Jan 28 (The following statement was released by the rating agency)
Recent U.S. home price growth has been insufficient
to help borrowers still struggling to pay their mortgages, according to Fitch
Ratings. Evidence of this is in the growing percentage of borrowers entering
foreclosure with positive equity in their homes.
Fitch estimates that the percentage of borrowers entering foreclosure with
positive equity has roughly doubled in the last two years. While equity
continues to be an important factor for borrower payment behavior, income and
ability to pay are key drivers as well.
It is clear that rising home prices have had a positive influence on borrower
behavior. However, some portion of borrowers still exhibit an inability to
recover as the economy has moderately improved. This seems particularly evident
in many of the RMBS loans that have been entering into the foreclosure process
over the past few years. In many cases, troubled borrowers with equity are
unable to sell their properties because the proceeds of the sale would not be
enough to cover the mortgage amount, the closing costs, and the backlog of
missed payments. Loans entering foreclosure today have missed roughly two years
of payments on average, more than double the pre-crisis, long term average.
The changing composition of borrowers entering foreclosure may also help explain
why those with positive equity continue to struggle. The percentage of loans
entering foreclosure which had been cash-out refinances at origination increased
steadily since 2008, and now accounts for 50% of the total. Todayas tighter
loan underwriting and origination guidelines may prevent many of these borrowers
from tapping the equity in their homes to cover expenses. Although equity may
exist, the current guidelines are in most cases restrictive for borrowers with
poor credit history. Also, the loan-to-value and cash-out dollar limits are
significantly lower than what was available during peak-vintage years and,
despite the improved equity situation, few of these delinquent borrowers could
materially benefit from further cash-out refinancings.
Furthermore, approximately half of all loans that recently entered foreclosure
had been unsuccessful in at least one prior loan modification. The percentage
of loans entering foreclosure that had been underwritten to subprime guidelines
has increased as well. Such attributes suggest that many of these borrowers
were either overleveraged at origination or had payment challenges in prior
years and have few alternatives now and may be able to remain in the home until
the foreclosure process is complete.
The age of loans entering foreclosure also continues to climb steadily.
Borrowers recently entering foreclosure have loans that are roughly eight years
seasoned on average, compared to the pre-crisis average of two-to-three years.
As such, loans with positive equity that are entering foreclosure today may be
more adversely selected due to the length of time prior to entering foreclosure
and the potential for disrepair.
It is possible that some portion of borrowers currently in the foreclosure
process obtained additional and/or secondary financing subsequent to the
origination of their first liens. The additional leverage could also be a factor
in their ability/willingness to pay and whether the borrower is in a positive
equity position. These factors are important considerations for the mortgage
loan servicers, who must determine the best resolution for the borrower and
property, while assessing the ultimate impact on investors.
Under the existing regulatory framework, residential mortgage servicers have
many tools at their disposal to help struggling homeowners. However, servicers
are often left with few options other than foreclosure for borrowers who are
unable to make regularly scheduled mortgage payments, despite their interest in
remaining in their homes. This is especially true in situations where borrowers
have equity in the property and have payment problems even after loan
modifications involving significant rate reductions.