Electronic Appraisal Delivery (EAD) Portal

Technical Integration Guide

Version 1.4
Last Updated: March 19, 2015

2015 Veros Real Estate Solutions

Appraisal forms 2015 Fannie Mae and Freddie Mac. Trademarks of the respective owners.

Document Revisions
Date
5/5/2014
12/29/2014

Version
1.1
1.2

Change
Initial Version
Updated description fields related to HUD Case Number to reflect
name change: 'FHA Case Number'. Updated RI to indicate that
RequestDateTime is required. Updated SubmitAppraisal CO to
indicate that RECIPIENT_FHA is conditional.

3/4/2015

1.3

Updated Hard Stop Codes and Hard Stop Override Codes Sections under
Appendix A: Hard Stop, Override, and Error Codes with new FHA hard
stops.

3/19/2015

1.4

Updated FHA5005 hard stop description under Appendix A: Hard Stop,

Override, and Error Codes.

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Table of Contents
1

4
5

Introduction .......................................................................................................................................... 5
1.1
Overview............................................................................................................................. ............... 5
1.2
Glossary ............................................................................................................................................... 6
EAD Integration Services .................................................................................................................... 7
2.1
Overview ....................................................................................................................................... 7
2.1.1 EAD Integration ................................................................................................................................. 7
2.1.2 EAD Integration URL ........................................................................................................................ 7
2.2
Connection Models ....................................................................................................................... 7
2.2.2 PostBack ............................................................................................................................................ 8
2.3
XML/MIME Data Format ..........................................................................................................10
2.3.1 HTTP and MIME ............................................................................................................................. 10
2.3.2 Request Format ................................................................................................................................ 11
2.3.3 Response Format .............................................................................................................................. 12
2.4
Routing Information ...................................................................................................................14
2.4.1 Request Group ................................................................................................................................. 14
2.4.2 Response Group ............................................................................................................................... 16
2.5
STATUS_LOG ............................................................................................................................19
EAD Business Services ........................................................................................................................20
3.1
Overview ......................................................................................................................................20
3.1.1 Submit Appraisal ............................................................................................................................. 20
3.1.2 Get Findings ..................................................................................................................................... 20
3.1.3 Get Findings Wait ............................................................................................................................ 20
3.1.4 Get Reports ...................................................................................................................................... 20
3.1.5 Successful Transaction Workflow ................................................................................................... 21
3.1.6 Hard Stop - Override Workflow ...................................................................................................... 22
3.2
Submit Appraisal.........................................................................................................................23
Description .................................................................................................................................................... 23
Routing Input ................................................................................................................................................. 23
Control Input ................................................................................................................................................. 24
Business Input ............................................................................................................................................... 29
Control Output ............................................................................................................................................... 29
3.3
Get Findings .................................................................................................................................30
Description .................................................................................................................................................... 30
Routing Input ................................................................................................................................................. 31
Control Input ................................................................................................................................................. 31
Control Output ............................................................................................................................................... 32
Business Output ............................................................................................................................................. 37
3.4
Get Findings Wait .......................................................................................................................40
Description .................................................................................................................................................... 40
Routing Input ................................................................................................................................................. 40
Control Input ................................................................................................................................................. 40
Control Output ............................................................................................................................................... 40
Business Output ............................................................................................................................................. 40
3.5
Get Reports ..................................................................................................................................40
Description .................................................................................................................................................... 40
Routing Input ................................................................................................................................................. 41
Control Input ................................................................................................................................................. 41
Control Output ............................................................................................................................................... 42
Business Output ............................................................................................................................................. 43
Error Handling ....................................................................................................................................44
EAD Integration Recommendations ..................................................................................................46
Overview ....................................................................................................................................................... 46
5.1
Validate Input XML Files during Development .............................................................................. 46
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5.2
Record the Business Service Request GUID ................................................................................... 46
5.3
Use a Conversation ID ..................................................................................................................... 46
5.4
Monitoring and Health Checks ........................................................................................................ 46
5.5
DNS Best Practices .......................................................................................................................... 46
5.6
Set Appropriate Network Socket Timeout Intervals ........................................................................ 47
5.7
MIME Best Practices ....................................................................................................................... 47
Appendix A: Hard Stop, Override, and Error Codes ..............................................................................48
Hard Stop Codes.............................................................................................................................................48
Hard Stop Override Request Codes ..................................................................................................................49
Hard Stop Override Decision Codes............................................................................................ ...................50
Status/Error Codes ......................................................................................................................................... 51
Recipient Status Codes .................................................................................................................................. 52
Appendix B: EAD Error Codes (Routing Output) ...................................................................................53
Appendix C: Round Trip Test using Timeserver .....................................................................................54
Description .................................................................................................................................................... 54
Routing Input ................................................................................................................................................. 54

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Introduction

1.1

Overview

The Electronic Appraisal Delivery (EAD) portal is the portal through which lenders will electronically submit
appraisal reports for delivery to the Federal Housing Administration (FHA). The Electronic Appraisal Delivery
Technical Integration Guide (EAD TIG) is intended for lenders and third-party vendors that are developing
interfaces to submit appraisal data to EAD. Direct Integration projects must be managed in consultation with the
third-party vendor selected by FHA, Veros Real Estate Solutions.
For designated appraisal report forms, lenders will be required to deliver electronic appraisal data through EAD
to FHA.
The following three appraisal report forms must be submitted in MISMO 2.6 Errata 1 format:

Small Residential Income Property Appraisal Report (Freddie Mac Form 72/Fannie Mae Form 1025)
Manufactured Home Appraisal Report (Freddie Mac Form 70B/Fannie Mae Form 1004C)
Appraisal Update and/or Completion Report (Freddie Mac Form 442/Fannie Mae Form 1004D)

The following two appraisal report forms must be submitted in MISMO 2.6 GSE Extended format and must also
meet the standards provided in the Uniform Appraisal Dataset (UAD) Specification:

Uniform Residential Appraisal Report (Freddie Mac Form 70/Fannie Mae Form 1004)
Individual Condominium Unit Appraisal Report (Freddie Mac Form 465/Fannie Mae Form 1073)

The UAD includes all data points required for a complete appraisal report form and standardizes key appraisal
data elements for a subset of fields.

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1.2

Glossary
DTD
Document Type Definitions (DTDs) are a set of rules that define the structure of an XML document.
The Routing Input/Output and Control Input/Output defined in this specification comprise a proprietary
message header to complete an EAD transaction. The xml structures are defined using DTDs which are
provided in the Integration Tool Kit available from Veros. There are multiple examples rendered within
the specification which conform to the DTD structure.
GUID
A Globally Unique Identifier (GUID) is a value returned via the EAD response file. In the PostBack
connectivity model, the GUID is used as the unique identifier to reference the original request when receiving
the complete request response file. A GUID is returned with all requests.
HTML
Hypertext Markup Language (HTML) is the primary markup language used to create Web pages. It is a return
file format option for EAD response files.
HTTPS
HyperText Transfer Protocol Secure (HTTPS) is a secure protocol used on the Web to transfer hypertext
media. It is a stateless application level protocol, which takes place over TCP/IP using the default port 443.
MIME
Multipurpose Internet Mail Extensions (MIME) refers to an official Internet standard that specifies how
messages must be formatted so that they can be exchanged between different mail systems. MIME messages
can contain text, images, audio, video, or other application-specific data.
URL
A Uniform Resource Locator (URL) is the file or place in a file on a particular machine where a resource is
located. Most users are familiar with URLs as domain names.
UAD
The Uniform Appraisal Dataset (UAD) has been developed to improve the quality and consistency of appraisal
data on delivered loans. The UAD includes all data points required for a complete appraisal report form and
standardizes key data points.
XML
Extensible Markup Language (XML) is a set of standardized rules for marking-up documents that can be
shared on the Internet. It provides data independence from formatting constraints.

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EAD Integration Services

2.1

Overview

2.1.1

EAD Integration

Executing transactions in the EAD XML environment involves posting a multi-part MIME containing a well-formed
Extensible Markup Language (XML) file to the appropriate URL. The XML file contains a user id, password, and
connection mode specification (e.g. Synchronous) as well as data specific to the requested business service. The XML
file must be formatted according to the required Document Type Definition (DTD) for the transaction. Format validation
should be done on the client side. A Hypertext Transfer Protocol(s) (HTTPS) POST command is used to submit
transactions to EAD and receive responses. When the transaction is complete, a response multi-part MIME file will be
returned.

2.1.2

EAD Integration URL

The following URLs are used to connect to the EAD integration services:
EAD URLs
URL
https://direct-intg.electronicappraisaldelivery.com/servicerequest/
https://direct.electronicappraisaldelivery.com/servicerequest/

Network
Internet
Internet

Environment
Integration
Production

To minimize customer impact when we make internal changes we do not publish the IP Addresses for the EAD
URLs. If you have a network configuration that requires this information, please contact Veros.

2.2

Connection Models

The XML Integration Server supports two connection models: Synchronous and PostBack. The following
sections describe the flow of each model.

2.2.1

Synchronous

Definition
Synchronous is a model of communication where the request and the response are processed in a single
operation. The requestor initiates the synchronous mode by setting the element: <CONNECTION
_ModeIdentifier="Synchronous"/> in the service request XML. Posting of a synchronous request will result in
EAD returning a response XML envelope and any service output file(s).

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Sending / Receiving flow diagram

The scenario below demonstrates a synchronous transaction. Under this scenario the results will be included in
the service response.

Synchronous Transaction
Client

EAD

Service Request
Service Response

Usage
The table below lists business services that can be requested synchronously. If the service is unavailable or the
request was not received, the user should send the initial request again.

Business Service
SubmitAppraisal
GetFindings
GetReports
MONITOR (Time Service)

2.2.2

Average Execution
Time
10 seconds
10 seconds
10 seconds
1 second

Timeout Interval
2 minutes
2 minutes
2 minutes
30 seconds

PostBack

Definition
PostBack is an additional model of communication in which data is transmitted to the customer when results are
ready. The customer will specify a URL where the responses will be delivered. This model of communication
eliminates the need for the customer to poll for the initial EAD response; the initial response will be delivered
when ready to the customers designated PostBack URL. If a request is submitted to more than one investor and
there is a delay between the investor response times, additional PostBack requests will be required as explained
on page 10.
The requestor initiates the PostBack mode by setting the following element and attributes: <CONNECTION
ModeIdentifier="PostBack" PostBackURLIdentifier="https://www.url.com" /> in the RI XML file. It is
important that the customer indicates a valid PostBack URL for the transmission to work.

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Usage
PostBack is designed for long running business services. The table below lists the EAD services that can be
requested using PostBack.
Business Service

Average Execution
Time
10 seconds

GetFindingsWait

Timeout Interval
2 minutes

Submission of a PostBack request will result in EAD returning a GUID within the response XML envelope. It is
recommended that the returned GUID be placed in a persistent datastore for use later after the output from the
requested service is received from the EAD PostBack session. The GUID should be used to correlate the request
to the PostBack response. It is also recommended that you utilize the Conversation ID for request/response
correlation which can be defined by the client at the creation of the request.
In the Session 1 diagram below a service request is made in the PostBack mode. The EAD server will return a
GUID to the requestor and close the connection. The requestor stores the returned GUID for later use.
The EAD system will initiate Session 2 at a later time (based on business service requirements) and make a
PostBack to the designated URL from the original request. The EAD server will return any available results from
the initial service request at this time and close the connection. The diagram below demonstrates the PostBack
workflow for a GetFindingsWait transaction. The first PostBack response is initiated when the
RECIPIENT_STATUS changes.

PostBack Transaction
Client

EAD

Session 1
Service Request
(Conversation ID)
RECIPIENT_STATUS

Service Response
(GUID)

In Progress/FHA

Session 2
Service Response
to www.url.com
FHA Findings (if available)
HTTP Response

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RECIPIENT_STATUS

Successful/FHA

2.3

XML/MIME Data Format

MIME was originally developed as a standard for defining the types of files attached to standard Internet mail
messages. The MIME standard has come to be used in many situations where one computer program needs to
communicate with another program about what kind of file is being sent.
EAD requests and responses are each composed of one or multiple sections, and a multipart MIME structure
allows the caller and the service to communicate about and identify these sections.
Refer to Section 5.7 MIME Best Practices for additional guidance.

2.3.1

HTTP and MIME

When your customer application submits a request, the EAD service expects to receive an HTTP header and multipart
MIME stream in the body of the HTTP message. The HTTP header must include the following:
HTTP Post Message Header Request

Content-Type must be multipart/form-data. This refers to the MIME header parameter in the
message header. All requests must be UTF-8 encoded.

Boundary parameter must be set and utilized as outlined in RFC 1521. The numbers of dashes
that mark the boundary are significant. The header line that sets the boundary (i.e., boundary="-----------92A1B91BE760813DD832E784") always has two less dashes than the actual boundary lines. The final
boundary line always ends in two dashes.

MIME Request Header

Content-Disposition must be present in each body header and set to form-data. The name and
filename parameters are used as:
i. Name parameter is required for all body sections. See example below for required string
values.
ii. Filename parameter is optional and can represent the source filename for Business Input
file data.

Content-Type may be required to specify the type of Business Input file data. See the business
service definitions in Section 3.

When you receive a response from EAD, the HTTP header will include the following:
HTTP Post Message Header Response

Content-Type will be multipart/form-data. This refers to the MIME header parameter in the
message header.

Boundary parameter is set and utilized as outlined in RFC 1521. The numbers of dashes that
mark the boundary are significant. The value of the boundary string is entirely arbitrary. Client
applications must read it and use it to parse the body of the response message, but must make no
assumptions about its value.

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MIME Response Header

2.3.2

Content-Disposition will be present in each body header and set to form-data. The name and
filename parameters are used as:
i. Name parameter is required for all body sections. See example below for required string
values.
ii. Filename parameter may be returned in the response Business Output sections. See the
business service definitions in Section 3.

Request Format

The content of the HTTP post to EAD is multi-part MIME which contains the request XML files and any
business data files. Your multipart MIME implementation must conform to the IETF Guidelines. Please refer to
RFC 2388, RFC 1806, RFC 822 and RFC 1521 at http://www.ietf.org for further information.
The MIME is comprised of three parts: Routing Input, Control Input, and Business Input.

Routing Input, RI, is an XML file containing information that identifies the requestor, the service
requested and the transaction model. See the Encryption Addendum for additional details.
Control Input, CI, is an XML file containing data required by the service, but not contained in a
business data file.
Business Input, BI, can be any file containing the business data required by a service e.g. an appraisal
file.

The HTTP headers and MIME section boundaries/headers conform to the requirements in section 2.3.1 above.
The table below lists the headers required for each section of the MIME:
MIME Section
Secure Routing Input
Control Input
Business Input

Content-Disposition
form-data
form-data
form-data

Name
EAD_RI
CI
Specific data file identifier i.e.
APPRAISAL_1

The MIME Request content is shown in the following example:

POST https://direct.electronicappraisaldelivery.com/ServiceRequest/ HTTP/1.1
Content-Type: multipart/form-data; boundary=-------------------7d93d82e30658; charset=UTF-8
Accept-Encoding: gzip, deflate
Pragma: no-cache
Host: direct.electronicappraisaldelivery.com
Content-Length: 1359983
Connection: Keep-Alive
---------------------7d93d82e30658
Content-Disposition: form-data; name="EAD_RI"
<?xml version="1.0" encoding="UTF-8"?>
<!DOCTYPE REQUEST_GROUP SYSTEM "SecureRequestGroup.dtd">
<SECURE_REQUEST_GROUP>
<ENCRYPTED_KEY Algorithm=http://www.w3.org/2001/04/xmlenc#rsa-1_5 >
bXcCaS97p8TtGzlgZ9ogRcEAaw1D1OQCpk1AQFfWYE5J2CheNtRBpuME+uB3wSkwjIWftkYxQ5JRTQ3Qhz7LrCM+TOORl2
lFFTpVC9zGUP1xndfT6EQONViV0XGJieWCzXNyjO3XpEl7IdntkVKucrDN9gA7wlimUdw4Ya5sn08=</ENCRYPTED_KEY>
<ENCRYPTED_RI Algorithm=http://www.w3.org/2001/04/xmlenc#aes128-cbc>
9BWPkFDt0Ua/2gN9+BDT9XbYHBuadEREIV1EUmvon/jSr0HkndD/9lBo95H3UYD12TL3wmXVSqi7Ak/QqxzmVRDMgw2Wy
... Encrypted SECURE_RI data here ...
</ENCRYPTED_RI>
</SECURE_REQUEST_GROUP>
---------------------7d93d82e30658
Content-Disposition: form-data; name="CI"

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<?xml version="1.0" encoding="UTF-8"?>

<SUBMIT_APPRAISAL_REQUEST LenderLoanNumber="test1234999"
EADDocumentFileIdentifier="A000000000" EADBusinessUnitNumber="DEF67890">
<RECIPIENT_FHA FHALenderID="98765" HUDCaseNumber="123-1234567"/>
<DATA_FILE _Type="1004/70" _FormatType="MISMO" _VersionNumber="UAD" _Name="APPRAISAL_1"/>
<SOFTWARE_PROVIDER _AccountNumber="Vxxxxxxxx" />
</_SUBMIT_APPRAISAL_REQUEST>
---------------------7d93d82e30658
Content-Disposition: form-data; name="APPRAISAL_1"; filename="00002EAD-AS_MISMO.XML"
Content-Type: text/xml
<?xml version="1.0" encoding="utf-8"?>
<VALUATION_RESPONSE MISMOVersionID="2.6GSE" xmlns:xs="http://www.w3.org/2001/XMLSchema"
xmlns:mismo="http://mismo.org/schema">
.... Appraisal data here ....
</VALUATION_RESPONSE>
---------------------7d93d82e30658--

2.3.3

Response Format

The format of the response from EAD is multi-part MIME, which contains the response XML files and any
attached output data files. The MIME is comprised of three parts: Routing Output, Control Output, and Business
Output.

Routing Output, RO, is an XML file containing information that identifies the requestor, the service
requested and the transaction model. The input RI will be returned in the response file.
Control Output, CO, is an XML file containing data returned by the service, but not contained in a data
file e.g. Hard Stops, Status, etc.
Business Output, BO, can be any file containing the business data returned from a service e.g. a findings
file.

The HTTP headers and MIME section boundaries/headers conform to the requirements in section 2.3.1 above.
The table below lists the headers required for each section of the MIME:
MIME
Section
Routing
Output
Control
Output
Business
Output

ContentDisposition
form-data

Content-Type

Name

text/plain

EAD_RO

form-data

text/plain

EAD_CO

form-data

varies

Depends on desired business output specified

in request

The MIME Response content is shown in the following example:

HTTP/1.1 200 OK
Content-Type: multipart/form-data; boundary=--------ieoau._._+2_8_GoodLuck8.3ds0d0J0S0Kl234324jfLdsjfdAuaoei-----; charset=UTF-8
Server: Microsoft-IIS/7.5
X-Powered-By: ASP.NET
Date: Tue, 08 Jun 2014 17:37:26 GMT
Content-Length: 1285
----------ieoau._._+2_8_GoodLuck8.3-ds0d0J0S0Kl234324jfLdsjfdAuaoei----Content-Disposition: form-data; filename=EAD_RO; name=EAD_RO
Content-Type: text/plain; charset=UTF-8
<?xml version="1.0" encoding="utf-8"?>
<!DOCTYPE RESPONSE_GROUP SYSTEM "ResponseGroup.dtd">
<RESPONSE_GROUP>
<RESPONSE ResponseDateTime="6/8/2014 1:37:26 PM">

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<KEY _Value="89656" _Name="ConversationID" />

<RESPONSE_DATA _GloballyUniqueIdentifier="09D1C8495A074BDD827A76B75893F642">
<PRODUCT _Name="EAD" _FunctionName="SubmitAppraisal" _VersionNumber="1.0" />
</RESPONSE_DATA>
<STATUS _Code="0" _Description="Service Request Completed" _Name="SERVICE"
_Condition="DONE" />
</RESPONSE>
</RESPONSE_GROUP>
----------ieoau._._+2_8_GoodLuck8.3-ds0d0J0S0Kl234324jfLdsjfdAuaoei----Content-Disposition: form-data; filename=EAD_CO; name=EAD_CO
Content-Type: text/plain; charset=UTF-8
<?xml version="1.0" encoding="utf-8"?>
<SUBMIT_APPRAISAL_RESPONSE LenderLoanNumber="TEST1234999" DocumentFileIdentifier="A000000000">
<STATUS _Condition="SUCCESS" _Name="SERVICE" _Description="Request Successful" _Code="0" />
<RECIPIENT_FHA FHALenderID="98765" HUDCaseNumber="123-1234567"/>
</SUBMIT_APPRAISAL_RESPONSE>
----------ieoau._._+2_8_GoodLuck8.3-ds0d0J0S0Kl234324jfLdsjfdAuaoei-------

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2.4

Routing Information

2.4.1

Request Group

This section defines the elements associated with making a request to EAD. The envelope elements serve as a
wrapper around the request data. The Routing Input is required by all services. The Routing Input must also be
encrypted before it is transmitted; please see the Encryption Addendum for details.
Routing Input
DTD Reference: RequestGroup.dtd
ELEMENT:
Required:
Cardinality:
Description:

REQUEST_GROUP
Yes
1
This element contains general information to make a request.

Attribute

Format

Required

REQUESTING_PARTY
RECEIVING_PARTY
SUBMITTING_PARTY
REQUEST

Element
Element
Element
Element

N
N
N
Y

ELEMENT:
Required:
Cardinality:
Description:

Description
Not used at this time.
Not used at this time.
Not used at this time.
Refer to REQUEST element.

REQUEST
Yes
1
Contains the calling users credentials and the business service to be called.

Attribute
RequestDatetime

InternalAccountIdentifier
LoginAccountIdentifier
LoginAccountPassword
KEY
REQUEST_DATA

Format

Required

#
$
$
Element
Element

N
Y
Y
N
Y

Description
Date time stamp of request. This must be current and
contain valid time zone information to avoid the
request being rejected due to expiration. The
DateTime format must be in RFC 3339 format.
Examples are 2010-06-30T08:43:10-05:00 for
Eastern Standard Time or 2010-06-30T13:43:10Z
for UTC (Coordinated Universal Time).
Not used at this time.
EAD User ID.
EAD Password.
Refer to KEY element.
Refer to REQUEST_DATA element.

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ELEMENT:
Required:
Cardinality:
Description:

KEY
No
0 or 1
The Conversation ID will persist the transaction and can be used for tracking
purposes.

Attribute

Format

Required

_Name

_Name = ConversationID

_Value

Customer defined transaction identifier.

Value is defined by customer.

ELEMENT:
Required:
Cardinality:
Description:

REQUEST_DATA
Yes
1
This element defines the EAD Service and Connection mode.

Attribute

Format

Required

_GloballyUniqueIdentifier
PRODUCT

$
Element

N
Y

ELEMENT:
Required:
Cardinality:
Description:

Description
Not used at this time.
See PRODUCT element.

PRODUCT

Yes
1
Identifies the business service requested. Please see section 3 for the available
business services.

Attribute

Format

Required

_Name
_FunctionName
_VersionNumber
CONNECTION

$
$
$
Element

Y
Y
Y
Y

ELEMENT:
Required:
Cardinality:
Description:

Description

Description
Identifies the name of the system, e.g. EAD.
Identifies the service requested, e.g. SubmitAppraisal.
Identifies the version of the service requested.
Refer to CONNECTION element.

CONNECTION

Yes
1
Identifies the connection model and relevant information for this request.

Attribute

Format

Required

_ModeIdentifier

PostBackURLIdentifier

Description
Identifies the communication model used to submit the
request.
Values:
Synchronous
PostBack
The URL of the web server where the response will be
posted. Required if ModeIdentifier = PostBack.

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Example Routing Input Submit Appraisal

<?xml version="1.0" encoding="UTF-8"?>
<REQUEST_GROUP>
<REQUEST LoginAccountIdentifier="username" LoginAccountPassword="password"
RequestDateTime="2014-11-17T13:28:05-05:00">
<KEY _Name="ConversationID" _Value="89656"/>
<REQUEST_DATA>
<PRODUCT _FunctionName="SubmitAppraisal" _Name="EAD" _VersionNumber="1.0">
<CONNECTION _ModeIdentifier="Synchronous"/>
</PRODUCT>
</REQUEST_DATA>
</REQUEST>
</REQUEST_GROUP>

2.4.2

Response Group

This section defines the elements associated with receiving a response from EAD. The envelope elements
serve as a wrapper around the response data. The Routing Output is returned by all services. Please refer to the
business services in Section 3 for Control Output and Business Output requirements.
Routing Output
DTD Reference: ResponseGroup.dtd
ELEMENT:
Required:
Cardinality:
Description:

RESPONSE_GROUP
Yes
1
This element contains information returned in a response.

Attribute

Format

Required

RESPONDING_PARTY
RESPOND_TO_PARTY
RESPONSE

Element
Element
Element

N
N
Y

ELEMENT:
Required:
Cardinality:
Description:

Description
Not used at this time.
Not used at this time.
Refer to RESPONSE element.

RESPONSE

Yes
1
This element contains information returned in a response.

Attribute

Format

Required

ResponseDatetime
InternalAccountIdentifier
LoginAccountIdentifier
LoginAccountPassword
KEY
RESPONSE_DATA
STATUS

$
#
$
$
Element
Element
Element

N
N
N
N
N
N
Y

Description
Date time stamp of response.
Not used at this time.
Not used at this time.
Not used at this time.
Refer to KEY element.
Refer to RESPONSE _DATA element.
Refer to STATUS element.

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ELEMENT:
Required:
Cardinality:
Description:

KEY
No
0 or 1
The Conversation ID will persist the transaction and can be used for tracking
purposes.

Attribute

Format

Required

_Name

_Name = ConversationID

_Value

Customer defined transaction identifier.

Value is defined by customer.

ELEMENT:
Required:
Cardinality:
Description:

RESPONSE_DATA

No
0 or 1
Element contains the GUID returned by EAD.

Attribute
_GloballyUniqueIdentifier
PRODUCT

ELEMENT:
Required:
Cardinality:
Description:

_Condition
_ Name
_Description
_Code

Required

Element

Description
Globally Unique Identifier (GUID) that is returned by
EAD and is used to retrieve the results.
See PRODUCT element.

No
0 or 1
Identifies the EAD product or service requested.

_Name
_FunctionName
_VersionNumber

Attribute

Format

PRODUCT

Attribute

ELEMENT:
Required:
Cardinality:
Description:

Description

Format

Required

$
$
$

Y
Y
Y

Description
Identifies the name of the system, e.g. EAD.
Identifies the service requested, e.g. SubmitAppraisal.
Identifies the version of the service requested.

STATUS

Yes
1
Contains EAD application level error information if one occurs. Please note this
element does not include errors from the requested business service. Please refer to
Appendix B, EAD Error Codes, for a list of potential errors.
Format

Required

$
$
$
$

Y
Y
Y
Y

Description
The EAD error condition.
The EAD error name.
The text description of the error from EAD.
Code that identifies the EAD error.

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Example Routing Output Synchronous Response from GetFindings Service

<?xml version="1.0" encoding="utf-8"?>
<!DOCTYPE RESPONSE_GROUP SYSTEM "ResponseGroup.dtd">
<RESPONSE_GROUP>
<RESPONSE ResponseDateTime="6/8/2014 7:02:31 PM">
<KEY _Name="ConversationID" _Value="89656" />
<RESPONSE_DATA _GloballyUniqueIdentifier="F40A36C3A4264F68B8C18A368BDAAB75">
<PRODUCT _Name="EAD" _FunctionName="GetFindings" _VersionNumber="1.0" />
</RESPONSE_DATA>
<STATUS _Code="0" _Description="Service Request Completed" _Name="SERVICE"
_Condition="DONE" />
</RESPONSE>
</RESPONSE_GROUP>

Example Routing Output Initial PostBack Response from GetFindingsWait Service

<?xml version="1.0" encoding="utf-8"?>
<!DOCTYPE RESPONSE_GROUP SYSTEM "ResponseGroup.dtd">
<RESPONSE_GROUP>
<RESPONSE ResponseDateTime="6/8/2014 7:05:04 PM">
<KEY _Name="ConversationID" _Value="89656" />
<RESPONSE_DATA _GloballyUniqueIdentifier="53297C4E63C14A8B8A2316129AEC8267">
<PRODUCT _Name="EAD" _FunctionName="GetFindingsWait" _VersionNumber="1.0" />
</RESPONSE_DATA>
<STATUS _Code="1" _Description="Service Request Received" _Name="SERVICE"
_Condition="PROCESSING" />
</RESPONSE>
</RESPONSE_GROUP>

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2.5

STATUS_LOG

When a failure occurs or UAD messages are present the STATUS_LOG will be returned as Business Output and
should be parsed and displayed to the end user. The STATUS_LOG provides additional detailed information that
helps the user identify what action is required. The information also assists in the troubleshooting process if
contacting a help desk is necessary. The STATUS_LOG is returned in the MIME section
name=EAD_STATUS_LOG.

Service Errors
If a request encounters multiple errors, only a single error code can be returned in the EAD_CO STATUS
element, but all applicable errors will be returned in the STATUS_LOG.
----------ieoau._._+2_8_GoodLuck8.3-ds0d0J0S0Kl234324jfLdsjfdAuaoei----Content-Disposition: form-data; filename=EAD_STATUS_LOG; name=EAD_STATUS_LOG
Content-Type: text/plain; charset=UTF-8
<?xml version="1.0" encoding="utf-8"?>
<STATUS_LOG>
<SERVICE_ERRORS>
<SERVICE_ERROR _Code="200001" _Description="Lender Loan Number is required, but was
not provided."/>
<SERVICE_ERROR _Code="200042" _Description="Invalid Software Provider ID (must be 9
characters). "/>
</SERVICE_ERRORS>
</STATUS_LOG>

UAD Compliance Check

EAD will return an error message to the user if certain data is not provided or does not conform to the
compliance rules defined in the UAD Specification and its appendices.
When an appraisal has failed one or more UAD Compliance rules checks, EAD will return a Hard Stop Code 401
(if one or more of the rules are Fatal severity) or 402 (if all of the rules are Warning severity). For each appraisal
that has received a Hard Stop Code 401 or 402, the errors that contributed to the Hard Stop are returned in the
STATUS_LOG in the response to a GetFindings or GetFindingsWait call.
The example below contains both a warning and fatal edit.
----------ieoau._._+2_8_GoodLuck8.3-ds0d0J0S0Kl234324jfLdsjfdAuaoei----Content-Disposition: form-data; filename=EAD_STATUS_LOG; name=EAD_STATUS_LOG
Content-Type: text/plain; charset=UTF-8
<?xml version="1.0" encoding="utf-8"?>
<STATUS_LOG>
<UAD_COMPLIANCE_ERRORS _Name="APPRAISAL_1" SubmissionDateTime="2014-02-20T12:31:05.46381705:00">
<UAD_COMPLIANCE_ERROR _Code="5085" FormSection="Improvements" FormField="Finished area:
SQFT" DataPoint="Gross Living Area Square Feet Count" PropertyAffected="Subject"
ActionMessage="The gross living area must be provided as a whole number." _Severity="Fatal" />
<UAD_COMPLIANCE_ERROR _Code="5224" FormSection="Sales Comparison" FormField="Baths"
DataPoint="Total Bathroom Count" PropertyAffected="Sales Comp 1" ActionMessage="The bathroom
count must be provided. The required format is nn.nn with the number of full baths up to two
digits followed by a decimal point and then the number of half baths up to two digits."
_Severity="Warning" />
</UAD_COMPLIANCE_ERRORS>
</STATUS_LOG>

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EAD Business Services

3.1

Overview

The following service versions are currently supported by EAD:

3.1.1

_Name

_FunctionName

EAD
EAD
EAD
EAD
MONITOR

SubmitAppraisal
GetFindings
GetFindingsWait

GetReports
ReturnEST

_VersionNumber
1.0
1.0
1.0
1.0
2.0

Submit Appraisal

This service is used to submit appraisal data prior to loan endorsement. Appraisals may be submitted in one of
the supported XML formats (MISMO 2.6, MISMO 2.6 Errata 1, MISMO 2.6GSE). Submissions in XML format
must also include an embedded copy of the first-generation appraisal PDF file.
Upon first submission, the request will be assigned a Document File ID by EAD. If submitting a
resubmission/correction, this identifier should be referenced to avoid having the submission rejected as a
duplicate submission for the loan. For product types where two or three appraisals are required, multiple
appraisals may be submitted together, and will be associated with the same Document File ID.
After submission, an initial confirmation of receipt will be returned. Findings may be retrieved through the
GetFindings service and/or through the EAD web portal.

3.1.2

Get Findings

This service is used to retrieve findings generated by EAD after your submission has been evaluated.
The processing status of the submission (in progress, success, failure, override requested) is returned by this
service. It is recommended that submitters poll the Get Findings service to ensure that their submissions have
been processed successfully, to retrieve findings, or to retrieve Hard Stop messages in the case of a failure.
If a submission has failed and Hard Stop messages have been received through this service, a request to override
some types of Hard Stops can be submitted through the Submit Appraisal service.

3.1.3

Get Findings Wait

This service is a variant of the Get Findings Service that is designed for clients who implement a PostBack
service.

3.1.4

Get Reports

This service is used to retrieve reports from EAD. Currently, the Submission Summary Report (SSR) is available
through this service.

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3.1.5

Successful Transaction Workflow

The diagram below demonstrates a successful Submit Appraisal request and two subsequent Get Findings
requests to obtain the results. While EAD is processing the appraisal, Get Findings returns the recipient status
IN PROGRESS. Once the appraisal has been processed and has no hard stops that need to be addressed, Get
Findings returns the recipient status SUCCESSFUL.

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3.1.6

Hard Stop - Override Workflow

The diagram below demonstrates the workflow for resolving an overridable hard stop. As above, the Submit
Appraisal request results in the issuance of a Document File ID. After the appraisal has been processed by EAD,
the call to Get Findings indicates that the recipient status of NOT SUCCESSFUL and returns the hard stops
that apply to the appraisal. The submitter then calls Submit Appraisal again to submit a hard stop override
request, and after that request is approved by the system, a final call to Get Findings indicates that the recipient
status is now SUCCESSFUL.

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3.2

Submit Appraisal

Description
This service is used to submit appraisal data in designated XML format, or to provide updates or corrections to
an existing submission.
The format for a Submit Appraisal request is comprised of the following files and MIME sections:
MIME Section
Routing Input
Control Input
Business Input
Business Input
Business Input

Content-Disposition
Form-data
Form-data
Form-data
Form-data
Form-data

Name
EAD_RI
CI
APPRAISAL_1
APPRAISAL_2 *
APPRAISAL_3 *

* A single appraisal is required for the vast majority of submissions to EAD. Where there are changes to the
single appraisal, those updates should be resubmitted as a replacement/update to Appraisal 1. A secondary or
tertiary appraisal data file should only be submitted where additional appraisals are used as part of the
underwriting decision or if an update or report of reinspection is required.
The format for a Submit Appraisal response is comprised of the following files and MIME sections
MIME Section
Routing Output
Control Output

Content-Disposition
Form-data
Form-data

Name
EAD_RO
EAD_CO

Routing Input
The Submit Appraisal service supports the Synchronous connection mode.
PRODUCT
_Name:
_FunctionName:
_VersionNumber:

EAD
SubmitAppraisal
1.0

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Control Input
DTD Reference: EADSubmitAppraisalRequest_v1_0.dtd
ELEMENT:
Required:
Cardinality:
Description:

SUBMIT_APPRAISAL_REQUEST
Yes
1
This element contains all required information for a Submit Appraisal request.

Attribute

Format

Required

LenderLoanNumber

$15

EADDocumentFileIdentifier

$10

EADBusinessUnitNumber

$8

SOFTWARE_PROVIDER
RECIPIENT_FHA
DATA_FILE
OVERRIDE_REQUEST
DELETE_FILE

Element
Element
Element
Element
Element

Y
C
N
N
N

Description
Number used by the Lender to identify a loan. This
number must be provided on initial submissions and
may be included on resubmissions if it has changed.
A unique number generated by EAD to track the
appraisal documents submitted for a loan. This
number must be provided when sending a
resubmission/correction.
Identifies the business unit with which an initial
submission should be associated. This value must
only be provided for initial submissions (it may not
be changed after the initial submission).
Please see SOFTWARE_PROVIDER element.
Please see RECIPIENT_FHA element.
Please see DATA_FILE element.
Please see OVERRIDE_REQUEST element.
Please see DELETE_FILE element.

On an initial submission:
When an appraisal is initially submitted to EAD, the Lender Loan Number, DATA_FILE,
SOFTWARE_PROVIDER and RECIPIENT_FHA are required. The Business Unit Number must also
be specified.
If you are a lender, your EAD lender administrator may have configured multiple business units in EAD
to represent your company's organizational hierarchy. The business unit you specify will determine
which users may access your submission. Please contact your EAD lender administrator to determine
the proper Business Unit Number to be used.
If you are a lender agent, you have the ability to submit appraisals on behalf of one or more lenders. The
business unit you specify will determine which lender you are submitting for, and which Lender IDs are
available for use. Please contact your EAD lender agent administrator to determine the proper Business
Unit Number to be used for each lender.
On a resubmission:
The DocumentFileIdentifier is generated by EAD after the initial submission of appraisal data for a
loan. To resubmit appraisal data for updates or corrections, this identifier must be populated with the
proper value; otherwise, a duplicate check will reject the submission.
If the Lender Loan Number has changed, it may be updated through direct integration or the EAD web
portal. To correct a value through direct integration, provide the new value in the
SUBMIT_APPRAISAL_REQUEST element.
A resubmission may include any one or more of the following: (1) updates to the Lender Loan Number
or FHA attributes, (2) an updated appraisal file to replace a previously submitted file, or (3) a new
Secondary Appraisal file to be added to a previous submission.

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To update an FHA attribute:

To update FHA attributes after the initial submission, include the RECIPIENT_FHA element with the
new attribute values. If you are not changing any of the attributes for FHA, this element is not required
in the request.
To request a Hard Stop override:
If you received notification of a Hard Stop error in the results from a call to GetFindings, you may also
use the SubmitAppraisal service to request an override. Include an OVERRIDE_REQUEST element for
each Hard Stop that should be overridden. Resubmissions and Hard Stop override requests may not be
combined in a single request.
ELEMENT:
Required:
Cardinality:
Description:

SOFTWARE_PROVIDER
Yes
1
This element provides the account information.

Attribute

Format

_AccountNumber

ELEMENT:
Required:
Cardinality:
Description:

$9

Required
Y

Description
Please contact Veros for your account number.

RECIPIENT_FHA
No
0 or 1
This element contains all information specific to a submission to FHA. It must be
included when initially submitting an appraisal to FHA. It may also be included when
making subsequent updates to FHA attributes.

Attribute

Format

Required

FHALenderID

#5

HUDCaseNumber

$11

Description
The Title II Lender ID of the lender by which the
appraisal(s) will be delivered to FHA. This value is
required on an initial submission. When making
updates to FHA attributes, this value is not required
if it has not changed.
The FHA Case Number associated with the
property being appraised. This value is required on
an initial submission. When making updates to
FHA attributes, this value is not required if it has
not changed. Format must be ###-#######. Any
program type suffix should not be included.

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ELEMENT:
Required:
Cardinality:
Description:

DATA_FILE
No
0 or more
The APPRAISAL file in any of the supported formats is required. When required, the
1004MC Market Conditions Addendum data should be included in the same file as
the appraisal. For some products, an APPRAISAL_2 and/or APPRAISAL_3 file may
also be required. Submissions in designated XML format should also include an
embedded copy of the appraisal first generation PDF file.
The following appraisal form types are supported:
Uniform Residential Appraisal Report (FNM 1004/FRE 70)
Manufactured Home Appraisal Report (FNM 1004C/FRE 70B)
Small Residential Income Property Appraisal Report (FNM 1025/FRE 72)
Individual Condominium Unit Appraisal Report (FNM 1073/FRE 465)
Appraisal Update and/or Completion Report (FNM 1004D/FRE 442) *
* The Appraisal Update and/or Completion Report form may only be submitted as an
APPRAISAL_2 or APPRAISAL_3 file. One of the other supported appraisal form
types must be submitted or be already present as APPRAISAL_1.

Attribute

Format

Required

_Type

_FormatType
_VersionNumber

$
$

Y
C

Description
Values:
1004/70
1004C/70B
1025/72
1073/465
1004D/442
MISMO
The version number indicates whether the appraisal file is UAD
compliant. UAD specifications are not available for all forms. Valid
values for all forms are listed below.
Valid Values for reviewed for UAD Compliance (1004/70, 1073/465):
UAD = indicates appraisal is UAD compliant
Blank = indicates appraisal is legacy form prior to UAD
standard
Valid values for all other Forms (1004C/70B, 1025/72, 1004D/442)
Blank = indicates appraisal is form to which UAD standard
does not apply

_Name

APPRAISAL_1
APPRAISAL_2
APPRAISAL_3

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ELEMENT:
Required:
Cardinality:
Description:

OVERRIDE_REQUEST
No
0 or more
This element provides a request for a Hard Stop override.

Attribute

Format

Required

_Name

_HardStopCode

_ReasonCode

$250

_ReasonComment

Description
The name of the file that caused the Hard Stop.
This attribute must be included if the Hard Stop is
file-specific. Possible values:
APPRAISAL_1
APPRAISAL_2
APPRAISAL_3
The code representing the Hard Stop type that
should be overridden. Please see Appendix A for a
list of potential values.
The code representing the reason why the Hard
Stop should be overridden. Please see Appendix A
for a list of potential values.
A brief comment to help justify the reason for
requesting the override. Any text over 250
characters in length will be truncated.

An OVERRIDE_REQUEST element may not be included in a request that also contains a

DATA_FILE, Updated Loan Number or Investor Attributes, or a DELETE_FILE element.
ELEMENT:
Required:
Cardinality:
Description:

Attribute
_Name

DELETE_FILE
No
0 or more
This element allows you to remove a secondary or tertiary file from the submission if
it was uploaded in error.
Format

Required

Description
The name of the file to be deleted from the
document file. Possible values:
APPRAISAL_2
APPRAISAL_3

Typically, a file that requires corrections should be replaced with an updated file using the DATA_FILE
element. However, if a file was uploaded in error and should be deleted completely from the document
file, use the DELETE_FILE element. Every Document File must have an APPRAISAL_1 file, so the
APPRAISAL_1 file cannot be deleted, only replaced.

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Example Control Input SubmitAppraisal (Submit Appraisal)

<?xml version="1.0" encoding="UTF-8"?>
<SUBMIT_APPRAISAL_REQUEST LenderLoanNumber="Loan#" EADBusinessUnitNumber="BusinessUnit#">
<SOFTWARE_PROVIDER _AccountNumber="Account#"/>
<RECIPIENT_FHA FHALenderID="FHALenderID" HUDCaseNumber="FHACaseNo"/>
<DATA_FILE _Type="1004/70" _FormatType="MISMO" _VersionNumber="UAD"
_Name="APPRAISAL_1"/>
</SUBMIT_APPRAISAL_REQUEST>

Example Control Input SubmitAppraisal (Submit Two Appraisals)

<?xml version="1.0" encoding="UTF-8"?>
<SUBMIT_APPRAISAL_REQUEST LenderLoanNumber="Loan#" EADBusinessUnitNumber="BusinessUnit#">
<SOFTWARE_PROVIDER _AccountNumber="Account#"/>
<RECIPIENT_FHA FHALenderID="FHALenderID" HUDCaseNumber="FHACaseNo"/>
<DATA_FILE _Type="1004/70" _FormatType="MISMO" _VersionNumber="UAD"
_Name="APPRAISAL_1"/>
<DATA_FILE _Type="1004/70" _FormatType="MISMO" _VersionNumber="UAD"
_Name="APPRAISAL_2"/>
</SUBMIT_APPRAISAL_REQUEST>

Example Control Input SubmitAppraisal (Change Loan Number)

<?xml version="1.0" encoding="UTF-8"?>
<SUBMIT_APPRAISAL_REQUEST LenderLoanNumber="NewLoan#"
EADDocumentFileIdentifier="DocumentFileId">
<SOFTWARE_PROVIDER _AccountNumber="Account#"/>
</SUBMIT_APPRAISAL_REQUEST>

Example Control Input SubmitAppraisal (Change FHA Case Number and Loan Number)
<?xml version="1.0" encoding="UTF-8"?>
<SUBMIT_APPRAISAL_REQUEST LenderLoanNumber="NewLoan#"
EADDocumentFileIdentifier="DocumentFileId">
<SOFTWARE_PROVIDER _AccountNumber="Account#"/>
<RECIPIENT_FHA HUDCaseNumber="NewFHACaseNo"/>
</SUBMIT_APPRAISAL_REQUEST>

Example Control Input SubmitAppraisal (Upload Corrected Appraisal)

<?xml version="1.0" encoding="UTF-8"?>
<SUBMIT_APPRAISAL_REQUEST EADDocumentFileIdentifier="DocumentFileId">
<SOFTWARE_PROVIDER _AccountNumber="Account#"/>
<DATA_FILE _Type="1004/70" _FormatType="MISMO" _VersionNumber="UAD"
_Name="APPRAISAL_1"/>
</SUBMIT_APPRAISAL_REQUEST>

Example Control Input SubmitAppraisal (Add Secondary Appraisal)

<?xml version="1.0" encoding="UTF-8"?>
<SUBMIT_APPRAISAL_REQUEST EADDocumentFileIdentifier="DocumentFileId">
<SOFTWARE_PROVIDER _AccountNumber="Account#"/>
<DATA_FILE _Type="1004/70" _FormatType="MISMO" _VersionNumber="UAD"
_Name="APPRAISAL_2"/>
</SUBMIT_APPRAISAL_REQUEST>

Example Control Input SubmitAppraisal (Request Hard Stop Overrides)

<?xml version="1.0" encoding="UTF-8"?>
<SUBMIT_APPRAISAL_REQUEST EADDocumentFileIdentifier="DocumentFileId">
<SOFTWARE_PROVIDER _AccountNumber="Account#"/>
<OVERRIDE_REQUEST _Name="APPRAISAL_1" _HardStopCode="202" _ReasonCode="RQ20203"
_ReasonComment="Verified appraiser license with California OREA"/>

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</SUBMIT_APPRAISAL_REQUEST>

Example Control Input SubmitAppraisal (Delete Appraisal 2 file)

<?xml version="1.0" encoding="UTF-8"?>
<SUBMIT_APPRAISAL_REQUEST EADDocumentFileIdentifier="DocumentFileId">
<SOFTWARE_PROVIDER _AccountNumber="Account#"/>
<DELETE_FILE _Name="APPRAISAL_2"/>
</SUBMIT_APPRAISAL_REQUEST>

Business Input
For an initial Submit Appraisal Request the appraisal XML file must be included as Business Input. The
secondary appraisal file is Optional. Files must be UTF-8 encoded. The following Content-Type declaration
must be included in the Business Input BI MIME section:
XML files: use either

Content-Type: text/xml

Content-Type: text/plain

Valid files include the following:

APPRAISAL_1: Supported appraisal form (except 1004D/442), in a supported XML format.

Optional Additional Files:

APPRAISAL_2 and/or APPRAISAL_3 containing any supported appraisal form in a supported XML
format.

Control Output
DTD Reference: EADSubmitAppraisalResponse_v1_0.dtd
ELEMENT:
Required:
Cardinality:
Description:

SUBMIT_APPRAISAL_RESPONSE
Yes
1
This element contains the response to the submission.

Attribute

Format

DocumentFileIdentifier

LenderLoanNumber
STATUS
RECIPIENT_FHA

ELEMENT:
Required:
Cardinality:
Description:

Required

$10

$15
Element
Element

Y
Y
C

Description
A unique number generated by EAD to track the
appraisal documents submitted for a loan. A
DocumentFileIdentifier may not be generated for
new submissions that contain errors.
Number used by the Lender to identify a loan.
Please see the STATUS element.
Please see the RECIPIENT_FHA element.

STATUS
Yes
1
This element contains error messages from the requested business service.

Attribute

Format

Required

_Condition
_ Name

$
$

Y
Y

Description
SUCCESS or FAILURE.
SERVICE

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_Description
_Code

$
$

ELEMENT:
Required:
Cardinality:
Description:

Y
Y

Text Description of the status or error.

Code associated with the error. Please see Appendix A
for a list of potential values.

RECIPIENT_FHA
Conditional
0 or 1
This element contains information specific to a submission to FHA.

Attribute

Format

Required

FHALenderID

#5

HUDCaseNumber

$11

Description
The Title II Lender ID of the lender by which the
appraisal(s) will be delivered to FHA.
The FHA Case Number associated with the
property being appraised. Format will be ##########. Any program type suffix will not be
included.

Example Control Output Submit Appraisal

<?xml version="1.0" encoding="UTF-8"?>
<SUBMIT_APPRAISAL_RESPONSE DocumentFileIdentifier="DocumentFileId" LenderLoanNumber="Loan#">
<STATUS _Condition="SUCCESS" _Name="SERVICE" _Description="Request Successful" _Code="0" />
<RECIPIENT_FHA FHALenderID="FHALenderID" HUDCaseNumber="FHACaseNo"/>
</SUBMIT_APPRAISAL_RESPONSE>

3.3

Get Findings

Description
This service is used to check on the status of an appraisal submission and retrieve findings.
The format for a Get Findings request is comprised of the following MIME sections:
MIME Section
Routing Input
Control Input

Content-Disposition
Form-data
Form-data

Name
EAD_RI
CI

The format for a Get Findings response is comprised of the following files and MIME sections:
MIME Section
Routing Output
Control Output
Business Output

Content-Disposition
Form-data
Form-data
Form-data

Name
EAD_RO
EAD_CO
0 or more files based on
_RETURN_FILE element if
findings are available

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Routing Input
The Get Findings Service supports the Synchronous connection mode only. For the PostBack connection mode, use the
GetFindingsWait service described in section 3.4 below.
PRODUCT
_Name:
_FunctionName:
_VersionNumber:

EAD
GetFindings
1.0

Control Input
DTD Reference: EADGetFindingsRequest_v1_0.dtd
ELEMENT:
Required:
Cardinality:
Description:

GET_FINDINGS_REQUEST
Yes
1
This element contains all required information for a Get Findings request.

Attribute

Format

Required

EADDocumentFileIdentifier

$10

_RETURN_FILE
SOFTWARE_PROVIDER

Element
Element

N
Y

ELEMENT:
Required:
Cardinality:
Description:

Description
A unique number generated by EAD to track the
appraisal documents submitted for a loan.
Please see _RETURN_FILE element.
Please see SOFTWARE_PROVIDER element.

_RETURN_FILE
No
0 or more
This element contains the list of requested return files.

Attribute

Format

Required

_FileType

Description
Values:

FHA_FINDINGS_XML
FHA_FINDINGS_HTML
Note: No Output Files are returned to the

requester by default. If output files are

required, the _RETURN_FILE element must be
populated.

ELEMENT:
Required:
Cardinality:
Description:

SOFTWARE_PROVIDER
Yes
1
This element provides the account information.

Attribute

Format

_AccountNumber

$9

Required
Y

Description
Please contact Veros for your account number.

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Example Control Input Get Findings

<?xml version="1.0" encoding="UTF-8"?>
<GET_FINDINGS_REQUEST EADDocumentFileIdentifier="DocumentFileId">
<_RETURN_FILE _FileType="FHA_FINDINGS_XML"/>
<_RETURN_FILE _FileType="FHA_FINDINGS_HTML"/>
<SOFTWARE_PROVIDER _AccountNumber="Account#"/>
</GET_FINDINGS_REQUEST>

Control Output
DTD Reference: EADGetFindingsResponse_v1_0.dtd
ELEMENT:
Required:
Cardinality:
Description:

GET_FINDINGS_RESPONSE
Yes
1
This element contains the available information for the specified Document File.

Attribute

Format

DocumentFileIdentifier
LenderLoanNumber
STATUS
RECIPIENT_STATUS
RECIPIENT_FHA
HARD_STOP
FINDINGS_SUMMARY

ELEMENT:
Required:
Cardinality:
Description:
Attribute
_Condition
_ Name
_Description
_Code

ELEMENT:
Required:
Cardinality:
Description:

Attribute

Required

$10

$15
Element
Element
Element
Element
Element

Y
Y
C
C
N
N

Description
A unique number generated by EAD to track the
appraisal documents submitted for a loan.
Number used by the Lender to identify a loan.
Please see the STATUS element.
Please see the RECIPIENT_STATUS element.
Please see the RECIPIENT_FHA element.
Please see the HARD_STOP element.
Please see the FINDINGS_SUMMARY element.

STATUS
Yes
1
This element contains error messages from the requested business service.
Format

Required

$
$
$
$

Y
Y
Y
Y

Description
SUCCESS or FAILURE.
SERVICE
Text Description of the error.
Code associated with the error. Please see Appendix A
for a list of potential values.

RECIPIENT_STATUS
Yes
0 or more
This element contains error messages from the processing of the submission by EAD.
This element may not be returned if the service call resulted in an error (see STATUS
element above).
Format

Required

_Name

_Condition

_Description

Description
Recipient name
Values:
FHA: Federal Housing Administration
SUCCESSFUL, IN PROGRESS, OVERRIDE
REQUESTED or NOT SUCCESSFUL.
Text Description of the status.

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_Code

ELEMENT:
Required:
Cardinality:
Description:

Code associated with the status. Please see Appendix

A for a list of potential values.

RECIPIENT_FHA
Conditional
0 or 1
This element contains all information specific to a submission to FHA.

Attribute

Format

Required

FHALenderID

#5

HUDCaseNumber

$11

ELEMENT:
Required:
Cardinality:
Description:

Format

Required

_Name

_Description
_Code

$
$

Y
Y

_OverrideStatus
_OverrideDecisionCode

$
$

N
N

_OverrideDecisionDescription
_OverrideDecisionComment

$
$

N
N

Element

HARD_STOP_RECIPIENT

Attribute
_Name

The Title II Lender ID of the lender by which the

appraisal(s) will be delivered to FHA.
The FHA Case Number associated with the
property being appraised. Format will be ##########. Any program type suffix will not be
included.

HARD_STOP
No
0 or more
These elements contain the Hard Stop errors encountered while processing the
appraisal submission. Appendix A lists the current Hard Stop codes, but since new
codes may be added in the future, your implementation must not fail when
encountering a code that is not recognized.

Attribute

ELEMENT:
Required:
Cardinality:
Description:

Description

Description
The name of the file that caused the Hard Stop. This
attribute will be included if the Hard Stop is filespecific. Possible values:
APPRAISAL_1
APPRAISAL_2
APPRAISAL_3
Text Description of the error.
Code associated with the error. Please see Appendix
A for a list of potential values.
APPROVED, IN PROGRESS, DENIED
The code representing the reason why the Hard Stop
override request was approved or denied. Please see
Appendix A for a list of potential values.
Text description of the override decision.
A brief comment providing additional information
about the override request approval or denial.
Please see the HARD_STOP_RECIPIENT element.

HARD_STOP_RECIPIENT
Yes
1 or more
This element identifies the recipient to whom the hard stop is associated.
Format

Required

Description
Recipient name
Values:
FHA: Federal Housing Administration

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ELEMENT:
Required:
Cardinality:

FINDINGS_SUMMARY
No
0 or more
Description: This element identifies the Findings Report files returned.

Attribute

Format

Required

_Recipient

_Format

Description
Recipient name
Values:
FHA: Federal Housing Administration
Values:

HTML
XML
The returned format(s) are determined by the
input element _RETURN_FILE.
_Name

_Filename

The name parameter for the Business Output MIME

Section containing the report data.
The filename parameter for the Business Output
MIME Section containing the report data.

Example Control Output Get Findings (Submission Processing in Progress)

<?xml version="1.0" encoding="UTF-8"?>
<GET_FINDINGS_RESPONSE DocumentFileIdentifier="DocumentFileId" LenderLoanNumber="Loan#">
<STATUS _Condition="SUCCESS" _Name="SERVICE" _Code="0" _Description="Request
Successful"/>
<RECIPIENT_STATUS _Name="FHA" _Condition="IN PROGRESS" _Code="IS0001"
_Description="Your submission is being processed."/>
<RECIPIENT_FHA FHALenderID="FHALenderID" HUDCaseNumber="FHACaseNo"/>
</GET_FINDINGS_RESPONSE>

Example Control Output Get Findings (Submission Successful)

<?xml version="1.0" encoding="UTF-8"?>
<GET_FINDINGS_RESPONSE DocumentFileIdentifier="DocumentFileId" LenderLoanNumber="Loan#">
<STATUS _Condition="SUCCESS" _Name="SERVICE" _Code="0" _Description="Request
Successful"/>
<RECIPIENT_STATUS _Name="FHA" _Condition="SUCCESSFUL" _Code="IS0000"
_Description="Submission Successful"/>
<RECIPIENT_FHA FHALenderID="FHALenderID" HUDCaseNumber="FHACaseNo"/>
<FINDINGS_SUMMARY Recipient="FHA" _Format="XML" _Name="BO_FHA_XML"
Filename="FHA_FINDINGS_DocumentFileID.XML"/>
<FINDINGS_SUMMARY Recipient="FHA" _Format="HTML" _Name="BO_FHA_HTML"
Filename="FHA_FINDINGS_DocumentFileID.HTML"/>
</GET_FINDINGS_RESPONSE>

Example Control Output Get Findings (Fatal Hard Stops)

<?xml version="1.0" encoding="UTF-8"?>
<GET_FINDINGS_RESPONSE DocumentFileIdentifier="DocumentFileId" LenderLoanNumber="Loan#">
<STATUS _Condition="SUCCESS" _Name="SERVICE" _Code="0" _Description="Request
Successful"/>
<RECIPIENT_STATUS _Name="FHA" _Condition="NOT SUCCESSFUL" _Code="IS0003"
_Description="Hard Stop(s) encountered while processing submission. Review the HARD_STOP
elements for details."/>
<RECIPIENT_FHA FHALenderID="FHALenderID" HUDCaseNumber="FHACaseNo"/>
<HARD_STOP _Name="APPRAISAL_1" _Code="9001" _Description="Appraisal data in invalid
format: XML is not well formed">
<HARD_STOP_RECIPIENT _Name="FHA"/>
</HARD_STOP>

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<HARD_STOP _Name="APPRAISAL_2" _Code="9001" _Description="Appraisal data in invalid

format: XML is not well formed">
<HARD_STOP_RECIPIENT _Name="FHA"/>
</HARD_STOP>
<FINDINGS_SUMMARY/>
</GET_FINDINGS_RESPONSE>

Example Control Output Get Findings (Overridable Hard Stops)

<?xml version="1.0" encoding="UTF-8"?>
<GET_FINDINGS_RESPONSE DocumentFileIdentifier="DocumentFileId" LenderLoanNumber="Loan#">
<STATUS _Condition="SUCCESS" _Name="SERVICE" _Code="0" _Description="Request
Successful"/>
<RECIPIENT_STATUS _Name="FHA" _Condition="NOT SUCCESSFUL" _Code="IS0003"
_Description="Hard Stop(s) encountered while processing submission. Review the HARD_STOP
elements for details."/>
<RECIPIENT_FHA FHALenderID="FHALenderID" HUDCaseNumber="FHACaseNo"/>
<HARD_STOP _Name="APPRAISAL_1" _Code="302" _Description="Unknown subject address">
<HARD_STOP_RECIPIENT _Name="FHA"/>
</HARD_STOP>
<HARD_STOP _Name="APPRAISAL_1" _Code="202" _Description="Unverified appraiser license
information">
<HARD_STOP_RECIPIENT _Name="FHA"/>
</HARD_STOP>
<FINDINGS_SUMMARY/>
</GET_FINDINGS_RESPONSE>

Example Control Output Get Findings (Hard Stop Override Request in Progress)
In the following example, one Hard Stop override request has been accepted, but the other is still pending:
<?xml version="1.0" encoding="UTF-8"?>
<GET_FINDINGS_RESPONSE DocumentFileIdentifier="DocumentFileId" LenderLoanNumber="Loan#">
<STATUS _Condition="SUCCESS" _Name="SERVICE" _Code="0" _Description="Request
Successful"/>
<RECIPIENT_STATUS _Name="FHA" _Condition="OVERRIDE REQUESTED" _Code="IS0002"
_Description="Your Hard Stop override request(s) are in the process of being reviewed."/>
<RECIPIENT_FHA FHALenderID="FHALenderID" HUDCaseNumber="FHACaseNo"/>
<HARD_STOP _Name="APPRAISAL_1" _Code="302" _Description="Unknown subject address"
_OverrideStatus="IN PROGRESS">
<HARD_STOP_RECIPIENT _Name="FHA"/>
</HARD_STOP>
<HARD_STOP _Name="APPRAISAL_1" _Code="202" _Description="Unverified appraiser license
information" _OverrideStatus="APPROVED" _OverrideDecisionCode="OD002"
_OverrideDecisionDescription="Override request accepted. Submitter&apos;s delegated authority
accepted">
<HARD_STOP_RECIPIENT _Name="FHA"/>
</HARD_STOP>
<FINDINGS_SUMMARY/>
</GET_FINDINGS_RESPONSE>

Example Control Output Get Findings (Hard Stop Override Requests Approved)
<?xml version="1.0" encoding="UTF-8"?>
<GET_FINDINGS_RESPONSE DocumentFileIdentifier="DocumentFileId" LenderLoanNumber="Loan#">
<STATUS _Condition="SUCCESS" _Name="SERVICE" _Code="0" _Description="Request
Successful"/>
<RECIPIENT_STATUS _Name="FHA" _Condition="SUCCESSFUL" _Code="IS0000"
_Description="Submission Successful"/>
<RECIPIENT_FHA FHALenderID="FHALenderID" HUDCaseNumber="FHACaseNo"/>
<HARD_STOP _Name="APPRAISAL_1" _Code="302" _Description="Unknown subject address"
_OverrideStatus="APPROVED" _OverrideDecisionCode="OD002"
_OverrideDecisionDescription="Override request accepted. Submitter&apos;s delegated authority
accepted" _OverrideDecisionComment="Optional comment here">
<HARD_STOP_RECIPIENT _Name="FHA"/>
</HARD_STOP>

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<HARD_STOP _Name="APPRAISAL_1" _Code="202" _Description="Unverified appraiser license

information" _OverrideStatus="APPROVED" _OverrideDecisionCode="OD002"
_OverrideDecisionDescription="Override request accepted. Submitter&apos;s delegated authority
accepted">
<HARD_STOP_RECIPIENT _Name="FHA"/>
</HARD_STOP>
<FINDINGS_SUMMARY/>
</GET_FINDINGS_RESPONSE>

Example Control Output Get Findings (Hard Stop Override Request Denied)
In the following example, one of the Hard Stop override requests has been denied, so the submission has not
been accepted:
<?xml version="1.0" encoding="UTF-8"?>
<GET_FINDINGS_RESPONSE DocumentFileIdentifier="DocumentFileId" LenderLoanNumber="Loan#">
<STATUS _Condition="SUCCESS" _Name="SERVICE" _Code="0" _Description="Request
Successful"/>
<RECIPIENT_STATUS _Name="FHA" _Condition="NOT SUCCESSFUL" _Code="IS0004"
_Description="Hard Stop override request(s) have been denied. Review the HARD_STOP elements
for details."/>
<RECIPIENT_FHA FHALenderID="FHALenderID" HUDCaseNumber="FHACaseNo"/>
<HARD_STOP _Name="APPRAISAL_1" _Code="302" _Description="Unknown subject address"
_OverrideStatus="DENIED" _OverrideDecisionCode="OD003" _OverrideDecisionDescription="Override
request denied. Resubmit a corrected appraisal file">
<HARD_STOP_RECIPIENT _Name="FHA"/>
</HARD_STOP>
<HARD_STOP _Name="APPRAISAL_1" _Code="202" _Description="Unverified appraiser license
information" _OverrideStatus="APPROVED" _OverrideDecisionCode="OD002"
_OverrideDecisionDescription="Override request accepted. Submitter&apos;s delegated authority
accepted">
<HARD_STOP_RECIPIENT _Name="FHA"/>
</HARD_STOP>
<FINDINGS_SUMMARY/>
</GET_FINDINGS_RESPONSE>

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Business Output
The Business Output for a GetFindings Request will include the STATUS LOG if an error or one or more UAD
Messages is encountered. The Business Output will also include FHA findings if requested in the Control Input
and available. The following table lists the current file and its location within the MIME Response.
File Description

MIME Location
Name
EAD_STATUS_LOG
Derived from Control Output
Derived from Control Output

Status Log
FHA Findings XML
FHA Findings HTML

FileName
EAD_STATUS_LOG
Derived from Control Output
Derived from Control Output

Status Log Definition

DTD Reference: EAD_STATUS_LOG_v1_1.dtd
ELEMENT:
Required:
Cardinality:
Description:

STATUS_LOG
No
1
This element contains error messages and UAD compliance messages.

Attribute

Format

Required

SERVICE_ERRORS
UAD_COMPLIANCE_ERRORS

Element
Element

N
N

ELEMENT:
Required:
Cardinality:
Description:

No
0 or 1
This element contains one or more error message from EAD.
Format

Required

SERVICE_ERROR

Element

Attribute

Please see the SERVICE_ERRORS element.

Please see the UAD_COMPLIANCE_ERRORS
element.

SERVICE_ERRORS

Attribute

ELEMENT:
Required:
Cardinality:
Description:

Description

Description
Please see the SERVICE_ERROR element.

SERVICE_ERROR

No
1 or more
This element contains a specific error message from EAD.
Format

Required

_Code

_Description

Description
Code associated with the error. Please see Appendix A
for a list of potential values.
Text Description of the error.

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ELEMENT:
Required:
Cardinality:
Description:

UAD_COMPLIANCE_ERRORS

No
0 or 1
This element contains one or more UAD messages from EAD.

Attribute

Format

Required

$
Element

Y
Y

_Name
SubmissionDateTime
UAD_COMPLIANCE_ERROR

ELEMENT:
Required:
Cardinality:
Description:

UAD_COMPLIANCE_ERROR

Attribute

Identifies to which appraisal UAD Message is

related
Datetime of submission.
Please see the UAD_COMPLIANCE_ERROR
element.

No
1 or more
This element contains a specific UAD message from EAD.
Format

Required

_Code

$4000

FormSection

$4000

FormField

$4000

DataPoint

$4000

$14

ActionMessage

$1000

_Severity

$4000

PropertyAffected

Description

Description
Code associated with the error. Please see the UAD
Message List.
Identifies the section within the appraisal to which the
message is related.
Identifies the form field within the appraisal to which
the message is related.
Identifies the specific data point within the appraisal to
which the message is related.
Identifies the affected property within the appraisal to
which the message is related.
Description of the action needed to resolve the
message.
Describes the severity of the message:
- Fatal
- Warning

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FHA Findings XML Definition

If FHA findings are available, the file(s) requested in the RETURN_FILE element will be returned. The
following defines the file structure for FHA XML Findings.
DTD Reference: EAD_FINDINGS_MESSAGES_LOG_v1_0.dtd
ELEMENT:
Required:
Cardinality:
Description:

FINDINGS_MESSAGES_LOG

Yes
1
This element contains findings for up to three appraisals, based on how many
appraisals were submitted to EAD and have findings available.

Attribute

Format

Required

FINDINGS_MESSAGES

Element

ELEMENT:
Required:
Cardinality:
Description:

Description
Please see the FINDINGS_MESSAGES element.

FINDINGS_MESSAGES

Yes
1 or more
This element contains one or more findings messages for the specified appraisal.

Attribute

Format

Required

_Name

Recipient
SubmissionDateTime

$
$

Y
Y

Identifies to which appraisal Findings Message is

related
FHA
Datetime of submission.

Element

Please see the FINDINGS_MESSAGE element.

FINDINGS_MESSAGE

ELEMENT:
Required:
Cardinality:
Description:
Attribute

Description

FINDINGS_MESSAGE

Yes
1 or more
This element contains a specific Findings Message.
Format

Required

_Code

$10

FormSection

$100

FormField

$300

DataPoint

$100

PropertyAffected

$100

ActionMessage

$4000

_Severity

$100

Description
Code associated with the message. Please contact FHA
for complete list of messages.
Identifies the section within the appraisal to which the
message is related.
Identifies the form field within the appraisal to which
the message is related.
Identifies the specific data point within the appraisal to
which the message is related.
Identifies the affected property within the appraisal to
which the message is related.
Description of the action needed to resolve the
message.
Describes the severity of the message:
- Fatal
- Warning
- Overridable

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3.4

Get Findings Wait

Description
This service is used to check on the status of an appraisal submission and retrieve findings. The GetFindingsWait
service is identical to the GetFindings function described above, but its response model is tailored for the
PostBack connection mode.
Clients that choose to implement the PostBack model will typically want the EAD Service to wait to respond if
the specified Document File ID is still being processed by the system. Utilizing the GetFindingsWait service call
allows the client to make reduced calls to the service, and receive a PostBack response only when the processing
of the desired Document File has resulted in a SUCCESSFUL or NOT SUCCESSFUL status. If processing
results are complete when the request is received, the PostBack response will be sent immediately.

Routing Input
The GetFindingsWait Service supports the PostBack connection mode only. For the Synchronous connection mode, use
the GetFindings service described in section 3.3 above.
PRODUCT
_Name:
_FunctionName:
_VersionNumber:

EAD
GetFindingsWait
1.0

Control Input
DTD Reference: EADGetFindingsRequest_v1_0.dtd
The Control Input is identical to that of GetFindings.

Control Output
DTD Reference: EADGetFindingsResponse_v1_0.dtd
The Control Output is identical to that of GetFindings.

Business Output
The Business Output is identical to that of GetFindings.

3.5

Get Reports

Description
This service is used to retrieve reports from EAD. Currently, the Submission Summary Report (SSR) is available
through this service.

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The format for a Get Reports request is comprised of the following MIME sections:
MIME Section
Routing Input
Control Input

Content-Disposition
Form-data
Form-data

Name
EAD_RI
CI

The format for a Get Reports response is comprised of the following files and MIME sections:
MIME Section
Routing Output
Control Output
Business Output

Content-Disposition
Form-data
Form-data
Form-data

Name
EAD_RO
EAD_CO
0 or more files based on
availability of reports

Routing Input
The GetReports Service supports the Synchronous connection mode only.
PRODUCT
_Name:
_FunctionName:
_VersionNumber:

EAD
GetReports
1.0

Control Input
DTD Reference: EADGetReportsRequest_v1_0.dtd
ELEMENT:
Required:
Cardinality:
Description:

GET_REPORTS_REQUEST
Yes
1
This element contains all required information for a Get Reports request.

Attribute

Format

RETURN_SSR
SOFTWARE_PROVIDER

ELEMENT:
Required:
Cardinality:
Description:

Required

Element
Element

N
Y

Description
Please see RETURN_SSR element.
Please see SOFTWARE_PROVIDER element.

RETURN_SSR
No
0 or 1
This element contains the details of a Submission Summary Report (SSR) request.

Attribute

Format

Required

$10

_EADRecipient

_Format

EADDocumentFileIdentifier

Description
A unique number generated by EAD to track the
appraisal documents submitted for a loan.
Recipient name
Values:
FHA: Federal Housing Administration
ALL: Federal Housing Administration
Values:

PDF

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ELEMENT:
Required:
Cardinality:
Description:

SOFTWARE_PROVIDER
Yes
1
This element provides the account information.

Attribute

Format

_AccountNumber

Required

$9

Description
Please contact Veros for your account number.

Example Control Input Get Reports

<?xml version="1.0" encoding="UTF-8"?>
<GET_REPORTS_REQUEST>
<RETURN_SSR EADDocumentFileIdentifier="DocumentFileID" _EADRecipient="ALL"
_Format="PDF"/>
<SOFTWARE_PROVIDER _AccountNumber="Account#"/>
</GET_REPORTS_REQUEST>

Control Output
DTD Reference: EADGetReportsResponse_v1_0.dtd
ELEMENT:
Required:
Cardinality:
Description:

GET_REPORTS_RESPONSE
Yes
1
This element contains the requested reports.

Attribute

Format

Required

STATUS
RETURN_SSR_DATA

Element
Element

Y
N

ELEMENT:
Required:
Cardinality:
Description:

Please see the STATUS element.

Please see the RETURN_SSR_DATA element.

STATUS
Yes
1
This element contains error messages from the requested business service.

Attribute
_Condition
_ Name
_Description
_Code

ELEMENT:
Required:
Cardinality:
Description:

Description

Format

Required

$
$
$
$

Y
Y
Y
Y

Description
SUCCESS or FAILURE.
SERVICE
Text Description of the error.
Code associated with the error. Please see Appendix A
for a list of potential values.

RETURN_SSR_DATA
No
0 or more
This element identifies the SSR report files returned.

Attribute

Format

DocumentFileIdentifier

$10

Required
Y

Description
A unique number generated by EAD to track the
appraisal documents submitted for a loan.

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_Recipient

_Format

_Name

_Filename

Recipient name
Values:
FHA: Federal Housing Administration
Values:

PDF
The name parameter for the Business Output MIME
Section containing the report data.
The filename parameter for the Business Output
MIME Section containing the report data.

Example Control Output Get Reports

<?xml version="1.0" encoding="UTF-8"?>
<GET_REPORTS_RESPONSE>
<STATUS _Condition="SUCCESS" _Name="SERVICE" _Code="0" _Description="Reports generated
successfully."/>
<RETURN_SSR_DATA DocumentFileIdentifier="DocumentFileID" _Recipient="FHA" _Format="PDF"
_Name="BO_EAD1" _Filename="SSR_FHA_DocumentFileID.pdf"/>
</GET_REPORTS_RESPONSE>

Business Output
The Business Output for a Get Reports request corresponds to the RETURN_SSR_DATA elements in the
Control Output. Each returned report indicated in the Control Output will have a corresponding Business Output
MIME section. Files in PDF format will be Base64 encoded. The Business Output MIME sections for the above
Control Output example are shown below:
---------------------7d93d82e30658
Content-Disposition: form-data; filename="SSR_FHA_DocumentFileID.pdf", name="BO_EAD1"
Content-Type: application/pdf
Content-Transfer-Encoding: base64
012345ABC
... base64 PDF data here ...
012345ABC
---------------------7d93d82e30658--

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Error Handling

There are two types of errors that can occur using the EAD interface: EAD errors and Business Service errors.
EAD Errors are specific to the formatting of the MIME file and the validation of the user id. If any part of the
MIME file is not well formatted or is missing data you will receive an EAD Error. You will also receive an EAD
error if the User ID is not authenticated for the requested business service. For a complete list of EAD Errors
please refer to Appendix B. These errors will be returned in the STATUS element of the Routing Output
response xml file.
Example RO STATUS Element:
<STATUS _Condition="ERROR" _Name="EAD" _Description="User not authenticated" _Code="1"/>
When there is not an EAD error, the STATUS element will contain the following parameters:
<STATUS _Condition="DONE" _Name="SERVICE" _Description="Service Request Completed"
_Code="0"/>
Business Errors are errors returned from the service requested e.g. SubmitAppraisal, GetFindings, etc.
Examples of such errors include invalid Control Input request parameters or structure, or user account
authorization. When a Business error occurs, the _Condition attribute in the STATUS element in the Control
Output response file will be FAILURE. The _Description and _Code attributes will contain information about
the critical error. For a complete list of errors please refer to Appendix A (Status/Error Codes).
When a failure occurs the STATUS_LOG will be returned as Business Output and should be displayed to the end
user. The STATUS_LOG provides additional detailed information that helps the user identify what action is
required. The information also assists in the trouble shooting process if contacting a help desk is necessary.
Please refer to the next pages for an Example Error Workflow and STATUS_LOG.
Example CO STATUS Element:
<STATUS _Condition="FAILURE" _Name="SERVICE" _Code="200001" _Description="Lender
Loan Number is required, but was not provided."/>

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Error Handling

Response
MIME file

Routing
Output

_Condition =
ERROR

Check
STATUS_Condition
attribute

_Condition =
PROCESSING

Using Appendix B
determine request status
from _Code Attribute

_Condition = DONE
Control
Output

Check Attribute
STATUS_Condition
for "FAILURE" or
"SUCCESS"

SUCCESS

Using Appendix B
determine error from
_Code Attribute

Process
Successful
Response Data

FAILURE
Perform exception
processing based on
_Code and _Description
Attribute

Business
Output
STATUS_LOG

Display STATUS_
LOG to user

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EAD Integration Recommendations

Overview
Whether you are building or buying specific components for your solution, your implementation must take into
account the EAD Integration Recommendations. This is critical to ensure the efficient flow of information
through the EAD interface.

5.1

Validate Input XML Files during Development

It is important for client applications to validate input and output XML files during development. EADs best
practice is to build the customer application so that validation is an optional behavior, turned off by default,
which can be turned on by editing a configuration file.

5.2

Record the Business Service Request GUID

This is critical for troubleshooting in case of a business service error. The customer application should always
log service request GUIDs, along with enough information to correlate them with specific customer requests.

5.3

Use a Conversation ID

Conversation IDs are another useful aid to troubleshooting. Since they are set by the customer system, they
provide proof of end-to-end service completion from the customer perspective.

5.4

Monitoring and Health Checks

Customers desiring to perform automated, scheduled checks of EAD system health may do so by sending a
MONITOR request not more often than once every five minutes.
Customers must not perform SubmitAppraisal or other business service requests to test system health.

5.5

DNS Best Practices

The EAD URL Names are resolvable across the Internet. We strongly recommend following the DNS Practices
to ensure reliability of your connections to EAD:

Customers should use one DNS server to resolve all queries to EAD. This server should be able to do
recursive DNS queries and another DNS server should be used only if the first one fails to respond.
It is strongly suggested that customers not round robin their DNS queries.
Customers should allow DNS to perform queries for address resolution from the authoritative source,
and honor the default Time To Live (TTL).
Caching of the DNS resolution beyond 60 seconds can cause application problems. Note: Unexpected
sources of DNS caching include the Unix Name Service Caching Daemon (NSCD) as well as the Java
JVM. NSCD should not be allowed to cache host resolution beyond 60 seconds. For Java,
the problematic setting is networkaddress.cache.ttl.

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5.6

Set Appropriate Network Socket Timeout Intervals

The network driver on the customers computer is designed to gracefully timeout and return control to the calling
application if normal operations exceed a predetermined interval. The default value of the network timeout can
be as long as five minutes. If the customer system does not set network timeout intervals, the user may be forced
to wait longer than necessary in the event of a network problem.
EAD strongly recommends that customer systems set the timeout intervals for network events as follows, and
that the timeout intervals are configurable within the application, using these:

Connection Timeout: 30 seconds.

Send Timeout: 10 minutes.
Receive Timeout: 120 seconds.

We also recommend that these timeout intervals be configurable in the application, with the default values as
shown above.

5.7

MIME Best Practices

Common pitfalls can occur when creating a MIME request or when processing the MIME response. The
following is a list of recommendations:

Creating MIME
Use a Third Party MIME solution
Follow RFC 2046 guidelines regarding boundaries.

Processing MIME
If you decided to use a string comparison method:
Consider issues with case comparison.
Trim spaces to avoid leading blanks, etc.
Use classes like HTTPClient.Util to get the Boundary by parsing the contentType
string and take care of spaces and delimiters. See example below:
HTTPClient.Util.getParameter("boundary", contentType);
Avoid hard coding expected order.
Need to have ability to handle changes to header sections.
Do not merge header lines into a single line, i.e. merge of Content-Type and ContentDisposition declarations.

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Appendix A: Hard Stop, Override, and Error Codes

Hard Stop Codes
In addition to supporting the current Hard Stop codes below, your implementation must not fail when
encountering a code that is not recognized, as new codes may be added in the future.
Code
100
101
102
200
FHA201
FHA202
FHA203
FHA204
FHA205
FHA210
300
302
303
401
402
FHA500
FHA501
FHA502
FHA503
FHA504
FHA600
FHA601
FHA602
FHA603
9000
9001
9001
9001
9001
9001
9001
9003
9005
FHA3100
FHA3105
FHA3200
FHA3205
FHA3210
FHA3300
FHA4000 2
FHA4001 2
FHA4100 2
FHA4200

Hard Stop Description

Appraised value is missing or provided in an invalid format
Appraised value is less than $5,000
Appraised value is less than or equal to $0
Missing appraiser certification information
Appraiser must be on the FHA Appraiser Roster
Appraiser must have a valid certification in the state where the property resides
Appraiser certification was not active as of the appraisal effective date
Appraiser certification was terminated as of the appraisal effective date
Appraiser was ineligible as of the appraisal effective date
Appraisal contains supervisory appraiser information
Missing subject address
Unknown subject address
Invalid address: unit number required or not validated
UAD compliance check failure (one or more fatal)
UAD compliance check failure (warnings only)
FHA Case Number is missing or provided in an invalid format
FHA Case Number on appraisal does not match Document File
FHA Case Number on appraisal is cancelled or not found
FHA Case Number assigned to property does not match subject address
FHA Case Number on appraisal is not assigned to lender
Appraiser digital signature is missing
Appraiser digital signature is in an invalid format
Appraiser digital signature name or license information does not match appraisal
Appraisal could not be validated against appraisal digital signature
Invalid submission: File too large
Appraisal data in invalid format: Appraisal file deleted or renamed prior to
submission
Appraisal data in invalid format: XML is not well formed
Appraisal data in invalid format: XML contains non-UTF8 characters
Appraisal data in invalid format: XML file type cannot be auto-detected
Appraisal data in invalid format: XML file does not match the specified format
and form
Appraisal data in invalid format: XSD check failure
PDF not included in XML submission
Invalid form type for Appraisal 1: 1004D/442
For purchase transaction, Date of Contract must be provided
For purchase transaction, Contract Price must be provided
Location must be provided
Sum of all land uses must be at least 1% but not greater than 100%
Neighborhood Predominant Price must be provided
Site Area must be greater than "0" unless under condominium ownership
Subject property market value decline indicator must be provided
Appraisal Update indicates that the market value of the subject property has
declined in value
Form purpose must be provided
Effective Date of Appraisal must be provided

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Override Allowed
(Manual Request)
N
Y
N
N
Y
N
N
N
N
N
N
Y
Auto1
N
Auto1
N
N
N
Auto1
N
Auto1
Auto1
Auto1
Auto1
N
N
N
N
N
N
N
N
N
N
N
N
N
N
N
N
Y
N
N

Code
FHA4205 2
FHA5000
FHA5005
FHA5010
FHA5015
FHA5016
FHA5100
FHA5200
FHA5400
FHA5401
FHA5405
FHA5410
FHA6000
FHA6005
1

Effective Date of Appraisal Update must be provided

Building Status must be provided
Year Built must be provided
Effective Age must be provided
Improvement Type must be provided
Project Description must be provided
Foundation Type must be provided
Car Storage Type must be provided
Number of rooms must be provided
Number of rooms must be greater than or equal to the number of bedrooms
Number of bedrooms must be provided
Number of bathrooms must be provided
Price of Prior Sale/Transfer must be provided
Gross Living Area must be provided

Override Allowed
(Manual Request)
N
N
N
N
N
N
N
N
N
N
N
N
N
N

The following data characteristics result in an automatic system override:

a.
b.
c.
d.
e.

Hard Stop Description

appraisal with unknown subject address if year built is equal to 2 years old or less
appraisal with unknown subject address that is in Puerto Rico, U.S. Virgin Islands, or Guam
appraisal with subject address that cannot be validated against the property associated with the FHA
Case Number
appraisal with XML digital signature that is missing or could not be validated
UAD Compliance check failure (warnings only)

Hard Stop that applies to form 442/1004D only.

The Hard Stop will be recorded, automatically overridden and included in the response. These automatic
overrides may be changed to manual overrides or hard stops with a fatal severity in future releases.

Hard Stop Override Request Codes

101: Appraised value is less than $5,000
Code
RQ10101
RQ10199

Override Request Code Description

Value is correct and validated by lender
Other (see comments)

Comment Required
N
Y

302: Unknown subject address

Code
RQ30201
RQ30202
RQ30203
RQ30204
RQ30205
RQ30299

Override Request Code Description

Recent/new construction
Subject address located in rural area
Address has recently changed and therefore may not be in your database
Address is correct and verified via local professional
Address is correct and verified by lender
Other (see comments)

Comment Required
N
N
N
N
N
Y

FHA201: Appraiser must be on the FHA Appraiser Roster

Code
RQFHA20101
RQFHA20199

Override Request Code Description

Lender validated that information is correct and appraiser is on the FHA Appraiser
Roster
Other (see comments)

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Comment Required
N
Y

FHA4001: Appraisal Update indicates that the market value of the subject property has declined in value
Code
RQFHA40011

Override Request Code Description

Comment Required

Lender acknowledges that a new appraisal report must be ordered

Hard Stop Override Decision Codes

All override request types
Code
OD001
OD002
OD003

Request Accepted
Y
Y
N

Override Decision Code Description

Override automatically approved
Override request accepted. Submitters delegated authority accepted
Override request denied. Resubmit a corrected appraisal file

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Status/Error Codes
Error Messages may be returned in the Control Output STATUS Element and/or the STATUS_LOG.
Service

Response
Code

Error Description

SubmitAppraisal

Request Successful

SubmitAppraisal
SubmitAppraisal
SubmitAppraisal

200001
200003
200004

SubmitAppraisal

200007

SubmitAppraisal
SubmitAppraisal

200008
200010

SubmitAppraisal

200011

SubmitAppraisal
SubmitAppraisal
SubmitAppraisal
SubmitAppraisal
SubmitAppraisal
SubmitAppraisal

200012
200013
200014
200015
200016
200019

SubmitAppraisal

200022

SubmitAppraisal
SubmitAppraisal
SubmitAppraisal
SubmitAppraisal
SubmitAppraisal

200023
200024
200025
200026
200030

SubmitAppraisal
SubmitAppraisal

200031
200032

Lender Loan Number is required, but was not provided.

User %USERID% is not authorized to submit for the specified Business Unit Number.
Duplicate submission a submission has already been received for
%BUSINESSUNITNAME% loan # %LENDERLOANNO%. If you wish to make a
correction, you must reference DocumentFileIdentifier %DOCFILEID% in your
resubmission.
Cannot change Lender Loan # a different Document File is already associated with
%BUSINESSUNITNAME% loan # %LENDERLOANNO%.
Initial submission must include an APPRAISAL_1 file.
Override request cannot be accepted File %DATAFILENAME% does not have a Hard Stop
%HARDSTOPCODE%.
Override request cannot be accepted Request is in progress or has already been
accepted/denied.
Resubmission not accepted Request did not include any information to update.
Invalid data file type.
Invalid data file version number.
Data file name must be APPRAISAL_1, APPRAISAL_2 or APPRAISAL_3.
Invalid override request reason code.
An OVERRIDE_REQUEST element may not be included in a request that also contains a
DATA_FILE or DELETE_FILE element.
Document File ID %DOCFILEID% was not found, or you do not have permission to access
it.
Override request cannot be accepted File %DATAFILENAME% does not exist.
File cannot be deleted File %DATAFILENAME% does not exist.
File cannot be deleted APPRAISAL_1 file can be updated but cannot be deleted.
File cannot be deleted Cannot delete and add the same file in a single request.
Override request cannot be accepted Override request code %REQUESTCODE% requires
that a comment also be provided.
Submission may not contain more than one data file record with the same data file name.
Data file name %DATAFILENAME% was specified but the file data was not provided.

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Comments
The SubmitAppraisal request is
successful, but you must use the
GetFindings service to determine
whether your submission was
processed successfully.

Response codes 200004 and

300001 can both be returned on
the same transmission and could
reflect different Doc File IDs.

SubmitAppraisal

200033

SubmitAppraisal

200034

SubmitAppraisal
SubmitAppraisal

200035
200036

SubmitAppraisal
SubmitAppraisal
SubmitAppraisal
SubmitAppraisal
SubmitAppraisal

200042
200043
200044
200045
300001

SubmitAppraisal
SubmitAppraisal
SubmitAppraisal

300002
300003
300004

SubmitAppraisal
SubmitAppraisal
SubmitAppraisal
SubmitAppraisal
SubmitAppraisal
SubmitAppraisal

300005
300006
300007
300008
300009
300010

SubmitAppraisal
SubmitAppraisal

300011
300012

GetFindings/GetFindingsWait

GetFindings/GetFindingsWait
GetFindings/GetFindingsWait
GetFindings/GetFindingsWait

210001
210002
210007

GetFindings/GetFindingsWait
GetFindings/GetFindingsWait
GetFindings/GetFindingsWait

210009
210010
210011

File data named %DATAFILENAME% was provided without a corresponding DATA_FILE

element.
Lender Loan Number is invalid (must be 15 characters or less and may not contain special
characters).
Invalid data file format type.
Override request cannot be accepted Document has one or more hard stops that may not be
overridden.
Invalid Software Provider ID (must be 9 characters).
Software Provider ID is required, but was not provided.
Business Unit Number is required, but was not provided.
Business Unit Number must only be provided on an initial submission.
Duplicate submission - a submission has already been received for
%BUSINESSUNITNAME% FHA Case # %HUDCASENO%. If you wish to make a
correction, you must reference DocumentFileIdentifier %DOCFILEID% in your
resubmission.
FHA Lender ID is required, but was not submitted.
FHA Lender ID is invalid (must be numeric and 5 digits).
Cannot change FHA Case # - a different Document File is already associated with
%BUSINESSUNITNAME% FHA Case # %HUDCASENO%.
Data file of the specified type may only be uploaded as APPRAISAL_2 or APPRAISAL_3.
FHA Case # is required but was not provided.
FHA Case # is invalid (must be in format ###-#######).
Initial submission must specify recipient.
FHA Lender ID %FHALENDERID% is not valid for the specified Business Unit Number.
Document File ID %DOCFILEID% cannot be updated because it is assigned to an inactive
Lender ID.
The specified Business Unit Number is not configured as an FHA mortgagee.
Document File ID %DOCFILEID% cannot be updated because it is assigned to a Lender ID
that is no longer available in this Business Unit.
Request Successful

Document File ID is required, but was not provided.

Invalid return file type.
Document File ID %DOCFILEID% was not found, or you do not have permission to access
it.
Invalid Software Provider ID (must be 9 characters).
Software Provider ID is required, but was not provided.
Each return file type may only be requested once.

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Response codes 200004 and

300001 can both be returned on
the same transmission and could
reflect different Doc File IDs.

The
GetFindings/GetFindingsWait
request is successful, but check
the RECIPIENT_STATUS
element(s) for the processing
status of your submission.

GetReports
GetReports
GetReports
GetReports

0
220001
220002
220003

GetReports
GetReports
GetReports
GetReports

220005
220006
220007
320004

Request Successful
Only one report may be specified per request.
Requested report must be provided.
Document File ID %DOCFILEID% was not found, or you do not have permission to access
it.
RETURN_SSR element contains an invalid format code.
Invalid Software Provider ID (must be 9 characters).
Software Provider ID is required, but was not provided.
RETURN_SSR element contains an invalid recipient code.

Recipient Status Codes

Error Messages may be returned in the Control Output RECIPIENT_STATUS Elements.
Service

_Condition Value

_Code
Value

Status Description

GetFindings/GetFindingsWait

SUCCESSFUL

IS0000

Submission Successful

GetFindings/GetFindingsWait
GetFindings/GetFindingsWait

IS0001
IS0002

GetFindings/GetFindingsWait

IN PROGRESS
OVERRIDE
REQUESTED
NOT SUCCESSFUL

GetFindings/GetFindingsWait

NOT SUCCESSFUL

IS0004

Your submission is being processed.

Your Hard Stop override request(s) are in the process of being
reviewed.
Hard Stop(s) encountered while processing submission. Review the
HARD_STOP elements for details.
Hard Stop override request(s) have been denied. Review the
HARD_STOP elements for details.

IS0003

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Comments
The submission for the specified
Document File ID has been
successfully processed for the
indicated Recipient.

Appendix B: EAD Error Codes (Routing Output)

Status Event

_Condition
Attribute
Value

_Name
Attribute
Value

_Description
Attribute Value

_Code
Attribute
Value

EAD error - authentication complete but

user authentication failed.

ERROR

EAD

User not authenticated

EAD error - authentication system failure

- LDAP unavailable or some other
problem.

ERROR

EAD

System error, cannot

authenticate user

EAD error - cannot parse MIME input

stream.

ERROR

EAD

Cannot parse MIME input

stream

EAD error - cannot parse RI XML file.

ERROR

EAD

Cannot parse RI XML file

EAD error - expected number of MIME

parts are missing.

ERROR

EAD

Expected file attachments are

missing

EAD error - cannot parse CI XML file.

ERROR

EAD

Cannot parse CI XML file

EAD error - an exception other than those

described.

ERROR

EAD

EAD internal application error

EAD error - cannot parse SECURE RI

XML file.

ERROR

EAD

Cannot parse SECURE RI XML

file

10

EAD error - error with RI encryption

ERROR

EAD

Invalid encryption algorithm

11

EAD error - error with RI encryption

ERROR

EAD

Invalid symmetric key

encryption

12

EAD error - error with RI encryption

ERROR

EAD

Invalid RI XML file encryption

13

EAD error - error with RI encryption

ERROR

EAD

RI XML file SHA1 hash

mismatch

14

EAD error - SECURE_RI request has

expired

ERROR

EAD

SECURE_RI XML request has

expired

15

Initial request submitted to service,

service in process, no status or results,
GUID returned.

PROCESSING

SERVICE

Service request received

Response to poll with GUID, service still

in process, no results, GUID returned.

PROCESSING

SERVICE

The response for GUID XXX is

not available or may not exist

Service results returned. Service results

might indicate a service error.

DONE

SERVICE

Service request completed

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Appendix C: Round Trip Test using Timeserver

Description
The Timeserver test is a simple round trip test. The Timeserver Service sends a request to EAD and receives a
response from the EAD server with the current date and time.
The format for a Timeserver request is comprised of the following files and MIME sections:
MIME Section
Routing Input

Content-Disposition
Form-data

Name
EAD_RI

The format for a Timeserver response is comprised of the following files and MIME sections:
MIME Section
Routing Output
Control Output

Content-Disposition
Form-data
Form-data

Name
EAD_RO
EAD_CO

Routing Input
Please refer to section 2.4.1 for detailed description of the Routing Input.
PRODUCT
_Name:
MONITOR
_VersionName:
ReturnEST
_VersionNumber
2.0
Example Routing Input Timeserver Service
<?xml version="1.0" encoding="UTF-8"?>
<REQUEST_GROUP>
<REQUEST RequestDateTime="2014-06-08T10:04:00-05:00" LoginAccountIdentifier="userid"
LoginAccountPassword="password">
<REQUEST_DATA>
<PRODUCT _FunctionName="ReturnEST" _Name="MONITOR" _VersionNumber="2.0">
<CONNECTION _ModeIdentifier="Synchronous"/>
</PRODUCT>
</REQUEST_DATA>
</REQUEST>
</REQUEST_GROUP>

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Example Routing Output Synchronous Response from Timeserver Service:

<?xml version="1.0" encoding="utf-8"?>
<!DOCTYPE RESPONSE_GROUP SYSTEM "ResponseGroup.dtd">
<RESPONSE_GROUP>
<RESPONSE ResponseDateTime="6/8/2014 1:04:18 PM">
<RESPONSE_DATA _GloballyUniqueIdentifier="621E70C970F240B387A03C911E31F40E">
<PRODUCT _Name="MONITOR" _FunctionName="ReturnEST" _VersionNumber="2.0" />
</RESPONSE_DATA>
<STATUS _Condition="DONE" _Name="SERVICE" _Description="Service Request Completed"
_Code="0" />
</RESPONSE>
</RESPONSE_GROUP>

Example Control Output, in Time Zone 5 (EST/EDT):

<?xml version="1.0" encoding="UTF-8"?>
<!DOCTYPE MONITOR_RESPONSE SYSTEM "MonitorResponse_v2.0.dtd">
<MONITOR_RESPONSE Day="8" Hour="13" Minutes="4" Month="6" Seconds="18" Year="2014">
<STATUS _Code="0" _Condition="SUCCESS" _Description="Request Successful"
_Name="TIMESERVER1.1"/>
</MONITOR_RESPONSE>

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