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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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Foundations

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Standards

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Flagship messages

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Tools

X12 262 — Real Estate Information Report

The 262 transmits the result of a real estate inquiry (262 in response to a 261): title status, liens, encumbrances, appraised value, condition.

Purpose

The 262 documents the report produced by a title company, appraisal company, or inspection firm in reply to a 261. It carries title status (clear / cloud), existing liens (tax, mechanic's, HOA), easements, appraised value, defects.

It is a critical input to the loan underwriting decision. Acknowledged by 997. A cloud on title blocks closing until cleared via quitclaim or curative action.

Envelope structure

The 262 travels within the three X12 envelope levels (ISA/IEA, GS/GE with functional group RY, and ST/SE). Didactic example in release 004010:

x12 example-262.x12 
ISA*00*          *00*          *ZZ*TITLECOMPANY  *ZZ*MORTGAGELENDER*260515*1530*U*00401*000000262*0*P*>~
GS*RY*TITLECOMPANY*MORTGAGELENDER*20260515*1530*1*X*004010~
ST*262*0001~
BGN*00*RPT-RE-2026-0099*20260515~
N1*LE*ACME MORTGAGE LENDER*24*EIN-LENDER~
N1*PR*XYZ TITLE COMPANY*24*EIN-TITLE~
REF*ZZ*REQUEST-REQ-RE-2026-0099~
REF*ZZ*PROPERTY-1234-ELM-ST~
DTM*090*20260520~
LX*1~
NTE*ZZ*TITLE-CLEAR~
AMT*AV*385000.00~
SE*10*0001~
GE*1*1~
IEA*1*000000262~

Common segments

  • Header — ST, BGN.
  • Lender / Provider — N1*LE, N1*PR.
  • Reference — REF*ZZ (from 261), REF*ZZ (parcel).
  • Report date — DTM*090.
  • Findings — LX loop: NTE (title clear / cloud / lien), AMT*AV (appraised value), AMT*ZZ (lien amount).
  • Summary — SE.

Common pitfalls

  • Cloud not flagged: a 262 that silently passes over a minor cloud (mineral rights, utility easement) yields closing then post-closing litigation — always list.
  • Stale report: a title commitment is valid 30-60 days; a 262 used after expiry requires update and triggers a new cycle.
  • Appraised vs market: AMT*AV is the appraised value (USPAP-compliant), not the perceived market value; confusing both breaks the LTV ratio.

Documentation

The code 262 and the name Real Estate Information Report 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.