{
  "schema_version": 1,
  "dataset_id": "texas-complex-income-mortgage-rule-matrix-2026",
  "title": "Texas Complex-Income Mortgage Rule Matrix: 2026 Conventional Agency Screening Baseline",
  "description": "A source-mapped screening matrix for separating and reconciling base pay, bonus and commission, restricted stock, K-1 and business income, and rental income in a layered residential mortgage file.",
  "version": "2026.1",
  "published_date": "2026-09-03",
  "source_reviewed_date": "2026-09-03",
  "record_count": 6,
  "scope": "A conventional-agency screening baseline for residential mortgage income analysis in Texas. It is not a complete underwriting guide, does not cover every income type, and does not make Fannie Mae or Freddie Mac rules state-specific.",
  "disclaimer": "This educational matrix is not an approval, commitment to lend, rate quote, or calculation of any borrower's actual qualifying income. Current agency guides, automated-underwriting findings, selected program requirements, lender overlays, and the complete documented file control.",
  "methodology": "Kellibrooke translated current source-specific Fannie Mae and Freddie Mac guidance into a classify-test-reconcile screening sequence. Each row retains its primary-source mapping, keeps unresolved eligibility questions unresolved, and identifies a common double-counting or classification risk before any supported monthly amounts are combined.",
  "landing_page_url": "https://kellibrooke.com/scenarios/complex-income/",
  "correction_policy_url": "https://kellibrooke.com/editorial-standards/",
  "license": {
    "name": "Creative Commons Attribution 4.0 International",
    "url": "https://creativecommons.org/licenses/by/4.0/"
  },
  "fields": {
    "classify": "The source-level classification that must occur before a calculation method is selected",
    "test": "The eligibility, documentation, history, trend, stability, or continuance screen summarized from the mapped primary source",
    "reconcile": "A duplicate-income, classification, or calculation risk to resolve before combining monthly amounts",
    "source_ids": "Pipe-delimited identifiers for the primary sources mapped to the row",
    "source_reviewed_date": "Date Kellibrooke last checked the mapped primary-source guidance",
    "dataset_version": "Version of this published matrix"
  },
  "sources": [
    {
      "id": "fannie-base-income",
      "publisher": "Fannie Mae",
      "section": "B3-3.3-01, Base Income",
      "guide_date": "2026-03-04",
      "reviewed": "2026-09-03",
      "url": "https://selling-guide.fanniemae.com/sel/b3-3.3-01/base-income"
    },
    {
      "id": "fannie-bonus-commission",
      "publisher": "Fannie Mae",
      "section": "B3-3.3-02, Bonus, Commission, Overtime, and Tip Income",
      "guide_date": "2026-03-04",
      "reviewed": "2026-09-03",
      "url": "https://selling-guide.fanniemae.com/sel/b3-3.3-02/bonus-commission-overtime-and-tip-income"
    },
    {
      "id": "fannie-restricted-stock",
      "publisher": "Fannie Mae",
      "section": "B3-3.3-07, Restricted Stock Units and Restricted Stock Employment Income",
      "guide_date": "2026-03-04",
      "reviewed": "2026-09-03",
      "url": "https://selling-guide.fanniemae.com/sel/b3-3.3-07/restricted-stock-units-and-restricted-stock-employment-income"
    },
    {
      "id": "fannie-k1-income",
      "publisher": "Fannie Mae",
      "section": "B3-3.6-07, Income or Loss Reported on IRS Form 1065 or IRS Form 1120S, Schedule K-1",
      "guide_date": "2025-05-07",
      "reviewed": "2026-09-03",
      "url": "https://selling-guide.fanniemae.com/sel/b3-3.6-07/income-or-loss-reported-irs-form-1065-or-irs-form-1120s-schedule-k-1"
    },
    {
      "id": "fannie-rental-income",
      "publisher": "Fannie Mae",
      "section": "B3-3.8-01, General Rental Income Information",
      "guide_date": "2026-09-02",
      "reviewed": "2026-09-03",
      "url": "https://selling-guide.fanniemae.com/sel/b3-3.8-01/rental-income"
    },
    {
      "id": "freddie-employed-income",
      "publisher": "Freddie Mac",
      "section": "Section 5303.1, Employed income",
      "guide_date": "current-on-review-date",
      "reviewed": "2026-09-03",
      "url": "https://guide.freddiemac.com/app/servicing/section/5303.1"
    }
  ],
  "rows": [
    {
      "sequence": 1,
      "id": "base-pay",
      "income_source": "Base pay and W-2 wages",
      "classify": "Separate fixed salary or fixed hourly pay from variable hours and from additional earnings such as bonus or commission. Confirm guaranteed minimum hours before treating hourly pay as fixed.",
      "test": "Review current employment, pay frequency, rate or hours, year-to-date consistency, and required employment verification. Under current Fannie Mae guidance, fixed base has no minimum history requirement; variable base requires at least 12 months and a trend-based calculation.",
      "reconcile": "Do not treat fluctuating hours as fixed income or include bonus, commission, overtime, or other additional earnings in the base-pay amount.",
      "source_ids": "fannie-base-income",
      "source_reviewed_date": "2026-09-03",
      "dataset_version": "2026.1"
    },
    {
      "sequence": 2,
      "id": "bonus-commission",
      "income_source": "Bonus and commission",
      "classify": "Keep bonus and commission separate from base pay and from each other, even when they appear on the same pay record.",
      "test": "Review payment frequency, history, year-to-date and prior earnings, trend, documentation, and continuance. Under current Fannie Mae guidance, two years is recommended and no less than 12 months may be considered with positive factors; a decline must be stabilized or the income is ineligible.",
      "reconcile": "For this screen, the highest recent number is not automatically usable. Do not annualize a partial payment incorrectly or count the same earnings as both base pay and additional income.",
      "source_ids": "fannie-bonus-commission|freddie-employed-income",
      "source_reviewed_date": "2026-09-03",
      "dataset_version": "2026.1"
    },
    {
      "sequence": 3,
      "id": "restricted-stock",
      "income_source": "RSU and restricted stock",
      "classify": "Time-based versus performance-based awards, and shares versus cash-equivalent distributions, must be identified before choosing a calculation.",
      "test": "Review vesting and unrestricted distribution, history, continuance where required, the vesting schedule, stock-price evidence, and receipt records. Under current Fannie Mae guidance, restricted-stock sign-on bonuses are not eligible; share-paid income uses the documented 200-day moving-average price, not current market price alone.",
      "reconcile": "Do not substitute the current share price for the required moving average, treat an unvested award as received income, or use a restricted-stock sign-on bonus under the Fannie Mae baseline.",
      "source_ids": "fannie-restricted-stock|freddie-employed-income",
      "source_reviewed_date": "2026-09-03",
      "dataset_version": "2026.1"
    },
    {
      "sequence": 4,
      "id": "k1-business",
      "income_source": "K-1 and business income",
      "classify": "Identify partnership, S-corporation, or LLC tax treatment; ownership; guaranteed payments; distributions; and ordinary or rental income.",
      "test": "Review the applicable individual and business returns, stable distributions or documented access, business liquidity when required, and business stability. A positive taxable K-1 amount is not automatically qualifying income.",
      "reconcile": "Do not add distributions used to prove access a second time, duplicate W-2 wages already counted as employment income, or count the same rental result through both a K-1 and a separate rental calculation.",
      "source_ids": "fannie-k1-income",
      "source_reviewed_date": "2026-09-03",
      "dataset_version": "2026.1"
    },
    {
      "sequence": 5,
      "id": "rental-income",
      "income_source": "Rental income or loss",
      "classify": "Identify subject versus non-subject property, personal Schedule E versus business Form 8825 reporting, and whether the selected program permits tax-return, lease, or appraisal-based documentation for the facts.",
      "test": "Calculate each property's qualifying rent or loss separately, review property-management history and continuance where required, and apply the related housing obligation under the applicable agency rule.",
      "reconcile": "Do not add gross rent to a net rental result, erase a supported rental loss, or count the same rental income through a K-1 and again separately.",
      "source_ids": "fannie-rental-income|fannie-k1-income",
      "source_reviewed_date": "2026-09-03",
      "dataset_version": "2026.1"
    },
    {
      "sequence": 6,
      "id": "combined-total",
      "income_source": "Combined supportable total",
      "classify": "Complete the source-by-source analysis before creating a combined monthly income figure.",
      "test": "Add only the supported monthly amount from each source after that source passes its own test for eligibility, documentation, history, trend, stability, and continuance under the selected program.",
      "reconcile": "Trace every included amount to its supporting record, then remove duplicated wages, distributions, rental income, and business cash flow before the final total is used.",
      "source_ids": "fannie-base-income|fannie-bonus-commission|fannie-restricted-stock|fannie-k1-income|fannie-rental-income|freddie-employed-income",
      "source_reviewed_date": "2026-09-03",
      "dataset_version": "2026.1"
    }
  ]
}