{
  "schema_version": "0.1.0",
  "record_type": "industry_value_research",
  "industry_id": "mortgage_brokers",
  "industry_name": "US mortgage brokerages",
  "as_of": "2026-09-05",
  "jurisdiction": "United States mortgage-broker research pilot; state licensing, privacy, fair-lending and lender-specific requirements require broker review.",
  "status": "research_only_not_admitted",
  "source_frame": "Action Model system-map industry slug mortgage_brokers; taxonomy reference only, not demand or implementation proof.",
  "scope_note": "This record covers broker-side intake, document administration, disclosures and condition follow-up. A workflow may extract, route or draft information, but cannot make a credit, eligibility, pricing, adverse-action, underwriting or loan-approval decision; licensed personnel and the creditor retain authority.",
  "summary": "The narrowest useful pilot is supervised mortgage-file administration: collect borrower materials, identify missing items, track disclosure/signature status and route lender conditions. Floify and LendingPad advertise incumbent loan-origination workflow capability; any measured value must include review, rework, exceptions, privacy and regulatory controls.",
  "automation_research": {
    "finding": "CFPB Regulation Z requires specified mortgage disclosures and timing, while Regulation B governs notice when a creditor takes adverse action. These rules support measuring administrative completeness, routing and acknowledgement work; they do not authorize software to decide creditworthiness, eligibility, pricing or adverse action.",
    "source_ids": ["cfpb-reg-z", "cfpb-reg-b"],
    "forecast_percent": null,
    "forecast_note": "No independently measured broker automation percentage, adoption rate or realized savings was verified. Vendor feature pages are capability evidence only."
  },
  "software": [
    {
      "name": "Floify",
      "capability": "Vendor advertises a mortgage-loan origination platform for borrower document collection, communication, milestone and workflow administration.",
      "evidence_scope": "vendor_advertised_not_installation_or_outcome_proof",
      "source_ids": ["floify"],
      "price": null,
      "price_note": "No public broker-specific quote, incumbent spend or achieved outcome was verified."
    },
    {
      "name": "LendingPad",
      "capability": "Vendor advertises cloud loan-origination software with application, processing, compliance and workflow features for mortgage professionals.",
      "evidence_scope": "vendor_advertised_not_installation_or_outcome_proof",
      "source_ids": ["lendingpad"],
      "price": null,
      "price_note": "No public broker-specific quote, incumbent spend or achieved outcome was verified."
    }
  ],
  "modules": [
    {
      "repository": "surveyjs/survey-library",
      "capability": "Schema-driven forms and structured responses useful for supervised borrower-intake checklists.",
      "source_revision": "unverified; default branch reviewed 2026-09-05",
      "existing_foundry_ref": "intelligence/agency/value-matrix.json:agency.intake.surveyjs",
      "reuse_shape": "Version-pinned intake component with SISO-owned schemas, consent, redaction and review queue; no eligibility or pricing decision.",
      "rights_state": "GitHub metadata and project licensing require route-specific review before adoption.",
      "source_ids": ["repo-surveyjs"],
      "limits": "Form capability does not prove accessibility, field validation, lender acceptance, privacy controls or licensing compliance."
    },
    {
      "repository": "documenso/documenso",
      "capability": "Open-source document sending and signing workflow useful for controlled acknowledgement and signature-status tracking.",
      "source_revision": "unverified; default branch reviewed 2026-09-05",
      "existing_foundry_ref": "intelligence/agency/value-matrix.json:agency.legal.documenso",
      "reuse_shape": "Use only for approved document routing/status capture with immutable audit records; lender disclosure compliance and final release remain human-controlled.",
      "rights_state": "Project license, hosting and e-signature legal fit require route-specific review.",
      "source_ids": ["repo-documenso"],
      "limits": "Repository capability does not prove TRID timing, identity assurance, lender acceptance, retention or enforceability for a particular disclosure."
    },
    {
      "repository": "activepieces/activepieces",
      "capability": "Event-driven connectors and workflow execution useful for reminders, routing and approved back-office updates.",
      "source_revision": "unverified; default branch reviewed 2026-09-05",
      "existing_foundry_ref": "intelligence/agency/value-matrix.json:agency.automation.activepieces",
      "reuse_shape": "Allowlisted reminder and exception flows with explicit broker approval for any borrower- or lender-facing write.",
      "rights_state": "Project README distinguishes community and enterprise boundaries; license and connector route need review.",
      "source_ids": ["repo-activepieces"],
      "limits": "Connectors do not prove lender API permission, idempotency, retry safety, secrets handling or regulatory compliance."
    }
  ],
  "processes": [
    {
      "id": "borrower_intake",
      "process": "Borrower inquiry and application-package intake",
      "automation_boundary": "Collect supplied facts, create a checklist and flag missing or inconsistent documents; do not assess creditworthiness, eligibility, affordability, pricing or approval.",
      "evidence_state": "capability_supported_value_hypothesis",
      "source_ids": ["floify", "lendingpad", "repo-surveyjs", "cfpb-reg-b"],
      "current_software": ["Floify", "LendingPad"],
      "github_modules": ["surveyjs/survey-library", "activepieces/activepieces"],
      "baseline_required": "Matched inquiry/package volume, completion and correction rates, human minutes including review/chase/rework, actual software spend and operator cost.",
      "metric": "Human minutes per complete, broker-reviewed application package, including exceptions and rework",
      "falsifier": "Reject if a missing or conflicting fact is silently accepted, protected data is exposed, or reviewed human effort does not decrease.",
      "human_authority": "Licensed broker or designated processor verifies facts and package completeness; creditor and authorized underwriters retain credit and approval authority.",
      "value": {"formula_ref": "observed-value-v0.1", "currency": "USD", "annual_net_cash": null, "annual_capacity_hours": null, "status": "unmeasured"}
    },
    {
      "id": "document_collection",
      "process": "Income, asset and identity document collection and exception queue",
      "automation_boundary": "Receive, classify and route supplied documents; flag unreadable, stale or missing items for human review; do not verify eligibility or infer borrower income for a lending decision.",
      "evidence_state": "capability_supported_value_hypothesis",
      "source_ids": ["floify", "lendingpad", "repo-activepieces"],
      "current_software": ["Floify", "LendingPad"],
      "github_modules": ["activepieces/activepieces", "surveyjs/survey-library"],
      "baseline_required": "Matched document volume and type, first-pass acceptance, correction/chase rate, human minutes including exceptions and review, actual spend and operator cost.",
      "metric": "Human minutes per correctly classified and broker-reviewed document set, with exceptions, rework and privacy incidents counted",
      "falsifier": "Reject if documents are misrouted, stale or unreadable items are treated as accepted, unauthorized access occurs, or review/rework offsets the reduction.",
      "human_authority": "Broker processor and lender underwriter verify documentation; software does not determine sufficiency for credit. ",
      "value": {"formula_ref": "observed-value-v0.1", "currency": "USD", "annual_net_cash": null, "annual_capacity_hours": null, "status": "unmeasured"}
    },
    {
      "id": "disclosure_signatures",
      "process": "Disclosure delivery, acknowledgement and signature-status follow-up",
      "automation_boundary": "Prepare approved packets, record delivery/signature status and send reminders; do not alter disclosures, assert legal receipt, or bypass timing, identity or consent requirements.",
      "evidence_state": "capability_supported_value_hypothesis",
      "source_ids": ["cfpb-reg-z", "floify", "repo-documenso"],
      "current_software": ["Floify", "LendingPad"],
      "github_modules": ["documenso/documenso", "activepieces/activepieces"],
      "baseline_required": "Matched disclosure volume, on-time acknowledgement, correction/reissue rate, human minutes including review and chase, actual spend and operator cost.",
      "metric": "Human minutes per accurately delivered and broker-acknowledged packet, including review, exceptions and reissue effort",
      "falsifier": "Reject if a packet is changed without approval, sent to the wrong party, recorded as received without evidence, or required timing/consent controls fail.",
      "human_authority": "Broker and creditor compliance staff control disclosure content, timing, identity, receipt and legal sufficiency.",
      "value": {"formula_ref": "observed-value-v0.1", "currency": "USD", "annual_net_cash": null, "annual_capacity_hours": null, "status": "unmeasured"}
    },
    {
      "id": "conditions_followup",
      "process": "Lender-condition routing and closing-readiness follow-up",
      "automation_boundary": "Track lender requests, route borrower responses and surface aging or missing conditions; do not waive conditions, clear underwriting, set terms or declare a loan ready to close.",
      "evidence_state": "capability_supported_value_hypothesis",
      "source_ids": ["lendingpad", "floify", "repo-activepieces", "cfpb-reg-z"],
      "current_software": ["LendingPad", "Floify"],
      "github_modules": ["activepieces/activepieces", "surveyjs/survey-library"],
      "baseline_required": "Matched condition volume, on-time response and clearance rates, aging, human minutes including escalations/rework, actual spend and operator cost.",
      "metric": "Human minutes per correctly routed and authorized condition response, including exceptions, escalations and rework",
      "falsifier": "Reject if a condition is incorrectly marked cleared, a deadline or exception is suppressed, an unauthorized lender write occurs, or net reviewed effort is not reduced.",
      "human_authority": "Authorized broker and lender underwriter decide whether conditions are satisfied and whether a loan may proceed or close.",
      "value": {"formula_ref": "observed-value-v0.1", "currency": "USD", "annual_net_cash": null, "annual_capacity_hours": null, "status": "unmeasured"}
    }
  ],
  "sources": [
    {"id": "cfpb-reg-z", "url": "https://www.consumerfinance.gov/rules-policy/regulations/1026/19/", "title": "12 CFR 1026.19 Certain mortgage and variable-rate transactions", "publisher": "Consumer Financial Protection Bureau", "kind": "government_regulation", "accessed_at": "2026-09-05", "retrieval_status": 200, "note": "Primary rule text grounds disclosure and timing controls; it is not evidence of workflow savings or permission to automate legal judgments."},
    {"id": "cfpb-reg-b", "url": "https://www.consumerfinance.gov/rules-policy/regulations/1002/9/", "title": "12 CFR 1002.9 Notifications", "publisher": "Consumer Financial Protection Bureau", "kind": "government_regulation", "accessed_at": "2026-09-05", "retrieval_status": 200, "note": "Primary rule text grounds adverse-action notice boundaries; it is not a broker adoption or automation estimate."},
    {"id": "floify", "url": "https://www.floify.com/", "title": "Floify mortgage loan origination platform", "publisher": "Floify", "kind": "vendor", "accessed_at": "2026-09-05", "retrieval_status": 200, "note": "Vendor-advertised workflow capability only; no installation, price or outcome claim."},
    {"id": "lendingpad", "url": "https://www.lendingpad.com/", "title": "LendingPad loan origination software", "publisher": "LendingPad", "kind": "vendor", "accessed_at": "2026-09-05", "retrieval_status": 200, "note": "Vendor-advertised capability only; no installation, price or outcome claim."},
    {"id": "repo-surveyjs", "url": "https://github.com/surveyjs/survey-library", "title": "surveyjs/survey-library", "publisher": "SurveyJS", "kind": "official_repository", "accessed_at": "2026-09-05", "retrieval_status": 200, "note": "Upstream form capability; revision and deployment qualification remain unverified."},
    {"id": "repo-documenso", "url": "https://github.com/documenso/documenso", "title": "documenso/documenso", "publisher": "Documenso", "kind": "official_repository", "accessed_at": "2026-09-05", "retrieval_status": 200, "note": "Upstream signing workflow capability; legal, identity and lender qualification remain unverified."},
    {"id": "repo-activepieces", "url": "https://github.com/activepieces/activepieces", "title": "activepieces/activepieces", "publisher": "Activepieces", "kind": "official_repository", "accessed_at": "2026-09-05", "retrieval_status": 200, "note": "Upstream workflow capability; connector rights and reliability remain unverified."}
  ],
  "value_model_ref": "../economics/observed-value-model.json",
  "observed_business_value": {"currency": "USD", "annual_net_cash": null, "annual_capacity_hours": null, "eligible_businesses": null, "societal_value": null, "status": "unmeasured", "reason": "No broker baseline, invoices, achieved automation rate, review/rework measurement, operating cost, realized cash savings or eligible-population measurement was verified. Null is not zero."},
  "pilot": {
    "design": "Within one authorized brokerage, compare matched synthetic or redacted application packages, document sets, disclosures and lender conditions under the incumbent and supervised candidate workflows. Pre-register authority, privacy and rollback conditions before live data.",
    "record": ["units processed", "baseline human minutes", "assisted human minutes including review and rework", "critical data/authority/privacy errors", "actual cancelled spend", "recurring operating cost", "implementation and rollback cost"],
    "reject_if": ["Human effort including review and rework is not lower than the matched baseline.", "Any borrower or lender data crosses an unauthorized boundary or an unapproved external write occurs.", "An extracted field, reminder or draft is treated as a credit, eligibility, pricing, adverse-action, underwriting or approval decision.", "Measured first-year net cash is not positive for a cash-savings offer; capacity gains alone are not cash."]
  },
  "limitations": ["This is not mortgage, legal, lending, underwriting, credit or financial advice, product admission or an industry-wide value forecast.", "Broker software adoption, prices, lender acceptance and realized savings were not verified; named offerings are not assumed installed.", "State licensing, fair lending, privacy/security, accessibility, e-signature, disclosure timing, retention and lender-specific controls require agency-specific review.", "No generic repository is treated as a replacement for a licensed loan-origination system, lender portal, compliance system or human underwriting authority.", "The BLS loan-officer task page was blocked during retrieval and is not used as supporting evidence; no task prevalence or automation rate is inferred from the block."]
}