josh silver vice president of research and policy national community reinvestment coalition
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A Lifetime of Assets Asset Preservation: Trends and Interventions in Asset Stripping Services and Products. Josh Silver Vice President of Research and Policy National Community Reinvestment Coalition. Marva Williams, Ph.D. Senior Vice President Woodstock Institute. - PowerPoint PPT PresentationTRANSCRIPT
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A Lifetime of Assets
Asset Preservation: Trends and Interventions in Asset
Stripping Services and Products
Josh SilverVice President
of Research and Policy
National Community Reinvestment Coalition
Marva Williams, Ph.D.
Senior Vice President
Woodstock Institute
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Disparities in Asset Development: Implications for Public Policy
• Income Disparities– Low and stagnating wages
– Community Impacts: Areas of concentrated poverty
• Adverse Public Policies• Lack of tax advantages for lower-income consumers• Inadequate Savings and Investment Products• Poor Access to the Financial Mainstream• Prevalence of High Cost Financial Services• Significant Financial Management Skills Gap
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Lower-Income and Minority Consumers Disproportionately Impacted by Asset Stripping Products:
• Predatory Consumer Loans
– Payday Loans– Auto Title Loans– Refund Anticipation Loans– Overdraft Protection– Credit Cards
• Subprime and Non-Traditional Loans
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Community Impacts
• Un- Or Under-Employment• Less Disposable Income• Foreclosures• Decrease in Property Values
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NY and OH were among the first states in which the Program originally operated.
Distribution of Cases by State
State NY OH FL NC TX VA GA MD PA CA IL IN MA NJ NV TN WI N/A Total
Number 62 13 4 4 4 4 2 2 2 1 1 1 1 1 1 1 1 7 112
Percent 55.4 11.6 3.6 3.6 3.6 3.6 1.8 1.8 1.8 0.9 0.9 0.9 0.9 0.9 0.9 0.9 0.9 6.3 100
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2004 and 2005 had the most cases in the sample
Distribution of Cases by Year of Closing
1316
56
25
20
10
20
30
40
50
60
2002 2003 2004 2005 2006
Year
Nu
mb
er
of
Lo
an
s
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CRF sample included a disproportionately large portion of
borrowers residing in minority neighborhoods
Distribution of Cases by Minority Level of Neighborhood
33.93%
55.36%
0.0%
10.0%
20.0%
30.0%
40.0%
50.0%
60.0%
Not substantially minority Substantially minority
Distribution of Cases by Minority Level of Neighborhood
Minority Level of Neighborhood Number Percent
Not substantially minority 38 33.93%
Substantially minority 62 55.36%
N/A 12 10.71%
Total 112 100.00%
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Borrowers in LMI tracts were disproportionately targeted by abusive lenders in the CRF sample
Distribution of Cases by Income Level of Neighborhood
13.39%
28.57%
6.25%
41.07%
0.0%
5.0%
10.0%
15.0%
20.0%
25.0%
30.0%
35.0%
40.0%
45.0%
Low Moderate Middle Upper
Distribution of Cases by Income Level of Neighborhood
Income Level of Neighborhood Number Percent
Low 7 6.25%
Moderate 46 41.07%
Middle 32 28.57%
Upper 15 13.39%
N/A 12 10.71%
Total 112 100.00%
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Great majority of CRF borrowers were African-Americans
Distribution of Cases by Race of Borrower
African-American
77%
Caribbean3%
White17%
Hispanic3%
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The great majority of CRF borrowers were low- and moderate- income people
Distribution of Cases by Income of Borrower
Income of Borrower Number Percent
less than $15,000 6 9.84%
$15,001-25,000 14 22.95%
$25,001-35,000 16 26.23%
$35,001-45,000 15 24.59%
$45,001-55,000 5 8.20%
$55,001-65,000 2 3.28%
$65,001-75,000 1 1.64%
$75,001-85,000 2 3.28%
Total 61 100.00%
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CRF program helped to:- decrease average mortgage rate by 3.8 percentage points- save on average $276.5 a month, $3,318 yearly, $100,000 over life of loan- 1,000 CRF customers, $100 million in equity saved by CRF program
Analysis of loan terms before and after refinance
Principal Amount
Prior Mortgage
Rate
New Mortgage
Rate% points
differenceOld Monthly
Payment New Monthly
Payment $ Savings
Average $156,986.2 9.58% 5.74% 3.84% $1,198.4 $922.0 $276.5
Median $161,280.4 9.38% 6.00% 3.38% $1,165.8 $941.7 $224.1
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Front-end Ratio Back-end Ratio
Average 40.77% 50.28%
Median 35.43% 49.78%
Standard underwriting ratios 28% 36%
Higher front-end and back-end ratios show that loans were beyond the consumer’s ability to pay
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Multiple Abuses on Abusive Loans
• Asset-based lending• Forced placed insurance• HOEPA loan• Mandatory arbitration• Prepaid credit insurance• Abuse of right to cancel• Abusive collection practices• Default interest rate• Excessive prepayment penalties• Insincere co-signers• Loans made in excess of 100% LTV• Negative amortization• Flipping
• Fraud• Lack of Tangible Net Benefit• Targeting/Discrimination• Predatory Appraisal• Balloon payment• Equity stripping• Home improvement scam• Misrepresentation• Stated income• Yield spread premium• Abusive servicing practices• Unfair terms• Fee packing• Exotic mortgages (piggyback loans,
risk layering)
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CRF Influence on Best Practices and Policy Reforms
• Servicing Best Practices and FTC Guidelines• OTS AMTPA Rule – No evading state laws on
prepayment penalties• Combating Appraisal Fraud• Uncovering Broker Abuse and Discrimination
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Expansion of CRF Programs
• Participation of More than One Lender to Support 100% LTV ratios
• Early Delinquency Intervention• Home Preservation Counseling as Well as
Home Buying Counseling• Pennsylvania’s HEMAP Program• CRA credit for banks to participate in
programs like CRF and HEMAP
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Contact Information
• NCRC
(202) 628-8866 http://www.ncrc.org
• Woodstock Institute
(312) 427-8070
http://www.woodstockinst.org