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X12 transaction guide · Finance

EDI 262 Real Estate Information Report

The X12 document used to transfer and report real estate information among real estate industry participants.

Sent by
Appraiser, data provider or service vendor
Received by
Lender, servicer or other participant
Standard
ANSI ASC X12

What is an EDI 262?

The EDI 262 Real Estate Information Report is the ANSI X12 transaction set used for the transfer and reporting of real estate information among real estate industry participants.

It returns the results of property information requests, such as valuation figures, property characteristics or other reports. Lenders load the results into their loan systems for underwriting or servicing decisions without rekeying from documents. Reports can include supporting details, such as comparable sales for a valuation, and may be accompanied by the full report document for underwriters and auditors to review.

How the EDI 262 worksDiagram of the EDI 262 Real Estate Information Report. Appraiser, data provider or service vendor sends it to lender, servicer or other participant. It usually follows 261. It is usually followed by 997. Inside the ISA, GS and ST envelopes, X12 release 008010 requires, in the heading: BGN (Beginning Segment) and detail: the required 2000 loop with LX (Transaction Set Line Number) and the required 2100 loop with NX1 (Property or Entity Identification) and NX2 (Location ID Component). 7 optional loops are listed by their first segment.How the EDI 262 worksReal Estate Information Report: who sends it, where it fits and what the standard marks required1 WHERE IT FITSUSUALLY FOLLOWS261Real Estate InformationRequestEDI 262SENDERAppraiser, dataprovider or servicevendorRECEIVERLender, servicer orother participant997 or 999 acknowledgment back, if the partners agreeUSUALLY FOLLOWED BY997FunctionalAcknowledgment2 WHAT X12 RELEASE 008010 REQUIRESInterchange: sender and receiver IDsISA … IEAFunctional group, ID code MEGS … GETransaction set 262ST … SEHEADINGBGNBeginning Segment+ 1 optional loop, starting with:NM1DETAILRequired loop 2000 · repeats many timesLXTransaction Set Line NumberRequired loop 2100 · repeats many timesNX1Property or Entity IdentificationNX2Location ID Component+ 6 optional loops, starting with:MEAIIIPEXLQRETIN1Blue box: required loop. Optional loops are listed by the segment that starts them; when a loop is used, that first segment is required. Optional segmentsoutside loops are not drawn.Structure: required segments and loops in the X12 008010 listing for the 262. Your trading partner's implementation guide adds its own requirements.
How the EDI 262 worksDiagram of the EDI 262 Real Estate Information Report. Appraiser, data provider or service vendor sends it to lender, servicer or other participant. It usually follows 261. It is usually followed by 997. Inside the ISA, GS and ST envelopes, X12 release 008010 requires, in the heading: BGN (Beginning Segment) and detail: the required 2000 loop with LX (Transaction Set Line Number) and the required 2100 loop with NX1 (Property or Entity Identification) and NX2 (Location ID Component). 7 optional loops are listed by their first segment.How the EDI 262 worksReal Estate Information Report: who sends it,where it fits and what the standard marksrequired1 WHERE IT FITSUSUALLY FOLLOWS261Real Estate Information RequestEDI 262SENDERAppraiser, dataprovider orservice vendorRECEIVERLender, serviceror otherparticipant997 or 999 acknowledgment back, if the partnersagreeUSUALLY FOLLOWED BY997Functional Acknowledgment2 WHAT X12 RELEASE 008010 REQUIRESInterchange: sender and receiver IDs (ISA… IEA)Functional group, ID code ME (GS … GE)Transaction set 262 (ST … SE)HEADINGBGNBeginning Segment+ 1 optional loop, starting with:NM1DETAILRequired loop 2000 · repeatsmany timesLXTransaction Set LineNumberRequired loop 2100 · repeatsmany timesNX1Property or EntityIdentificationNX2Location IDComponent+ 6 optional loops, starting with:MEAIIIPEXLQRETIN1Blue box: required loop. Optional loops are listedby the segment that starts them; when a loop isused, that first segment is required. Optionalsegments outside loops are not drawn.Structure: required segments and loops in the X12008010 listing for the 262. Your trading partner'simplementation guide adds its own requirements.

How to read this diagram: the top row shows who sends the 262, to whom, and which documents usually come before and after it. The lower part shows what X12 release 008010 itself requires: the envelopes around the 262 and the segments and loops the standard marks as required, area by area. Optional loops are listed by the segment that starts them rather than drawn in full. This is the standard's minimum, not a trading partner's requirement: each partner's implementation guide usually makes some optional loops mandatory, restricts the codes and may use a different release.

Expand diagram Download SVG

When it is used

  • Returning property valuation results
  • Reporting property characteristics
  • Delivering requested real estate data

Where it fits in the document flow

Usually follows 261 Real Estate Information Request
This document 262 Real Estate Information Report
Usually followed by 997 Functional Acknowledgment

Structure

Mandatory segments in the 262 (X12 release 008010)

The segments X12 release 008010 marks as mandatory at their level, in order. Segments inside optional loops are needed only when the loop is used. This is the standard's requirement, not your trading partner's: each partner's implementation guide names the release it uses, adds the optional segments it requires and restricts the values. The requirement status comes from one published X12 reference listing and has not been checked against a second source.

  • ST
  • BGN
  • NM1
  • LX
  • NX1
  • NX2
  • MEA
  • III
  • PEX
  • LQ
  • RET
  • LN2
  • IN1
  • IN2
  • YNQ
  • REF
  • SE

Practical example

The 262 in practice

An appraiser completes a valuation ordered with a 261. The appraisal management company returns a 262 with the property's characteristics, comparable sales and the appraised value. The lender's underwriting system uses the value to calculate the loan-to-value ratio.

Implementation

Implementation considerations for the 262

  • Match each report to its original request.
  • Validate key values before use in decisions.
  • Keep the full reports available for later review.
  • Check whether partners use MISMO XML instead of X12.

How ECOM helps

Automate the 262 with ECOM

Industry

Financial Services

Secure file transfer and B2B integration for banks and financial institutions.

Solution

B2B Integration

Connect every customer, supplier, carrier and bank across EDI, API, file and portal channels.

Solution

EDI Integration

Exchange X12 and EDIFACT documents with partners and integrate them directly with your ERP.

More general questions about EDI are answered in the EDI FAQ.

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