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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 368 — Real Estate Information Services Order

The 368 orders real estate information services — flood determination, AVM, property condition report, tax data — from a lender or underwriter to a settlement service provider.

Purpose

The 368 documents the order of informational settlement services: flood zone determination (FEMA), Automated Valuation Model (AVM), home inspection, tax cert, HOA cert. It is central to the residential origination cycle.

It triggers settlement service provider workflows (CoreLogic, ServiceLink, Black Knight). Acknowledged by 997.

Envelope structure

The 368 travels within the three X12 envelope levels (ISA/IEA, GS/GE with functional group RS, and ST/SE). Didactic example in release 004010:

x12 example-368.x12 
ISA*00*          *00*          *ZZ*LENDER        *ZZ*SVCPROVIDER   *260515*1630*U*00401*000000368*0*P*>~
GS*RS*LENDER*SVCPROVIDER*20260515*1630*1*X*004010~
ST*368*0001~
BGN*00*REIS-2026-3322*20260515~
N1*BY*ACME MORTGAGE LENDER*24*EIN-LENDER~
N1*SE*CORELOGIC INC*24*EIN-CORELOGIC~
REF*ZZ*PROPERTY-456-ELM-AUSTIN~
REF*ZZ*SVC-FLOOD-DETERMINATION~
REF*ZZ*SVC-AVM~
DTM*002*20260520~
SE*9*0001~
GE*1*1~
IEA*1*000000368~

Common segments

  • Header — ST, BGN.
  • Lender / Service Provider — N1*BY, N1*SE.
  • Property / Services — repeated REF*ZZ.
  • Timeline — DTM*002 (requested by date).
  • Summary — SE.

Common pitfalls

  • Life-of-loan flood: flood determination is typically life-of-loan; requesting a refresh at refinance without LOL flag is wasteful.
  • AVM vs Appraisal: an AVM does not replace an appraisal for agency conforming loans > $400K — an AVM-only 368 blows up GSE delivery.
  • Tax cert vs HOA: a tax cert and HOA cert are distinct; a 368 ordering only one leaves a closing compliance gap.

Documentation

The code 368 and the name Real Estate Information Services Order 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.