Resolve Reports EDR Codes

Overview

Month-end delinquency data and default activity must be reported to Freddie Mac timely and accurately within the first three business days of every month, following the month in which the event occurred. Servicers must adhere to timelines when reporting delinquency data via EDR or submitting a request (e.g., trial period cancellations) via Resolve.

Resolve will automatically complete the default reporting of certain EDR codes in certain scenarios. It's important the Servicer understands when Resolve reports default codes to EDR to avoid:

Late reporting of trial period cancellations
Duplicate reporting
Inaccurate data on reports

Default codes reported by Resolve to EDR

Resolve reports the BF, RFD, HD and H6 default codes to EDR on the 3rd business day (5 p.m. Eastern Time) of the following month in which the event occurred. If the Servicer reports these codes prior to the 3rd business day of the month, the Servicer’s EDR reporting data will be ignored.

Resolve reports cancellation requests for modification trial periods to EDR daily; therefore, Resolve reports the HE default code to EDR the day the Servicer submits the cancellation request through Resolve.

Servicers must submit updates and trial period cancellations via Resolve no later than 4:59 p.m. Eastern Time (ET) the 3rd business day of the month following the Trial Period start date to ensure the accuracy of month end results for default codes reported by Resolve.

The table below provides descriptions of the default codes reported by Resolve to EDR.

EDR Code	Description
BF	Freddie Mac Standard Modification Trial Period The borrower has entered into a Trial Period Plan for a Flex Modification, COVID-19 Flex Modification or Disaster Flex Modification
RFD	Reason For Default Default reason codes are required for mortgages that are 90 or more days delinquent, except for the following: Mortgage located in an Eligible Disaster Area Mortgages on an active forbearance plan
HD	Modification In Review The Servicer is reviewing a loan for a possible Flex modification or disaster Flex modification.
HE	Ineligible/Cancel Modification The Servicer has determined the borrower, who was reviewed for a modification, is ineligible for any modification or Trial Period Plan.
H6	Payment Deferral Resolve reports default code H6 to EDR for COVID-19 payment deferrals and disaster payment deferrals on the 3rd business day (5 p.m. Eastern Time) of the following month in which the event occurred when: The payment deferral is workout approved The payment deferral is workout approved and settles in a subsequent month The Servicer elects to use a processing month to complete the COVID-19 or disaster payment deferral Note: The H6 code will not be reported to EDR if the status is Cancelled, Eligible for Draft, Ineligible for Draft or Ineligible for Approval. In the following instance, The Servicer must report default code H6 via EDR to notify Freddie Mac that the mortgage is subject to an active COVID-19 or disaster payment deferral offer when a forbearance period ended, and the Servicer extends a proactive COVID-19 or disaster payment deferral offer. The Servicer should continue to report the H6 code until the offer expires or the payment deferral is completed.

Important: Although Resolve reports to EDR default action codes for Flex Modifications and Payment Deferrals on the Servicer’s behalf, all other required EDR delinquency reporting must be completed by the Servicer. Servicers must still report delinquency and default information by 5:30 p.m. Eastern Time to be credited as received on that day. Refer to the Single-Family Seller/Servicer Guide (Guide) sections 9102.7 or 9206.13 for EDR delinquency reporting requirements.

Scenarios

Use the following scenarios to understand when Resolve reports default codes to EDR.

BF- Modification Trial Period

Product Types

Workout Reporting Status

Resolve reports to EDR

Flex Modification

COVID-19 Flex Modification

Disaster Flex Modification

Simultaneous Assumption and Flex Modification

Trial Period Approval (TPAD)

Includes Trial Period extensions and interim month requests submitted by the Servicer

The BF code on the 3rd business day (5 p.m. ET) of the month following the month the event occurred with an action date that reflects the Trial Period start date.

Resolve automatically reports the approved Trial Period with the Trial Period start date every month of the Trial Period Plan.

Scenario #1	Servicer Action	Then
Trial Period Approved prior to the 15^th of the month	No Servicer Action Required.	Resolve reports the BF code to EDR on the 3rd business day (5 p.m. ET) of the month following the month of the Trial Period start date.
*Example (no interim month)*
Trial Period Approved on 12/14 Trial Period Start Date is 1/1 Trial Period 1/1 – 3/31	No Servicer Action Required, provided the borrower successfully made their payment in the month in which it was due.	Resolve reports the BF code to EDR on the 3rd business day (5 p.m. ET) of February, March and April.
*Example (insert an interim month)*
Trial Period Approved on 12/14 Trial Period Start Date is 1/1 Trial Period 1/1 – 4/30	Servicer initiates a Trial Period extension (i.e., inserts an interim month) when submitting the Workout Approval Request.	Resolve reports the BF code to EDR on the 3rd business day (5 p.m. ET) of February, March, April and May.
Scenario #2	Servicer Action	Then
Trial Period Approved after the 15^th of the month	No Servicer Action Required.	Resolve reports the BF code to EDR on the 3rd business day (5 p.m. ET) of the month following the month of the Trial Period start date.
*Example (no interim month)*
Trial Period Approved on 12/16 Trial Period Start Date is 2/1 Trial Period 2/1 – 4/30	No Servicer Action Required, provided the borrower successfully made their payment in the month in which it was due.	Resolve reports the BF code to EDR on the 3rd business day (5 p.m. ET) of March, April and May.
*Example* *(insert an interim month)*
Trial Period Approved on 12/16 Trial Period Start Date is 2/1 Trial Period 2/1 – 5/31	Servicer initiates a Trial Period extension (i.e., inserts an interim month) when submitting the Workout Approval Request.	Resolve reports the BF code to EDR on the 3rd business day (5 p.m. ET) of March, April, May and June

RFD - Reason For Default

Product Types

Workout Reporting Status

Resolve reports to EDR

Flex Modification

COVID-19 Flex Modification

Disaster Flex Modification

Simultaneous Assumption and Flex Modification

Payment Deferral

COVID-19 Payment Deferral

Disaster Payment Deferral

Trial Period Approval (TPAD - applies to Flex Modifications only)

Workout Approval (applies to Payment Deferrals only)

The RFD code on the 3rd business day (5 p.m. ET) of the month following the month of the Trial start or the Workout is approved. If the Servicer doesn't provide the reason for default, Resolve won't report the reason for default code to EDR.

HD - Modification in Review

Product Types

Workout Reporting Status

Resolve reports to EDR

Flex Modification

Disaster Flex Modification

Trial Period Approval Request (TPAReq)

The HD code on the 3rd business day (5 p.m. ET) of the month following the month the event occurred.

Scenario #1	Servicer Action	Then
Trial Period Approval Request (TPAReq)	No Servicer Action Required.	Resolve reports the HD code to EDR on the 3rd business day (5 p.m. ET) of the month following the month the event occurred.
*Example*
Trial Period Approval Request submitted on 10/1 Trial Period Approved (TPAD) on 10/1 Trial Period Start Date is 11/1	No Servicer Action Required	Resolve reports HD code to EDR on the 3rd business day (5 p.m. ET) of November for the October cycle. Resolve reports BF code to EDR on the 3rd business day (5 p.m. ET)* of December for the November cycle.* Resolve reports BF code to EDR on the 3rd business day (5 p.m. ET) of January for the December cycle. Resolve reports BF code to EDR on the 3rd business day (5 p.m. ET)* of February for the January cycle.*
*Example*
Trial Period Approval Request submitted on 10/1 Trial Period Approved (TPAD) on 10/1 Trial Period Start Date is 11/1	Servicer submits a cancellation request (CXLReq) via Resolve on 11/1.	Resolve reports HD code to EDR on the 3rd business day (5 p.m. ET) of November for the October cycle. Resolve doesn’t report HE codes to EDR on the 3rd business day of November for the October cycle. Resolve doesn’t report BF code to EDR on the 3rd business day of December for the November cycle.

HE - Cancellation

Product Types

Workout Reporting Status

Resolve reports to EDR

Flex Modification

COVID-19 Flex Modification

Disaster Flex Modification

Cancelled (CXLD)

The HE code with the default action date of the last calendar day of the prior month when an in-progress Trial Period is cancelled by the Servicer.

The Servicer must submit a cancellation request (CXLReq) via Resolve no later than 4:59 p.m. ET by the 3rd business day of the month following the month the event occurred.

If the Servicer doesn't timely submit a cancellation request, Resolve reports the BF code to EDR as an active Trial Period.

Scenario #1	Servicer Action	Then
Trial Period Approved (TPAD)	Submits a cancellation request (CXLReq) via Resolve prior to the first three business days of the month following the month of the Trial Period start date.	Resolve doesn’t report the BF or HE codes to EDR.
*Example*
Trial Period Approved on 12/14 Trial Period Start Date is 1/1	Servicer submits a cancellation request (CXLReq) via Resolve on 1/25.	Resolve doesn’t report BF or HE codes to EDR on the 3rd business day of February for the January cycle.
Scenario #2	Servicer Action	Then
Trial Period Approved (TPAD) Borrower didn’t make their first trial period payment.	Servicer must submit a cancellation request (CXLReq) via Resolve within the first three business days of the month following the month of the Trial Period start date.	Resolve doesn’t report the BF or HE codes to EDR.
*Example*
Trial Period approved on 12/14 Trial Period Start Date is 1/1 Borrower didn’t make their first Trial Period payment	Servicer must submit a cancellation request (CXLReq) via Resolve within the first three business days of the month following the month of the Trial Period start date. Servicer submits cancellation request via Resolve on 2/1.	Resolve doesn’t report the BF or HE code to EDR on the 3rd business day of February for the January cycle because the Servicer submitted the cancellation request within the first three business days of February, the following month of the Trial Period start date.
Scenario #3	Servicer Action	Then
Trial Period Approved (TPAD) Borrower didn't make their first Trial Period payment (failed Trial Period)	Submits a cancellation request (CXLReq) via Resolve after the first three business days of the month following the month of the Trial Period start date.	Resolve reports the BF code to EDR on the 3rd business day (5 p.m. ET) of the month following the month of the Trial Period start date. Resolve reports the HE code to EDR.
*Example*
Trial Period approved on 12/14 Trial Period Start Date is 1/1 Borrower didn't make their first Trial Period payment (failed Trial Period)	Servicer submits a cancellation request (CXLReq) via Resolve on 2/7, after the first three business days of the month following the month of the Trial Period start date.	Resolve reports the BF code to EDR on the 3rd business day (5 p.m. ET) of February for the January cycle. Resolve reports the HE code to EDR on 2/8 with the default action date of 1/31.
Scenario #4	Servicer Action	Then
Trial Period Approved (TPAD) Borrower made their Trial Period payment in month 1 but didn’t make their payment in month 2 (failed Trial Period)	Submits a cancellation request (CXLReq) via Resolve after the first three business days of the month following the 2^ndmonth of the Trial Period start date.	Resolve reports the BF code to EDR on the 3rd business day (5 p.m. ET) of the month following the month of the Trial Period start date. Resolve reports the HE code to EDR.
*Example*
Trial Period approved 12/14 Trial Period Start Date is 1/1 Borrower made their Trial Period payment in month 1 but didn’t make their payment in month 2 (failed Trial Period)	Servicer submits a cancellation request (CXLReq) via Resolve on 3/10, after the first three business days of the month following the 2^nd month of the Trial Period start date.	Resolve reports BF code to EDR on the 3rd business day (5 p.m. ET) of February for the January cycle. Resolve reports BF code to EDR on the 3rd business day (5 p.m. ET)* of March for the February cycle.* Resolve reports the HE code to EDR on 3/11 with the default action date of 2/28.
Scenario #5	Servicer Action	Then
Trial Period Approved (TPAD) Borrower made their Trial Period payment in month 1 but didn’t make their payment in month 2 (failed Trial Period)	Servicer must submit a cancellation request (CXLReq) via Resolve within the first three business days of the month following the month of the failed Trial Period.	Resolve reports the BF code to EDR on the 3rd business day (5 p.m. ET) of the month following the Trial Period start date Resolve reports the HE code.
Example
Trial Period approved 12/14 Trial Period Start Date is 1/1 Borrower made their payment in month 1 but didn’t make their payment in month 2 (failed Trial Period)	Servicer must submit a cancellation request (CXLReq) via Resolve within the first three business days of the month following the month of the failed Trial Period. Servicer submits cancellation request via Resolve on 3/1.	Resolve reports BF code to EDR on the 3rd business day (5 p.m. ET) of February for the January cycle. Resolve doesn’t report the BF code to EDR on the 3rd business day of March for the February cycle because the Servicer submitted the cancellation request within the first 3 business days of March. Resolve reports the HE code to EDR on 3/2 with the default action date of 2/28.

H6 - Payment Deferral Offer

Product Types

Workout Reporting Status

Report to EDR

COVID-19 Payment Deferral

Disaster Payment Deferral

Draft Approval

Workout Approval

Scenario

Servicer Action

Then

When the Servicer proactively solicits the borrower for a Payment Deferral offer

Report the H6 code via EDR within the first three business days of the month following the month the event occurred.

EDR captures the H6 code reported by the Servicer.

Product Types

Workout Reporting Status

Resolve reports to EDR

COVID-19 Payment Deferral

Disaster Payment Deferral

Settle

Scenario

Servicer Action

Then

A payment deferral is approved and settled via Resolve

No Servicer Action Required

Resolve reports the H6 code to EDR on the 3rd business day (5 p.m. ET) of the month following the month the event occurred.

Product Types

Workout Reporting Status

Resolve reports to EDR

COVID-19 Payment Deferral

Disaster Payment Deferral

Workout Approval

The H6 code for a loan in a status of Workout Approved.

The H6 code for 3 months if the loan is in a status of Workout Approved and has not settled.

The H6 code, one time, the month following a status of Approved for Settlement or Closed.

Scenario #1	Servicer Action	Then
Servicer elects to use a processing month	No Servicer Action Required	Resolve reports the H6 code to EDR on the 3rd business day (5 p.m. ET) of the month following the month the event occurred.
Example
Workout approved 1/17 and settles in January Modification effective date 2/1 First payment due date 3/1 Servicer elects to use a processing month	No Servicer Action Required	Resolve reports the H6 code to EDR on the 3rd business day (5 p.m. ET) of February for the January cycle.
Example
Workout approved 1/17 and settles in February Modification effective date 2/1 First payment due date 3/1 Servicer elects to use a processing month	No Servicer Action Required	Resolve reports the H6 code to EDR on the 3rd business day (5 p.m. ET) of February for the January cycle. Resolve reports the H6 code to EDR on the 3rd business day (5 p.m. ET) of March for the February cycle.
Example
Workout approved 1/17 and settles in January Modification effective date 2/1 First payment due date 3/1 Servicer elects to use a processing month	Servicer submits a cancellation request (CXLReq) via Resolve on 2/2, within the first three business days of the month following workout approval.	Resolve doesn't report the H6 code to EDR on the 3rd business day (5 p.m. ET) of February for the January cycle.
Scenario #2	Servicer Action	Then
Servicer doesn't use a processing month	No Servicer Action Required	Resolve reports the H6 code to EDR on the 3rd business day (5 p.m. ET) of the month following the month the event occurred.
Example
Workout approved 1/17 and settles in January Modification effective date 1/1 First payment due date 2/1 Servicer doesn't use a processing month	No Servicer Action Required	Resolve reports the H6 code to EDR on the 3rd business day (5 p.m. ET) of February for the January cycle.
Example
Workout approved status 1/17 Modification effective date 1/1 First payment due date 2/1 Servicer doesn't use a processing month	No Servicer Action Required	Resolve reports the H6 code to EDR on the 3rd business day (5 p.m. ET) of February for the January cycle. Resolve reports the H6 code to EDR on the 3rd business day (5 p.m. ET) of March for the February cycle. Resolve reports the H6 code to EDR on the 3rd business day (5 p.m. ET) of April for the March cycle.
Example
Workout approved status 1/17 Modification effective date 1/1 First payment due date 2/1 Servicer doesn't use a processing month	Servicer submits a cancellation request (CXLReq) via Resolve on 2/8, after the first three business days of the month following workout approval.	Resolve reports the H6 code to EDR on the 3rd business day (5 p.m. ET) of February for the January cycle. Resolve doesn't report the H6 code to EDR on the 3rd business day (5 p.m. ET) of March for the February cycle.