Respond to and Manage Alerts
Follow the guidelines below to clear alerts that appear on your Pipeline and in the loan file. If authorized by your system administrator, you can also snooze and dismiss alerts on your Pipeline.
Snooze and Dismiss Alerts on Your Pipeline
If you are a current loan team member, you can snooze and dismiss alerts so they do not display on your Pipeline. The alerts are still active and available from within the loan file.
Snooze an Alert
When you snooze an alert, it will not display until the specified time period has completed, or until it is manually reactivated.
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On your Pipeline, click the Alert icon associated with a loan. 
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Select an alert, select the amount of time you want to snooze the alert, and then click Snooze.
Dismiss an Alert
When you dismiss an alert, it will not display until it is manually reactivated.
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On your Pipeline, click the Alert icon associated with a loan.
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Select an alert and click Dismiss Alert.
Reactivate an Alert
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On your Pipeline, click the Alert icon associated with a loan.
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Right-click an alert and click Reactivate.
Clear Alerts
Respond to and clear alerts as described below.
Milestone Alerts
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Milestone Expected - Complete the required milestone tasks, and then select the Finished checkbox on the milestone worksheet.
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Or, click the Days to Finish down arrow on the milestone worksheet to adjust the expected completion date and allow more time.
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Milestone Finished - The alert is cleared when the assigned loan team member clicks the Accept File (Clear Alert) button on the milestone worksheet.
eFolder Update
Clear these alerts by opening the document or condition related to the alert, click the Comments tab located in the Tracking section of the Document Details or Condition Details window, and then click to view the comment entered by the loan team member who sent the alert.
Conversation Log Alerts
On the worksheet associated
with the alert:
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Perform the required follow-up action, and then select the Followed up on checkbox.
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Or, change the required to
follow up ondate to allow more time.
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Or, clear the assigned role from the Alert text boxes.
Task Alerts
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Task Expected - Click the Completed checkbox on the Task worksheet or update the to follow up on date on to extend the follow up period.
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Task Follow Up - Clear these alerts by changing the Followed up on date on the Task worksheet.
Document Alerts
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For ordered documents - On the Document Details window, select the Received checkbox, or increase the Days to Receive value to allow more time.
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For expiring documents - On the Document Details window, select the Re-requested checkbox, or increase the Days to Expire value to allow more time.
Rate Lock Expiration
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Complete the loan,
and then select the Finished checkbox on the Completion milestone
worksheet.
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Or, change the Lock Expires date on the Borrower Summary form to extend the rate lock.
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Or, click the entry in the Log and then click Clear.
Preliminary Condition Expected and Underwriting Condition Expected
Statement Printing/Mailing Due
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Print the mortgage statement specified in the Servicing tool on the Encompass Settings screen. By default, the form is the Mortgage Loan Statement, which can be accessed on the Custom Forms tab of the Print window. After printing the statement, save and exit the loan. When you re-open the loan , the alert will be cleared.
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Or, change the Statement Date on the Interim Servicing Worksheet to delay the requirement.
Redisclose REGZ-TIL (APR Change) (Mortgage Disclosure Improvement Act (2010 MDIA))
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Print the REGZ-TIL and send it (via fax or mail) to the borrower.
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After printing the form, click Yes when prompted to record this disclosure record in the Disclosure Tracking tool.
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Or, send an electronic version of the REGZ-TIL using the eFolder.
Closing Date Violation (2010 MDIA)
At App Disclosure Requirements
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Complete the required completion fields listed in the alert. Once these fields are populated, the Disclosure Ready Date on the alert screen in the loan file will be populated. (Until then, this date field is blank.) When the date is added, a scheduler will then send out the disclosures for the loan. (The disclosures may also be sent manually prior to the scheduler sending them.) Note that the administrator needs to set up a scheduler and a workflow rule for the Disclosure Ready Date field in the web version of Encompass in order for the disclosures to be sent automatically when the date field is populated.)
Three-Day Disclosure Requirements
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Complete the required completion fields listed in the alert. Once these fields are populated, the Three-Day Disclosure Ready Date (field ID 5001) on the alert screen in the loan file will be populated. (Until then, this date field is blank.) When the date is added, a scheduler will then send out the disclosures for the loan. (The disclosures may also be sent manually prior to the scheduler sending them.) Note that the administrator needs to set up a scheduler and a workflow rule for the Disclosure Ready Date field in the web version of Encompass in order for the disclosures to be sent automatically when the date field is populated.)
Send Initial Disclosures (Real Estate Settlement Procedures Act (2010 RESPA) and Integrated Mortgage Disclosures Rule (2015 RESPA-TILA))
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Print the required disclosures and send the disclosures (via fax or mail) to the borrower.
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Or, create and send an electronic disclosure to the borrower using the eFolder.
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Or, click the Send Initial Disclosures entry on the Alerts & Messages tab in the Log. In the Send Initial Disclosures alert summary, click the Send eDisclosures button.
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After you send the disclosure, an entry is automatically added to the Disclosure Tracking tool and the alert is cleared.
Required Disclosures Based on Channel Type
The disclosures that must be sent to the borrower to clear the alert vary based on the type of lending channel selected on the loan's Borrower Summary (field ID 2626):
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Brokered: Only the 2010 GFE or 2015 LE must be disclosed.
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Banked - Retail: Both the 2010 REGZ-TIL and 2010 GFE must be disclosed or only the 2015 LE must be disclosed.
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Correspondent: Both the 2010 REGZ-TIL and 2010 GFE must be disclosed or only the 2015 LE must be disclosed.
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Banked - Wholesale: Both the 2010 REGZ-TIL and 2010 GFE must be disclosed or only the 2015 LE must be disclosed.
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When the Banked - Wholesale channel is selected and the GFE Disclosed by Broker checkbox (field ID 3136) is selected on the 2010 GFE, only the 2010 REGZ-TIL must be disclosed.
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No channel selected: Both the 2010 REGZ-TIL and 2010 GFE must be disclosed or only the 2015 LE must be disclosed.
eConsent Not Yet Received (2015 RESPA-TILA)
To clear the alert, the eConsent Status field must be set to Accepted for all borrowers and co-borrowers on the loan.
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Before borrowers can receive loan documents electronically, they must review and accept the eDisclosures Agreement. Send eConsent requests when sending eDisclosure packages. Borrowers can then grant or decline the eConsent request. Once they accept and return the eDisclosures Agreement, the eConsent Status field is set to Accepted.
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To view eConsent Status, open a loan file, click the Tools tab, and then click Disclosure Tracking. In the Compliance Timeline section, click the Lookup icon (magnifying glass) next to the eConsent field. The eConsent Status window displays the consent data.
This alert may not display, depending on your Alerts settings configured by your Encompass administrator.
GFE Expires (2010 RESPA)
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On the 2010 GFE form:
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Lock the rate and enter the Rate Locked Date (field ID 761).
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Or, select the Borrower intends to continue with this loan checkbox (field ID 3164).
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Or, update the Lock Expiration Date (field ID 762) to extend the expiration period.
Loan Estimate Expires (2015 RESPA-TILA)
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On the LE form:
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Lock the rate and enter the Rate Locked Date (field ID 761).
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Or, select the Intent to Proceed checkbox (field ID 3164) on the LE Page 1.
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Or, update the Lock Expiration Date (field ID 762) to extend the expiration period).
Redisclose GFE (Rate Lock) (2010 RESPA)
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Print the GFE and send it (via fax or mail) to the borrower.
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After printing the GFE, click Yes when prompted to record this disclosure record in the Disclosure Tracking tool.
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Or, send an electronic version of the GFE using the eFolder.
Redisclose GFE (Changed Circumstance) (2010 RESPA)
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Print the GFE and send it (via fax or mail) to the borrower.
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After printing the GFE, click Yes when prompted to record this disclosure record in the Disclosure Tracking tool.
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Or, send an electronic version of the GFE using the eFolder.
Redisclose Loan Estimate (Changed Circumstance) (2015 RESPA-TILA)
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Print the LE and send it (via fax or mail) to the borrower.
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After printing the LE, click Yes when prompted to record this disclosure record in the Disclosure Tracking tool.
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Or, send an electronic version of the LE using the eFolder.
Redisclose Loan Estimate (Rate Lock) (2015 RESPA-TILA)
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Print the LE and send it (via fax or mail) to the borrower.
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After printing the LE, click Yes when prompted to record this disclosure record in the Disclosure Tracking tool.
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Or, send an electronic version of the LE using the eFolder.
HUD-1 Tolerance Violated (RESPA)
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Update the necessary values on the 2010 HUD-1 Page 2 form so the line item values in the Charges that Cannot Increase section of the 2010 HUD-1 Page 3 form are equal.
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Or, update the necessary values on the 2010 HUD-1 Page 2 form so that the total of the Increase between GFE and HUD-1 Charges (Field ID NEWHUD.X315) on the 2010 HUD-1 Page 3 form is not more than 10%.
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Or, click the HUD-1 Tolerance Violated entry on the Alerts & Messages tab in the Log.
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In the HUD-1 Tolerance Violated summary, select the field that triggered the alert and click Go to Field. There you can see the value that must be updated to clear the alert.
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Or, in the HUD-1 Tolerance Violated summary, click Cure Tolerance. Type the means in which you are resolving the violation and select the date it was resolved in the HUD-1 Tolerance Resolution window.
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Or, rectify the amount due to the borrower (for example, send a check to borrower), locate the Tolerance Cure section at the bottom of the HUD-1 Page 3 form, and then type the means by which the violation was resolved, who resolved it, and the date it was resolved.
Ability-to-Repay Loan Type Not Determined (ATR/QM)
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Verify that the loan is exempt from Regulation Z Ability-to-Repay (ATR) regulations, a Qualified Mortgage, or being made subject to general Ability-to-Repay standards and make the appropriate indication in the Ability-to-Repay Loan Type (field ID QM.X23).
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Encompass automatically populates the Ability-to-Repay Loan Type field (field ID QM.X23) based on the data entered on the ATR/QM management form and the alert is cleared.
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Or, on the ATR/QM Eligibility tab in the ATR/QM Management form, authorized users can click the blue Lock icon and select an option from the Ability-to-Repay Loan Type dropdown list (field ID QM.X23).
Qualified Mortgage Type Not Determined (ATR/QM
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Verify that the loan is a Qualified Mortgage or being made subject to general Ability-to-Repay standards and make the appropriate indication in the Ability-to-Repay Loan Type (field ID QM.X23) or Qualified Mortgage Loan Type (field ID QM.X24) fields.
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Use the ATR/QM Management form to indicate that the loan meets Qualified Mortgage standards. Encompass automatically populates the Qualified Mortgage Loan Type field (field ID QM.X24) based on the data entered on the ATR/QM management form and the alert is cleared.
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Or, on the ATR/QM Eligibility tab in the ATR/QM Management form, authorized user can click the blue Lock icon and select an option from the Qualified Mortgage Loan Type dropdown list (field ID QM.X24).
QM Safe Harbor Eligibility Not Determined (ATR/QM)
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Use the ATR/QM Management form to indicate that the loan qualifies for safe harbor from ATR/QM regulations. Encompass automatically populates the Is Loan Eligible for Safe Harbor? field (field ID QM.X25) based on the data entered on the ATR/QM management form and the alert is cleared.
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Or, on the ATR/QM Eligibility tab in the ATR/QM Management form, click the blue Lock icon and select an option from the Is Loan Eligible for Safe Harbor? dropdown list (field ID QM.X25).
Residual Income Assessment Recommended (ATR/QM)
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Review the ATR/QM Management form's Appendix Q tab and ensure you have considered the consumer's remaining income after subtracting the consumer's total monthly debt obligations from their total monthly income. Note that the CFPB has not issued official guidelines or requirements around residual income.
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Indicate that residual income has been assessed by the underwriter on the Underwriter Summary (field ID QM.X349).
This alert is a recommendation only and does need to be addressed or cleared in order for the loan to qualify as a qualified mortgage.
General QM DTI Exceeded (ATR/QM)
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According to CFPB, total DTI for the transaction must be less than or equal to 43%. Ensure the ATR/QM Management form's Total Debt Ratio field (field ID QM.X119) associated with the maximum payment in the first five years is less than or equal to 43.000.
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Verify that the loan is a Qualified Mortgage or being made subject to general ability-to-repay standards.
General QM Loan Feature Violation (ATR/QM)
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This alert is triggered when loan repayment data does not meet the standards for a General Qualified Mortgage. Review the data entered in the Interest Only (field ID 2982), Prepayment Penalty Period (field ID RE88395.X316), Prepayment Penalty (field ID QM.X112), and The result of Points & Fees Test does not exceed the threshold for Qualified Mortgages (field ID (QM.X124) fields on the ATR/QM Management form's Qualification tab and the Even if you make pmts on time, can your loan balance rise (field ID NEWHUD.X6) and Does your loan have a balloon payment (field ID 1659) fields on the 2010 GFE or the Can this amount increase after closing? (field ID NEWHUD.X6) and the Balloon Payment (field ID 1659) fields on the Loan Estimate Page 1 and make the updates necessary to meet General Qualified Mortgage standards.
General QM Price Limit Exceeded (ATR/QM)
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According to CFPB, total DTI for the transaction must be less than or equal to 43%. This alert is triggered when the loan pricing exceeds the limit for General QM pricing associated with the maximum payment in the first five years and the Use Price-Based General QM option (field ID QM.X383) is being used. (This option is a loan-level editable checkbox that can be used to override the Use Price Based General QM Definition Date policy setting in the Encompass Admin Tools, which determines when the old DTI-based test is disabled and the new price-based QM APOR test is enabled.) Ensure the ATR/QM Management form's Total Debt Ratio field (field ID QM.X119) associated with the maximum payment in the first five years is less than or equal to 43.000.
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Verify that the loan is a Qualified Mortgage or being made subject to general ability-to-repay standards.
Ability-to-Repay Exemption Reason Not Determined (ATR/QM)
- In the ATR/QM Exemption Eligibility section at the bottom of the ATR/QM Management form's ATR/QM Eligibility tab, if you have selected the checkbox to indicate the transaction is exempt from ATR requirements (field ID (QM.X103), select at least one associated checkbox and select an option from the associated dropdown list to indicate the reason the transaction is exempt.
AUS Data Discrepancy (ATR/QM)
Redisclose Closing Disclosure (Changed Circumstance) (2015 RESPA-TILA)
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Print the Closing Disclosure and send it (via fax or mail) to the borrower.
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After printing the CD, click Yes when prompted to record this disclosure record in the Disclosure Tracking tool.
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Or, send an electronic version of the CD using the eFolder.
Redisclose Closing Disclosure (APR, Product, Prepay) (2015 RESPA-TILA)
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Print the Closing Disclosure and send it (via fax or mail) to the borrower.
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After printing the CD, click Yes when prompted to record this disclosure record in the Disclosure Tracking tool.
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Or, send an electronic version of the CD using the eFolder.
Positive Aggregate Escrow Adjustment
The alert informs you that a positive adjustment exists and suggests you either move a portion of the escrow items to prepaid (section 900 on the 2015 Itemization) or click the Lock icon for the Aggregate Adjustment amount (field ID 558) to accept and retain the positive number. Click the link in the alert to open the 2015 Itemization input form at the Aggregate Escrow field on line 1011. The alert clears when the Aggregate Adjustment amount (field ID 558) is locked or when the field recalculates to be equal to or less than 0.
Good Faith Fee Variance Violated (2015 RESPA-TILA)
To clear this alert:
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The amounts in the Variance between... fields (field ID FV.X345 and FV.X347) can be updated to remove the variance amount from the Fee Variance Worksheet
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Or, print the LE or CD with a Change of Circumstance selected and send it (via fax or mail) to the borrower. This causes the Variance Worksheet LE or CD Baseline to be updated, thereby removing the variance amount.
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Or, send an electronic version of the LE or CD using the eFolder. This causes the Variance Worksheet LE or CD Baseline to be updated, thereby removing the variance amount.
Withdrawn Loan
This alert is intended as a notification to the Lender Team Member that the associated Correspondent Channel - Loan has been formally withdrawn (action taken after the loan has already been delivered to the Investor). A Withdrawn Loan is no longer visible to the TPO user in the Encompass TPO Connect Pipeline. The TPO user cannot clear the alert. The alert can only be cleared when the Withdrawn Date is removed by the Investor.
Credit Limit Required
This alert is triggered when the Credit Limit (field ID FLxx31) is blank, the Account Type (field ID FLxx08) is HELOC and the Will be Paid Off checkbox (field ID FLxx18) is not selected. To clear the alert, enter an amount in the Credit Limit field.
Current and Proposed Lien position required if Resubordinated
This alert is triggered when the Current Lien Position (field ID FLxx28) or Proposed Lien Position (field ID FLxx29) are blank, but the Resubordinated Indicator checkbox (field ID FLxx26) is selected. To clear the alert, make sure options are selected for the Current Lien Position and Proposed Lien Position fields.
Current and Proposed Lien position required if Subject Property
This alert is triggered when the Current Lien Position (field ID FLxx28) or Proposed Lien Position (field ID FLxx29) are blank, the Subject Property checkbox (field ID FLxx26) is selected, and the Will be Paid Off checkbox (field ID FLxx18) is not selected (regardless of resubordinated). To clear the alert, make sure options are selected for the Current Lien Position and Proposed Lien Position fields.
Custom Alert
On the alert worksheet associated with the alert:
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Click the Clear Alert button displayed in the upper-right corner (if available).
Clicking the Clear Alert button clears the alert from the Log and the Pipeline, but does not affect the values in the trigger fields.
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Or, select a field in the Trigger Fields list, click Go to Field, and then update the value. Repeat these steps for additional trigger fields as needed.
Alerts Overview
Alerts Setup