--- title: How to Set Up and Service ARM Loans in The Mortgage Office® description: Learn how to set up and service Adjustable-Rate Mortgage (ARM) loans in The Mortgage Office®, including ARM index selection, rate and payment adjustment processing, borrower notices, special considerations for billable loans, and compliance best practices. --- [Skip to content](https://help.themortgageoffice.com/knowledge/how-to-set-up-and-service-arm-loans-in-the-mortgage-office#main-content) [![TMO-LO~1](https://help.themortgageoffice.com/hs-fs/hubfs/TMO-LO~1.png?width=200&height=65&name=TMO-LO~1.png)](https://www.themortgageoffice.com/) - [Platform](https://www.themortgageoffice.com/products/) Show submenu for Platform - [Loan Servicing](https://www.themortgageoffice.com/products/loan-servicing-software/) - [Loan Origination](https://www.themortgageoffice.com/products/loan-origination-software/) - [Fund Management](https://www.themortgageoffice.com/products/fund-management-software/) - [Knowledge Hub](https://www.themortgageoffice.com/knowledge-hub/) Show submenu for Knowledge Hub - [Blog](https://www.themortgageoffice.com/blog/) - [Resources](https://www.themortgageoffice.com/resources/) - [Webinars](https://www.themortgageoffice.com/resources/?_resource_types=on-demand-webinars) - [Seminars](https://www.themortgageoffice.com/seminars/) - [FAQs](https://www.themortgageoffice.com/frequently-asked-questions/) - [Release Notes](https://help.themortgageoffice.com/knowledge/release-notes) Open main navigation Close main navigation - [Platform](https://www.themortgageoffice.com/products/) Show submenu for Platform - [Loan Servicing](https://www.themortgageoffice.com/products/loan-servicing-software/) - [Loan Origination](https://www.themortgageoffice.com/products/loan-origination-software/) - [Fund Management](https://www.themortgageoffice.com/products/fund-management-software/) - [Knowledge Hub](https://www.themortgageoffice.com/knowledge-hub/) Show submenu for Knowledge Hub - [Blog](https://www.themortgageoffice.com/blog/) - [Resources](https://www.themortgageoffice.com/resources/) - [Webinars](https://www.themortgageoffice.com/resources/?_resource_types=on-demand-webinars) - [Seminars](https://www.themortgageoffice.com/seminars/) - [FAQs](https://www.themortgageoffice.com/frequently-asked-questions/) - [Release Notes](https://help.themortgageoffice.com/knowledge/release-notes) - [Contact Support](https://help.themortgageoffice.com/knowledge/kb-tickets/new) [Contact Support](https://help.themortgageoffice.com/knowledge/kb-tickets/new?hsLang=en) How can we help you? - There are no suggestions because the search field is empty. 1. [Knowledge Base](https://help.themortgageoffice.com/knowledge?hsLang=en) 2. [Loan Servicing](https://help.themortgageoffice.com/knowledge/loan-servicing?hsLang=en) 3. [Adjustable Rate Mortgages (ARM)](https://help.themortgageoffice.com/knowledge/loan-servicing?hsLang=en#adjustable-rate-mortgages-arm) July 31, 2025 # How to Set Up and Service ARM Loans in The Mortgage Office® ## This guide provides step-by-step instructions on setting up and servicing Adjustable-Rate Mortgage (ARM) loans in The Mortgage Office® (TMO). It includes instructions on downloading and editing ARM indexes, setting up ARM loan files, processing rate and payment adjustments, borrower notices, servicing tips, and special considerations for Billable Loans. ### **What is an ARM Loan?** An **Adjustable-Rate Mortgage (ARM)** loan has an interest rate that fluctuates based on a published financial index. The index reflects current market conditions, and as it moves up or down, The Mortgage Office® updates the values and makes them available for download.  ### **What is an ARM Index?** An ARM index is the reference point used to determine the loan’s interest rate.  The Mortgage Office® supports multiple indexes, including:  1. **11th District Cost of Funds (COFI)** 2. **CMT (1-Year, 2-Year, 3-Year, 5-Year, 7-Year, 10-Year, 20-Year)** 3. **CMT 3-Month and 6-Month** 4. **Royal Bank of Canada Prime Rate** 5. **Secondary Market CD (1, 3, and 6-Month)** 6. **Secured Overnight Financing Rate (SOFR)** 7. **USD LIBOR – 1 month** 8. **WSJ Prime Rate** **CAUTION:** Applied Business Software makes every reasonable effort to present complete, accurate information but assumes no liability for errors or omissions.  Each index has different characteristics. For example:  1. **COFI** is a monthly average of interest rates on savings in AZ, CA, and NV. 2. **CMT** indexes are Treasury yields adjusted to constant maturities. 3. **SOFR** measures overnight borrowing collateralized by U.S. Treasuries. 4. **WSJ Prime Rate** is set by a consensus of major U.S. banks. ### **How to Download ARM Index Rate History** #### **Through the Loan File** 1. Go to **Loan Servicing → Loans → All Loans**. 2. Select the loan you want to modify. 3. Click **Edit** (pencil icon) or double-click the file. 4. Navigate to **Terms → ARM tab**. 5. Click the **Index** hyperlink.  ![A screenshot of a computer AI-generated content may be incorrect.](https://help.themortgageoffice.com/hs-fs/hubfs/undefined-2.png?width=670&height=279&name=undefined-2.png) 6. Select the index and click **Download Latest Rate History**.  ![A screenshot of a computer AI-generated content may be incorrect.](https://help.themortgageoffice.com/hs-fs/hubfs/undefined-4.png?width=670&height=266&name=undefined-4.png) 7. In the assistant, check the box for the index(es) you want and click **Yes, download index history now**. ![A screenshot of a computer error AI-generated content may be incorrect.](https://help.themortgageoffice.com/hs-fs/hubfs/undefined-Jul-30-2025-11-50-19-1284-PM.png?width=670&height=247&name=undefined-Jul-30-2025-11-50-19-1284-PM.png)   ### **Through Tasks & Reports** 1. Go to **Loan Servicing → Tasks & Reports**. 2. Under **Adjustable-Rate Mortgages**, click **Download Index Rate History**.  ![A screenshot of a computer AI-generated content may be incorrect.](https://help.themortgageoffice.com/hs-fs/hubfs/undefined-Jul-30-2025-11-50-49-7806-PM.png?width=670&height=294&name=undefined-Jul-30-2025-11-50-49-7806-PM.png) 3. Use the download assistant to select the index(es) and confirm. ### **How to Set Up an ARM Loan** **TIP:** Adjustable-rate mortgages (ARM) are loans where the interest rate changes periodically in relation to an index. Payments may go up or down accordingly.  **Steps**  1. Go to **Loan Servicing → Loans → All Loans**. 2. Select the loan and click **Edit**. 3. In the **Terms** page, select **ARM-Adjustable Rate** in the Rate Type dropdown (Options tab).  ![A screenshot of a computer AI-generated content may be incorrect.](https://help.themortgageoffice.com/hs-fs/hubfs/undefined-Jul-30-2025-11-51-53-5024-PM.png?width=670&height=197&name=undefined-Jul-30-2025-11-51-53-5024-PM.png) 4. Click the **ARM** tab.  ![A screenshot of a computer AI-generated content may be incorrect.](https://help.themortgageoffice.com/hs-fs/hubfs/undefined-Jul-30-2025-11-52-07-0449-PM.png?width=670&height=349&name=undefined-Jul-30-2025-11-52-07-0449-PM.png) 5. **Choose the Index**  1. From the dropdown, select the index you want this loan tied to. ![A screenshot of a computer AI-generated content may be incorrect.](https://help.themortgageoffice.com/hs-fs/hubfs/undefined-Jul-30-2025-11-52-57-8351-PM.png?width=670&height=349&name=undefined-Jul-30-2025-11-52-57-8351-PM.png) 6. **Enter the Look-Back Days** 1. Specify the number of days prior to the **Next Rate Change Date** that the system will use to determine the index value. 2. *Example:* With a 45day lookback, if the next rate change is 10/1/2025, the index value as of 8/17/2025 will be used.  ![A screenshot of a computer AI-generated content may be incorrect.](https://help.themortgageoffice.com/hs-fs/hubfs/undefined-Jul-30-2025-11-55-15-0722-PM.png?width=670&height=344&name=undefined-Jul-30-2025-11-55-15-0722-PM.png) 7. **Index** (No value needed upon initial setup; this will update once you run your first-rate change.) 8. **Select the Margin**  1. Enter the margin to be added to the index to calculate the fully indexed rate. 9. **Optional Adjustments**  1. **Ceiling (Life Cap):** The maximum rate the loan can ever reach. 2. **Floor:** The minimum rate the loan can fall to. 3. **First Change Cap:** Limit on how much the rate can change at the first adjustment. 4. **Periodic Cap:** Limit on subsequent adjustments. 5. **Rounding Method and Factor:** Define how rates should be rounded. 6. **Carryover:** Allows unused increases to carry forward into future adjustments. 10. **Set the Next Rate Change Date**  1. Enter the effective date when the next interest rate adjustment should occur. 11. **Select the Adjustment Frequency**  1. Choose the number of months between adjustments. 2. For **conventional loans**, this is typically monthly. 3. For **Billable Loans** (construction, commercial, line of credit), you can select **Monthly** or **Daily**. 12. **Configure Borrower Notices (Optional)**  1. Check **Send Change Notice** if borrowers should be notified of changes. 2. Enter **Notice Lead Days** (commonly 30–45 days before the adjustment). 3. Record the **First Notice Sent** date if applicable. 13. **Set Up Payment Adjustments (if applicable)**  1. Check the **Payment Adjustment** box to enable automatic payment recalculation in the Terms tab. 2. **Payment Cap, Neg Amort Cap, Recast Payment, Recast Frequency, Recast Next Date, Recast Stop Date, and Recast to Date** are all optional fields, depending on loan terms. 3. **Important:** Ensure the **Next Adjustment Date** is at least one full payment period after the Next Rate Change Date. 4. The **Adjustment Frequency** here typically matches the rate adjustment frequency. 14. **Option ARM (Optional)**  1. If the loan is an Option ARM, select the box and configure the available borrower payment options: **Interest Only, Fully Amortized, 15-Year Amortized** ### **Key Fields Overview** - **Index**: Initial rate; updated automatically by the system. - **Margin**: Added to the index to establish the fully indexed rate. - **Ceiling (Life Cap)**: Maximum allowable rate. - **Floor**: Minimum allowable rate. - **First Change Cap**: Cap on the first adjustment. - **Periodic Cap**: Caps on subsequent adjustments. - **Rounding Factor & Method**: Define rounding rules. - **Next Rate Change**: Date of next adjustment. - **Adjustment Frequency**: Months between adjustments. - **Carryover**: Carry unused rate increases to future adjustments. - **Payment Adjustments** (if applicable): Payment Cap, Negative Amortization Cap, Recast Rules, Option ARM options. - **Borrower Notices**: Notice lead days, first notice sent, scheduled rate/payment change settings. - **Look Back Days**: The number of days prior to the **Next Rate Change Date** that the index value is determined. This ensures the correct and available index figure is used for the adjustment. For example: If the next rate change date is **10/1/2025** with a **45day lookback period**, the index value as of **8/17/2025** will be used to calculate the new rate.  **TIP:** A longer lookback period provides more lead time for preparing borrower notices, while a shorter period uses a more current index value.  ### **Special Considerations for Billable Loans** *(Construction, Commercial, Line of Credit)*  When dealing with **Billable Loans**, ARM adjustments work differently:  - **Daily Rate Tracking**: ARM adjustments are tracked daily, and daily rate changes are automatically created when billing statements are run. ![A screenshot of a computer AI-generated content may be incorrect.](https://help.themortgageoffice.com/hs-fs/hubfs/undefined-Jul-30-2025-11-58-09-2440-PM.png?width=337&height=268&name=undefined-Jul-30-2025-11-58-09-2440-PM.png) - **Payment Adjustment Section Disabled**: The **Payment Adjustment** section is greyed out because TMO automatically recalculates payments during billing. - **Simplified Setup**: You only need to configure the ARM tab up to the index and adjustment parameters; payment recalculation is automated. **TIP:** Ensure the loan is marked as **Billable** in setup so that daily rate tracking and auto-payment recalculations are enabled.  #### **How ARM Loans Are Selected for Rate & Payment Adjustments** - **Rate Adjustments**: Based on **look-back days** and the **next rate change date**. - **Payment Adjustments**: Based on **next adjustment date**, **notice lead days**, and **rate change date**. - **Combined Adjustments**: If rate and payment change at the same time, a single borrower notice is sent. ### **How to Calculate Rate & Payment Adjustments** 1. Go to **Loan Servicing → Tasks & Reports**. 2. Under **Adjustable-Rate Mortgages**, click **Calculate Rate & Payment Adjustments**.  ![A screenshot of a computer AI-generated content may be incorrect.](https://help.themortgageoffice.com/hs-fs/hubfs/undefined-Jul-30-2025-11-59-16-0251-PM.png?width=670&height=326&name=undefined-Jul-30-2025-11-59-16-0251-PM.png) 3. Select **All Loans** or **Selected Loans by Account**. 4. Choose **All Indexes** or a specific index.  ![A screenshot of a computer screen AI-generated content may be incorrect.](https://help.themortgageoffice.com/hs-fs/hubfs/undefined-Jul-30-2025-11-59-55-1173-PM.png?width=670&height=392&name=undefined-Jul-30-2025-11-59-55-1173-PM.png) 5. Optionally, exclude borrowers on hold or filter by categories. 6. Review the list of loans; check/uncheck as needed. 7. Click **Next → Finish**. 8. If errors occur, review the **Errors & Exceptions Report**, correct issues, and rerun. 9. If successful, TMO confirms that adjustments were added. You can validate by reviewing the ‘Scheduled Rate & Payment Changes’ on the loan file. ![A screenshot of a computer AI-generated content may be incorrect.](https://help.themortgageoffice.com/hs-fs/hubfs/undefined-Jul-31-2025-12-00-38-8890-AM.png?width=670&height=459&name=undefined-Jul-31-2025-12-00-38-8890-AM.png) ![A screenshot of a computer AI-generated content may be incorrect.](https://help.themortgageoffice.com/hs-fs/hubfs/undefined-Jul-31-2025-12-00-48-0009-AM.png?width=670&height=276&name=undefined-Jul-31-2025-12-00-48-0009-AM.png)   ### **How to Edit Borrower Adjustment Notices** 1. Click the **Options**. 2. Go to **Notices → ARM tab**. 3. Choose the notice type:  1. **Standard Notice** (non-RESPA) 2. **RESPA Initial Notice** (210–240 days before the first change) 3. **RESPA Regular Notice** (60–120 days before subsequent changes) 4. Click **Download** to customize in Microsoft Word (with add-in). Then **Upload** the newly edited template.  ![A screenshot of a computer AI-generated content may be incorrect.](https://help.themortgageoffice.com/hs-fs/hubfs/undefined-Jul-31-2025-12-01-37-5134-AM.png?width=670&height=451&name=undefined-Jul-31-2025-12-01-37-5134-AM.png) 5. Save changes or cancel to exit. ### **ARM Loan FAQs & Servicing Tips** **Borrower Notices**  - Send notices **at least 25 days before** the new payment takes effect. - Must include borrower contact information for inquiries. **Interest Rate & Payment Change Together**  - Only one notice is required when both occur at the same time. **Negative Amortization**  - If payments don’t cover interest, unpaid interest is added to the principal balance. **Payment Shortages**  - Do not automatically reject; apply partial payments where possible and hold unapplied funds until a full installment is available. **Payment Overages**  - Handle based on amount and policy. **Nature of Adjustment Errors**  - May involve rate, payment, or both. - Common causes: wrong index, wrong margin, incorrect caps, or failure to apply caps.   ✅ **You are now equipped to set up and manage ARM loans in The Mortgage Office®** — including Billable Loans, borrower notices, rate/payment calculations, and compliance requirements.    - 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