By Jody Shenn
Feb. 19 (Bloomberg) -- The effect of the Obama administration’s housing plan on home-loan bonds and borrowers will be limited by restrictions on which mortgages are eligible, according to Bank of America Corp. analysts.
The plan, announced yesterday, includes government payments to lenders such as bond investors, as well as to mortgage servicers and borrowers either before or after loans are reworked. It also will loosen Fannie Mae and Freddie Mac rules to allow more borrowers to refinance into lower payments, including some who owe more than their homes are worth.
Only about 50 percent to 60 percent of securitized prime jumbo or Alt-A loans meet the loan-modification standards requiring borrowers to live in mortgaged properties and owe no more than Fannie and Freddie’s loan limits, according to a report yesterday by Bank of America strategists including Akiva Dickstein and Vipul Jain. The refinancing plan will be limited by a standard preventing homeowners from qualifying if they owe more than 105 percent of their homes’ value, they said.
“Borrowers who do not qualify due to loan size can of course still have their loans modified by their servicers, but without the government incentives,” the New York-based analysts wrote. The refinancing plan “does little to help underwater borrowers,” they added.
Jumbo loans are larger than Fannie and Freddie, the government-chartered mortgage companies under federal control, can buy or guarantee, currently $417,000 in most areas and as much as $729,000. Alt-A loans went to borrowers who wanted atypical terms such as proof-of-income waivers, investment- property collateral or delayed principal repayment, without enough positive compensating attributes.
Mortgage Bonds
About $1.2 trillion of bonds backed by prime-jumbo or Alt-A mortgages, when including so-called option adjustable-rate loans, are outstanding, according to data from Memphis, Tennessee-based FTN Financial. The total amount of U.S. home-mortgage debt is $10.5 trillion, according to Federal Reserve data.
The refinancing plan covers loans already guaranteed or directly owned by Washington-based Fannie or McLean, Virginia- based Freddie, which help finance $5.3 trillion of residential debt.
The U.S. housing market lost $3.3 trillion in value last year and almost one in six owners with mortgages owed more than their homes’ worth, according to a Feb. 3 report from Zillow.com. After a record boom, home prices are down 25 percent on average since mid-2006 amid a tightening of lending standards and an economic recession, an S&P/Case-Shiller index shows.
More Questions
Mortgage-bond analysts at Credit Suisse Group and Barclays Capital Inc. joined the Bank of America strategists in saying the refinancing plan lacked enough detail to predict how many more borrowers will replace their loans because of the program.
“If anything, the announcement of the new program created more questions than it answered,” the New York-based Barclays analysts led by Ajay Rajadhyaksha wrote in a report today. “This suggests to us the details for the plan are still being worked out.”
The plan will probably help four to five million homeowners refinance as the administration predicts, the analysts said, though the equation will be affected by details including whether Fannie and Freddie will waive fees for borrowers with little or no home equity and how the companies will be directed to deal with borrowers who currently have mortgage insurance.
Overall, the refinancing plan is “a big deal” and something mortgage-bond investors have been expecting to be created, Brian Ye, a debt analyst in New York at JPMorgan Chase & Co., wrote in an e-mail today.
‘Underwater’ Borrowers
Fannie and Freddie typically must have borrowers or lenders buy mortgage insurance on loans with less than 20 percent down payments or home equity. Federal Housing Finance Agency Director James Lockhart said today that the companies’ charters give him the flexibility to waive the requirement when they are “reducing risk,” the case with the program because lowering borrowers’ payments will reduce defaults on their loans.
When home loans already have the insurance “we will ask the mortgage insurers to roll it over,” Lockhart, their top regulator, said in a Bloomberg Television interview.
About 9 percent to 11 percent of loans backing Freddie mortgage securities issued in 2006 and 2007 with the most-common coupons exceed 105 percent of the homes’ value, making them ineligible for the refinancing under the standard for how far “underwater” borrowers can be, the Credit Suisse analysts in New York including Mahesh Swaminathan wrote in a report today.
Mortgage-Bond Losses
Mortgage-bond holders who paid more than face value for the debt may incur losses if refinancing means the securities are repaid faster than expected, cutting the value of the premium coupons on the bonds. More than 95 percent of Fannie or Freddie- guaranteed fixed-rate mortgage securities are trading above face value, according to Bloomberg data.
While the Bank of America analysts said about 90 percent of subprime mortgages underlying securities will be eligible for the loan-modification plan, the Barclays analysts wrote that payment reductions for the borrowers might not be enough to significantly reduce their defaults because they “typically have poor spending habits and high” non-mortgage debt burdens.
Overall, the modification program, which the administration predicted will cover three to four million loans, will have a “meaningful and beneficial effect” on home prices by cutting prime-mortgage defaults, the Barclays analysts said.
One possible consequence that may harm home prices: the extra loan volume created by the expected increase in refinancing may cause the “historically very high” difference between home- loan rates and the mortgage-bond yields that guide new-loan costs to persist for longer, according to a report yesterday by Citigroup Inc. mortgage-bond analyst Brett Rose.
That spread, which Rose attributed mainly to “capacity constraints” at loan originators, has meant loan rates haven’t fallen as much as mortgage-bond yields, which have been driven down by Federal Reserve and Treasury Department buying intended to lower financing costs to stabilize the housing market.
To contact the reporter on this story: Jody Shenn in New York at jshenn@bloomberg.net
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