07/01/2023 1 GNMA HMBS Loan Level Disclosure Definitions

Ginnie Mae HMBS Loan Level Disclosure Definitions

Version 2.5

The following four Sections provide the definitions, calculations, and descriptions of the 

data elements under Ginnie Mae’s HMBS Monthly and New Issuance Loan Level 

Disclosures:

Section # Section Name

1 Definition of Terms

2

Definitions of Statistics Disclosed/How the Statistics are 

Derived

3 Record Types and Data Items Disclosed

4 Ginnie Mae Disclosure Change History

Appendix A Loan Level Disclosure Files Summary

Disclaimer related to these disclosure definitions: The data related to these 

definitions in Ginnie Mae’s HMBS Monthly and New Issuance Loan Level

Disclosures were originally provided to Ginnie Mae by Ginnie Mae Issuers. Ginnie 

Mae makes no warranty, express or implied, on the accuracy, adequacy, 

completeness, legality or reliability of the data. Ginnie Mae hereby disclaims any 

liability associated with use of this data or any damages resulting from third party 

use of this data. This disclaimer applies to both isolated and aggregate uses of 

information.
07/01/2023 2 GNMA HMBS Loan Level Disclosure Definitions

Section 1 - Definition of Terms

Definition of Terms

Term Definition

HECM Loan The only reverse mortgage insured by the U.S. Federal 

Government is called a Home Equity Conversion Mortgage or 

HECM, and is only available through an FHA approved lender. 

The HECM enables the borrower to withdraw some of the 

equity in their home. The borrower can choose how to 

withdraw their funds, whether in a fixed monthly amount, a line 

of credit, or a combination of both. In this discussion, the 

HECM loan is referred to simply as “the loan”.

Primary Mortgage Market In the primary mortgage market, HECM loans are originated.

A HECM is originated by borrowers working directly with 

lenders, or maybe with the assistance of a mortgage broker. 

There are several different types of HECM lending institutions: 

banks, savings and loans, credit unions, and mortgage finance 

companies.

Secondary Mortgage Market A market comprising investors who buy large numbers of 

mortgages from the primary lenders and resell them to other 

investors.

HMBS In the context of this discussion, a security is a financial 

instrument sold or traded as an investment. HMBS stands for 

HECM Mortgage-Backed Security. A mortgage-backed security 

is a security that is considered “asset-based” because the 

security is backed by a HECM or collection of HECMs. 

Typically, holders of HECM mortgage-backed securities will not 

receive regular payments.
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Definition of Terms

Ginnie Mae Government National Mortgage Association (GNMA or Ginnie 

Mae) is a government organization that participates in the 

HECM secondary mortgage market, guaranteeing securities 

based on pools of loans made under the Federal government 

program FHA. The agency FHA is defined below.

Ginnie Mae HMBS A Ginnie Mae HMBS is a mortgage-backed security issued by 

the Government National Mortgage Association. The Ginnie 

Mae HMBS securities are the only HMBS products that are 

backed by the full faith and credit of the United States 

government. This makes the Ginnie Mae HMBS unique 

among the HMBS products in the secondary mortgage market.

Pool A collection of HECM loans, which is the basis for a HECM 

mortgage-backed security.

Loan An individual HECM loan that is part of a HECM loan pool. 

Monthly and New Issuance Loan Level Disclosure information 

is provided at the HECM loan level.

Issuer Issuer refers to an entity which issues and is obligated to pay 

amounts due on securities. For each issuer, there is a unique

four-digit issuer number and a name of the issuing institution.

Agency All of the HECM loans underlying Ginnie Mae HMBS pools of 

loans are made under the Federal government FHA program. 

FHA is involved in the underwriting of the original HECM loans 

made under the agency’s respective program. FHA provides 

data to Ginnie Mae on a continuing basis for the HECM loans 

made under the agency’s programs. FHA is defined below.
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Definition of Terms

FHA FHA or Federal Housing Administration is part of the US 

Department of Housing and Urban Development (HUD). FHA

has many programs to support homeownership. FHA is the 

largest mortgage insurer in the world and also regulates housing 

industry business.

Disclosure In the United States, publicly traded securities are regulated by 

the Securities and Exchange Commission (SEC). The SEC 

requires that for publicly traded securities disclosure information 

must be provided.

Purpose of Disclosure Disclosure information is used by investors, potential investors, 

and investment analysts to help evaluate the potential 

investment value and risk involved in a given security, such as 

a HECM mortgage-backed security (HMBS).

 

Disclosure Data Sources For Ginnie Mae HECM mortgage-backed securities, the 

sources of the information provided in disclosure are the issuer 

of the given security and FHA.

Types of Data Disclosed Some disclosure data concerns the loan pool itself, such as 

the date the pool was issued, the pool type, and the issuer 

number of the loan pool’s issuer. The various data items are 

listed and described in detail for each record type produced by 

disclosure. These details follow in the section called “Record 

Types and Data Items Disclosed”. 
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Definition of Terms

Frequency of Disclosure Comprehensive HMBS Loan Level disclosure is produced on a 

monthly basis for the portfolio, and daily/monthly for New 

Issuance.

Data Item or Data Field A data item or “data field” is one specific piece of information 

within a disclosure record. Examples are “pool issued date” in 

the Pool Header Record and “original principal limit” for a 

given loan in the loan level records.

Data Condition Certain variables in the data may have a set of discrete 

possibilities, somewhat like multiple choice. An example would 

be “Property Type”. In Ginnie Mae disclosure, the Property 

Type for a given loan may be “1 - Single Family”, “2 –

Condominium”, “3 - Manufactured Housing”, “4 - Planned Unit 

Development” or “Property Type Not Available”. Each of these

three is considered a distinct data condition.
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Section 2 - Description of Statistics Disclosed and How the Statistics are 

Derived

Description of Statistics Disclosed

The following statistic is gathered at the loan level and aggregated for disclosure at 

the pool level in the Pool Trailer record.

Data Statistic Description Formula

Loan Count for the 

Pool

Number of Loans (Participations)

within the pool.

Count of Participations
07/01/2023 7 GNMA HMBS Loan Level Disclosure Definitions

Section 3 - Record Types and Data Items Disclosed

Record Types generated by HMBS Monthly and New Issuance Loan Level Disclosures:

• Overall File Header Record (Type H)

• Pool Header Record (Type P)

• Loan Level Record (Type L)

• Pool Trailer Record (Type T)

• Overall File Trailer Record (Type Z)

Every HMBS Monthly and New Issuance Loan Level disclosure file has the following 

file header information at the beginning of the file.

Overall File Header Record (Type H) Layout

Data Item Description

Record Type A one-character identifier for the record type. Value is “H”.

File Name A 22-character value of the format 

“GNMA_HMB_LL_XXX_CCYYMM” where XXX is MON for 

monthly loan level, or NEW for daily New Issuance or MNI for 

monthly New Issuance; and CCYYMM is the same value as 

“As-of Date”.

File Number Number from 001 to 002 indicating which segment of split file 

this file is.

File Correction Flag A one-character value “Y” (correction) or “N” (Original) that

indicates if this file is a correction of an earlier version of the 

same file.

As-of Date A 6-character field (CCYYMM format) that represents the 

Reporting Period of the data in the file.
07/01/2023 8 GNMA HMBS Loan Level Disclosure Definitions

Overall File Header Record (Type H) Layout

Date File Generated An 8-character field (CCYYMMDD format) that represents the 

date the file was created.
07/01/2023 9 GNMA HMBS Loan Level Disclosure Definitions

Pool Header Record (Type P) Layout 

Data Item Description

Record Type A one-character identifier for the record type. Value is “P”.

CUSIP Number The CUSIP number is a unique, nine-character identification 

number permanently assigned by the Committee on Uniform 

Securities Identification Procedures to each publicly traded 

security at the time of issuance.

Pool ID The Ginnie Mae Pool identifier; the number assigned by 

Ginnie Mae at pooling to the pool.

Issue Type Designates the issue type of the pool. All HMBS pools are 

designated as type “H.”

Pool Type The type of HMBS pool defined as follows:

“RF” - Fixed Rate

“RA” - One Year Adjustable Rate, CMT

“RM” - Monthly Adjustable Rate, CMT

“AL” - One Year Adjustable Rate, LIBOR

“ML” - Monthly Adjustable Rate, LIBOR

“SA” – One Year adjustable Rate, SOFR

Pool Issue Date The date the pool was issued; always the first of any given 

month. Format is CCYYMMDD.

Issuer ID The number assigned by Ginnie Mae to the HMBS issuer 

organization

As-of Date A 6-character field (CCYYMM format) that represents the 

Reporting Period of the data in the file.
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Loan Level Record (Type L) Layout 

Data Item Description

Record Type A one-character identifier for the record type. Value is “L”.

Pool ID The Ginnie Mae Pool identifier; the number assigned by 

Ginnie Mae at pooling to the pool.

Issuer ID The number assigned by Ginnie Mae to the HMBS issuer 

organization

Disclosure Sequence Number An internal sequence number associated with the particular 

disclosure record.

Sequence Number Suffix A three-character suffix associated with the HECM loan that 

uniquely identifies this HECM Loan Participation.

Property Type Code The type of property defined as follows:

1 = Single Family

2 = Condominium

3 = Manufactured Housing

4 = Planned Unit Development

Original Principal Limit The principal limit is the maximum HECM mortgage amount; it 

equals the maximum claim amount times the principal limit 

factor; the Principal Limit reported at Pool issuance.

Current Principal Limit The Current Principal Limit, as of the most recent reporting 

period.

Reserved/Filler Field not used.
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Loan Level Record (Type L) Layout 

Payment Reason Code The reason for the payment amount (if any):

1 = Refinance

2 = Voluntary Full Prepayment

3 = Borrower Move 

4 = Death of Borrower

5 = Mandatory purchase event

6 = Optional purchase event

7 = Foreclosure

8 = Other

9 = Partial Prepayment

10 = Due and payable purchase event using Issuer 

corporate funds

11 = Pending FHA claim with partial payment

Blanks; no payment made

Original HECM Loan Balance 

(OPB)

The original principal balance of the HECM.

Current HECM Loan Balance The ending principal balance of the HECM; this is the 

accumulated net principal outstanding this reporting period.

Mortgage Margin Percentage points added to the index rate to determine an 

ARM's interest rate.

Rate Reset Frequency Period, whether annually or monthly, that the interest rate of 

each adjustable rate HECM resets under the interest rate 

formula and HECM loan documents applicable to each 

adjustable rate HECM. Value is derived based on the Pool 

Type:

A = Annual

M = Monthly

F = Fixed Rate
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Loan Level Record (Type L) Layout 

Servicing Fee Margin The Servicing Fee Margin is the spread between the note rate 

and the rate at which the HMBS participation accrues interest, 

must be at least 0.36 percent (36 bps), but no more than 1.50 

percent (150 bps), including the six bps for the Ginnie Mae 

Guaranty Fee. This is a calculated field based on HECM loan 

interest rate minus the Participation interest rate.

Borrower 1 Age at Pool 

Issuance

The age in years of Borrower 1 on the date of pool issuance.

Borrower 2 Age at Pool 

Issuance

The age in years of Borrower 2 on the date of pool issuance.

MSA Five-digit code for the Metropolitan Statistical Area or 

Micropolitan Statistical Area where the property is located. Value 

is derived from the Census tract associated with the borrower 

address.

HECM Loan Original Interest 

Rate

The original interest rate for the HECM loan, as reported at the 

initial pooling (first Participation).

HECM Loan Current Interest 

Rate

The current interest rate for the HECM loan; as of the most 

recent reporting period

Participation UPB The ending principal balance of the Participation; this is the 

accumulated balance of the Participation, as of the most recent 

reporting period

Participation Interest Rate The rate that interest accrued on the Participation for the 

reporting period, as of the most recent reporting period

Loan Servicing Fee Code A code which describes the type of Loan Servicing Fee applied 

to this loan.

1 = Fixed

2 = Spread
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Loan Level Record (Type L) Layout 

Expected Average Mortgage 

Interest Rate

The original expected average mortgage interest rate per FHA 

guidelines. It is fixed throughout the life of the loan and is used 

to determine payments to the borrower. For a fixed rate loan, 

the expected rate is the fixed interest rate. For an adjustable 

rate loan, the expected rate is the sum of the lender's margin 

and the U.S. Treasury Securities rate adjusted to a constant 

maturity of ten years.

Servicing Fee Set Aside 

Amount

An amount initially set aside from the Principal Limit as 

indicated on the Payment Plan Exhibit to the HECM Loan 

Agreement, to be applied to payment due for a fixed monthly 

charge for servicing activities of Issuer or its Subcontract 

Servicer. Such servicing activities are necessary to protect 

Issuer’s interest in the property. A servicing fee set aside, if 

any, is not available to the Borrower for any purpose, except to 

pay for loan servicing years.

HECM Original Funding Date The date the HECM loan was first funded. Format is CCYYMM.

Property Valuation Amount Statement of property’s value from a valid property valuation 

source as of the Origination Date.

Original Term of Payments Original number of monthly payments on a term or modified 

term loan as of the Pool Issue Date.

Property Charges Set Aside 

Amount

At closing, the amount that a borrower sets aside to cover 

property charges such as taxes, insurance, ground rents, and 

homeowner’s association fees.

Property Repair Set Aside 

Amount

At closing, the amount that a borrower sets aside to cover 

property repairs, plus the repair administration fee.

Property Valuation Effective 

Date

Effective date of the property valuation on the subject property 

as of the Origination Date. Format is CCYYMMDD.

Loan Origination Company The mortgage company is the entity that processed the HECM 

Loan Application.
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Loan Level Record (Type L) Layout 

HECM Loan Purpose Code The purpose for which the HECM loan was originated.

1 = HECM Traditional

2 = HECM Refinance

3 = HECM Purchase

HECM Loan Payment Option 

Code

The method to receive payments that was selected by the 

borrower as of the reporting cut-off date.

1 = Tenure

2 = Term

3 = Line of Credit

4 = Modified Term

5 = Modified Tenure

6 = Single Disbursement Lump Sum

HECM Saver Flag Code that indicates if this is a HECM Saver loan.

N = Standard HECM Loan

Y = HECM Saver Loan

Original Available Line of Credit 

Amount

Original available line of credit amount.

Original Draw Amount The original amount drawn on a line of credit loan.

Mortgage Servicer The current servicer of the mortgage.

Lifetime Floor Rate The minimum interest rate that can be applied during the loan 

term; ARM loans only.

Remaining Available Line of 

Credit Amount

The remaining line of credit balance reflects the remaining cash 

available to the borrower (net of any tenure or term set-asides

as well as any tax, maintenance, insurance or servicing setasides).

Monthly Servicing Fee Amount Total monthly servicing fee in dollars that is payable to the 

Issuer. The issuer is to report the monthly servicing fee on the 

HECM loan, for fixed servicing.
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Loan Level Record (Type L) Layout 

Monthly Scheduled Payment 

Amount

The monthly payment amount scheduled to be made to the 

borrower as of the reporting cut-off date, including, if applicable, 

the amount that will be withheld from borrower’s monthly 

payment for property charges.

Remaining Term of Payments Remaining number of monthly payments as of the reporting date 

on a term or modified term loan.

Initial Change Date The date that the loan rate will reset for the first time; ARM 

loans only. Format is CCYYMMDD.

Credit Line Set Aside Amount In exchange for reduced monthly payments, the specified 

amount of money set aside for a line of credit, on which the 

borrower can draw until the line of credit is exhausted.

MIP Basis Points The amount of the Mortgage Insurance Premium interest rate in 

basis points. A basis point equals one-hundredth of one percent. 

One hundred basis points is shown as "100" and is equal to 

one percent (.01) of the loan amount. The loan’s Case Number 

Assigned Date will be used when available to determine the 

MIP rate that is disclosed. For The Monthly Portfolio Disclosure,

if a Case Number Assigned Date is not available, the Loan 

Origination Date will be used to determine the MIP rate. For

the New Issuance Daily/Monthly Disclosures, if a Case Number 

Assigned Date is not available, blanks will be disclosed for the 

MIP rate.

Maximum Claim Amount The maximum claim amount is the lesser of the appraised value 

of the property or the maximum mortgage amount for a onefamily residence that HUD will insure in an area under Section 

203(b)(2) of the National Housing Act. The maximum claim 

amount is established when the Conditional Commitment is 

issued and represents the maximum amount that HUD will pay 

on a claim for insurance benefits.

Lifetime Interest Rate Change 

Cap

A cap that limits the interest rate increase over the life of the 

loan. The value is “5” for 1-Year adjusting loans. This field is 

required only for annual adjusting loans.
07/01/2023 16 GNMA HMBS Loan Level Disclosure Definitions

Loan Level Record (Type L) Layout 

Reset Months The number of months between interest rate resets for the loan.

This value is for Adjustable Rate loans only. The value is 

calculated/derived from the ARM Type field. The value is 1 for a 

Monthly Adjustable Rate loan and 12 for a One Year Adjustable 

Rate loan.

Current Month Liquidation Flag A code that indicates if the loan was liquidated in this reporting 

month.

Value is derived from Payment Reason.

Y = Yes

N = No

Eligible Non-borrowing Spouse A code that indicates if an Eligible Non-borrowing Spouse was 

identified at the time of loan closing and still remains eligible 

per FHA guidance. Whether an Ineligible Non-Borrowing 

Spouse was identified at closing does not apply to this field

Y = Yes

N = No

Mandatory Property Charges 

Set Aside

A code that indicates if the results of the borrower’s financial 

assessment required a mandatory property charges set aside.

Y = Yes

N = No

Annual Interest Rate Change 

Cap

A cap that limits the annual interest rate increase or decrease 

of the loan. The value is “2” for 1-Year adjusting loans. This 

field is required only for annual adjusting loans.

Maximum Interest Rate The maximum interest rate on the note. This field is required 

only for monthly adjusting loans.

Remaining Property Charges 

Set Aside

The remaining amount in the set aside established at closing to 

cover property charges such as taxes, insurance, ground rents, 

and homeowner’s association fees.

As-Of-Date (CCYYMM) The As-Of-Date identifies the year and month of the loan and 

pool information.
07/01/2023 17 GNMA HMBS Loan Level Disclosure Definitions

Loan Level Record (Type L) Layout 

Initial Monthly Scheduled 

Payment

The aggregate monthly amount that is payable to HECM 

borrowers in a given month under certain types of payment 

plans during the first twelve month disbursement period. This 

field’s value will always be blank in the New Issuance 

Daily/Monthly disclosures.

Initial Remaining Available Line 

of Credit

The aggregate line of credit available during the first twelve 

month disbursement period to borrowers under certain payment 

plans. The Initial Remaining Available Line of Credit Amount 

does not include set asides for the Monthly Servicing Fee, if 

any, property charges (such as taxes, hazard insurance, ground 

rents or assessments) or repairs, if any. This field’s value will

always be blank in the New Issuance Daily/Monthly disclosures.

Adjustment Date The first date (CCYYMMDD format) after the Pool Issue Date on 

which the interest rate on the HECM related to the Participation 

pooled will adjust. For monthly adjustable HECMs the date

must be the first day of the month immediately following pool 

issuance. For annually adjustable HECMs, the date must be

the first day of a month within twelve months following the 

month of pool issuance.
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Pool Trailer Record (Type T) Layout 

Data Item Description

Record Type A one-character identifier for the record type. Value is “T”.

CUSIP Number The CUSIP number is a unique, nine-character identification 

number permanently assigned by the Committee on Uniform 

Securities Identification Procedures to each publicly traded 

security at the time of issuance.

Pool ID The Ginnie Mae Pool identifier; the number assigned by 

Ginnie Mae at pooling to the pool.

Issue Type Designates the issue type of the pool. All HMBS pools are 

designated as type “H.”

Pool Type The type of HMBS pool defined as follows:

“RF” - Fixed Rate

“RA” - One Year Adjustable Rate, CMT

“RM” - Monthly Adjustable Rate, CMT

“AL” - One Year Adjustable Rate, LIBOR

“ML” - Monthly Adjustable Rate, LIBOR

“SA” – One Year Adjustable Rate, SOFR

Pool Issue Date The date the pool was issued; always the first of any given 

month.

Issuer ID The number assigned by Ginnie Mae to the HMBS issuer 

organization

As-of Date A 6-character field (CCYYMM format) that represents the 

Reporting Period of the data in the file.

Loan Count for the Pool The number of loans (participations) in the file for this pool.
07/01/2023 19 GNMA HMBS Loan Level Disclosure Definitions

Overall File Trailer Record (Type Z) Layout

Data Item Description

Record Type A one-character identifier for the record type. Value is “Z”.

File Name A 22 character value of the format

“GNMA_HMB_LL_XXX_CCYYMM” where XXX is MON for 

monthly loan level, or NEW for daily New Issuance or MNI for 

monthly New Issuance; and CCYYMM is the same value as 

“As-of Date”.

File Number Number from 001 to 002 indicating which segment of split file 

this file is.

Count of Pools in this File The number of pools contained in this file.

Count of Loans in this File The number of loans contained in this file.

Total Record Count The count of all records in this file, including all headers and 

trailers.

As-Of Date (CCYYMM) A 6-character field (CCYYMM format) that represents the 

Reporting Period of the data in the file.

Section 5 – Disclosure Change History

Change # First Month Disclosed Description

1.0 Initial Version.

1.1 06/04/2013. Version 1.0 with these revisions: The Loan 

Status Code field will not be disclosed, and the output 

will be blanks. The name of the “Lifetime Interest Rate 

Cap” field was changed to “Lifetime Cap/Maximum 

Interest Rate”; the field definition was changed as well.

1.2 07/26/2013. Version 1.1 with this revision: The HECM 

Original Funding Date field size/format was changed from 

8 characters/CCYYMMDD to 6 characters/CCYYMM.
07/01/2023 20 GNMA HMBS Loan Level Disclosure Definitions

1.3 10/24/2014. Version 1.2 with these revisions:

(1) Removed references to Release 1.

(2) Revised the Payment Reason Code descriptions 

to correspond to those published in the MBS 

Guide Appendix vi-17.

(3) Revised the descriptions of the following fields in 

to be consistent with the MBS Guide Appendices 

iii-28 and vi-17: Original Term of Payments; 

Property Repair Set Aside Amount; HECM Loan 

Payment Option Code; Monthly Servicing Fee 

Amount; Monthly Scheduled Payment Amount; 

Remaining Term of Payments.

2.0 03/01/2015. Version 1.3 with these revisions:

(1) Renamed “Lifetime Cap/Maximum Interest Rate” 

field to “Lifetime Interest Rate Change Cap”.

(2) Added fields and definitions for the following 

values: Non-borrowing Spouse; Mandatory 

Property Charges Set Aside; Annual Interest Rate 

Change Cap; Maximum Interest Rate; Remaining 

Property Charges Set Aside

(3) Added a new value to the Payment Option value 

set (“6”, “Single Disbursement Lump Sum”).

2.1 03/01/2015. Version 2.0 with these revisions:

(1) Renamed “Periodic Interest Rate Change Cap” to 

“Annual Interest Rate Change Cap”.

2.2 04/01/2015. Version 2.1 with these revisions:

(1) Renamed the “Non-borrowing Spouse” field to 

“Eligible Non-borrowing Spouse”, and revised the 

field definition.

(2) Revised the effective date from 03/01/2015 to 

04/01/2015.

2.3 December 2017 for 

November 2017 period 

data

Version 2.2 with these revisions:

(1) Added definitions for the new Type “L” record 

fields: Initial Monthly Scheduled Payment, Initial 

Remaining Available Line of Credit, and 

Adjustment Date

2.4 03/01/2018. Version 2.3 with this revision:
07/01/2023 21 GNMA HMBS Loan Level Disclosure Definitions

(1) Revised the definition of Original Interest Rate to 

indicate it is the original interest rate for the 

HECM loan, as reported at the initial pooling (first 

Participation).

2.5 July 2023 for July 2023 

period data

07/01/2023 Version 2.4 with these revisions:

(1) Added “SA” to the list of possible values of the 

Pool Type field, for both the Pool Header and 

Pool Trailer records.
07/01/2023 22 GNMA HMBS Loan Level Disclosure Definitions

Appendix A – HMBS Loan Level Disclosure Files Summary

GINNIE MAE DISCLOSURE FILES

“DAILY / MONTHLY” New Issuance FILES

File Product ID Current Status Target Date

1 HMBS Daily 13320217 Produced Daily, when there 

are new issuances

In Production

2 HMBS 

Monthly

*N/A* Produced Monthly, for the 

entire month’s new 

issuances

In Production

GINNIE MAE DISCLOSURE FILES

“MONTHLY” FILES

File Product ID Current Status Target Date

1 HMBS

Monthly Pool 

Disclosure 

File

13320216 Produced Monthly, on 6

th

BD day

In Production

2 HMBS 

Monthly Loan 

Level 

Disclosure 

File

Produced Monthly, on 6

th

BD day

In Production