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The guidance covers when obligations are triggered by Freddie Mac’s denial of an extension of credit, what specific information must be included, and the 30-day timeframe to issue notices after Freddie Mac’s written decision. It also outlines required evidence uploads to the DMS, including written notices or written statements confirming oral notices or compliant non-issuance under ECOA.",{"@graph":63,"@context":119},[64,80,102],{"@type":65,"itemListElement":66},"BreadcrumbList",[67,71,74,77],{"item":68,"name":69,"@type":70,"position":9},"https://docshare.wps.com","Home","ListItem",{"item":72,"name":10,"@type":70,"position":73},"https://docshare.wps.com/template/",2,{"item":75,"name":41,"@type":70,"position":76},"https://docshare.wps.com/template/letters/",3,{"item":78,"name":59,"@type":70,"position":79},"https://docshare.wps.com/template/adverse-action-notices-frequently-asked-questions-faqs-april-2026/276147/",4,{"url":78,"name":59,"@type":81,"image":82,"author":87,"headline":59,"publisher":90,"fileFormat":93,"inLanguage":57,"description":61,"dateModified":94,"datePublished":95,"encodingFormat":93,"isAccessibleForFree":96,"interactionStatistic":97},"DigitalDocument",{"url":83,"@type":84,"width":85,"height":86},"https://docshare.wps.com/thumbnails/adverse-action-notices-frequently-asked-questions-faqs-april-2026/276147.png","ImageObject",442,249,{"name":88,"@type":89},"Jacob","Person",{"url":68,"name":91,"@type":92},"DocShare","Organization","application/pdf","2026-10-21","2026-09-15",true,{"@type":98,"interactionType":99,"userInteractionCount":101},"InteractionCounter",{"@type":100},"ViewAction",13,{"@type":103,"mainEntity":104},"FAQPage",[105,111,115],{"name":106,"@type":107,"acceptedAnswer":108},"Why are sellers and servicers required to send Adverse Action Notices?","Question",{"text":109,"@type":110},"Section 10.13 of the Freddie Mac Multifamily Seller/Servicer Guide requires sellers and servicers to deliver a separate Adverse Action Notice to the borrower on behalf of Freddie Mac. It also supports compliance with applicable laws, including the Equal Credit Opportunity Act (ECOA) and the Fair Credit Reporting Act.","Answer",{"name":112,"@type":107,"acceptedAnswer":113},"What triggers the need to issue an Adverse Action Notice after a Freddie Mac denial decision?",{"text":114,"@type":110},"The obligation is triggered when Freddie Mac Multifamily cannot grant an application for an extension of credit and provides written notification to the seller/servicer. 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This Guide requirement ensures clear communication to borrowers and prospective borrowers. In addition, sellers, as loan originators, and servicers, when denying a post-closing extension of credit, are required to send Adverse Action Notices as part of their obligation to comply with all applicable laws, rules and regulations, including the Equal Credit Opportunity Act and Fair Credit Reporting Act. Sellers should consult their own legal counsel for questions related to those obligations.  \nWhat triggers the need for sellers/servicers to issue an Adverse Action Notice due to a denial decision by Freddie Mac?  \nA seller/servicer’s obligation to issue an Adverse Action Notice is triggered when Freddie Mac Multifamily is unable to grant an application for an extension of credit and provides a written notification of such action to the seller/servicer. Specifically, Freddie Mac’s notification to seller/servicers triggers obligations under Sections 10.13 , 5.7(a) and 36.6 , as applicable, of the Guide.  \nFor sellers, the requirement to issue an Adverse Action Notice is triggered specifically by: (1) Freddie Mac’s denial of a new loan and (2) the refusal or failure of the borrower to accept the seller’s quote from another institution offering similar credit terms. For servicers, issuance is triggered by Freddie Mac’s denial of a post-closing extension of credit.  \nFor servicers, are all post-closing denials subject to adverse action requirements?  \nNo. Only post-closing adverse actions regarding extensions of credit are subject to adverse action requirements under the Guide. Freddie Mac Multifamily considers the following items to be Post-Closing Extensions of Credit:  \n• a Transfer of Ownership/assumption,  \n• a conditionally permitted transfer,  \n• a prohibited transfer,  \n• a transfer of controlling interest in borrower or a Designated Entity for Transfers (DET) to an affiliate of the transferor where there is a change in control and management of the operations of borrower,  \n• a collateral release (other than the Property),  \n• a release of any portion of the Property,  \n• a release or replacement of Guarantor,  \n• any other instance in which the credit of the borrower, Guarantor's or any Borrower Principal is a relevant factor in the approval process,  \n• supplemental debt (master servicer role)  \nWhat are sellers/servicers required to include in an Adverse Action Notice issued as a result of a denial decision by Freddie Mac?  \nFreddie Mac Multifamily’s written notification to a seller/servicer of its decision to deny an extension of credit details what information should be included in the Adverse Action Notice to a current or prospective borrower.  \nFor example, the Adverse Action Notice must either:  \n• Include Freddie Mac’s specific reason(s) for the denial, or  \n• If specific reasons are not provided, include information regarding who at Freddie Mac should be contacted with any request for the specific reasons for a denial.  \nBorrowers will only be permitted to request specific reason(s) if Freddie Mac's written notification does not already provide the specific reason(s) for the denial.  \nHow long do seller/servicers have to issue an Adverse Action Notice?  \nFreddie Mac’s written notification to seller/servicers of its denial triggers a 30-day window to issue an Adverse Action Notice to the borrower which includes required information regarding Freddie Mac’s decision.  \nWhat evidence are sellers/servicers required to upload to the Document Management System (DMS)?  \nSection 10.13 of the Guide provides that sellers/servicers must upload into DMS one of the following categories of","cbCaifScS92RHYnH","https://ap.wps.com/l/cbCaifScS92RHYnH","pdf",145640,"English","# Why Adverse Action Notices are required\n## Trigger events for sellers and servicers\n# Content requirements for the notice\n## Reasons for denial or contact information\n# Timing for issuing a notice\n## 30-day window\n# Evidence upload to DMS\n## Adverse action notice or written statements\n## Confirming oral notices\n## When no notice is issued and why\n# FAQs follow-up question\n## Confirming Freddie Mac upload receipt","[{\"question\":\"Why are sellers and servicers required to send Adverse Action Notices?\",\"answer\":\"Section 10.13 of the Freddie Mac Multifamily Seller/Servicer Guide requires sellers and servicers to deliver a separate Adverse Action Notice to the borrower on behalf of Freddie Mac. It also supports compliance with applicable laws, including the Equal Credit Opportunity Act (ECOA) and the Fair Credit Reporting Act.\"},{\"question\":\"What triggers the need to issue an Adverse Action Notice after a Freddie Mac denial decision?\",\"answer\":\"The obligation is triggered when Freddie Mac Multifamily cannot grant an application for an extension of credit and provides written notification to the seller/servicer. Depending on the scenario, relevant triggers are tied to specific Guide sections such as 10.13, 5.7(a), and 36.6, as applicable.\"},{\"question\":\"How long do sellers/servicers have to issue an Adverse Action Notice?\",\"answer\":\"Freddie Mac’s written denial notification triggers a 30-day window for the seller/servicer to issue an Adverse Action Notice to the borrower with required information about Freddie Mac’s decision.\"}]","Adverse Action Notices - Frequently Asked Questions (FAQs) - April 2026 | PDF",1789491625]