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Course description


The Uniform Residential Mortgage Loan Application (URMLA), also referred to as the 1003 Mortgage Application, is the industry standard form used by nearly all mortgage lenders in the United States. This basic form must be completed by a borrower to apply for a mortgage. While some lenders may use alternative forms or simply accept basic borrower information about their identity, property type and value, the vast majority of lenders rely on the 1003 form.

The URMLA was developed by the Federal National Mortgage Association (Fannie Mae) and the Federal Home Loan Mortgage Company (Freddie Mac) as a standardized form for the industry. Mortgages need to documented according to Fannie and Freddie's standards since both entities require the use of Form 1003, or Form 65, its Freddie Mac equivalent, for any mortgage they consider for purchase. It is simpler for lenders to use the appropriate form at the outset than to try to transfer information from a proprietary form to a 1003 when it comes time to sell the mortgage.

While the URMLA has been in use for decades, the format and content of the form has changed from time to time. On October 13, 2015, after years of discussion, the Consumer Financial Protection Bureau (CFPB) published massive revisions to Regulation C, which implements the Home Mortgage Disclosure Act (HMDA). Among other changes the revisions revised the demographic information collected on borrowers for home mortgage loans. As a result the URMLA needed to be expanded to collect the revised demographic date by the January 1,2018 effective date of the HMDA changes.

The CFPB, Fannie Mae and Freddie Mac did not play well together and were unable to complete the project by the effective date, but did manage to cobble together a Demographic Information Addendum. The content of the Addendum is covered in the program.

The bigger revisions, which go far beyond collecting expanded demographic data, expanded the form from four pages to eight pages. On August 23, 2016 Fannie Mae and Freddie Mac published the redesigned Uniform Residential Mortgage Loan Application (URMLA). Subsequently the CFPB provided clarification to its regulations, that in turn delayed completion of the URMLA. Along the way Fannie Mae and Freddie Mac made additional changes.

Finally after years of development Fannie Mae and Freddie Mac announced they will begin accepting the revised URMLA on July 1, 2019. Use of the form is mandatory February 1, 2020. Are you and your mortgage lending staff ready?


This program provides comprehensive coverage of the revision process and the content of the revised URMLA and related documents. The program includes step-by-step instructions on completing the forms and explains connections to CFPB's Regulation B (Equal Credit Opportunity Act) and Regulation C (HMDA). Program participants receive a detailed manual that provides a thorough explanation of  the revisions and revised forms.

Upon completion of the program participants understand:

  • Regulatory requirements (Regulations B and C and OCC Part 27) for collection of demographic data;
  • Implementation Dates for the New Forms;
    • Optional Date;
    • Mandatory Date
  • New Uniform Residential Mortgage Loan Application (Form 1003);
    • Section 1: Borrower Information;
      • Section 1a: Personal Information;
      • Section 1b through 1e: Employment and Other Income;
    • Section 2: Financial Information - Assets and Liabilities;
      • Sections 2a through 2d - Assets and Liabilities;
    • Section 3: Financial Information - Real Estate;
      • Sections 3a through 3c - Property and Additional Property;
    • Section 4: Loan and Property Information;
      • Sections 4a through 4d - Loan and Property Information, Other New Mortgage Loans, Rental Income, Gifts and Grants;
    • Section 5: Declarations
      • Sections 5a and 5b - About this Property and About Your Finances;
    • Section 6 - Acknowledgements and Agreements;
    • Section 7 - Demographic Information;
      • Coordination with the HMDA requirements
    • Section 8 - Loan Originator Information
  • Demographic Information Addendum
  • Additional Borrower Form
  • Unmarried Addendum
  • Lender Information Form
    • Sections L1 through L3 - Property and Loan Information, Title Information, Mortgage Loan Information;
    • Sections L4 and L5 - Qualifying the Borrower and Homeownership Education and Housing Counseling;
  • Continuation Sheet


The program is designed for mortgage loan department management and staff, compliance officers, and auditors.


Jack Holzknecht

Jack Holzknecht is the CEO of Compliance Resource, LLC. He has been delivering the word on lending compliance for 39 years. In Jack's 34 years as a trainer over 125,000 bankers (and many examiners) have participated in his live seminars and webinars. Jack's career began in 1976 as a federal bank examiner. He later headed the product and education divisions of a regional consulting company. There he developed loan and deposit form systems and software. He also developed and presented training programs to bankers in 43 states. Jack has been an instructor at compliance schools presented by several state bankers associations. He developed and delivered compliance training for the FDIC and OTS for ten years. He is a Certified Regulatory Compliance Manager and a member of the National Speakers Association. He is also a "BOL Guru."

Course curriculum

  • 1


    • What You Need to Know About the Revised Uniform Residential Mortgage Loan Application

  • 2


    • Slides

    • Materials

    • Attendance Sheet

    • Questions and Answers