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Uniform Residential Loan Application (URLA) Form

Loan officers, processors, and brokers • Standardize borrower intake • Reduce missing fields • Clear section-by-section flow • Easy to customize

Use this Uniform Residential Loan Application (URLA) form template to collect borrower details in a consistent, lender-ready format. It mirrors the standard Freddie Mac Form 65 / Fannie Mae Form 1003 flow so loan officers, processors, and mortgage brokers can capture borrower identity, employment and income, assets and liabilities, real estate owned, loan purpose and property details, and required declarations—reducing back-and-forth and preventing missing fields that slow underwriting.

Uniform Residential Loan Application (URLA) Form form template preview

Key Benefits

Standardize borrower intake using the URLA / Form 1003 structure
Reduce underwriting delays by catching missing fields earlier
Organize income, assets, debts, and real estate details in one flow
Improve handoffs between borrower, LO, processor, and underwriter
Use the checklist to request supporting docs alongside the form

Common Use Cases

New purchase applications (primary residence, second home, or investment)Refinance applications (rate/term or cash-out) and borrower updatesLoan processing intake packets and initial disclosures preparationPre-qualification and pre-approval data collection and reviewCo-borrower applications where multiple borrowers apply jointly

Frequently Asked Questions

What is the Uniform Residential Loan Application (URLA)?
The URLA is the standard residential mortgage application used by many lenders to collect borrower information, income, assets, liabilities, property details, and declarations. It is commonly known as Freddie Mac Form 65 / Fannie Mae Form 1003.
Do borrowers have to provide demographic information?
Demographic information is collected for fair lending monitoring, but applicants are generally not required to provide it. If an application is taken in person, the lender may be required to record certain details based on visual observation or surname.
What information should be gathered before completing the URLA?
Most teams collect basic identity and contact info, two years of employment and income history, bank and asset statements, a list of debts, real estate owned (if any), and the loan purpose and property details. Having these ready reduces follow-up requests.
Is the URLA the same for purchases and refinances?
The core sections are the same, but a refinance often requires more detail about the current property, existing mortgage(s), and payoff information. A purchase focuses more on the subject property, purchase price, and down payment sources.

Checklist

Lender Use

Lender loan number / universal loan identifier (if provided)

Often completed by the lender after file creation.

Borrower Information

Borrower legal name (first, middle, last, suffix)
Required

Use the exact legal name that will appear on closing documents.

Alternate names (if applicable)

Include prior names used for credit history.

Social Security number or ITIN
Required

Used for identity verification and credit review.

Date of birth
Required

Use mm/dd/yyyy format.

Citizenship / residency status
Required

Select the appropriate category as directed by the lender.

Credit application type (individual or joint) and other borrower names
Required

If joint, list all borrowers and confirm initials as required.

Marital status and dependents (number and ages)
Required

Dependents should not be duplicated across borrowers.

Contact information (phone numbers and email)
Required

Capture best contact for follow-ups and verifications.

Current address, time at address, and housing status (own/rent/no expense)
Required

If renting, include monthly rent.

Former address (if current address is under 2 years)

Many lenders require a 2-year housing history.

Mailing address (if different from current)

Use when the borrower receives mail elsewhere.

Employment and Income

Current employment / self-employment details
Required

Employer name, address, phone, position/title, and start date.

Employment relationship disclosure (family member, seller, agent, etc.)

Complete if the employment is connected to the transaction.

Self-employed / business owner status and ownership percentage

Indicate ownership share and business owner status if applicable.

Monthly income breakdown (base, overtime, bonus, commission, other)
Required

Use gross monthly income amounts as directed by the lender.

Additional employment / income (if applicable)

Use when the borrower has multiple jobs or income sources.

Previous employment to cover at least 2 years of history (if applicable)

Include start and end dates and prior income when required.

Other Income

Other income sources to be considered (if applicable)

Only include items like alimony/child support if the borrower wants it considered.

Assets

Assets: bank accounts, retirement, and investment accounts
Required

Include account type, institution, account number, and value.

Other assets and credits (earnest money, gift of equity, proceeds, etc.)

Add credits relevant to the transaction as needed.

Liabilities

Liabilities (credit cards, loans, leases, and other debts)
Required

List company, account number, unpaid balance, and monthly payment.

Other liabilities and expenses (alimony, child support, job expenses, etc.)

Include only if applicable to the borrower’s monthly obligations.

Real Estate

Real estate owned (REO): list current properties or indicate none
Required

Refinance files typically list the subject property first.

Mortgages on owned properties (creditor, payment, balance, payoff, type)

Complete for each property when the borrower owns real estate.

Loan and Property

Loan amount and loan purpose (purchase, refinance, or other)
Required

Confirm the purpose matches the file and disclosures.

Subject property address, units, value, and occupancy type
Required

Primary residence, second home, or investment property.

Mixed-use and manufactured home questions (if applicable)

Answer based on how the property will be used and constructed.

Other new mortgage loans on the subject property (if applicable)

List additional liens when there are multiple loans.

Expected rental income (purchase only, if applicable)

Used for 2–4 unit or investment properties when required.

Gifts or grants for the loan (if applicable)

Include source and whether funds are deposited.

Declarations

Declarations about property occupancy, relationships, and undisclosed funds
Required

Answer all questions accurately; attach explanations as needed.

Declarations about finances (judgments, federal debt, bankruptcy, foreclosure)
Required

If yes, provide details when requested by the lender.

Acknowledgments

Acknowledgments and agreements review (accuracy, appraisal, e-sign, sharing)
Required

Borrower should review obligations and authorization language before signing.

Borrower signature and date (and additional borrower signature if applicable)
Required

Sign and date using the required method (electronic or wet signature).

Military Service

Military service status (if applicable)

Complete when the borrower or surviving spouse has service history.

Demographic Information

Demographic information (optional, for fair lending monitoring)

Borrowers may choose not to provide; follow lender instructions.

Loan Originator

Loan originator information (completed by originator)

Typically completed by the loan originator and organization.