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Spotlight PEPPOL BIS Billing 3.0 The EU e-invoicing mandate is here — France Sept 2026, Belgium Jan 2026, Germany 2025.

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X12 245 — Real Estate Tax Service Response

The 245 transmits the response of a real estate tax service (CoreLogic Tax, LERETA, NationStar) to a real estate tax information request from a servicer.

Purpose

The 245 documents a tax service response: annual tax amounts, due dates, paying agent, paid/unpaid status, special assessments, parcels and their APN (Assessor's Parcel Number) identifiers. It feeds servicer escrow analysis and escrow disbursements.

It is critical for RESPA Section 10 compliance (annual escrow shortage analysis). Acknowledged by 997. Discrepancies between the 245 and reality (unpaid tax, missed special assessment) can trigger massive escrow shortages at annual refresh.

Envelope structure

The 245 travels within the three X12 envelope levels (ISA/IEA, GS/GE with functional group RX, and ST/SE). Didactic example in release 004010:

x12 example-245.x12 
ISA*00*          *00*          *ZZ*TAXSERVICE    *ZZ*SERVICER       *260514*1630*U*00401*000000245*0*P*>~
GS*RX*TAXSERVICE*SERVICER*20260514*1630*1*X*004010~
ST*245*0001~
BGN*00*RX-2026-0042*20260514~
N1*TX*CORELOGIC TAX SVCS*24*EIN-CLTAX~
N1*SV*ACME SERVICER*24*EIN-SERVICER~
REF*ZZ*MERS-MIN-100012345678901234~
REF*ZZ*APN-TRAVIS-200-OAK~
LX*1~
REF*ZZ*COUNTY-TAX-2026~
AMT*ZZ*8400.00~
DTM*009*20270131~
MSG*PAID 2026-01-28~
SE*11*0001~
GE*1*1~
IEA*1*000000245~

Common segments

  • Header — ST, BGN.
  • Parties — N1*TX (Tax Service), N1*SV (Servicer).
  • Identifiers — REF*ZZ MERS MIN, REF*ZZ APN (Assessor's Parcel Number).
  • Taxes — repeated LX loop: REF*ZZ (tax type — COUNTY, SCHOOL, SPECIAL), AMT*ZZ (annual amount), DTM*009 (due date), MSG (paid/unpaid status).
  • Summary — SE.

Common pitfalls

  • Multi-jurisdictional parcels: a parcel may be taxed by several jurisdictions (county, city, school district, special district); a 245 aggregating only one level triggers escrow shortage at annual review.
  • Fiscal vs calendar year: some jurisdictions (CA, TX) use a July-June fiscal year; the 245 must reflect the real due date, not an artificial calendar date.
  • Supplemental tax: a recent transfer (e.g., CA Prop 13 reassessment) generates a separate supplemental bill; a 245 that omits the supplemental causes an escrow shortage 6 months later.

Documentation

The code 245 and the name Real Estate Tax Service Response are public and listed on x12.org/products/transaction-sets. The complete structure of loops, qualifiers and code lists is distributed by DISA via the proprietary Implementation Guides (TR3). ediverse.io covers only public concepts, the envelope and didactic examples.