), restrict disclosure of loan-level servicer information. 

http://www.treasury.gov/initiatives/financial-stability/TARP-Programs/housing/mha/Pages/contracts.aspx

However, summary servicer performance information for the top servicers is provided in the MHA 

Program Performance Report, posted at: http://www.treasury.gov/initiatives/financialstability/reports/Pages/Making-Home-Affordable-Program-Performance-Report.aspx

In addition, comprehensive MHA data (including information by servicer) is provided to program 

oversight entities and certain regulatory agencies responsible for overseeing fair lending laws.

Government Monitoring Information

Applicants and homeowners in the MHA program are requested, but not required, to provide 

Government Monitoring Information (GMI) – that is, race and ethnicity information – as part of 

obtaining a modification under the MHA program. However, many homeowners choose not to 

provide GMI data. 

Data Quality and Completeness Considerations

Treasury relies on participating servicers to report accurate and timely information on MHA 

participants and activity. The information contained in these files is data as reported by servicers. 

There are various quality and completeness observations noted for the data contained in these files 

given the staged rollout of the MHA program requirements.

Treasury and its Program Administrator have, from the program’s inception, worked to identify 

data anomalies, with focus on the reporting of data elements used to calculate program financial 

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incentives. Beginning in the first quarter of 2010, strong data quality remediation efforts were 

implemented that focused on data related to incentive payments for permanent modifications. As 

part of this remediation effort, servicers were required to certify the data quality of the incentiverelated data for permanent modifications reported to the Program Administrator. Treasury and its 

Program Administrator continue to work with servicers on data quality monitoring and 

remediation activities. As the data quality efforts are ongoing through the life of the program, 

issues may continue to be seen in the data. The most notable of those issues that may affect analysis 

of this data are described in “Key Data Quality Themes” in Appendix A.

Collection and Reporting Date Limitations

Treasury guidelines require servicers to report GMI, NPV, trial not accepted/not approved 

(NANA) codes and trial fallout data only for evaluations, trials and modifications after December 

1, 2009. Consequently, a substantial portion of the entries in the MHA Data File do not contain 

this data, particularly for modifications completed before December 1, 2009.

The aggregation of loan-level data provided in the Data File may not match exactly with data 

provided by Treasury in its monthly MHA Program Performance Report or with other publicly 

available information due to the differences in reporting requirements.

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Exhibit A – The Life of a HAMP 1st Lien Modification

There are four major stages for 1st Lien Modifications as depicted below. Data availability and 

quality vary through the stages of the loan modification process.

Data Quality Focus and Maturity Scale

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Pre-Trial Stage

For Tier 1 and Tier 2, a loan begins the Pre-Trial stage when a borrower requests a HAMP 

modification from his or her servicer. The servicer collects several types of data from the borrower 

to ensure the borrower and the loan meet basic HAMP eligibility criteria, then applies a series of

waterfall steps as necessary to reduce the borrower’s monthly mortgage payment to an acceptable 

percentage of the borrower’s gross (pre-tax) income as defined in the Making Home Affordable 

Program Handbook. For Streamline HAMP, a request is not required from the borrower, however, 

the borrower must meet all eligibility criteria in accordance with the servicer’s policy in order to 

receive a Streamline HAMP Offer.

For Tier 1 and Tier 2, a standardized NPV test is then used to analyze the cost/benefit of the loan 

modification to the investor. If a borrower is determined to be ineligible for either tier or does not 

accept the Trial Period Plan (TPP), servicers are required to report a NANA code to the Program 

Administrator and send the borrower a Non-Approval Notice. In the case of Streamline HAMP, a 

standardized NPV test is not applied at the individual borrower level and the servicer is not 

required to report a NANA code if a borrower is determined to be ineligible for, or does not accept, 

a Streamline HAMP offer. Changes in the borrower’s circumstances and/or other considerations 

may elicit one or more subsequent evaluations of the borrower for HAMP, as applicable, requiring 

continuous reporting updates to the loan information that reflect the latest evaluation data.

Trial Fallout Stage

If a borrower fails to complete a TPP under HAMP, the participating servicer is required to report 

the Trial Fallout Reason to the Program Administrator. It should be noted that the reasons for trial 

failures that occurred prior to December 1, 2009 were reported only at the discretion of the 

participating servicers. Those reason codes may not be available in the Data File. Appendix B 

lists the potential reasons why a borrower may not complete a TPP. 

Trial Period Plan Stage

Once a borrower is determined to be eligible, the servicer will offer a TPP. The homeowner must 

make the modified monthly mortgage payments on time and in full, during the trial period to 

demonstrate that the modified monthly payment will be sustainable. 

Permanent Modification Stage

Once a borrower successfully completes a TPP and a permanent modification is established, 

participating servicers are required to report permanent modification setup data to the Program 

Administrator. The permanent modification setup reflects data after the final trial period payment 

is applied. 

Participating servicers begin reporting monthly payment activity in the month after the permanent 

modification is effective. Servicers must continue to report payment activity for all such loans on 

a monthly basis thereafter as long as the loan remains active under the Program. The modification 

terms of the loan can change after the sixth anniversary of the 1st Trial Payment Due Date as a 

result of a re-amortization or “recast” of a borrower’s unpaid principal balance. The Data File

reflects the original terms of the modification. The servicer or investor may withdraw a 

modification due to a re-modification, a repurchase after the sixth anniversary of the 1st Trial 

Payment Due Date, or repurchase/involuntary transfer. In some instances in which a HAMP loan 

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is part of a non-performing or re-performing loan sale, servicers have been instructed to withdraw 

the modification with a reason code of Proprietary Remodification.

It should be noted that the current process for handling changes to investor data for 1st lien 

permanent modifications includes a cancellation of the active permanent modification, or a reactivation of the disqualified permanent modification, and a subsequent resubmission of the 

permanent modification with the revised investor information.

Additionally, the current process for handling corrections in scenarios where a modification record 

has been reported multiple times under different loan numbers or a Trial Period Plan was not 

actually initiated, requires servicers to report a status of Trial Cancelled with a Trial Fallout Reason 

of ‘18 – Submission Error Correction’ for the modification record.

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Exhibit B– The Life of a 2MP Loan

The Second Lien Modification Program (2MP) provides a borrower with a modified first lien an 

option for modifying an eligible second lien loan. 

There are four stages of a 2MP Modification as depicted below. Data availability and quality vary 

through the stages of the loan modification process.

Data Quality Focus and Maturity Scale

What to Expect:

Active confirmation of permanent 

modification related data

What to Expect:

Active confirmation that the second 

lien is fully forgiven by the investor

What to Expect:

Standard process to change a reported 

transaction is through cancellation and 

resubmission

What to Expect:

No data provided to Program 

Administrator

Active 

Permanent 

Mod

partial extinguishment;

or modification

Servicer 

extinguishes 2nd

lien loan

• Borrower 

successfully 

completed trial 

plan; and

• Borrower is not 

three payments 

behind

2MP 

Permanent 

Mod Paid Off

Borrower pays off 2nd

lien loan

Servicer identifies 2nd lien loan 

associated with 1st lien

Borrower is three 

payments behind on 2nd

lien loan 

Associated 1st lien

(Modification Stage)

(Permanent Modification)

2MP Cancelled

2MP 

Extinguished

full

extinguishment

2MP 

Permanent 

Mod

2MP 

Withdrawn

• 2MP extinguishment cancelled; or

• 2MP permanent mod cancelled

Borrower is not three 

payments behind on 

2nd lien loan

1MP Match Active Trial 

Mod

• Borrower approved 

for trial;

• Borrower accepts 

trial plan offer; and

• Borrower is making 

trial plan payments 

(Trial Period Plan)

2MP Start

2MP Cancellations Stage

Pre 2MP Mod Stage

Full Extinguishment 

Option Stage

Permanent Modification Stage

2MP 

Permanent 

Mod Not in 

Good 

Standing 

• 2nd lien loan is re-modified 

• There is a transfer of servicing to a nonparticipating entity

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Pre 2MP Modification

When a borrower’s first lien is modified, the 2MP servicer must offer to modify or extinguish the 

corresponding eligible second lien. The terms of the first lien modification will be used to 

determine the terms of the second lien 2MP modification.

2MP Cancellations

2MP servicers are required to report all 2MP cancellations using the appropriate reason code. It 

should be noted that cancellations are also used as a means to correct data previously reported to 

the Program Administrator. For loans requiring an update, a participating 2MP servicer must 

cancel the existing loan and resubmit the transaction using the correct data.

It should be noted that cancellations were previously also used as a means to transfer the servicing 

of 2MP modifications between servicers. However, as of August 2013, 2MP servicers can use 

existing system servicing transfer functionality to perform servicing transfers versus cancelling 

and resubmitting.

Full Extinguishment Option

As an alternative to modifying an eligible second lien, a 2MP servicer may elect to extinguish the 

second lien. The extinguishment of the second lien may not become effective until the modification 

of the first lien becomes effective. Subsequent activity on the first lien modification will not 

impact a 2MP extinguishment that has been completed.

Full extinguishments must be reported in the month in which the full extinguishment is effective.

Permanent Modification

A 2MP permanent modification can become effective once the corresponding first lien permanent 

modification is effective and once the borrower has made all 2MP trial period payments, if 

required. 2MP servicers are required to follow the first lien modification steps to modify the second 

lien.

When applicable, a servicer may also offer a partial extinguishment of additional principal as part 

of the 2MP modification. This alternative can also be used instead of interest rate reduction. 

Servicers are required to report 2MP permanent modification transactions the month in which the 

2MP modification is effective. Participating servicers are required to report monthly payment 

activity beginning in the first month after the 2MP permanent modification is effective. The 

servicer or investor may withdraw a modification due to a re-modification.

Additionally, for instances where a 2MP modification was originally modified under a first lien 

HAMP Tier 1 modification that lost good standing, was re-modified or withdrawn, the 2MP 

modification is reinstated upon successful reporting of the first lien re-modification, if 

applicable. 

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Exhibit C – The Life of a HAFA

The HAFA Program provides eligible borrowers with the option of a short sale (SS) or a deed-inlieu (DIL) of foreclosure as alternatives to foreclosure. Borrowers that meet the eligibility criteria 

for HAMP, but who are not offered a TPP, do not successfully complete a TPP, are in an active 

permanent modification or defaulted on a permanent HAMP modification may be evaluated for 

HAFA. HAMP eligible borrowers may also decline a HAMP modification and pursue a HAFA 

transaction. There are three major stages in the HAFA process as depicted below. Data availability 

and quality vary through the stages of the overall process.

Servicers participating in HAFA are required to report loan-level data at key milestones. Each of 

these milestones constitutes a separate data transmission.

Borrower not approved for trial; or Borrower 

did not accept trial plan offer

Request Not 

Approved/ Not 

Accepted

Active 

Permanent Mod

SS Notice/DIL 

Agreement 

Issued

Cancelled / 

Disqualified 

Trial Mod

Start

• SS Notice / DIL Agreement in effect

Borrower successfully completed trial plan; 

and Borrower is not three payments behind

Permanent Mod 

Not in Good 

Standing

SS/DIL 

Transaction 

Closed

Borrower failed trial plan; or Borrower did 

not complete trial plan period

Borrower is three payments behind

• SS / DIL transaction complete

• Borrower requests 

foreclosure alternative

• SS Notice / DIL agreement expired; or

• SS Notice / DIL agreement terminated by borrower; or

• SS Notice / DIL agreement cancelled by servicer 

Exit from HAMP

(During Modification Stage)

(Permanent Modification)

(Trial Fallout)

(Pre-Trial)

SS Notice/DIL 

Agreement 

Cancelled

Short Sale (SS) / Deed-in-Lieu (DIL) Notification Stage What to Expect:

Active notification that SS or DIL is 

being pursued

Property 

Ownership 

Transferred Stage

What to Expect:

Active confirmation that a SS or DIL 

was completed

If an active permanent modification 

exists, it is denoted as Paid Off to 

enable HAFA transaction to be 

reported

Effective February 1, 2015 data 

corrections may be submitted 

subsequent to the closed transaction

Notice Expired/

Agreement 

Terminated Stage

What to Expect:

Standard process to change a 

reported transaction is through 

cancellation and resubmission prior to 

February 1, 2015

Data Quality Focus and Maturity Scale

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Short Sale / Deed-in-Lieu Notification Stage

Servicers must report the loan-level notification data the month after a Short Sale Notice (SSN) 

or a DIL Agreement is issued. The notification must be submitted before a HAFA loan setup 

transaction can be processed. 

Property Ownership Transferred Stage

A SS or DIL Loan Setup transaction is submitted to the Program Administrator the month after 

the property ownership is successfully transferred through a SS or DIL. An active HAFA 

Notification record with a matching HAMP Servicer Number and Servicer Loan Number must 

exist. 

Notice Expired / Agreement Terminated Stage

A HAFA Cancellation transaction is submitted in the month after the SSN or the DIL Agreement 

expires or when the SSN or DIL Agreement is terminated by the servicer.

A cancellation submission must include the cancellation reason code. The list of Short Sale or 

DIL Cancellation Reason Codes that servicers must use is detailed in the MHA Data File Data 

Dictionary found in Appendix C.

It should be noted that the current process for handling a transfer of a HAFA transaction includes 

a loan cancellation by the transferor and a resubmission of the notification by the transferee. This 

could cause multiple instances of the same HAFA transaction appearing in the Data File.

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Appendix A – Key Data Quality Themes and Observations

Key Data Quality Themes and Observations 

Throughout the course of the program, Treasury has undertaken several data initiatives to assess 

and improve the quality of data reported by the servicers to the Program Administrator. 

Participating servicers are required to maintain and report accurate records pertaining to MHA 

activity. To ensure that this is the case, the Program Administrator works with servicers to improve 

the quality of the existing reported data and additionally implements incremental program edits to 

prevent further data issues from occurring. As a result, MHA program data is continuously 

improving; however, data anomalies exist. These anomalies should be considered, as they could 

limit the usability of the data and/or affect data interpretation.

Some common themes among those anomalies are described below. Additionally, Appendix C 

includes details for the applicable attributes for each theme. 

Theme 1: Inconsistent Data Formats Reported

Definition: As described in the Data Dictionary attached hereto as Appendix C, program 

guidelines specify all percentages are to be reported as integer. Due to the various external 

reporting systems and data entry methods, data are sometimes reported as decimals causing 

inconsistent formats across the data.

Example: A Mark to Market LTV of 152% is reported as ‘1.52’, (decimal) instead of ‘152’, 

(integer).

Theme 2: Unreasonable Data Ranges

Definition: As described in the Data Dictionary and program guidelines, data reported are not 

within a reasonable range when compared to values for other modification attributes or expected 

guidelines. Outliers exist for some of the data elements identified in Appendix C.

Example: Amortization Term before Modification is less than the Remaining Term before 

Modification.

Theme 3: Misinterpretation of Data Requirements per Program Guidelines

Definition: Data reported are not in compliance with the existing attribute definition or the 

expected timing of the data.

Examples:

• Association Dues/Fees before Modification is reported as an annual amount instead of a 

monthly amount during loan setup.

• Second lien modifications, which will have a step up after the five-year modification term, 

have been reported as fixed rate in the system of record.

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Theme 4: Default Values Are Reported When Data Is Not Available or Not Properly Set Up 

for Reporting.

Definition: As a result of program changes and/or construction and limitations of external 

reporting systems, some data reporting may not be consistent with defined program 

parameters. As a result, in certain circumstances data may be reported with default values in order 

to allow activity to be entered into the system of record.

Example: Servicers may have implemented policy changes related to HAFA borrower relocation 

assistance prior to the functionality being in place in the system of record. As a result, reported 

transaction dates may be adjusted to align to the effective date of the system revision.

Theme 5: Data Inconsistencies When Compared Across Various Data Attributes or Data

Sets

Definition: There is a subset of data attributes across the data sets that, while similar in definition, 

may vary due to timing of reporting or purpose of collection. Any comparison of these cross data 

set attributes or use of cross data set attributes to perform recalculations of other attributes may 

produce unexpected results due to the difference in timing or purpose of the specific attributes. 

Examples: 

• Monthly Housing Expense before Modification = Principal and Interest Payment before 

Modification + Escrow Payment before Modification + Association Dues/Fees; or 

Principal and Interest before Modification from the NPV Data Set does not equal the 

Principal and Interest Payment before Modification from the First Lien Loan Modification 

Data Set. 

• First Lien Step Schedule data reported does not align with expected policy variables. 

Examples such as the Interest Rate reported for the Final Step does not align with 

Maximum Interest Rate After Modification.

Theme 6: Availability of Data

Definition: With the evolution of the program, changes in reporting requirements often occur. 

Servicer implementation of new reporting requirements often lags adoption of policy changes. In 

addition, not all changes to program requirements require retroactive reporting. As a result, gaps 

may exist in modification data.

Refer to Appendix C for implementation specific conditionality.

Example: Trial Fallout Reason Code is blank for a cancelled trial modification with an effective 

date of October 1, 2010. 

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Appendix B:

MHA Reason Codes and Descriptions

HAMP Reason Codes

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MHA Reason Code Description HAMP Tier 1 

Not Offered 

Reason Code

Trial Not 

Approved/ Not 

Accepted 

Reason Code

Trial Fallout 

Reason Code

1 Ineligible Mortgage Loan is not eligible for modification under the MHA program because it does not meet one or 

more of the following basic program eligibility criteria:

• Mortgage loan must be a first lien mortgage loan originated on or before January 1, 

2009. 

• Current unpaid principal balance (UPB) of the mortgage loan prior to capitalization 

must be no greater than $729,750 for a one-unit property; $934,200 for a two-unit

property; $1,129,250 for a three-unit property; or $1,403,400 for a four-unit 

property.

• Mortgage loan has been charged off and borrower released from liability for 

repayment.

 

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MHA Reason Code Description HAMP Tier 1 

Not Offered 

Reason Code

Trial Not 

Approved/ Not 

Accepted 

Reason Code

Trial Fallout 

Reason Code

2 Current DTI Less than 31% Under HAMP Tier 1, borrower’s current monthly housing expense, which includes the 

monthly principal and interest payment on their first lien mortgage loan plus property taxes, 

hazard insurance and homeowner’s dues (if any) is less than or equal to 31% of their gross 

monthly income (i.e. monthly income before taxes and other deductions).

 

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MHA Reason Code Description HAMP Tier 1 

Not Offered 

Reason Code

Trial Not 

Approved/ Not 

Accepted 

Reason Code

Trial Fallout 

Reason Code

3 Property Not Owner Occupied Loan is not eligible for modification under HAMP Tier 1 because the property secured by the 

mortgage loan is not occupied by the borrower as their primary residence.  

4 Other Ineligible Property -

Property Condemned, Property > 

4 units

Loan is not eligible for modification under the MHA program because:

• The property secured by the mortgage loan is vacant (Tier 1 only),

• The property is condemned or uninhabitable, or 

• The property has more than four dwelling units.

 

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MHA Reason Code Description HAMP Tier 1 

Not Offered 

Reason Code

Trial Not 

Approved/ Not 

Accepted 

Reason Code

Trial Fallout 

Reason Code

5 Investor Guarantor Not 

Participating

Loan cannot be modified under the MHA program because the investor of the subject 

mortgage loan has not provided contractual authority to modify the loan; the private 

mortgage insurance company insuring the subject mortgage loan has not approved the 

modification; or the guarantor of the subject mortgage loan has not approved the 

modification.

 

6 Court/Public Official Declined Loan is not eligible for modification under the MHA program because proposed modified 

terms were not approved by a court or public official.  

7 Negative NPV Loan is not eligible for modification under the MHA program because the result of the 

standardized Net Present Value (NPV) test is “negative” and the investor has not authorized 

different thresholds. The standardized NPV test compares the NPV result for a modification 

to the NPV result for no modification. If the NPV result for no modification is greater than 

NPV result for the modification scenario, the modification result is deemed “negative”.

 

8 Offer Not Accepted by Borrower / 

Request Withdrawn

Borrower withdrew their modification request for consideration for either a Trial Period Plan 

or HAMP Tier 1, Tier 2 or Streamline HAMP modification or did not accept either a Trial 

Period Plan or a HAMP Tier 1, Tier 2 or Streamline HAMP modification offer. Failure of 

borrower to make the first trial period payment in a timely manner is considered nonacceptance of the Trial Period Plan. 

Effective April 1, 2016, servicers should not use this code for borrowers who fail to sign the 

permanent modification agreement, but should use MHA Reason Code 32, Modification 

documents not returned by borrower.

  

9 Default Not Imminent - Default 

Status Not Eligible

Loan is not eligible for modification under the MHA program because: 

• For HAMP Tier 1 or owner-occupied HAMP Tier 2: The subject loan is not 

delinquent and default is not reasonably foreseeable.

• For rental property considered under HAMP Tier 2: The borrower has not missed 

two or more mortgage payments.

 

10 Property and/or Borrower Exceeds 

Allowable number of HAMP 

Modifications

Loan is not eligible for modification under the MHA program because the subject loan, 

borrower or co-borrower has received the maximum number of modifications permitted 

under the Home Affordable Modification Program.

 

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MHA Reason Code Description HAMP Tier 1 

Not Offered 

Reason Code

Trial Not 

Approved/ Not 

Accepted 

Reason Code

Trial Fallout 

Reason Code

11 Loan Paid off Loan is not eligible for modification under the MHA program because the subject loan was 

completely paid off and there is no longer a debt obligation.   

12 Excessive Forbearance Loan is not eligible for modification under HAMP Tier 1 because the principal forbearance 

required to achieve a payment of no more than 31% of the borrower's monthly income 

resulted in a forbearance amount that exceeds program guidelines.

 

13 Request Incomplete Borrower requested a modification under the MHA program but did not provide the 

documentation in a timely manner necessary for servicers to evaluate the borrower for 

HAMP Tier 1 or Tier 2. Servicers are required to provide the borrower with a notice listing 

all documents needed to complete the evaluation and dates by which the information must be 

received. If the borrower fails to provide all required verification documentation by the date 

provided, the servicer is unable to offer a modification.

Effective April 1, 2016, servicers should not use this code for borrowers who fail to sign the 

permanent modification agreement, but should use MHA Reason Code 32, Modification 

documents not returned by borrower.





14 Trial Plan Default Borrower accepted a Trial Period Plan under the MHA program but failed to make all the 

trial period payments in accordance with the Trial Period Plan 

18 Submission Error Correction 

(incorrect transaction type)

A HAMP Trial or 2MP Modification was not initiated or a record already exists in the 

HAMP Reporting System with the most current data for this loan.   

19 Unemployment Forbearance Plan Borrower accepted a Trial Period Plan under the MHA Program however prior to receiving a 

permanent modification has become unemployed and qualified for an unemployment 

forbearance program.

  

20 Federally Declared Disaster Borrower accepted a Trial Period Plan under the MHA program however prior to receiving a 

permanent modification has been affected by a Federally Declared Disaster that has qualified 

them for a forbearance period.

  

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MHA Reason Code Description HAMP Tier 1 

Not Offered 

Reason Code

Trial Not 

Approved/ Not 

Accepted 

Reason Code

Trial Fallout 

Reason Code

21 Application Discrepancy Borrower is in a HAMP Tier 1, Tier 2 or Streamline HAMP Trial Period Plan but there is a 

discrepancy in documentation that requires additional documentation, and borrower has not 

provided all the requested documentation to resolve the discrepancy. Trial Period Plan will 

be terminated if required documents are not received by the date set by the servicer. 

Borrower is under consideration for a HAMP Tier 1, Tier 2 or Streamline HAMP Trial 

Period Plan, but there is a discrepancy in the provided documentation and additional 

documentation is needed to complete the review of the loan. The request for modification 

will be considered withdrawn if documentation is not received by the date set by the servicer. 

  

23 Waiver Cancellations Servicer has been specifically granted permission to remove a loan from the HAMP 

Reporting System. 

24 Dodd Frank Certification NonComplianceBorrower did not meet the requirements of the Dodd-Frank Wall Street Reform and 

Consumer Protection Act   

25 Ineligible Borrower Borrower or a co-borrower own in excess of five single family properties exclusive of 

principal residence or the borrower of the loan or owner of the property is not a natural 

person, i.e., Corporation or LLC.

 

26 Ineligible Rental Property The property fails to satisfy the criteria of a rental property to receive a Home Affordable 

Modification because the property is a second home, is rented on a seasonal basis and not 

year-round, or the Rental Property Certification was not provided in the Request for 

Mortgage Assistance.



27 Insufficient Monthly Payment 

Reduction

Principal and interest payment of a potential modification cannot be reduced by the minimum 

standard defined for HAMP Tier 2 in the MHA Handbook. 

28 Post-Modification DTI Outside 

Acceptable Range

Proposed modified monthly payment, which includes a modified monthly principal and 

interest payment on the first lien mortgage loan plus property taxes, hazard insurance 

premiums and homeowners dues (if any), is not within eligibility guidelines defined for 

HAMP Tier 2 in the MHA Handbook.



29 No Change in Circumstance Borrower did not accept the offer of a Trial Period Plan or Home Affordable Modification; 

twelve months have not elapsed since borrower received a modification, and/or 

circumstances have not changed. Or borrower circumstances have not changed since 

previously being denied a Home Affordable Modification.

 

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MHA Reason Code Description HAMP Tier 1 

Not Offered 

Reason Code

Trial Not 

Approved/ Not 

Accepted 

Reason Code

Trial Fallout 

Reason Code

30 Repurchase/Involuntary Transfer • The loan lost good standing or was paid off prior to the effective date of the 

repurchase. 

• The loan was transferred to a transferee that is not currently a SPA servicer and 

does not intend to become a AAA servicer.



30 Streamline HAMP Borrower was placed in a Streamline HAMP trial modification, subsequently submitted a 

complete package for a Tier 1 or Tier 2 evaluation, but was not offered a Tier 1 or Tier 2 

modification.



31 Other Permanent HAMP 

Modification

HAMP Trial was cancelled due to the borrower being approved for another HAMP 

modification. 

32 Modification documents not 

returned by borrower.

Borrower did not provide the required permanent modification documents in a timely manner 

and has defaulted on the Trial Period Plan as a result. 

33 Failure to meet Streamline HAMP 

eligibility

After acceptance of a Streamline HAMP Trial Period Plan offer, the borrower was not 

eligible for a Streamline HAMP permanent modification due to failure of any term or 

condition set forth in the Streamline HAMP Trial Period Plan or Streamline HAMP 

Documents. 



FHA-HAMP and RD-HAMP Loan Modification Fallout Reason Codes

MHA Reason Code Description

1 Ineligible Mortgage Loan is not eligible for modification under the MHA program because it does not meet one or more of the following basic program eligibility criteria:

• Mortgage loan must be a first lien mortgage loan originated on or before January 1, 2009. 

• Current unpaid principal balance (UPB) of the mortgage loan prior to capitalization must be no greater than $729,750 for a one-unit 

property; $934,200 for a two-unit property; $1,129,250 for a three-unit property; or $1,403,400 for a four-unit property.

Mortgage loan has been charged off and borrower released from liability for repayment.

14 Trial Plan Default Borrower accepted a Trial Period Plan under the MHA program but failed to make all the trial period payments in accordance with the Trial Period 

Plan 

15 Data Correction Servicer cancelled the modification in order to correct data.

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MHA Reason Code Description

16 Payor Request The payor, which may be Treasury, Fannie Mae, or Freddie Mac, requested the modification be cancelled.

17 Compliance Request MHA-Compliance requested the modification be cancelled.

18 Submission Error Correction 

(Incorrect Transaction Type)

A HAMP Trial or 2MP Modification was not initiated or a record already exists in the HAMP Reporting System with the most current data for this 

loan.

2MP Loan Modification Fallout Reason Codes

MHA Reason Code Description

1 Ineligible Mortgage • Automatically assigned by the HAMP Reporting System whenever the corresponding first lien modification is cancelled, resulting in the 

cancellation of the 2MP modification.

• Servicer has been granted permission from MHA to cancel the loan from the HAMP Reporting System.

15 Data Correction Servicer cancelled the modification in order to correct data.

16 Payor Request The payor, which may be Treasury, Fannie Mae, or Freddie Mac, requested the modification be cancelled.

17 Compliance Request MHA-Compliance requested the modification be cancelled.

18 Submission Error Correction 

(Incorrect Transaction Type)

A HAMP Trial or 2MP Modification was not initiated or a record already exists in the HAMP Reporting System with the most current data for this 

loan.

Short Sale or Deed-in-Lieu Cancellation Reason Codes

MHA Reason Code Description

1 Agreement Expiration The amount of time allowed for execution of the SS or DIL agreement has ended.

2 Agreement Termination The SS or DIL agreement was terminated because the terms of the SS or DIL agreement were not adhered to.

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3 Notification Cancellation Servicer cancelled the SS or DIL notification because it was submitted in error or a correction was needed.

4 Loan Setup Cancellation Servicer cancelled the SS or DIL payment request because it was submitted in error or a correction was needed.

5 Servicing Transfer of HAMP Loan Servicer cancelled the SS or DIL setup because the related HAMP Modification is in the process of being transferred to another servicer.

6 Payment of HAMP Loan Property is not eligible for a SS or DIL under the MHA Program because the subject loan was completely paid off and there is no longer a debt 

obligation.

7 Other Servicer cancelled the SS or DIL for a reason not of a type previously described.

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Appendix C:

MHA Data File Data Dictionary

A data dictionary in a separate Excel workbook is provided for each data set (1st Lien 

Modification Data Set, 2nd Lien Modification Data Set, HAFA Data Set and NPV Data Set). 

Data elements in the dictionary are listed in order of the Order in File. Each data dictionary 

contains the following information:

• Ref ID - A unique reference identifier for the data element.

• Order in File - Indicates the order in which the data element appears in the file.

• Name of Data Point - The name of the data element as used in the file.

• Business Name - The business name of the data element.

• Description - The definition or business description of the data element.

• Data Model Entity - Identifies the entity in the MHA Program Data Model with which 

the data element is associated.

• Calculation / Derivation - Identifies any formula / calculation associated with the data 

element.

• Source - Indicates whether the data is reported by the servicer or generated by the 

system.

• Data Type - Identifies the format in which the data is provided and the character limit. 

For numeric data, the decimal precision is also specified.

• Allowable Values - Identified valid enumerations or data ranges, when applicable.

• Conditionality - Describes the condition under which data is available:

o M = Mandatory. Data is always provided for each record in the file.

o CR = Conditionally Required. Data is provided under the specified condition(s).

• Data Quality Theme - Identifies key data quality themes for the data element. Refer to 

the Government Data File User Guide Appendix A for more detailed descriptions of each 

data quality theme.

• Data Quality Observations - Identifies key data observations as the data element relates 

to the Data Quality Theme, mentioned above.

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Key Technical Specifications

The table below lists key technical specifications for the 1st Lien Modification Data Set, the 2nd

Lien Modification Data Set, the Home Affordability Foreclosure Alternative Data Set, and the 

NPV Data Set of the MHA Data File (Data File).

1st Lien 

Modification Data 

Set

2nd Lien Modification 

Data Set

Home Affordability 

Foreclosure Alternative 

(HAFA) Data Set

Net Present Value 

(NPV) Data Set

File Name: HMP_Public_User_M

od_Data_$RegionCd_

YYYYMMDD.csv, 

where YYYYMMDD 

is the reporting date 

and $RegionCd = 

Property Region Code. 

($RegionCd = 99, 

when Property Region 

Code is unknown).

HMP_Public_User_2MP

_Mod_Data_$RegionCd

_YYYYMMDD.csv, 

where YYYYMMDD is 

the reporting date and 

$RegionCd = Property 

Region Code. 

($RegionCd = 99, when 

Property Region Code is 

unknown).

HMP_Public_User_HAFA

_Mod_Data_$RegionCd_Y

YYYMMDD.csv, where 

YYYYMMDD is the 

reporting date and 

$RegionCd = Property 

Region Code. ($RegionCd 

= 99, when Property 

Region Code is unknown).

HMP_Public_User_NPV_D

ata_$RegionCd_YYYYM

MDD, where 

YYYYMMDD is the 

reporting date and 

$RegionCd = Property 

Region Code. ($RegionCd 

= 99, when Property Region 

Code is unknown).

File Character 

Type:

ASCII ASCII ASCII ASCII

Primary Key: Financial Asset ID MHA Loan ID MHA Loan ID Financial Asset ID

Scope of File • Program Inception through date of the file

File Structure 

Type:

• Comma-separated format (csv) with double-quotes around each field

• If a data field has multiple values, e.g. Borrower Race Type Code , then the group of multiple values 

will be bounded by [ ]. The values within the group are pipe delimited, i.e., separated by | 

File Header: • First record is data file header record

• Contains the data element names in a comma-separated format with double-quotes around each name 

and listed in the same order as the data

File Footer: • N/A (no footer on file)

Making Home Affordable (MHA) Program Data Model

Exhibit D on page 23 depicts the Data File Data Model. Each data entity in the data model is a 

logical grouping of related data elements in the Data File that represent a concept within the 

MHA program. The primary or central data entity is 1st Lien Loan. Relationships between the 

data entities may be mandatory or optional; data relationships where the cardinality is depicted as 

[0:m] or [1:m] indicate repeating groups.

Data Entity Descriptions:

• 1st Lien Modification – Represents a 1st lien modification that was evaluated under HAMP, 

Treasury FHA-HAMP or RD-HAMP.

• 1st Lien Modification Status - Indicates the status of the 1st lien modification under HAMP, 

Treasury FHA-HAMP or RD-HAMP. Includes the status of the last transaction submission 

reported by the servicer (Submission Status) as well as the current 1st lien modification status 

(Loan Modification Mode Code and Loan Status Code). Loan Modification Mode Code and 

Loan Status Code must be inspected together to understand the current status of the 1st lien 

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modification. The last transaction submission reported by the servicer (Submission Status) may 

not be the same as the current status of the 1st lien modification (Loan Modification Mode Code 

and Loan Status Code). Servicers report Permanent Cancellation Codes only on government 

loans modified under Treasury FHA-HAMP and RD-HAMP.

• Subject Property Information – Represents the residential property securing the mortgage loan.

• 1st Lien Trial Modification Information – Information on the trial modification period under 

HAMP, Treasury FHA-HAMP and RD-HAMP. If the trial period is underway or was 

successfully completed, information on the date of the first trial payment received from the 

borrower will be available. If the trial was cancelled by the servicer, trial payment data will not 

be available. If the trial was not approved or was not accepted, reason codes will be available. 

However, if the trial was cancelled by the servicer, reason codes may not be available. 

• Borrower Information - General information on the primary borrower. Does not include 

identifying information, such as name or social security number.

• Borrower Race Data - Information disclosed by the borrower.

• Co-Borrower Information - General information on the co- borrower. Does not include 

identifying information, such as name or social security number.

• Co-Borrower Race Data – Information disclosed by the co-borrower.

• 1st Lien Loan Characteristics Before Modification – Describes key characteristics of the loan 

before modification (Trial) under HAMP, Treasury FHA-HAMP or RD-HAMP.

• 1st Lien Loan Characteristics After Modification – Describes key characteristics of the loan 

after modification under HAMP, Treasury FHA-HAMP or RD-HAMP.

• Step Rate Schedule Data – the rate schedule of the step rate product after modification of the 1st

lien or 2nd lien loan.

• 1st Lien Permanent Modification Payment Information – Represents the most recent monthly 

payment information reported by the servicer during the permanent modification. Does not 

represent the full payment history of the permanent modification.

• Investor – Represents the owner of the 1st lien modification, 2nd lien loan or short sale or deed-inlieu.

• MHA Program – Indicates the MHA program or campaign for which the 1st lien loan, 2nd lien 

loan, or short sale or deed-in-lieu was evaluated was evaluated.

• 2nd Lien Modification – Represents a 2nd lien loan that was modified or extinguished under 

2MP. 

• 2nd Lien Modification Status – Indicates the status of the 2nd lien modification under 2MP. 

Includes the status of the last transaction submission reported by the servicer (Submission Status) 

as well as the current 2nd lien modification status (Loan Modification Mode and Loan Status 

Code). Loan Modification Mode Code and Loan Status Code must be inspected together to 

understand the current status of the 2nd lien modification. The last transaction submission 

reported by the servicer (Submission Status) may not be the same as the current status of the 2nd

lien loan modification (Loan Modification Mode and Loan Status Code).

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• 2nd Lien Trial Modification Information – Represents a 2nd lien loan that was modified or 

extinguished 2MP.

• 2nd Lien Loan Characteristics Before Modification – Describes key characteristics of the 2nd

lien loan before modification or extinguishment under 2MP.

• 2nd Lien Loan Characteristics After Modification – key characteristics of the loan after 

modification under 2MP. 

• 2nd Lien Permanent Modification Payment Information – Describes key characteristics of the 

loan after modification under 2MP. 

• Short Sale / Deed In Lieu Information – Information on the short sale or deed-in-lieu provided 

to the borrower as an alternative to foreclosure on an eligible 1st lien modification under HAMP.

• Short Sale / Deed In Lieu Status – Indicates the status of the short sale or deed-in-lieu. Includes 

the status of the last transaction submission reported by the servicer (Submission Status) as well 

as the current Short Sale/Deed In Lieu status (Loan Modification Mode Code and Loan Status 

Code). Loan Modification Mode Code and Loan Status Code must be inspected together to 

understand the current status of the Short Sale/Deed In Lieu. The last transaction submission 

reported by the servicer (Submission Status) may not be the same as the current status of the 

Short Sale/Deed In Lieu (Loan Modification Mode Code and Loan Status Code). 

• NPV Evaluation Information – Describes key inputs to and results from the Net Present Value

(NPV) test that may have been performed on the 1st lien loan, with the exception of Streamline

HAMP, as part of the eligibility process at the point in time when the loan was first evaluated for 

HAMP. Government loans evaluated under Treasury FHA-HAMP and RD-HAMP are not subject 

to the NPV test. Due to the point-in-time nature of the data in the NPV data set, the data in the 

NPV data set may not be consistent with more current data values reported in the 1st Lien Loan 

Modification Data Set.

• Alternative (PRA) NPV Evaluation Information - Describes key inputs to and results from the 

Alternative (PRA) scenario of the Net Present Value (NPV) test that may have been performed on 

the 1st lien loan, with the exception of Streamline HAMP, as part of the eligibility process at the 

point in time when the loan was first evaluated for HAMP. Government loans evaluated under 

Treasury FHA-HAMP and RD-HAMP are not subject to the NPV test. Due to the point-in-time 

nature of the data in the NPV data set, the data in the NPV data set may not be consistent with 

more current data values reported in the 1st Lien Loan Modification Data Set.

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Exhibit D - MHA Program –Data File Data Model

HAFA Data Set

2nd Lien Modification Data Set

NPV Data Set (1st Lien)

1st Lien Modification Data Set

1st Lien 

Modification

1st Lien Mod 

Status

MHA Program

NPV Evaluation Info

1st Lien Trial Mod 

Info

Subject Property 

Info

Borrower Info

1st Lien Loan 

Characteristics 

Before Mod

may have reported [0:1]

has reported [1:1]

may have reported [0:1]

has [1:1]

is associated with [1:1]

1st Lien 

Permanent Mod 

Payment Info

may have reported [0:1]

has reported [1:1]

may have reported [0:1]

1st Lien Loan 

Characteristics 

After Mod

may have reported [0:1]

2nd Lien 

Modification

Borrower Race 

Data

Step Rate 

Schedule Data

modified loan product may have [0:m]

may have reported [0:m]

Investor

may have reported [0:1]

LEGEND

Data 

Entity

Data 

Entity

mandatory relationship [cardinality]

Data 

Entity optional relationship [cardinality]

Co-Borrower Info Co-Borrower 

Race Data

may have reported [0:1] may have reported [0:m] Alternative (PRA) 

NPV Evaluation Info

may use alternative (PRA) waterfall [0:1]

may also have [0:1]

2nd Lien Mod 

Status

MHA Program

2nd Lien 

Permanent Mod 

Payment Info

2nd Lien Loan 

Characteristics 

After Mod

Investor

2nd Lien Loan 

Characteristics 

Before Mod

has [1:1]

is associated with [1:1]

has [1:1]

may have reported [0:1]

may have reported [0:1]

has [1:1]

may have reported [0:1]

2nd Lien Trial 

Mod Info

may have reported [0:1]

Step Rate 

Schedule Data

modified loan product may have [0:m]

Subject Property 

Info

has reported [1:1]

Short Sale/Deed In 

Lieu Info

Subject Property 

Info

has reported [1:1]

Short Sale/Deed 

In Lieu Status

has reported [1:1]

MHA Program is associated with [1:1]

Investor

has reported [1:1]

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