The Closing Itself
FHFA, VantageScore 4.0, and What Changes at a Florida Title Closing
Direct answer
On September 9, 2026, Fannie Mae (Lender Letter LL-2026-06) and Freddie Mac (Bulletin 2026-H) made VantageScore 4.0 available to every approved single-family lender, without prior written approval. Lenders may deliver eligible conventional loans using Classic FICO or VantageScore 4.0. They cannot mix the two models on the same loan. Manual underwrites still require Classic FICO. FHA has not rolled out VantageScore 4.0. This does not change Florida title insurance rates, the title search, or whether you need an owner's policy. What it can change is whether the lender clears to close on the date the contract assumed — if the file is re-scored or re-priced midstream.
Key takeaways
- This is a lender and GSE credit-score change, not a title-rate change. Rule 69O-186.003 is the same.
- Approved Fannie and Freddie lenders may choose Classic FICO or VantageScore 4.0 on eligible conventional loans.
- All borrowers on one loan must use the same model. Manual underwrites stay on Classic FICO.
- FHA has not adopted VantageScore 4.0. FICO 10T is not yet eligible for GSE delivery.
- Title still searches the property, not your credit file. Tell us if the lender switches models so the closing date stays honest.
What did FHFA and the GSEs change?
For decades, loans sold to Fannie Mae and Freddie Mac used one consumer score model: Classic FICO. FHFA directed the Enterprises to allow a second approved model, VantageScore 4.0, under a lender-choice approach. After a limited rollout, the September 9, 2026 letters opened that option to all approved single-family sellers, effective immediately.
FHFA's own FAQ still describes this as an interim phase. Classic FICO remains approved. FICO 10T was validated in 2022 alongside VantageScore 4.0 but is not yet eligible for delivery. Lenders report one model per loan, not both, for now.
| Topic | Now |
|---|---|
| Who may use VantageScore 4.0 | All approved Fannie and Freddie single-family lenders |
| Prior written approval | No longer required |
| Classic FICO | Still allowed |
| Mixing models on one loan | Not allowed |
| Manual underwrite | Classic FICO only |
| FHA | No VantageScore 4.0 program yet |
| FICO 10T delivery | Not yet |
What does not change at the title company?
We do not score the borrower. We search the property. Florida title premiums stay promulgated. The owner's and lender's policies are the same products. A VantageScore 4.0 approval does not replace a title search, and it does not let anyone skip owner's coverage.
Cash purchases are untouched. There is no GSE score on a true cash file. See title insurance for cash buyers.
Lender
Picks Classic FICO or VantageScore 4.0 on a conventional GSE loan.
Title
Searches the land, clears liens, and issues the policies.
Same
Florida owner's premium on a $300,000 policy is still $1,575.
Where can this still delay a Florida closing?
If the lender switches models after the file is opened, pricing and conditions can move. Fannie and Freddie published separate credit-fee grids. Industry reporting on those grids has described VantageScore pricing buckets running about 20 points higher than the matching Classic FICO tier — for example a top FICO purchase tier at 780+ lining up with a VantageScore bucket at 800+. That is lender pricing, not a title charge.
A mid-file rescore can push a new Closing Disclosure and a new clear-to-close date. Title still needs signed documents and good funds. We will not disburse around an open loan condition. Read how long a Florida closing takes if the contract date was built on the first score model.
- Tell the title company which GSE and which score model the lender is using when you open the file.
- If the lender later switches from Classic FICO to VantageScore 4.0 — or the reverse — say so the same day.
- Co-borrowers must use the same model on that loan. A last-minute added borrower can reset underwriting.
- Manual underwrites remain Classic FICO. Do not assume VantageScore 4.0 is available on every conventional file.
Who is outside this change?
FHA has not rolled out a VantageScore 4.0 program. VA, USDA, and portfolio lenders follow their own guides. A Hernando County cash sale never sees this letter. A refinance sold to Fannie or Freddie might.
FHFA has also said tri-merge credit reporting stays in place for now. Alternatives to tri-merge are a separate conversation. They are not a reason to skip anything on the title commitment.
How does Time to Close Title work a file in this market?
We close Florida purchases and refinances from 3087 Anderson Snow Road in Spring Hill whether the lender used Classic FICO or VantageScore 4.0. Send the contract or the refinance package, the lender name, and any change in score model.
Contact us at (352) 792-1214 if a rescore is threatening the closing date. We will tell you what is actually open on the title side.
Open title on day one
The search does not wait on which score model the lender picked.
Name the loan program
Conventional GSE, FHA, VA, USDA, portfolio, or cash.
Flag a model switch
If underwriting changes models, the CD and CTC can move.
Close on a balanced file
Title still needs cleared items, signed docs, and good funds.
Frequently asked questions
Does VantageScore 4.0 change my Florida title insurance premium?
No. Title premiums are set by Rule 69O-186.003. The credit-score model is a lender and GSE issue.
Can my lender mix FICO and VantageScore on the same mortgage?
No. Fannie and Freddie require the same model for every borrower on that loan.
Does this apply to FHA loans in Florida?
Not yet. FHA has not rolled out a VantageScore 4.0 program. Ask your lender which guide they are using.
If I qualify under VantageScore 4.0, can I skip the title search?
No. Credit eligibility and title are different files. The search still has to be done.
Should I tell Time to Close Title which score model my lender is using?
Yes, if it might change pricing or the closing date. Call (352) 792-1214 when the lender switches models.