Zeitro: Mortgage Guidelines

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Verbatim Fannie Mae, Freddie Mac, FHA, VA and USDA mortgage guidelines, cited by document and page.

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calculate_dti Read-only

Calculates front-end (housing) and back-end (total) debt-to-income ratios from monthly income and monthly payments, and compares them with the published limits of Fannie Mae, Freddie Mac, FHA, VA and USDA, automated and manual underwriting listed separately. Each limit carries its guideline citation (document, section, version, page, cite_as). With loan_amount, state and family_size it also returns VA's minimum residual income. Pure calculation: an estimate, not an underwriting decision.

monthly_incomenumber, required

Gross monthly qualifying income of all borrowers, in dollars.

housing_paymentnumber, required

Proposed total monthly housing payment in dollars: principal and interest, property taxes, insurance, mortgage insurance and HOA dues.

statestring

Two-letter state code of the property, e.g. 'TX'; selects VA's residual income region.

auto_loansnumber

Monthly auto loan and lease payments. Default 0.

family_sizestring

Number of people in the household, for VA's residual income table.

loan_amountstring

Loan amount in dollars; selects VA's residual income table (below or from $80,000).

other_debtsnumber

Any other monthly debt payments, such as payments on other real estate. Default 0.

credit_cardsnumber

Minimum monthly payments on credit cards and other revolving accounts. Default 0.

student_loansnumber

Monthly student loan payments as the agency counts them. Default 0.

residual_incomestring

The borrower's monthly residual income by VA's method, compared with VA's minimum.

installment_loansnumber

Other monthly installment loan payments. Default 0.

alimony_child_supportnumber

Monthly alimony, child support and separate maintenance payments. Default 0.

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calculate_dti Read-only

monthly_incomenumber, required

Gross monthly qualifying income of all borrowers, in dollars.

housing_paymentnumber, required

Proposed total monthly housing payment in dollars: principal and interest, property taxes, insurance, mortgage insurance and HOA dues.

statestring

Two-letter state code of the property, e.g. 'TX'; selects VA's residual income region.

auto_loansnumber

Monthly auto loan and lease payments. Default 0.

family_sizestring

Number of people in the household, for VA's residual income table.

loan_amountstring

Loan amount in dollars; selects VA's residual income table (below or from $80,000).

other_debtsnumber

Any other monthly debt payments, such as payments on other real estate. Default 0.

credit_cardsnumber

Minimum monthly payments on credit cards and other revolving accounts. Default 0.

student_loansnumber

Monthly student loan payments as the agency counts them. Default 0.

residual_incomestring

The borrower's monthly residual income by VA's method, compared with VA's minimum.

installment_loansnumber

Other monthly installment loan payments. Default 0.

alimony_child_supportnumber

Monthly alimony, child support and separate maintenance payments. Default 0.

Tools (5)

calculate_dti

read-only

Argument	Type	Description
state	any	Two-letter state code of the property, e.g. 'TX'; selects VA's residual income region.
auto_loans	number	Monthly auto loan and lease payments. Default 0.
family_size	any	Number of people in the household, for VA's residual income table.
loan_amount	any	Loan amount in dollars; selects VA's residual income table (below or from $80,000).
other_debts	number	Any other monthly debt payments, such as payments on other real estate. Default 0.
credit_cards	number	Minimum monthly payments on credit cards and other revolving accounts. Default 0.
student_loans	number	Monthly student loan payments as the agency counts them. Default 0.
monthly_income*	number	Gross monthly qualifying income of all borrowers, in dollars.
housing_payment*	number	Proposed total monthly housing payment in dollars: principal and interest, property taxes, insurance, mortgage insurance and HOA dues.
residual_income	any	The borrower's monthly residual income by VA's method, compared with VA's minimum.
installment_loans	number	Other monthly installment loan payments. Default 0.
alimony_child_support	number	Monthly alimony, child support and separate maintenance payments. Default 0.

Input schema (JSON)

{
  "type": "object",
  "title": "calculate_dtiArguments",
  "required": [
    "monthly_income",
    "housing_payment"
  ],
  "properties": {
    "state": {
      "anyOf": [
        {
          "type": "string",
          "maxLength": 2
        },
        {
          "type": "null"
        }
      ],
      "title": "State",
      "default": null,
      "description": "Two-letter state code of the property, e.g. 'TX'; selects VA's residual income region."
    },
    "auto_loans": {
      "type": "number",
      "title": "Auto Loans",
      "default": 0,
      "maximum": 100000000,
      "minimum": 0,
      "description": "Monthly auto loan and lease payments. Default 0."
    },
    "family_size": {
      "anyOf": [
        {
          "type": "integer",
          "maximum": 20,
          "minimum": 1
        },
        {
          "type": "null"
        }
      ],
      "title": "Family Size",
      "default": null,
      "description": "Number of people in the household, for VA's residual income table."
    },
    "loan_amount": {
      "anyOf": [
        {
          "type": "number",
          "maximum": 100000000,
          "minimum": 0
        },
        {
          "type": "null"
        }
      ],
      "title": "Loan Amount",
      "default": null,
      "description": "Loan amount in dollars; selects VA's residual income table (below or from $80,000)."
    },
    "other_debts": {
      "type": "number",
      "title": "Other Debts",
      "default": 0,
      "maximum": 100000000,
      "minimum": 0,
      "description": "Any other monthly debt payments, such as payments on other real estate. Default 0."
    },
    "credit_cards": {
      "type": "number",
      "title": "Credit Cards",
      "default": 0,
      "maximum": 100000000,
      "minimum": 0,
      "description": "Minimum monthly payments on credit cards and other revolving accounts. Default 0."
    },
    "student_loans": {
      "type": "number",
      "title": "Student Loans",
      "default": 0,
      "maximum": 100000000,
      "minimum": 0,
      "description": "Monthly student loan payments as the agency counts them. Default 0."
    },
    "monthly_income": {
      "type": "number",
      "title": "Monthly Income",
      "maximum": 100000000,
      "minimum": 0,
      "description": "Gross monthly qualifying income of all borrowers, in dollars."
    },
    "housing_payment": {
      "type": "number",
      "title": "Housing Payment",
      "maximum": 100000000,
      "minimum": 0,
      "description": "Proposed total monthly housing payment in dollars: principal and interest, property taxes, insurance, mortgage insurance and HOA dues."
    },
    "residual_income": {
      "anyOf": [
        {
          "type": "number",
          "maximum": 100000000,
          "minimum": 0
        },
        {
          "type": "null"
        }
      ],
      "title": "Residual Income",
      "default": null,
      "description": "The borrower's monthly residual income by VA's method, compared with VA's minimum."
    },
    "installment_loans": {
      "type": "number",
      "title": "Installment Loans",
      "default": 0,
      "maximum": 100000000,
      "minimum": 0,
      "description": "Other monthly installment loan payments. Default 0."
    },
    "alimony_child_support": {
      "type": "number",
      "title": "Alimony Child Support",
      "default": 0,
      "maximum": 100000000,
      "minimum": 0,
      "description": "Monthly alimony, child support and separate maintenance payments. Default 0."
    }
  }
}

calculate_fha_mip

Calculates the FHA upfront and annual mortgage insurance premium (rates, dollar amounts, first-year monthly premium and how long the annual premium lasts) from the base loan amount, loan-to-value ratio, term and the case number date, using the HUD rate schedule in force for that date. Cites the Mortgagee Letter and HUD Handbook 4000.1 Appendix 1.0. Pure calculation: an estimate, not a loan approval.

read-only

Argument	Type	Description
ltv*	number	Loan-to-value ratio as a percent, e.g. 96.5: base loan amount divided by the lesser of price and appraised value.
term_months	integer	Loan term in months, e.g. 360 for 30 years or 180 for 15 years. Default 360.
interest_rate	any	Note rate as an annual percent, e.g. 6.25; gives the first-year premium on the average scheduled balance.
base_loan_amount*	number	Base loan amount in dollars, before any financed upfront premium.
case_number_date	any	Date the FHA case number was assigned, YYYY-MM-DD. Default today (UTC).
endorsement_date	any	Date FHA endorsed (or will endorse) the loan, YYYY-MM-DD, when known; it selects the 2023 rates for case numbers assigned before 2023-03-20.

get_document_pages

Returns the full text of up to 5 consecutive pages of one agency guideline document (Fannie Mae, Freddie Mac, FHA, VA or USDA), with the document, version date, a ready-made citation and links. Useful when a passage is cut off or a table continues onto the next page.

read-only

Argument	Type	Description
doc_id*	string	doc_id of an agency guideline document, from search results or the document list.
end_page	any	Last page to read (inclusive). Defaults to start_page. At most 5 pages per call.
start_page*	integer	First page to read, 1-based.

Input schema (JSON)

{
  "type": "object",
  "title": "get_document_pagesArguments",
  "required": [
    "doc_id",
    "start_page"
  ],
  "properties": {
    "doc_id": {
      "type": "string",
      "title": "Doc Id",
      "description": "doc_id of an agency guideline document, from search results or the document list."
    },
    "end_page": {
      "anyOf": [
        {
          "type": "integer",
          "minimum": 1
        },
        {
          "type": "null"
        }
      ],
      "title": "End Page",
      "default": null,
      "description": "Last page to read (inclusive). Defaults to start_page. At most 5 pages per call."
    },
    "start_page": {
      "type": "integer",
      "title": "Start Page",
      "minimum": 1,
      "description": "First page to read, 1-based."
    }
  }
}

list_documents

Lists the guideline documents of one agency (Fannie Mae, Freddie Mac, FHA, VA or USDA): doc_id, title, version date and the agency's official source link.

read-only

Argument	Type	Description
lender*	string	Agency name: 'Fannie Mae', 'Freddie Mac', 'FHA', 'VA' or 'USDA'.

Input schema (JSON)

{
  "type": "object",
  "title": "list_documentsArguments",
  "required": [
    "lender"
  ],
  "properties": {
    "lender": {
      "type": "string",
      "title": "Lender",
      "description": "Agency name: 'Fannie Mae', 'Freddie Mac', 'FHA', 'VA' or 'USDA'."
    }
  }
}

search_guidelines

Searches the Fannie Mae, Freddie Mac, FHA, VA and USDA mortgage guidelines and returns the most relevant verbatim passages. Each passage includes the document, version date, page, a ready-made citation (cite_as), the official source link and a citation URL on zeitro.com. A focused question per call (for example 'FHA student loan monthly payment calculation') returns the best passages. Passages may contain HTML tables. Lender overlays are not included.

read-only

Argument	Type	Description
top_k	integer	Number of passages, 1-10. Default 6.
doc_ids	any	Restrict to these documents (doc_id values from earlier results).
lenders	any	Restrict to these agencies: 'Fannie Mae', 'Freddie Mac', 'FHA', 'VA', 'USDA'. Lender names are accepted but their guidelines are not in the free tier.
question*	string	A focused natural-language guideline question, e.g. 'maximum DTI for a manually underwritten FHA loan'.

Input schema (JSON)

{
  "type": "object",
  "title": "search_guidelinesArguments",
  "required": [
    "question"
  ],
  "properties": {
    "top_k": {
      "type": "integer",
      "title": "Top K",
      "default": 6,
      "maximum": 10,
      "minimum": 1,
      "description": "Number of passages, 1-10. Default 6."
    },
    "doc_ids": {
      "anyOf": [
        {
          "type": "array",
          "items": {
            "type": "string"
          }
        },
        {
          "type": "null"
        }
      ],
      "title": "Doc Ids",
      "default": null,
      "description": "Restrict to these documents (doc_id values from earlier results)."
    },
    "lenders": {
      "anyOf": [
        {
          "type": "array",
          "items": {
            "type": "string"
          }
        },
        {
          "type": "null"
        }
      ],
      "title": "Lenders",
      "default": null,
      "description": "Restrict to these agencies: 'Fannie Mae', 'Freddie Mac', 'FHA', 'VA', 'USDA'. Lender names are accepted but their guidelines are not in the free tier."
    },
    "question": {
      "type": "string",
      "title": "Question",
      "maxLength": 1000,
      "minLength": 1,
      "description": "A focused natural-language guideline question, e.g. 'maximum DTI for a manually underwritten FHA loan'."
    }
  }
}

{ "type": "object", "title": "calculate_fha_mipArguments", "required": [ "base_loan_amount", "ltv" ], "properties": { "ltv": { "type": "number", "title": "Ltv", "maximum": 200, "minimum": 0, "description": "Loan-to-value ratio as a percent, e.g. 96.5: base loan amount divided by the lesser of price and appraised value." }, "term_months": { "type": "integer", "title": "Term Months", "default": 360, "maximum": 360, "minimum": 1, "description": "Loan term in months, e.g. 360 for 30 years or 180 for 15 years. Default 360." }, "interest_rate": { "anyOf": [ { "type": "number", "maximum": 25, "minimum": 0 }, { "type": "null" } ], "title": "Interest Rate", "default": null, "description": "Note rate as an annual percent, e.g. 6.25; gives the first-year premium on the average scheduled balance." }, "base_loan_amount": { "type": "number", "title": "Base Loan Amount", "maximum": 100000000, "minimum": 0, "description": "Base loan amount in dollars, before any financed upfront premium." }, "case_number_date": { "anyOf": [ { "type": "string", "maxLength": 10 }, { "type": "null" } ], "title": "Case Number Date", "default": null, "description": "Date the FHA case number was assigned, YYYY-MM-DD. Default today (UTC)." }, "endorsement_date": { "anyOf": [ { "type": "string", "maxLength": 10 }, { "type": "null" } ], "title": "Endorsement Date", "default": null, "description": "Date FHA endorsed (or will endorse) the loan, YYYY-MM-DD, when known; it selects the 2023 rates for case numbers assigned before 2023-03-20." }, "refinances_loan_endorsed_before_june_2009": { "type": "boolean", "title": "Refinances Loan Endorsed Before June 2009", "default": false, "description": "True for a Streamline or Simple Refinance of an FHA loan endorsed on or before May 31, 2009. Default false." } } }

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calculate_dti Read-only

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