The Inspirational Story of Julio Herrera Velutini - Global Finance Leader
Housing risk briefing_012714
1. Briefing on National Mortgage Risk Index
and Other Risk Measures
Edward Pinto and Stephen Oliner
AEI International Center on Housing Risk
HousingRisk.org
January 27, 2014
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2. Background
• Financial crisis largely stemmed from a failure to understand
build-up of housing risk:
– Mortgage risk
– House-price (collateral) risk
– Capital adequacy
• AEI’s International Center on Housing Risk (HousingRisk.org) is
addressing this problem:
– Will provide objective and transparent risk measures
– National Mortgage Risk Index (NMRI) is now available
– Indices of collateral risk and capital adequacy to be released later this
year
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3. The NMRI
• Principles behind the NMRI
– Market stability depends on the preponderance of loans being low risk,
defined as good performance under stress
– NMRI provides a stress test, similar to crash tests for cars and structural
stability ratings for buildings in hurricane zones
• Basics of index construction and coverage
– Places loans in risk buckets and assesses default risk based on performance
of 2007 vintage loans with similar characteristics
– Currently covers nearly all gov’t-guaranteed mortgages for home purchases
(about 75% of all purchase loans)
– Coverage will be expanded later this year
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4. NMRI for Home Purchase Loans
All indexes shown are high relative to prudent standards and have trended up.
Stressed default rate
24%
FHA/RHS accounts for 30% of all purchase loans and is
the main factor behind high level of composite index.
24%
FHA/RHS: +1.3 ppt, from 22.2% to 23.5%*
20%
20%
16%
16%
Shifts in market share caused the composite index to decline from
Nov. to Dec. even though the components were steady or edged up.
12%
12%
Composite: +0.2 ppt, from 10.6% to 10.8%*
8%
8%
Fannie/Freddie: +0.9 ppt, from 4.9% to 5.8%*
4%
4%
Oct-12
Nov-12
Dec-12
Jan-13
Feb-13 Mar-13
Apr-13 May-13 Jun-13
Jul-13
Aug-13
Sep-13
Oct-13
Nov-13
Dec-13
* Index changes measured from first month shown.
Source: AEI International Center on Housing Risk, www.HousingRisk.org. Separate index not available for VA guaranteed loans. RHS is Rural Housing Service.
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5. Calibrating Mortgage Safety
Latest date
Dec.
Latest
Value
10.8%
1935-1955
vintages (est.)
NA
1990 vintage
(est.)
6%
2007 vintage
(est.)
19%
Fannie and Freddie
Dec.
5.8%
NA
4%
13%
FHA
Dec.
24.1%
3%
15%
30%
NMRI - purchase loans
Composite index
A low-risk loan has an average default rate under stress of 3% and a maximum default rate of less
than 6%. An index value of less than 6% is indicative of conditions conducive to a stable market.
•
Composite index substantially above 1990 level, but not approaching 2007
level when underwriting was exceptionally lax.
•
Fannie/Freddie index somewhat above 1990 level and rising.
•
FHA index extremely high and rising. Sharp contrast with safe underwriting
during 1935-55.
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6. Purchase Loan Origination Shares, by Risk Level
Less than half of new purchase loans are low risk, and the share has edged lower
on net since Aug. Likely would lead to market difficulties in event of recession.
50%
50%
Low risk
45%
45%
40%
40%
Low risk defined as stressed default rate of less then 6%,
medium risk is 6% to 12%, and high risk is 12% or higher.
35%
35%
High risk
30%
30%
25%
25%
Medium risk
20%
20%
Aug-13
Sep-13
Source: AEI International Center on Housing Risk, www.HousingRisk.org.
Oct-13
Nov-13
Dec-13
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7. GSE Low-Risk Origination Shares, Purchase Loans
Downward trend, especially for Fannie Mae.
74%
74%
72%
72%
Freddie Mac
70%
70%
68%
68%
66%
66%
Combined
64%
64%
Note: FHA/RHS low-risk share (not shown) is about 2%.
62%
62%
Fannie Mae
60%
60%
Oct-12
Nov-12
Dec-12
Jan-13
Feb-13 Mar-13
Apr-13 May-13 Jun-13
Source: AEI International Center on Housing Risk, www.HousingRisk.org.
Jul-13
Aug-13
Sep-13
Oct-13
Nov-13
Dec-13
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8. Fannie Mae Share of GSE Purchase Loan Volume
Has increased since Q2, coinciding with greater riskiness of Fannie’s loan acquisitions.
69%
68%
67%
66%
65%
64%
63%
62%
61%
60%
59%
2012:Q4
2013:Q1
Source: AEI International Center on Housing Risk, www.HousingRisk.org.
2013:Q2
2013:Q3
2013:Q4
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9. Purchase Loans with DTI Greater Than 43%
Nearly one in four loans don’t meet DTI limit in QM – and likely won’t going
forward because Federally guaranteed loans are exempt from limit.
50%
50%
FHA/RHS
40%
40%
30%
30%
Composite
20%
20%
Fannie/Freddie
10%
10%
Aug-13
Sep-13
Source: AEI International Center on Housing Risk, www.HousingRisk.org.
Oct-13
Nov-13
Dec-13
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10. Purchase Loans with Down Payment of 5% or Less
Nearly half of all purchase loans and about a quarter of Fannie/Freddie
purchase loans have a minimal down payment.
50%
50%
Composite
45%
45%
40%
40%
All FHA/RHS purchase loans are assumed to have
down payment of less than 5%.
35%
35%
30%
30%
25%
25%
Fannie/Freddie
20%
20%
Oct-12
Nov-12
Dec-12
Jan-13
Feb-13 Mar-13
Apr-13 May-13 Jun-13
Source: AEI International Center on Housing Risk, www.HousingRisk.org.
Jul-13
Aug-13
Sep-13
Oct-13
Nov-13
Dec-13
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11. NMRI Releases in 2014
• Final Monday of each month (with exceptions in italics below)
• Always at 10 AM (ET)
Monday
February 24
Monday
March 31
Monday
April 28
Tuesday
May 27
Monday
June 30
Monday
July 28
Monday
August 25
Monday
September 29
Monday
October 27
Monday
November 24
Monday
December 22
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