{
 "generated": "2026-10-18",
 "purpose": "Every date on which a US mortgage rule constant stops being valid or its replacement is expected, from FinanceRateCalc's dated rule files. Subscribe: rule-calendar.ics. Not legal advice; expected dates are patterns of recent years, not commitments.",
 "preregistered_prediction": {
  "text": "Prediction (2026-10-18): on 2027-01-02 at least 20 public GitHub repositories will present a 2026 conforming or FHA limit as the current value.",
  "sha256": "dd1e8f11b09b435551bfef28c34fa70f316c29586faa67453ba79a1387b66246",
  "graded_on": "2027-01-02",
  "method": "scripts/stale_constant_scan.mjs with the 2026 values as the stale set"
 },
 "events": [
  {
   "date": "2026-11-24",
   "title": "Expected: FHFA announces 2027 conforming loan limits",
   "kind": "announcement",
   "certainty": "expected (pattern of recent years)",
   "rule": "frc:rule:fhfa-conforming-loan-limits-2026",
   "rule_url": "https://financeratecalc.com/rules/fhfa-conforming-loan-limits-2026.json",
   "detail": "FHFA announced the 2026 values on 2025-11-25 and the 2025 values on 2024-11-26; the last Tuesday of November is the pattern, not a commitment. When the release appears, the 2027 rule file is drafted the same day and published after a human check.",
   "source": "Federal Housing Finance Agency, news release 2025-11-25",
   "verify": "https://financeratecalc.com/verify.html",
   "receipt_gate": "check_claim_contract (MCP) with passport_id frc:rule:fhfa-conforming-loan-limits-2026"
  },
  {
   "date": "2026-12-10",
   "title": "Expected: HUD Mortgagee Letter with 2027 FHA forward loan limits",
   "kind": "announcement",
   "certainty": "expected (pattern of recent years)",
   "rule": "frc:rule:fha-forward-loan-limits-2026",
   "rule_url": "https://financeratecalc.com/rules/fha-forward-loan-limits-2026.json",
   "detail": "HUD published ML 2025-23 (the 2026 limits) on 2025-12-11, about two weeks after FHFA. Expected, not promised.",
   "source": "HUD/FHA, Mortgagee Letter 2025-23 (announced 2025-12-11)",
   "verify": "https://financeratecalc.com/verify.html",
   "receipt_gate": "check_claim_contract (MCP) with passport_id frc:rule:fha-forward-loan-limits-2026"
  },
  {
   "date": "2026-12-15",
   "title": "Expected: CFPB publishes 2027 HOEPA and QM thresholds",
   "kind": "announcement",
   "certainty": "expected (pattern of recent years)",
   "rule": "frc:rule:cfpb-hoepa-qm-thresholds-2026",
   "rule_url": "https://financeratecalc.com/rules/cfpb-hoepa-qm-thresholds-2026.json",
   "detail": "The 2026 thresholds were published 2025-12-15 (90 FR). Expected, not promised.",
   "source": "CFPB, final rule 90 FR (2025-12-15), docket 2025-22773",
   "verify": "https://financeratecalc.com/verify.html",
   "receipt_gate": "check_claim_contract (MCP) with passport_id frc:rule:cfpb-hoepa-qm-thresholds-2026"
  },
  {
   "date": "2026-12-31",
   "title": "Last valid day: Conforming loan limit values for mortgages acquired by Fannie Mae and Freddie Mac in 2026",
   "kind": "expiry",
   "certainty": "fixed by the rule",
   "rule": "frc:rule:fhfa-conforming-loan-limits-2026",
   "rule_url": "https://financeratecalc.com/rules/fhfa-conforming-loan-limits-2026.json",
   "detail": "Values in this table stop being valid after this date. Code and content that still carry them on the next day are stale. Rule Watch warns 75 days before.",
   "source": "Federal Housing Finance Agency, news release 2025-11-25",
   "verify": "https://financeratecalc.com/verify.html",
   "receipt_gate": "check_claim_contract (MCP) with passport_id frc:rule:fhfa-conforming-loan-limits-2026"
  },
  {
   "date": "2026-12-31",
   "title": "Last valid day: FHA forward mortgage loan limits for case numbers assigned on or after 2026-01-01",
   "kind": "expiry",
   "certainty": "fixed by the rule",
   "rule": "frc:rule:fha-forward-loan-limits-2026",
   "rule_url": "https://financeratecalc.com/rules/fha-forward-loan-limits-2026.json",
   "detail": "Values in this table stop being valid after this date. Code and content that still carry them on the next day are stale. Rule Watch warns 75 days before.",
   "source": "HUD/FHA, Mortgagee Letter 2025-23 (announced 2025-12-11)",
   "verify": "https://financeratecalc.com/verify.html",
   "receipt_gate": "check_claim_contract (MCP) with passport_id frc:rule:fha-forward-loan-limits-2026"
  },
  {
   "date": "2026-12-31",
   "title": "Last valid day: Regulation Z 2026 annual threshold adjustments: HOEPA and qualified-mortgage points-and-fees",
   "kind": "expiry",
   "certainty": "fixed by the rule",
   "rule": "frc:rule:cfpb-hoepa-qm-thresholds-2026",
   "rule_url": "https://financeratecalc.com/rules/cfpb-hoepa-qm-thresholds-2026.json",
   "detail": "Values in this table stop being valid after this date. Code and content that still carry them on the next day are stale. Rule Watch warns 75 days before.",
   "source": "CFPB, final rule 90 FR (2025-12-15), docket 2025-22773",
   "verify": "https://financeratecalc.com/verify.html",
   "receipt_gate": "check_claim_contract (MCP) with passport_id frc:rule:cfpb-hoepa-qm-thresholds-2026"
  },
  {
   "date": "2027-01-01",
   "title": "2027 values take effect: FHA limits, conforming limits, HOEPA/QM thresholds",
   "kind": "effective",
   "certainty": "fixed by the rule",
   "rule": "frc:rule:fhfa-conforming-loan-limits-2026",
   "rule_url": "https://financeratecalc.com/rules/fhfa-conforming-loan-limits-2026.json",
   "detail": "Every 2026 limit becomes a historical value. Anything that says 'the 2027 limit is $832,750' is wrong from this day. The public re-scan of stale constants runs on 2027-01-02 and is published as eval/stale-constants-scan-2027-01-02.json.",
   "source": "Federal Housing Finance Agency, news release 2025-11-25",
   "verify": "https://financeratecalc.com/verify.html",
   "receipt_gate": "check_claim_contract (MCP) with passport_id frc:rule:fhfa-conforming-loan-limits-2026"
  },
  {
   "date": "2027-01-02",
   "title": "Pre-registered re-scan: how much public code still carries 2026 limits",
   "kind": "measurement",
   "certainty": "pre-registered",
   "rule": "frc:rule:fhfa-conforming-loan-limits-2026",
   "rule_url": "https://financeratecalc.com/rules/fhfa-conforming-loan-limits-2026.json",
   "detail": "Pre-registered 2026-10-18. The same stale-constant scan that found 29 repositories with 2025 values in October 2026 runs on this date against the 2026 values, and its result is published unedited. Prediction: at least 20 public repositories will carry a 2026 limit as current on 2027-01-02.",
   "source": "Federal Housing Finance Agency, news release 2025-11-25",
   "verify": "https://financeratecalc.com/verify.html",
   "receipt_gate": "check_claim_contract (MCP) with passport_id frc:rule:fhfa-conforming-loan-limits-2026"
  },
  {
   "date": null,
   "title": "No scheduled end: FHA annual mortgage insurance premium (MIP) rates, forward mortgages",
   "kind": "open-ended",
   "certainty": "open",
   "rule": "frc:rule:hud-ml-2023-05-annual-mip",
   "rule_url": "https://financeratecalc.com/rules/fha-annual-mip-ml-2023-05.json",
   "detail": "In force since 2023-03-20 with no end date; changes only when the issuer publishes a new letter or the statute changes.",
   "source": "U.S. Department of Housing and Urban Development, Mortgagee Letter 2023-05",
   "verify": "https://financeratecalc.com/verify.html",
   "receipt_gate": "check_claim_contract (MCP) with passport_id frc:rule:hud-ml-2023-05-annual-mip"
  },
  {
   "date": null,
   "title": "No scheduled end: VA home loan funding fee percentages",
   "kind": "open-ended",
   "certainty": "open",
   "rule": "frc:rule:va-funding-fee-2023-04-07",
   "rule_url": "https://financeratecalc.com/rules/va-funding-fee-2023-04-07.json",
   "detail": "In force since 2023-04-07 with no end date; changes only when the issuer publishes a new letter or the statute changes.",
   "source": "U.S. Department of Veterans Affairs; rates set by the Blue Water Navy Vietnam Veterans Act (P.L. 116-23) as reduced effective 2023-04-07",
   "verify": "https://financeratecalc.com/verify.html",
   "receipt_gate": "check_claim_contract (MCP) with passport_id frc:rule:va-funding-fee-2023-04-07"
  }
 ],
 "license": "CC BY 4.0"
}