Use Guideline Buddy to Search Agency Guidelines in Plain Language

What This Does

Guideline Buddy is a purpose-built AI tool for mortgage professionals that lets you search Fannie Mae, Freddie Mac, FHA, VA, and USDA guidelines using plain-language questions — instead of navigating 1,400-page PDFs or manually searching agency websites.

Before You Start

• Create an account at mortgageadvisortools.com/companies/guideline-buddy (subscription required — pricing varies)
• Know which agency guidelines are relevant to the file you're researching (conventional = Fannie/Freddie, FHA, VA, USDA)
• Have your question written out in plain English before you search

Steps

1. Access Guideline Buddy

1. Go to the Guideline Buddy website or app (check mortgageadvisortools.com for current access link)
2. Log in with your credentials
3. Select the guideline source: Fannie Mae, Freddie Mac, FHA, VA, or USDA

What you should see: A search interface with a text box and agency selector buttons.

2. Ask your question in plain language

1. In the search box, type your question conversationally — don't use search keywords, use full sentences
2. Examples of good questions:

   • "Can a borrower use RSU income as qualifying income on a conventional loan?"
   • "What are the seasoning requirements for a borrower with a prior short sale on an FHA loan?"
   • "How do you calculate rental income from a 2-unit primary residence on a Freddie Mac loan?"
   • "What documentation is required for a gift from a foreign donor on a conventional purchase?"
3. Press Enter or click Search

What you should see: A direct answer to your question with specific guideline references (chapter and section numbers) cited.

3. Review the citation and verify

1. Read the answer — it should include the specific guideline language, effective date, and section reference
2. Click the citation link to go directly to the relevant section in the agency's website for verification
3. Note the section number for your file documentation

Important: Always verify critical decisions against the source document — AI guideline tools are highly accurate but not infallible. A $300,000 loan decision shouldn't rest solely on an AI response without a quick source verification.

4. Ask follow-up questions

1. If the answer raises another question, ask it as a follow-up in the same session
2. Example follow-up: "You mentioned 12 months of RSU vesting history — what if the borrower has 9 months? Is there any exception?"
3. Guideline Buddy maintains context within a session

Troubleshooting: If the answer is vague or says "this varies by scenario," ask more specifically — include the loan type, occupancy, and borrower situation. Specificity dramatically improves answer quality.

Real Example

Scenario: A borrower has a 2-unit property they want to use as their primary residence but also want to count rental income from the second unit. You know there are seasoning rules but can't remember the specifics.

What you type: "On a Fannie Mae loan, can a borrower count rental income from the second unit of a 2-unit primary residence purchase? What documentation is required and are there any seasoning requirements?"

What you get: A clear explanation of the 75% vacancy factor, the required Lease Agreement, and when appraisal income analysis is required vs. market rate from appraiser — with a direct citation to the relevant Fannie Mae section.

Time saved: 30–45 minutes of PDF searching → 2–3 minutes.

Tips

• Bookmark Guideline Buddy as your first stop for any unusual scenario — even if you think you know the answer, a 2-minute search might reveal a nuance you've missed
• When you find a guideline that answers a question you've gotten repeatedly, save the answer in a team shared doc — it becomes a searchable FAQ for your whole underwriting team
• If your lender has non-agency or jumbo guidelines, check if Guideline Buddy supports those as well — some versions include investor-specific guidelines

Guideline Buddy is a third-party tool and pricing/features may change. Always verify guideline citations against the authoritative agency source for consequential underwriting decisions.