AWC returned — triage & split conditions
Danielle reads the approval letter, then enters and assigns every condition in Arive.
Overview
The file comes back from underwriting Approved with Conditions — the loan is approved, subject to a list of items that must be satisfied before Clear to Close. This is the normal outcome; a first-pass approval with zero conditions is rare.
Everything in this phase runs off one decision made at the top: Danielle reads the approval letter and splits the conditions between herself and Hunter. Get that split right and the file moves. Get it wrong — or skip it — and conditions sit unowned while the closing date approaches.
Where conditions live
Two places, and the distinction matters:
- The lender portal is the source of truth. Underwriting posts conditions there. That's the authoritative list, and it's what has to be satisfied to get CTC.
- Arive is the working copy. Danielle manually types each condition into the Arive Conditions tab. That's where the team tracks status, attaches documents, and assigns ownership.
Manual mirroring means the two can drift. If a condition exists in the portal but was never entered in Arive, nobody's working it — and it won't surface until resubmission gets rejected.
Danielle's triage
1. Read the approval letter in full
Every condition, start to finish, before assigning anything. Conditions frequently reference each other, and reading them as a set tells you which ones are actually one item split across two lines.
2. Enter each condition into Arive
Manually, in the Conditions tab. This is data entry with consequences — a condition typed vaguely is a condition someone misinterprets three days later.
3. Categorize
Each condition falls into one of five buckets, and the bucket determines who owns it:
- Borrower documents → Hunter
- Title → Danielle
- Appraisal → Danielle
- Income → usually Hunter for collection; route to the LO if it needs an income decision
- LO decision → the LO on the file (structure, program, or qualification calls)
4. Assign in Arive
Use Arive's condition assignment — assign each condition to the team member who owns it. Arive automatically emails the assignee telling them which conditions on which file are theirs, with the list. That email is the handoff.
5. Flip the milestone
Danielle manually updates the Arive milestone to Approved w/ Conditions.
Assign in Arive — don't hand off verbally. Today Hunter and Danielle often sit in the same room, so conditions get divided by talking across a desk. That works right up until it doesn't: someone's out, someone's remote, someone misremembers, or the team grows. Arive's assignment feature creates a record and sends the assignee a written list. Use it every time, even when the person is five feet away.
The condition status ladder
Every condition in Arive moves through a status progression. Knowing where each one sits is how you know whether the file is ready to go back to underwriting:
- Requested — the condition is entered and the document has been asked for
- Re-requested — what came back didn't satisfy it; asked again
- Collected — the document is in hand, pending review
- Ready to send — reviewed, satisfies the condition, cleared to go back to UW
Every condition must reach "Ready to send" before anything is resubmitted. That's the gate — see the resubmission step.
What happens next
Hunter and Danielle work their assigned conditions in parallel — Hunter on everything borrower-facing, Danielle on everything back-office — until all conditions are marked ready to send. Then Danielle packages and resubmits.
Expect roughly one additional round on a typical file: resubmit, underwriting reviews, a few new or re-requested conditions come back, clear those, resubmit again, then Clear to Close.
Who to ask if you're stuck
A condition you can't interpret or categorize: Bryce or Dean.
A condition that seems wrong or unreasonable: the lender's account executive — sometimes conditions get issued in error.
Income or qualification decisions surfaced by a condition: the LO on the file.