Tell your mortgage servicer—the company that receives your monthly payment—when you move and your use of the property changes. Before contacting it, read your signed note, mortgage or deed of trust, and any occupancy rider. Then explain when you moved (or will move), whether the move is temporary, whether another borrower still lives there, and whether you will rent all or part of the home. Ask what occupancy classification and notice process apply to your loan, and keep the response in your records.
Your mortgage servicer may not be the company that owns or guarantees the loan. The servicer is the customer-service contact for reporting a change. If you will rent the property, separately ask your insurer whether your current policy covers the new use.
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Why a move can change your mortgage occupancy status
Occupancy is part of the facts used to approve and price a mortgage. Your documents may say that you will live in the home as your principal residence, use it as a second home, or leave it as a non-owner-occupied investment property. Moving out can therefore change a fact on which the loan was underwritten.
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First identify the right company: your servicer
Start with the latest mortgage statement, payment coupon, or online account. Confirm the legal name, phone number, mailing address, and secure-message option for the servicer—the company to which you send payments.
The loan owner or investor can be a different entity. Fannie Mae, for example, tells borrowers that it is not the servicer and that the servicer handles customer service. Asking the investor to change your account may send you to the wrong department; ask the servicer how your particular loan records a changed occupancy use.
Read your occupancy documents before you call
Have these documents available:
- The promissory note and mortgage or deed of trust.
- Any principal-residence, second-home, or other occupancy rider signed at closing.
- Closing disclosures or other paperwork that states the occupancy you represented.
- Your closing date and the date you first occupied the property.
Search for terms such as “occupy,” “principal residence,” “one year,” “second home,” “investment property,” “rental,” “notice,” “consent,” and “change in use.” Record the exact clause, any stated time period, and any hardship or extenuating-circumstance language. If the document is unclear, ask the servicer to identify the applicable clause or program rule in writing.
Classify what the property is now
Use your actual living arrangement and the definitions in your loan documents. The following descriptions are useful starting points, not a replacement for the contract.
| Possible status | What it generally means | Facts to tell the servicer |
|---|---|---|
| Principal residence | Your primary home, where you live as your main residence. | Whether you still live there, how often, and whether another borrower occupies it. |
| Second home | A home you occupy for part of the year but that is not your principal residence. Fannie Mae treats second homes as a separate category with additional requirements. | How the home is used, how often you occupy it, and whether it is rented. |
| Investment property | A property owned but not occupied by the borrower. For CFPB Regulation C reporting, a property bought, not occupied, and rented for income is an investment property. | Whether you moved out permanently, whether all or part is rented, and whether rental income is expected. |
| Temporary absence | You are away but expect to return, such as during a work assignment or while addressing a hardship. | Departure date, expected return, reason for the absence, and whether anyone else lives there. |
These categories can overlap in ordinary conversation, but the legal and underwriting definitions may differ. Regulation C supplies reporting definitions; it does not decide what your mortgage contract permits. Your note, security instrument, rider, and loan program control the borrower’s obligations.
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The HUD 60-day and one-year language: important, but not universal
HUD’s September 2024 Model Forward Mortgage Security Instrument contains a principal-residence clause stating:
“Borrower shall occupy, establish, and use the Property as Borrower’s principal residence within 60 days after the execution of this Security Instrument and shall continue to occupy the Property as Borrower’s principal residence for at least one year after the date of occupancy, unless Lender determines that this requirement shall cause undue hardship for the Borrower or unless extenuating circumstances exist which are beyond Borrower’s control.”
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The 60-day and one-year periods are terms in that HUD model form, not a universal rule for every mortgage. The quoted clause also includes an undue-hardship and beyond-the-borrower’s-control exception. Check whether your signed security instrument uses this form or different language before relying on either period.
How to report the change, step by step
- Confirm the servicer. Use the name and contact details on your latest statement or portal. Save a screenshot or copy of the account page.
- Read the occupancy provisions. Note your closing date, first-occupancy date, any required period, and exception language in the note, security instrument, and riders.
- Write down the facts. Include the date you moved or plan to move, whether the move is temporary or permanent, whether another borrower remains, and whether you will rent all or part of the property.
- Contact the servicer’s customer-service or loan-maintenance department. Ask how it records a change from principal residence to second home, investment property, or temporary absence for your loan number.
- Ask about the required process. Specifically ask whether the servicer needs a secure message, letter, form, supporting documents, or written consent, and whether there is a deadline in your loan documents or program rules. The available mortgage sources do not establish one universal consumer form or reporting deadline.
- Submit only what is requested through a secure channel. Do not email sensitive documents to an address you cannot verify. Keep a copy of every form, attachment, and delivery confirmation.
- Obtain the answer in writing. Ask the representative to state the occupancy classification the servicer will use, the effective date, and any conditions you must meet.
- Check insurance separately if the property will be rented. Tell the insurer how the home will be used and ask whether the existing policy remains suitable.
A practical message you can send
Adapt this wording to your facts and your servicer’s secure-message system:
Subject: Occupancy change for loan [loan number]I moved/will move from the property at [address] on [date]. The move is [temporary/permanent]. [Another borrower does/does not] continue to live there. I plan to [leave it vacant/rent all of it/rent part of it/use it as a second home]. Please tell me which occupancy classification applies to my loan, whether you require a form, documents, or written consent, and the effective date you will record. Please identify the relevant loan clause or program rule and reply in writing.Use your actual loan number and address, but avoid adding explanations that are not true. A clear factual description helps the servicer determine which process applies.
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What changes when you rent the home
Moving out and renting are related but separate questions. The occupancy classification addresses how the borrower uses the property. Insurance addresses whether the policy covers the physical and liability risks of the new use. A homeowners policy that fit an owner-occupied home may not automatically fit a fully rented property or a home with a tenant in part of it.
Tell the insurer whether the rental is entire-property or partial, when it begins, and whether the home will be vacant between tenants. Ask what policy or endorsement is appropriate and request the answer in writing. The mortgage sources do not establish a single insurance rule that applies to every policy.
Property management is optional and does not itself change the mortgage’s occupancy record. If you hire a manager, you still must complete the servicer’s reporting process yourself unless the servicer expressly accepts an authorized representative.
Temporary moves, hardship, and another borrower remaining
A move does not always mean a permanent change to investment-property status. Tell the servicer if you expect to return, how long you will be away, and why. A work assignment, family-care need, repair project, or other circumstance can produce a different analysis from a permanent move, but only your documents and servicer can determine the result.
If a co-borrower remains in the home, say so explicitly. The fact that one borrower moved out may not produce the same classification as a home no borrower occupies. Do not assume that a spouse, partner, or family member’s presence satisfies your own occupancy promise; ask the servicer to apply the contract to your borrower structure.
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If you already moved without notifying the servicer
Contact the servicer promptly rather than trying to change the move date or describing the use inaccurately. State the actual date you left, whether the absence was temporary, and what has happened since. Ask what corrective documentation or review is required.
Do not sign a statement that backdates occupancy or claims you live there when you do not. If the servicer says the issue may involve a breach, acceleration, fraud concern, or another serious contractual consequence, request the explanation in writing and consult a qualified housing attorney or consumer counselor familiar with your loan type. The documents and facts determine the remedy; there is no single consequence for every mortgage.
When the servicer gives an unclear or conflicting answer
- Ask the representative to identify the department that handles occupancy or loan-document questions.
- Request the governing clause, rider, or program guidance in writing.
- Send a concise follow-up summarizing the facts and the answer you were given.
- Keep dates, names or reference numbers, copies of messages, and delivery receipts.
- If the response still conflicts with your signed documents, seek advice from a housing attorney or qualified nonprofit counselor before signing a new certification or changing the property’s use.
The goal is a documented determination for your specific loan, not a generic statement that “most mortgages” allow or prohibit renting.
Loan-type and document differences to keep in mind
Occupancy rules can vary by loan program and by the riders attached at closing. A HUD model form does not establish the terms of every FHA loan, and Fannie Mae’s Selling Guide does not rewrite the contract for every conventional mortgage. The same caution applies to VA, USDA, portfolio, private-label, and reverse mortgages.
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Examples of common situations
You bought a new primary home and plan to rent the old one
Tell the old loan’s servicer the date you moved, that the move is permanent, and that the property will be rented. Ask whether it will record the home as an investment property and whether it requires consent or documents. Contact the insurer before the first tenant moves in.
You are away for six months and expect to return
Describe the temporary absence, expected return date, reason, and who occupies the property while you are away. Do not label it an investment property merely because you are not there every night; ask how your loan treats the arrangement.
You occupy one unit and rent another
Explain the percentage or unit you occupy, the portion rented, and whether the arrangement existed at closing or began later. The servicer may need the rider or program rule that addresses a multi-unit or partial-rental property.
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Report your departure and identify the co-borrower who remains. The servicer can then apply the occupancy definition to the borrowers and property rather than assuming the home is entirely vacant or entirely owner-occupied.
Records to keep after the change
- The original occupancy clause and every rider.
- Your dated notice to the servicer and proof of delivery.
- Forms and supporting documents you submitted.
- The servicer’s written classification, effective date, and conditions.
- Insurance correspondence confirming the policy treatment.
- Notes of calls, including the date, representative, department, and reference number.
Keep these records with your closing file. If the property is later refinanced, sold, transferred, or reviewed for a loss-mitigation request, the timeline can help you explain when and how the use changed.
Bottom line for a moved-out homeowner
There is no universal “change occupancy” form or deadline. Read the occupancy promise you signed, contact the servicer that receives your payments, describe the move and intended use accurately, obtain the required instructions and decision in writing, and update the insurer if you will rent. Treat the HUD 60-day and one-year language as a model-form example—not an automatic rule for your mortgage.
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