---
title: How to process automated loan payments (ACH)?
description: This article discusses how to process automated loan payments (ACH) from borrowers.
---
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October 9, 2026
# How to process automated loan payments (ACH)?
## This article discusses how to process automated loan payments (ACH) from borrowers.
Use the ACH Borrower Payment Assistant to process payments for borrowers who have elected to make their loan payment electronically. You are able to process borrower ACH payments through the[**Loans Grid**](https://help.themortgageoffice.com/knowledge/how-to-process-automated-borrower-payments-ach#loansgrid), or through **[Tasks & Reports.](https://help.themortgageoffice.com/knowledge/how-to-process-automated-borrower-payments-ach#tasksreports)**
NOTES:
- Depending on the number of borrower payment billing cycles you have; you may need to run the assistant **one** or more **times** per month. For example, if all of your loans are due on the 1st and the 15th, you should run the Automated Payment Wizard on the 30th or before to bill for the payments due on the first of the following month and on the 14th or before to bill for the payments due on the 15th.
- Borrower payments are automatically applied, and all related files updated without any user intervention. Each automated payment is assigned a unique **tracking** number and **denoted** as an electronic payment in the borrower's history.
- The file generated can be **automatically** transmitted. All ACH transactions are then processed through the Federal Reserve's ACH banking network to which 95% of the nation's banks belong - including the Federal Reserve.
### **To process borrower ACH payments through the Loans Grid:**
- Click on  **Loan Servicing** in the left panel of The Mortgage Office®.
- Click the **Loans** drop-down.
- Click the specific loan **type** (Conventional, Commercial, Construction, Lines of Credit, or Other) to open that grid or click **All Loans** to open a grid containing all the loan types.
TIP: If the record you want to edit is not visible, use the grid's vertical scroll bar to scroll the contents of the grid up or down, or click  **Find** to search for the record by entering your own search criteria. For additional information see [How to use find](https://help.themortgageoffice.com/knowledge/how-to-use-find?hsLang=en) and [How to use the data grids.](https://help.themortgageoffice.com/knowledge/how-to-use-the-data-grids?hsLang=en)
- Click the  Actions drop-down and select  **Automated Payments (ACH)**.
- **Enter** the following information in the **ACH Borrower Payments Assistant:**
| **Field:** | **Description:** |
| --- | --- |
| **Starting Debit Date** | Enter this batch's **starting** debit date. TIPS: - The starting and ending debit dates determine which loans are included in this batch. All loans with a **Next Debit Date** that falls within these dates are selected. - You can use the starting and ending dates to process ACH payments for **more than one** billing cycle. |
| **Ending Debit Date** | Enter this batch's ending debit date. TIPS: - The starting and ending debit dates determine which loans are included in this batch. All loans with a **Next Debit Date** that falls within these dates are selected. - You can use the starting and ending dates to process ACH payments for **more than one** billing cycle. |
| **Include Categories** | Click the **Include** Categories hyperlink and select which categories to include. Click [here](https://help.themortgageoffice.com/knowledge/how-to-use-the-categories-window?hsLang=en) to learn more about Categories. |
| **Exclude Categories** | Click the **Exclude** Categories hyperlink and select which categories to exclude. Click [here](https://help.themortgageoffice.com/knowledge/how-to-use-the-categories-window?hsLang=en) to learn more about Categories. |
- Click  **Next.**
- The **Select Borrowers** screens shows a list of accounts based on the criteria entered in the previous screen. This screen allows you to further refine the list of payments to process.
- The following actions are available in this screen:
- Check or uncheck ****the **checkbox** in the far-left column to select or deselect a specific borrower for processing.
- Click the **Select All** hyperlink to select all borrowers.
- Click the **Clear All** hyperlink to deselect all borrowers.
- Click the Export to Excel hyperlink to **export** the contents of the grid to an Excel spreadsheet.
- Click the **Print Exemption Report** hyperlink to view a detailed report of why loans are **excluded** from payment processing.
TIP: You must select **one** or **more** payments to process before you can continue.
NOTES:
- **What is the transaction's effective date?**
Also known as the settlement date, the effective date is generally the date in which the transfer of monies should take place.
When the ACH Operator processes an ACH file, the effective entry date is read, and entries are settled according to that date. If the ACH Operator cannot settle on the effective entry date due to untimely file delivery, a stale date, weekend, or holiday (holiday calculations only apply to [USA locale](https://help.themortgageoffice.com/knowledge/user-preferences-regional?hsLang=en), the ACH Operator will apply a settlement date of the next business day.
- **How is the effective date calculated?**
The effective date is the greater of the loan's next debit date and next banking date from today. In other words, the effective date must be no less than one banking day in the future and not a Saturday, Sunday or legal holiday. Note that holiday calculations only apply to [USA locale](https://help.themortgageoffice.com/knowledge/user-preferences-regional?hsLang=en).
- **Why are some loans excluded from the list?**
Below are some of the most common reasons loans don't appear on this list:
- - The ACH Next Debit Date is before the Starting Debit Date entered in the prior step.
- The loan has been excluded because of categories entered in the prior step.
- The ACH Next Debit Date is after the Ending Debit Date entered in the prior step.
- The ACH Service Status is not set to Active.
- The ACH Debit Amount is zero
- The ACH Stop Date has expired.
- **Why are some of the check boxes selected and other not?**
The system doesn't select payments that need your attention. You should print the exemption report and the reason why they were not automatically selected, and then decide whether you want to go ahead and manually select some or all for processing.
- **Why are some of the check boxes () grayed?**
These are loans that can't be processed due to one or more of the following reasons:
- - Loan is not active (missing Active category)
- Loan is in foreclosure (assigned the Foreclosure category)
- Loan is in bankruptcy (assigned the Bankruptcy category)
- Loan has a paid off date.
- Loan has been placed on hold.
- Loan is missing a paid-to date.
- Loan is missing a next payment due date.
- The loan's next payment due date is past it's revision date.
- The loan is not fully funded, or the funding is in error.
- The loan is a line of credit or construction and is missing a closing date.
- This is an ARM loan, and it has overdue rate and/or payment calculations.
- This loan has pending modifications.
- Once you've selected the borrowers to process payments for, click  **Next.**
- At this point you're ready to **print** a payment register, **apply** the payments and **create** the NACHA file to be exported to disk or transmitted to the ACH processing center.
- The following **actions** are available in the Print Register and Apply Payments assistant:
| **Field:** | **Description:** |
| --- | --- |
|  | Click to **Print** a payment register. TIPS: - It is recommended that you print and review the payment register **before** applying the payments. - You'll also be allowed to print a final payment register **after** applying the payments. |
|  | Click to **Apply** the payments. |
|  | Click to send the payment Notices to the borrowers via **e-mail**. |
|  | Click to send the payment messages to the borrowers via **SMS**. |
- Click  Cancel or  to **exit** the assistant.
### **To process borrower ACH payments through Tasks & Reports:**
- Click on  **Loan Servicing** in the left panel of The Mortgage Office®.
- Click Tasks & Reports.
- In the Loan Transactions section, click  **Automated Payments (ACH).**
- **Enter** the following information in the **ACH Borrower Payments Assistant:**
| **Field:** | **Description:** |
| --- | --- |
| **Starting Debit Date** | Enter this batch's **starting** debit date. TIPS: - The starting and ending debit dates determine which loans are included in this batch. All loans with a **Next Debit Date** that falls within these dates are selected. - You can use the starting and ending dates to process ACH payments for **more than one** billing cycle. |
| **Ending Debit Date** | Enter this batch's ending debit date. TIPS: - The starting and ending debit dates determine which loans are included in this batch. All loans with a **Next Debit Date** that falls within these dates are selected. - You can use the starting and ending dates to process ACH payments for **more than one** billing cycle. |
| **Include Categories** | Click the **Include** Categories hyperlink and select which categories to include. Click [here](https://help.themortgageoffice.com/knowledge/how-to-use-the-categories-window?hsLang=en) to learn more about Categories. |
| **Exclude Categories** | Click the **Exclude** Categories hyperlink and select which categories to exclude. Click [here](https://help.themortgageoffice.com/knowledge/how-to-use-the-categories-window?hsLang=en) to learn more about Categories. |
- Click  **Next.**
- The **Select Borrowers** screens shows a list of accounts based on the criteria entered in the previous screen. This screen allows you to further refine the list of payments to process.
- The following actions are available in this screen:
- Check or uncheck ****the **checkbox** in the far-left column to select or deselect a specific borrower for processing.
- Click the **Select All** hyperlink to select all borrowers.
- Click the **Clear All** hyperlink to deselect all borrowers.
- Click the Export to Excel hyperlink to **export** the contents of the grid to an Excel spreadsheet.
- Click the **Print Exemption Report** hyperlink to view a detailed report of why loans are **excluded** from payment processing.
TIP: You must select **one** or **more** payments to process before you can continue.
NOTES:
- **What is the transaction's effective date?**
Also known as the settlement date, the effective date is generally the date in which the transfer of monies should take place.
When the ACH Operator processes an ACH file, the effective entry date is read, and entries are settled according to that date. If the ACH Operator cannot settle on the effective entry date due to untimely file delivery, a stale date, weekend, or holiday (holiday calculations only apply to [USA locale](https://help.themortgageoffice.com/knowledge/user-preferences-regional?hsLang=en), the ACH Operator will apply a settlement date of the next business day.
- **How is the effective date calculated?**
The effective date is the greater of the loan's next debit date and next banking date from today. In other words, the effective date must be no less than one banking day in the future and not a Saturday, Sunday or legal holiday. Note that holiday calculations only apply to [USA locale](https://help.themortgageoffice.com/knowledge/user-preferences-regional?hsLang=en).
- **Why are some loans excluded from the list?**
Below are some of the most common reasons loans don't appear on this list:
- - The ACH Next Debit Date is before the Starting Debit Date entered in the prior step.
- The loan has been excluded because of categories entered in the prior step.
- The ACH Next Debit Date is after the Ending Debit Date entered in the prior step.
- The ACH Service Status is not set to Active.
- The ACH Debit Amount is zero
- The ACH Stop Date has expired.
- **Why are some of the check boxes selected and other not?**
The system doesn't select payments that need your attention. You should print the exemption report and the reason why they were not automatically selected, and then decide whether you want to go ahead and manually select some or all for processing.
- **Why are some of the check boxes () grayed out?**
These are loans that can't be processed due to one or more of the following reasons:
- - Loan is not active (missing Active category)
- Loan is in foreclosure (assigned the Foreclosure category)
- Loan is in bankruptcy (assigned the Bankruptcy category)
- Loan has a paid off date.
- Loan has been placed on hold.
- Loan is missing a paid-to date.
- Loan is missing a next payment due date.
- The loan's next payment due date is past it's revision date.
- The loan is not fully funded, or the funding is in error.
- The loan is a line of credit or construction and is missing a closing date.
- This is an ARM loan, and it has overdue rate and/or payment calculations.
- This loan has pending modifications.
- Once you've made your selections, click  **Next.**
- At this point you're ready to **print** a payment register, **apply** the payments and **create** the NACHA file to be exported to disk or transmitted to the ACH processing center using the **Print Register and Apply Payments assistant**.
- The following **actions** are available in the Print Register and Apply Payments assistant:
| **Field:** | **Description:** |
| --- | --- |
|  | Click to **Print** a payment register. TIPS: - It is recommended that you print and review the payment register **before** applying the payments. - You'll also be allowed to print a final payment register **after** applying the payments. |
|  | Click to **Apply** the payments. |
|  | Click to send the payment Notices to the borrowers via **e-mail**. |
|  | Click to send the payment messages to the borrowers via **SMS**. |
- Click  Cancel or  to **exit** the assistant.
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