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All Participants Memoranda (APMs)

APMs (All Participant Memoranda) are issued by IPM generally to announce policy and MBS Guide changes accessed by Issuers, Document Custodians and other participants in Ginnie Mae programs.

All Multiclass Participants Memoranda (APMs) can be accessed via our online library (powered by AllRegs) or downloaded in Portable Document Format (PDF) from this page. Please click herearrow to download Adobe Acrobat Reader.

Only a subset of APMs are listed on this page. In order to access all APMs back to year 1999, please click herearrow. Please direct any questions you may have to your Ginnie Mae Account Executive in the Office of Issuer and Portfolio Management at (202) 708-1535.

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11/17/2016 - APM 16-06

In an effort to provide timely disclosure to Investors in HECM Mortgage Backed Securities (HMBS), Ginnie Mae is moving up the deadline for addressing exception feedback and corrections to the HMBS Issuer Monthly Report of Pool, Loan and Participation Data (Monthly Reporting Data) in Ginnie Mae’s Reporting and Feedback System (RFS).

The monthly reporting cycle consists of three elements: Initial submission of the Monthly Reporting Data, exception feedback, and corrections. The deadline for Initial Submission of the Monthly Reporting data will remain the same and will continue to be due no later than 7:00PM (Eastern Time) on the second (2nd) business day of the month following the reporting month. In contrast, the deadline for addressing exception feedback and making corrections is changing as follows.

Beginning with Monthly Reporting Data due on January 3, 2017 (for the December 2016 reporting period), the deadline for corrections is being bifurcated into two dates depending on the severity of the exception:

  • Critical RFS exceptions that are designated as Errors (“E”) and Critical (“C”) related to the pool, loan and/or participation records must be corrected no later than 7:00PM (Eastern Time) on the 4th business day of the month following the reporting month. 
  • RFS exceptions that are designated Matching (“M”) and Low (“L”) must be corrected no later than 7:00PM (Eastern Time) on the 10th business day of the month following the reporting month.

The Reporting and Feedback System (RFS) HMBS Issuer Monthly reporting of Pool, Loan, and Participation Data, Appendix VI-17 (Appendix VI-17) to the Mortgage Backed Securities Guide 5500.3, Rev-1 (MBS Guide), has been updated to provide definitions for the categories of RFS exceptions—Errors (“E”), Critical (“C”), Matching (“M”) and Low (“L”). The exception messages themselves, have also been added, and follow the record layout and definitions to which they relate.

In order to facilitate the accelerated reporting timeframes, Ginnie Mae is automating the distribution of exception feedback reports which will no longer be delivered to Issuers via email. Effective for reporting due January 3, 2017 (for the December 2016 reporting period), HMBS Issuers may obtain exception feedback reports from within the RFS module itself. Reports are available immediately after the file has been processed and can be viewed or downloaded under the HMBS Reporting and Administration (HRA) “Exception Feedback” Tab in RFS. For specific instructions on viewing and downloading Exception Feedback Reports, please consult the HMBS Issuer User Guide contained within the HMBS Reporting and Administration (HRA) “Exception Feedback” Tab in RFS.

Lastly, several data field definitions in Appendix VI-17 have been revised to provide users with a more complete and accurate description of the data being requested by each field, but these clerical revisions do not require HMBS Issuers to implement any additional data file changes.

If you have technical questions regarding this announcement, please contact the Issuer Support Group at 1-888-446-6434. If you have other questions, please contact your Account Executive in the Office of Issuer and Portfolio Management directly or at (202) 708-1535.

10/19/2016 - APM 16-05

The purpose of the Ginnie Mae Mortgage-Backed Securities (MBS) Program is to attract funding from capital market investors in support of government-insured and guaranteed housing programs, and to provide lower-cost financing for the homeowners those programs are designed to serve. Investor participation in the MBS program depends, in part, on a level of confidence that investment returns can be expected to be reasonably aligned with market conditions. Recent trends involving the rapid refinance of a small number of loans in Ginnie Mae pools, often originated at above market interest rates, have raised concerns about this alignment, and the impact of multiple, rapid refinance transactions on borrower equity and financing costs.

Ginnie Mae is therefore taking steps to reduce outlier refinance trends by adding a requirement for the inclusion of streamlined refinance loans in Ginnie Mae I single Issuer pools, and Ginnie Mae II Multiple Issuer Pools (MIPs). Effective with pool issuances on or after February 1, 2017, streamline refinance loans may be delivered into Ginnie Mae I single Issuer pools or Ginnie Mae II MIPs only if, at the time of the refinance, at least six consecutive monthly payments have been made on the existing loan. Streamline refinances of loans on which fewer than six consecutive monthly payments have been made may only be delivered into Ginnie Mae II custom MBS pools.

Ginnie Mae consulted and obtained the support of the insuring and guaranteeing agencies: the Federal Housing Administration (FHA); the Department of Veterans Affairs (VA); USDA Rural Development (RD); and the Office of Public and Indian Housing (PIH). The eligibility requirement described in this APM does not alter any program parameters or any standards or regulations established by FHA, VA, RD or PIH. Upon the effective date of the requirement described in this APM, including a streamline refinance loan into a Ginnie Mae I single Issuer pool or Ginnie Mae II MIP without the requisite payment history on the prior loan will constitute a violation of the Guaranty Agreement and the Mortgage Backed Securities Guide, HUD Handbook 5500.3, Rev-1.Ginnie Mae will continue to monitor the issue of rapid prepayment speeds and consider other measures to address security performance and borrower protections, as appropriate.

If you have any questions regarding this announcement, please contact your Account Executive in the Office of Issuer and Portfolio Management directly or at (202) 708-1535.

6/7/2016 - APM 16-04

Ginnie Mae has been actively working to improve the accuracy and efficiency of monthly investor reporting by consolidating investor reporting activities into the Reporting and Feedback System (RFS) within the Ginnie Mae Enterprise Portal (GMEP). Ginnie Mae is pleased to announce that the process for submitting the Issuer’s Monthly Summary Report and Certification, form HUD-11710D (HUD-11710D) for MBS Issuers, and form HUD-11710DH (HUD-11710DH) for HMBS Issuers, as well as the process for submitting the Issuer’s Monthly Remittance Advice, forms HUD-11714 and HUD-11714SN, are migrating from GinnieNET to RFS. Issuers will have access to the new streamlined reporting processes beginning in July 2016 and must use these streamlined processes to submit the data and certification(s) required for the June 2016 monthly reporting period.

Streamlined Process for Certifying an Issuer’s Monthly Report
Under the new streamlined approach, Issuers will no longer submit the monthly summary data and certification on forms HUD-111710D or HUD-11710DH. Rather, Issuers will be required to certify as to the accuracy and completeness of the pool, loan, and, if applicable, participation data reported in RFS by accessing a new monthly certification screen within RFS. Consistent with APM15-17, Issuers may delegate their monthly reporting certification responsibilities to an approved subservicer.

To perform the monthly reporting certification in RFS, an individual must have an active Ginnie Mae issued SecurID Token and be listed on the form HUD-11702 for the Issuer or its approved subservicer, as applicable. Appendix III-29 of the Mortgage-Backed Securities Guide, 5500.3, Rev.1 (MBS Guide), contains information on how to obtain a SecurID Token.

Appendices VI-05 and VI-21 of the MBS Guide, which contain the templates and instructions for submitting forms HUD-11710D and HUD-11710DH, are being reserved for reference purposes only as these forms will no longer be required for monthly reporting.

New Monthly Reporting Certification Deadline
Ginnie Mae is moving the deadline for certifying the data for each monthly reporting period. Previously, Issuers were required to submit and certify the form HUD-11710D and Form HUD-11710DH data by the fourth business day. Under the new streamlined reporting schedule, Issuers are required to complete the new certification in RFS between the tenth business day of the month and the fourteenth business day of the month, after all corrections to their monthly pool, loan, or participation data have been completed.

Any Issuer that makes corrections to their pool, loan, or participation data after they have completed the certification for that reporting period must recertify as to the accuracy and completeness of the corrected data. Issuers must perform any recertification by the fourteenth business day of the month. Any changes, corrections, or certifications submitted after the fourteenth business day will be considered events of non-compliance.

Streamlined Process for Submitting Remittance Advices for Certificated Ginnie Mae I Securities
Issuers of certificated Ginnie Mae I pools are required to submit Remittance Advice data (forms HUD 11714 and HUD-11714SN) to Ginnie Mae via GinnieNET. Effective July 1, Remittance Advice information must be reported to Ginnie Mae through a new online direct entry screen in RFS or by using GMEP’s file upload function.

Appendices VI-10 and VI-11 of the MBS Guide have been updated and contain the file layout(s) required for reporting remittance advice data as well as detailed instructions on reporting this information through GMEP. The deadline for submitting the remittance advice data to Ginnie Mae remains the eighth business day of each month.

Relevant System Access Instructions
The modernization section of Ginnie Mae’s website contains detailed information on the various system credentials needed to access and complete the new streamlined reporting processes outlined in this memorandum. Please note that any monthly reporting and remittance advice data submitted previously through GinnieNET will remain available for review, printing, and export.

Corresponding MBS Guide Chapter Changes
Chapters 4, 15, 17, and 35 of the MBS Guide have been modified in accordance with this APM. All MBS Guide changes referenced in this APM are effective for the June 2016 monthly report period (due in calendar month July 2016).

Please direct any questions you may have to your Ginnie Mae Account Executive in the Office of Issuer and Portfolio Management directly or at (202) 708-1535.​

4/15/2016 - APM 16-03

As part of its core mission, Ginnie Mae supports affordable housing by channeling global capital into the nation's housing markets.  In 1997, Ginnie Mae implemented the Targeted Lending Initiative (TLI) for the purpose of incenting lending in certain underserved communities through a reduced guaranty fee.  Recently, Ginnie Mae undertook a program evaluation of TLI in connection with the ongoing modernization of Ginnie Mae’s securitization platform. 

The result of this evaluation indicated that the reduced guaranty fee offered under TLI did not have a meaningful impact on overall lending patterns.  In light of the significant investment that would have been required to update and maintain TLI for the modernized securitization platform and the cost of the reduced guaranty fee, Ginnie Mae determined that it could not justify continuance of this program.  Consequently, Ginnie Mae will discontinue TLI effective with October 1, 2016 issuances to focus its limited resources on efforts that have a more direct impact on Ginnie Mae’s core mission activities.
 
All securities with an issuance date of September 1, 2016 or earlier will continue to be evaluated for and receive a guaranty fee discount under the TLI program, if eligible.  All securities that are eligible for the TLI guaranty fee discount as of September 2016 will continue to receive the TLI discount for the life of the associated pool or loan package.
 
Effective with October 1, 2016 issuances and thereafter, Ginnie Mae will cease analyzing whether the loans submitted as collateral for any new pool or loan package qualify for TLI.  Ginnie Mae will also cease extending any guaranty fee discounts based on the percentage of TLI qualifying loans that comprise those pools or loan packages. The following table summarizes the impact of the aforementioned changes.
 
 
 
Security Issuance Date
Impact of TLI Curtailment
Existing securities eligible for TLI Discount as of April 15,2016
None. If security qualifies for a TLI discount, it will retain the discount for the life of the associated pool or loan package
 
New securities with an Issuance date of September 1, 2016 or earlier
If the pool or loan package meets one of the composition percentage thresholds in Chapter 33-2, the associated security will receive the corresponding TLI discount for the life of the pool or loan package.
 
New securities with an issuance date of October 1, 2016 or later
All securities will be ineligible for a TLI related discount.
 
Chapters 6, 10, 24 and 33 of the Mortgage-Backed Securities Guide 5500.3, Rev. 1 (MBS guide) will be updated in accordance with this APM.  Appendix III-10 of the MBS Guide will be retired and reserved effective October 1, 2016.
 
If you have any questions regarding this announcement, please contact your Account Executive in the Office of Issuer and Portfolio Management directly, or at (202) 708-1535.
2/1/2016 - APM 16-01

In APM 15-12, published August 3, 2015, Ginnie Mae announced revisions to the Document Custody Manual (Revised Manual), Appendix V-1 to the Mortgage Backed Securities Guide, 5500.3, Rev-1 (MBS Guide). The APM also provided that additional guidance, including Chapter 9 of the Revised Manual, would follow pending feedback from the Issuer and custodian communities. Ginnie Mae has completed its review of this feedback and incorporated any necessary changes to the Revised Manual, which is effective February 1, 2016.

The Revised Manual has been published in a new format to address previous inconsistencies in the manner that the various clauses and headings were numbered, indented, identified, named or labeled across the Manual. The Revised Manual is now organized in an outline format that follows a standard numbering and font convention for the sections, clauses and headings within each chapter. The feedback received has been incorporated by revisions in the Chapters themselves, or by adding to the Frequently Asked Questions (FAQs) in Chapter 9. The Chapters that include revisions are 2, 3, and 7, all other Chapters remain as published last August, except for the change to the outline format. Chapter 9 has been overhauled and is made up almost entirely of new FAQs; the requirements addressed in the prior set of FAQs were incorporated into the relevant Chapters with the draft published in August 2015.

Ginnie Mae will hold an Outreach Call for Issuers and Document Custodians on the implementation of the Revised Manual Wednesday, February 3, 2016 at 3:15 PM Eastern Time. Instructions for joining the call are located here.

If you have any questions regarding this announcement, please contact your Account Executive in the Office of Issuer and Portfolio Management directly, or at (202) 708-1535.

2/1/2016 - APM 16-02

In APM 15-12, published August 3, 2015, Ginnie Mae announced revisions to the Document Custody Manual (Revised Manual), Appendix V-1 to the Mortgage Backed Securities Guide, 5500.3, Rev-1 (MBS Guide). The APM also provided that additional guidance, including Chapter 9 of the Revised Manual, would follow pending feedback from the Issuer and custodian communities. Issuers expressed particular concern with the requirement to obtain and record subordination agreements for modified loans. After additional research and consideration, Ginnie Mae has revised this requirement, as described below.

In the Revised Manual as it was published in August 2015, the Issuer had the option to document the first lien position of a modified loan with either a Title Policy Endorsement, or an ALTA form Mortgage Modification Policy (MMP). However, if the Issuer obtained an MMP, it was required to obtain subordination agreements for all intervening liens, not only those required to maintain first lien position of the modified loan. Ginnie Mae has revised its guidance to require subordination agreements only if they needed to maintain first lien position of the modified loan, regardless of the title product —  Title Policy Endorsement or MMP — obtained by the Issuer. Any subordination agreements required for this purpose must be recorded.

This policy change has been incorporated into the Revised Manual and Chapter 24 of the MBS Guide, and is effective February 1, 2016.

If you have any questions regarding this announcement, please contact your Account Executive in the Office of Issuer and Portfolio Management directly, or at (202) 708-1535.

12/30/2015 - APM 15-22

Ginnie Mae is notifying multifamily and healthcare mortgage-backed securities (MBS) Issuers that it will no longer conduct independent reviews of collateral modifications of multifamily and healthcare loans in Ginnie Mae MBS that back Ginnie Mae-guaranteed Real Estate Mortgage Investment Conduits (REMICs). For purposes of this APM, healthcare loans do not include FHA Section 242 hospital loans, which remain subject to the requirements of Multiclass Participants Memorandum (MPM) 11-04. This notice is effective immediately.

Prior to the issuance of this APM, Ginnie Mae reviewed most collateral modifications to Federal Housing Administration (FHA) and USDA Rural Development (RD) insured or guaranteed multifamily and healthcare loans that collateralize Ginnie Mae MBS held by REMICs. Collateral modifications include, but are not limited to, partial releases of secured property and the addition of real property as mortgage collateral, including modifications necessitated by the origination of FHA Section 241(a) loans (241 loans). Section 241(a) of the National Housing Act authorizes supplemental loans to finance repairs, additions, and improvements to multifamily projects and healthcare facilities insured by FHA. 241 loans are subordinated to existing first lien FHA-insured loans. Some 241 loans require collateral modification of the first-lien loan documents to allow expansion of the existing site to accommodate new construction.

Ginnie Mae requested from the Internal Revenue Service (IRS) clarification of the tax consequences of collateral modifications to loans that collateralize Ginnie Mae MBS pass-thru certificates held by REMICs guaranteed by Ginnie Mae. IRS recently provided Ginnie Mae such clarification in a general information letter. Based on the IRS’ clarification, Ginnie Mae will no longer review collateral modifications.

Issuers must ensure that all collateral modifications of existing loans comply with all regulations and other requirements of the loan insuring or guarantying agency, and of Ginnie Mae, including, but not limited to, those barring changes in the amount or duration of loan payments. Multifamily and healthcare MBS Issuers also are reminded that loans backing MBS to be placed in REMICs or sold with that expectation must be eligible for REMIC pooling, including the requirement that the loan be principally secured by real property, in accordance with IRS regulations.

If you have any questions regarding this announcement, please contact your Account Executive directly or at (202) 708-1535.

12/28/2015 - APM 15-21

In APM 15-12, published August 3, 2015, Ginnie Mae announced revisions to the Document Custody Manual (Revised Manual), Appendix V-1 to the Mortgage Backed Securities Guide, 5500.3, Rev-1 (MBS Guide) that would be effective for pools issued January 1, 2016 and thereafter. APM 15-12 also provided that additional guidance, including Chapter 9 of the Manual, would follow pending feedback from the Issuer and custodian communities. Ginnie Mae is still completing Chapter 9 and making other corrections based on the substantive feedback received from Issuers and custodians. Ginnie Mae intends to publish these updates in January 2016, and for this reason, the effective date of the Manual is changing to February 1, 2016.

Ginnie Mae recognizes that Issuers and custodians have begun adapting to the requirements in the Revised Manual since its publication in August 2015, and may have loans intended for January pooling that comply with the revised requirements. Issuers and custodians may, but are not required to, apply the requirements contained in the Revised Manual for pools issued January 1, 2016 and thereafter.

Ginnie Mae also acknowledges that Issuers need to know several months in advance of pooling which documentation requirements will apply to the final certification process for pools containing modified loans. To eliminate any confusion that may exist, Ginnie Mae would like to clarify both the current title insurance and lien subordination requirements and the changes announced in the Revised Manual for the certification of pools containing modified loans.

Current Documentation Requirements for Modified Loans

In addition to the documents required generally, for all loans, the following documents are required for modified loans:

(a) Recorded Loan Modification Agreement;

(b) New title policy, or title policy endorsement that reflects recordation of the loan modification agreement. The title policy or title policy endorsement must provide coverage for the total amount of the modified loan, and insure that the modified loan retains first lien position;

(c) Recorded subordination agreements in some cases. If a title policy endorsement is used, the Issuer must also provide any subordination agreements required by the title policy endorsement provider to insure first lien position. Any subordination agreements required for this purpose must be recorded. If the title insurance provider does not require subordination agreements in order to issue a title policy, Ginnie Mae does not require the subordination agreements.

Revised Documentation Requirements for Modified Loans

The Revised Manual included the option to provide an ALTA form Mortgage Modification Policy (MMP) as an alternative to a new title policy, or title policy endorsement so long as any intervening liens were subordinated. This documentation is intended to be an alternative to obtaining a new title policy or title policy endorsement. Therefore, in addition to the documents required generally, for all loans, and the requirement for a recorded Loan Modification Agreement, the Revised Manual requires

EITHER:

(a) New title policy, or title policy endorsement that reflects recordation of the loan modification agreement. The title policy or title policy endorsement must provide coverage for the total amount of the modified loan, and insure that the modified loan retains first lien position;

(b) Recorded subordination agreements in some cases. If a title policy endorsement is used, the Issuer must also provide any subordination agreements required by the title policy endorsement provider to insure first lien position. Any subordination agreements required for this purpose must be recorded. If the title insurance provider does not require subordination agreements in order to issue a title policy, Ginnie Mae does not require the subordination agreements.

OR:

(a) An ALTA form Mortgage Modification Policy (MMP) that reflects all amounts added to the loan’s principal balance through modification are insured, and

(b) Recorded subordination agreements for liens added to title after the original date of the mortgage.

If you have any questions regarding this announcement, please contact your Account Executive in the Office of Issuer and Portfolio Management directly, or at (202) 708-1535.

12/11/2015 - APM 15-20

Ginnie Mae is committed to enhancing the quality of the data collected and disclosed on the multifamily mortgage-backed securities (MBS) it guarantees. FHA and USDA RD multifamily loans can be originated under one, or a combination of sections of the National Housing Act and the Housing Act (section(s) of the Act), respectively. Ginnie Mae is updating the data field in GinnieNET to fully capture the section(s) of the Act under which an FHA or USDA RD multifamily loan is insured or guaranteed effective December 14, 2015.

Data Field for Direct Entry Pool Submission in GinnieNET
For direct entry pool submission in GinnieNET, the Section data field in the Multifamily Mortgage Details – 11706 screen will have both an updated FHA-RD Housing Section pick list from which to select a mortgage’s relevant section(s) of the Act and an expanded field in which the Issuer may type in the applicable section(s) of the Act. See attached GinnieNET Sections Pick List Descriptions document for the updated list.

Data Field for File Import Pool Submission in GinnieNET
For pool submissions via file import into GinnieNET, the Section Code data field - field 9 in the M01 mortgage record layout - is being moved to field 2 in the new M13 mortgage record layout. In its new location, the Section Code field will have added length to accommodate the section(s) of the Act information. Field 9 of the M01 mortgage record layout will be converted to filler. Please see the updated GinnieNET Multifamily Import File Layouts located here.

Prospectus Revisions
In addition to the update to the section(s) of the Act data field, Ginnie Mae is making minor technical revisions to the Project Loan Securities and Construction Loan Securities prospectuses, forms HUD-1724 and HUD-1731, respectively, to align them with Ginnie Mae’s policy contained in Chapters 31 and 32 of the Mortgage-Backed Securities Guide 5500.3, Rev. 1 (MBS Guide). These revisions will be effective January 1, 2016.

If you have any questions regarding this announcement, please contact your Account Executive directly or at (202) 708-1535.

12/3/2015 - APM 15-19

Ginnie Mae hereby announces that the timeframe for reporting quarterly Custodial Account Verifications (CAVs) is changing in connection with the implementation of streamlined investor reporting requirements. The timeframe for reporting CAVs will now be between the 6th business day and the 15th business day of the month, and is effective immediately. The next quarterly reporting of CAVs is due between December 8, 2015 and December 21, 2015, and must be submitted through the Ginnie Mae Enterprise Portal (GMEP).

Previously, quarterly CAVs were required to be reported through GinnieNET no later than the 10th calendar day of March, June, September, and December, but could be filed as early as the 1st calendar day of the respective month. Effective immediately, quarterly CAVs must be filed through GMEP between the 6th business day and the 15th business day of March, June, September and December. Any CAVs filed before the 6th business day of the month in which the reporting is due will not be accepted. Chapter 16 and Appendix VI-16 of the Mortgage-Backed Securities Guide, HUD Handbook 5500.3, Rev-1 (MBS Guide), have been updated in accordance with this APM.

As a reminder, GMEP will permit Issuers to submit the CAVs using one of two methods, direct online entry or file upload. Please see APM 15-15, Implementation of Streamlined Investor Reporting, for more details concerning the process and requirements for filing CAVs through GMEP.

Please direct any questions you may have to your Ginnie Mae Account Executive in the Office of Issuer and Portfolio Management directly or at (202) 708-1535.

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Last Modified: 5/17/2016 9:05 AM