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Pro-housing Senate bill has uncertain future

2025-06-18T18:23:19+00:00

"These Housing Credit provisions represent bold action to increase the nation's housing supply by over one million homes at a time when the affordable housing crisis has reached record levels and has affected every state, district, and community," said Dudley Benoit, president of the Affordable Housing Tax Credit Coalition board of directors and senior managing director of Walker & Dunlop.  Affordable housing advocates and the municipal bond community appear to have scored a victory via provisions in the Senate's version of the House's One Big Beautiful Bill Act. "These Housing Credit provisions represent bold action to increase the nation's housing supply by over one million homes at a time when the affordable housing crisis has reached record levels and has affected every state, district, and community," said Dudley Benoit, president of the Affordable Housing Tax Credit Coalition board of directors and senior managing director of Walker & Dunlop. "The Housing Credit is the most effective tool we have to meet the affordable housing needs in rural, suburban, and urban areas which in turn has proven to generate economic growth, support workforces, and strengthen communities."The housing credit provision makes a temporary 12% increase in the allocation of 9% Low Income Housing Tax credits permanent starting in 2026.  LIHTC's are issued by state housing finance authorities with the Internal Revenue Service providing oversight. They are typically a key element in the capital stack used to finance affordable housing development. The Senate's version of the bill mirrors the House by dropping the private activity bond financing requirement needed for qualifying for 4% LIHTCs from 50% to 25%.The federal government maintains a cap on PAB issuance per state and many states are oversubscribed every year.      Advocates believe that dropping the percentage will boost efficiency in PAB usage and spur private investment in affordable housing development. Approved projects would carry less debt, and more projects would be eligible to receive funding.According to Novogradac, an affordable housing consulting firm, "a permanent 25% test alone will finance 1.14 million affordable homes over the next decade than otherwise possible." The LIHTC program was started during the Regan administration as part of the 1986 Tax Reform Act and was expanded during the first Trump administration. Both provisions are backed by the AHTCC, the National Association of Home Builders and the National Council of State Housing Agencies, who is already expressing concern about the bill's future. "The bill is likely to meet headwinds moving forward, as not all Republicans are pleased with the outcome thus far," said Jennifer Schwartz, director of tax and housing, NCSHA.  "The Senate bill includes deeper cuts to Medicaid spending than the House version, angering some Republicans who have raised concerns about the impact on their constituents, while others think the cuts do not go far enough."  NCSHA points to unresolved congressional conflicts over phasing out clean energy tax credits, and the ongoing dispute over the cap on state and local tax deductions. The Senate bill keeps the $10,000 cap on SALT deductions while House is insisting on raising the level to $40,000. The negotiations are happening under the shadow of a ticking deadline clock counting to what promises to be another major disagreement over raising the debt limit before arriving at the X date, when the country can't pay the interest on outstanding debt.   "Republican congressional leaders have very little negotiation time if they are to meet their deadline of having a final bill to President Trump for his signature by July 4," said Schwartz.  "Given the complexity of the negotiations ahead, it is very possible the timeline will slip."  

Pro-housing Senate bill has uncertain future2025-06-18T18:23:19+00:00

New home construction falls to five-year low

2025-06-18T17:23:14+00:00

New U.S. residential construction declined in May to the slowest pace since the onset of the pandemic as an elevated inventory of homes for sale and high mortgage rates sapped the motivation to build.Housing starts decreased 9.8% to an annualized rate of 1.26 million homes last month, according to government figures released Wednesday. The figure was below all estimates in a Bloomberg survey of economists.The report illustrates subdued home construction activity as builders face a number of headwinds, including inventories of completed houses that stand at the highest level since 2009. Years of price appreciation and elevated home financing costs are working to restrain demand, prompting homebuilders to sweeten incentives.Multifamily starts declined nearly 30% from the strongest pace since 2023. New single-family home construction edged up to a 924,000 rate, still one of the slowest paces since 2023, while the number of homes completed rose more than 8% to 1.03 million."Housing starts are running below the level of housing completions. This means that units under construction will continue to decline. That's all you need to know," Neil Dutta, head of economic research at Renaissance Macro, said in a note. "Residential investment will be a drag on growth over the next few quarters."Many economists see residential construction struggling to contribute to economic growth over the course of the year. Prior to the May starts report, the Federal Reserve Bank of Atlanta's GDPNow forecast penciled in a slight drag on second-quarter gross domestic product.The number of building permits issued in May fell to an annualized rate of 1.39 million, also a five-year low. Authorizations for the construction of single-family homes decreased to the slowest pace since April 2023. Last week, the 30-year fixed mortgage rate stood at 6.84%, according to the Mortgage Bankers Association.Builder sentiment now stands at the lowest level since 2022 as firms contend with uneven demand and face the risk of higher costs for imported materials as a result of the Trump administration's tariffs. At the same time, the share of homebuilders lowering prices in June rose to 37% — the highest in National Association of Home Builders data back to 2022.The housing starts report also showed a further decline in the number of single-family homes under construction, continuing a steady slide from a peak in 2022.By region, starts in the South, the nation's biggest homebuilding region, decreased 10.5% while starts in the Midwest declined by a similar amount. New construction in the Northeast plunged, primarily due to a slump in multifamily homebuilding. Starts in the West rose. "With weakening demand, elevated inventories, and softening homebuilder sentiment, we see prices and broader housing-market activity facing headwinds throughout the year," said Stuart Paul, an economist.With builders spending more money to lure customers, profits are eroding, according to Alex Barron, a housing analyst with the Housing Research Center. In addition to cutting prices, builders are also offering mortgage rate buydowns — subsidies that lower customers' financing costs. Still, customers are demanding ever-bigger subsidies, Barron said.Prices have been drifting lower since peaking in 2022 as builders deploy incentives to try to clear excess inventory. NAHB is projecting a decline in one-family housing starts this year as builders slow down on projects to make progress on inventory.The new residential construction data are volatile, and the government report showed 90% confidence that the monthly change ranged from a 0.5% to 19.1% decline.Separate data out Wednesday showed applications for unemployment benefits ticked down last week, stabilizing near the highest level in eight months. Continuing claims also eased.

New home construction falls to five-year low2025-06-18T17:23:14+00:00

Mortgage rates move lower in front of Fed decision

2025-06-18T17:23:19+00:00

Mortgage rate movements stayed muted as investors await the culmination of June's Federal Open Market Committee meeting later on Wednesday.Rates declined for the third consecutive week, but remained in that tight 6.8% range, the Freddie Mac Primary Mortgage Market survey reported.The survey was released a day early because of the Juneteenth holiday.What happened with mortgage rates this week"Mortgage rates moved lower, with the average 30-year fixed rate reaching a four-week low," Sam Khater, Freddie Mac chief economist, said in a press release. "More available inventory to choose from, coupled with this week's decline in mortgage rates, could be the spark to get potential homebuyers off the sidelines."The 30-year fixed-rate mortgage averaged 6.81% as of June 18, down from last week when it was at 6.84% and a year ago, when it was 6.87%.The 15-year FRM had a smaller decline, just 1 basis point to 5.96%. A year ago when the markets were anticipating a Fed rate cut, it averaged 6.13%.How the Fed meeting will impact mortgage ratesMortgage rates are in part priced off of the 10-year Treasury. This metric can and has moved in reaction to what investors think about what the FOMC does or doesn't do."At 2.8% for May, core [Consumer Price Index] inflation has stopped declining, leaving many to speculate whether the Fed should lower rates or keep them the same," Geno Paluso, CEO of Sagent Lending Technologies said in a Wednesday morning statement. "Lower rates would lead to loan payoffs and possible borrower hardships for mortgage servicers to manage, and continued higher rates could help servicer retention for the balance of 2025."Long-term rates have seen little change so far this year, resulting in a "more upward sloping yield curve," said Moody's Ratings Senior Vice President Allen Tischler in a comment."From an asset risk perspective, higher long-term rates can limit weaker borrowers' ability to refinance their debt and constrains collateral values, particularly for commercial real estate," Tischler continued.The markets are anticipating that the FOMC will hold the Fed Funds Rate at the current level when it makes its announcement; if anything, the consensus seems to be that the next short-term rate cut will be in September, if not later.What other mortgage rate trackers showThe 10-year Treasury yield has been bouncing up and down the last few weeks. While it was at 4.37% as of 11 a.m., June 18, and up just 1 basis point from where it closed on June 12, the past week marked another period where the 10-year yield spiked higher during the interim, reaching 4.45% on June 16.Zillow's rate tracker for the 30-year FRM was at 6.91% on Wednesday morning, flat from Tuesday and 2 basis points lower than its previous week average of 6.93%.At the same time, Lender Price data posted on the National Mortgage News website put the 30-year FRM at 6.915%. On June 12, this tracker reported the 30-year at 6.922%, a change of less than 1 basis point.Earlier on Wednesday, the Mortgage Bankers Association released its Weekly Application Survey for the period ending June 30. It found the 30-year conforming mortgage moved 9 basis points lower to 6.84%.What is driving mortgage rates todayToo many "wild cards" are in the markets for the FOMC to make a change right now, argues Melissa Cohn, regional vice president of William Raveis Mortgage.The latest bond roller coaster was driven by higher oil prices pushing them up earlier this week, but countered by the weaker retail sales data released on Tuesday; the latter is a sign consumers are concerned, Cohn said.As for the future, "anyone who's going to make a prediction with any sort of certainty is a fool," Cohn said. "We are fully loaded with uncertainty" from the world geopolitical standoffs in the Middle East and Ukraine versus Russia.As a result, too many "little wildfires" are impacting the markets. "Which one are you going to put out first?" Cohn asked, answering her own question by saying this will affect any FOMC decision and keep mortgage rates more or less where they currently are, at least for now.

Mortgage rates move lower in front of Fed decision2025-06-18T17:23:19+00:00

Guild, Bayview talks result in deal valued at $1.3 billion

2025-06-18T16:23:04+00:00

The outcome of previously-reported talks between Guild Mortgage and Bayview, a quiet servicing giant and asset manager, is a finalized acquisition valued at $1.3 billion that will transform the lender.In line with previous talks, a Bayview fund will buy outstanding shares of Guild it didn't already own. The publicly-traded lender plans to go private without a need for additional authorization, and pay out $20 per common share to stockholders plus additional special dividends. The agreement adds to other industry consolidation between the two sides of the mortgage business such as nonbank lending powerhouse Rocket Mortgage's acquisition of servicing leader Mr. Cooper."With each company's different strengths and areas of expertise, this collaboration will form one of the most dynamic mortgage origination and servicing platforms in the industry," said Juan Gonzalez, managing director and CEO of Lakeview Originations. Guild will retain independent operations in the acquisition but also partner closely with Bayview affiliate Lakeview Loan Servicing, according to the two companies' agreement."Our expertise in distributed retail origination, retained servicing and the customer-for-life balanced business model makes this a complementary partnership," Guild CEO Terry Schmidt said in the press release. Lakeview holds 2.8 million loans in its servicing portfolio that Guild will target to generate additional origination opportunities.The shortage of opportunities for new originations given the large number of outstanding loans with record-low rates from the pandemic's housing boom and persistent affordability constraints have made lenders more reliant on servicing relationships to generate leads.An asset manager like Bayview can have an edge over other players in managing mortgage servicing rights as an investment given they tend to have valuations sensitive to rate fluctuations as seen in public earnings. MSRs have become increasingly concentrated at large lenders.Bayview has traditionally sent the operational responsibility for the servicing rights it owns to others, and the acquisition of Guild could potentially change that, according to a Keefe, Bruyette & Woods report on the deal"Given Guild's servicing platform, it is possible that Bayview increases the percentage of loans that it services internally," Bose George, Frankie Labetti and Alex Bond, stock analysts at KBW, said in the research note.In addition to common share payout, Guild stockholders will receive a special dividend up to 25 cents per share in 2025 with an expected close in the fourth quarter subject to customary conditions but without any financing contingencies.If the deal fails to close this year, they'll receive additional special dividends of 25 cents per share each quarter until it does.The $20 per share payment "represents a premium of approximately 56% to Guild's unaffected closing common stock price on May 23," which was the last trading day before Bayview disclosed the potential deal.The amount also is in line with a 27% premium to Guild's tangible book value at the end of the first quarter.Authorization for the transaction comes from McCarthy Capital Mortgage Investors, which is an entity that the two companies indicated is the controlling shareholder.Guild Mortgage's stock was up around $4 from where it was at the close of the previous trading day at the time of this writing on Tuesday. It was trading at roughly $20 per share at that time.

Guild, Bayview talks result in deal valued at $1.3 billion2025-06-18T16:23:04+00:00

Is Housing Market Weakness What Finally Brings Down Mortgage Rates?

2025-06-18T15:22:43+00:00

I got to thinking that one way mortgage rates could come down is due to housing market weakness.The thought is layered in all types of irony because the Fed arguably raised rates back in 2022 due mostly to an overheated housing market.Back then, they knew the only way to push back demand was to end QE, raise their own fed funds rate, and hope mortgage rates followed.Mortgage rates did indeed follow, rising from around 3% to over 7% in less than a year.And now the longer-term result of that rate hiking campaign could finally lead to more easing.The Housing Market Is Teetering, FinallyIt took a lot longer than anticipated, but the housing market is finally showing real signs of stress.Affordability has been a problem for a couple years now, due largely (again) to mortgage rates.But now we’re finally seeing for-sale inventory grow and home prices begin to fall or move sideways in many markets.The latest weak data was housing starts, which came in below expectations.Housing starts, which represent the breaking ground of new builds, fell almost 10% in May and were off nearly 5% from a year ago.Meanwhile, building permits, the step proceeding starts, slid to a seasonally adjusted annual rate of 1.393 million in May, per the Census Bureau, the lowest level in almost five years.Then there was home builder sentiment, which dropped to its third lowest point since 2012, which was around the time the housing market bottomed from the prior cycle.Lately, builders have been under immense pressure to unload homes, throwing the kitchen sink at prospective home buyers to get deals done.But more have finally begun to see the writing on the wall and are actually lowering prices instead of simply offering upgrades and mortgage rate buydowns.Despite all that, home prices are still expected to eke out small gains over the next few years.A panel of more than 100 housing experts expect home price growth to average just 2.9% in 2025 and 2.8% in 2026, per the latest Fannie Mae Home Price Expectations Survey (HPES).That’s down from 3.4% in 2025 and 3.3% in 2026 in the prior forecast, and well below the 5.3% in national home price growth for 2024.To sum things up, the housing market is finally cracking under the pressure of high mortgage rates and the poor affordability that goes with them.Lower Mortgage Rates Could Arguably Right the Ship HereEver since mortgage rates surged higher in 2022, folks worried that any quick reversal would simply lead to the same problems that required the higher rates to begin with.It was a catch-22. Too much home buyer demand and not enough housing supply, thereby fanning the flames and causing home price appreciation to continue running too hot.But two things are different today. One is time. It’s been several years now since the 30-year fixed climbed above 6% and stayed there.That has allowed for-sale inventory to finally play catch up and begin to outpace demand in many (not all) markets nationwide.The other thing is that there’s a new perception of mortgage rates today in that we’ve gotten used to higher-for-longer.That is to say that if mortgage rates come down from current levels, but stay well above those record low levels, they won’t necessarily cause a frenzy.After seeing 8% mortgage rates in late 2023, and 7% for much of the past year and change, we could normalize with something closer to 6% or perhaps the high 5s.In other words, a sweet spot of sorts where rates aren’t so low that they cause overspeculation, but not too high where they continue to crush the housing market.When it boils down to it, the builders are struggling mainly due to high mortgage rates.It’s causing them to create workarounds, namely massive mortgage rate buydowns, to get deals to the finish line.If rates were that little bit lower, they wouldn’t need to do that nearly as much, nor would it cost them as much money.But Housing Market Pain Might Be the Only Way to Lower Mortgage RatesThe situation is tricky though. You kind of need some level of housing market pain for the Fed to act, and for bond yields to come down.And you need this to be convincing enough to offset any fears related to tariffs reigniting inflation, or the government spending bill creating a Treasury bond glut.So the housing market might need to deliver some bad data for consecutive months to get the Fed’s attention (and that of bond traders).Only then will yields be able to come down, and mortgage rates with them. And only lower mortgage rates will provide true relief to the housing market.Remember, a 1% decline in mortgage rate is akin to an 11% price drop.Chances of home prices dropping by double-digits isn’t the likeliest outcome, even with inventory rising and home buyer demand weak.Lower mortgage rates are the path of least resistance, and cuts might finally be acceptable with the housing market and wider economy no longer showing a lot of strength.Read on: 2025 mortgage rate predictions (how do they look at mid-year?) Before creating this site, I worked as an account executive for a wholesale mortgage lender in Los Angeles. My hands-on experience in the early 2000s inspired me to begin writing about mortgages 19 years ago to help prospective (and existing) home buyers better navigate the home loan process. Follow me on X for hot takes.Latest posts by Colin Robertson (see all)

Is Housing Market Weakness What Finally Brings Down Mortgage Rates?2025-06-18T15:22:43+00:00

Buyers aren't biting on lower rates amid economic doubts

2025-06-18T15:22:51+00:00

Geopolitical uncertainty is roiling the housing market, affecting rates and demand in different ways.Financial market volatility pushed the average 30-year fixed rate mortgage down to 6.84%, according to the Mortgage Bankers Association. The 9 basis point drop represented the lowest 30-year FRM since April, as rates have remained stubbornly high in recent weeks and months. Borrowers however didn't bite on the lower rates, as the trade group's Market Composite Index found overall application volume falling 2.6% from the week prior. Joel Kan, the MBA's vice president and deputy chief economist, said economic uncertainty, including regarding tariffs, is weighing on prospective homebuyers' decisions.Easing rates also came on the eve of the Federal Open Market Committee, in which economists anticipate the Fed to avoid cutting short-term rates. Refinance applications made up just over a third of all activity, and fell 2% from the week prior. Purchase application volume also declined 3%, and on an unadjusted basis is just 14% higher than the same time last year. "Refinance activity declined for both conventional and government borrowers," said Kan in a press release. "[Department of Veterans Affairs] applications, however, bucked the trend with a 2% increase in purchase applications and a slight increase in refinance applications."The MBA also found the average loan size for all mortgage applications last week at $380,200, the lowest amount since January. Buyers in recent weeks have drifted toward government-backed loans, although the share of Federal Housing Administration-insured mortgages recently fell slightly to 17.8%. The average 30-year FHA rate ticked down to 6.57%, from 6.6% the prior stretch. VA loans saw a mild bump up to 12.1% of all applications, from 11.6% last week. The pace of homebuyers opting for U.S. Department of Agriculture loans meanwhile were steady at 0.6%.The effective rate for mortgage products tracked by the MBA fell across the board, with average 30-year jumbo rates dropping 12 basis points to 6.81% last week. Interest rates for the 15-year product were nearly flat at 6.14%. Adjustable rate mortgages made up 7.1% of all applications in the past seven days, and those applicants enjoyed average rates falling 12 basis points to 6.10%.

Buyers aren't biting on lower rates amid economic doubts2025-06-18T15:22:51+00:00

Commission cuts stall as sellers stick to old ways

2025-06-18T12:23:04+00:00

Homeowners are reverting back to old habits in the real estate market.After giving them smaller commissions in 2024, sellers are paying buyer's agents 2.77% commissions this year, according to brokerage Clever Real Estate. Those buyer agents saw their commissions dwindle to 2.30% last year, as the industry adjusted to a major rule change.The National Association of Realtors last August freed sellers of their long-held obligation to pay the buyer's agent, ushering in an era of negotiating in the home buying process. That new practice was the result of the trade group's massive loss in a consumer class action lawsuit, an event that reverberated across the industry's largest brokerages. Industry experts anticipated widespread shifts in the housing finance landscape, but the status quo has seemingly held. The 2025 commission for buyer's agents is a few ticks up from the 2.70% fee they received in 2023, according to Clever. "Although sellers are no longer required to pay the buyer's agent fee as part of the NAR lawsuit changes, many sellers' agents still recommend offering it as a concession," the brokerage's report read. How commissions have shifted in recent yearsAltogether, buyer's and seller's agents are collecting a combined 5.44% in commissions this year, up 12 basis points from last year. Seller's agents are receiving on average 2.77% of the transaction price. The total real estate commission has steadily decreased since 2021, when it was 5.50%. The industry altered its century-old commissions practices late last year, after a jury awarded home sellers in a case against NAR and leading real estate players $1.78 billion in damages. After briefly considering appealing the decision, major companies decided to settle with consumers, agreeing to open up commissions negotiations.A 109-page settlement, among other changes, banned buyer-brokers from listing their services as "free", and prohibited offers of compensation being made on Multiple Listing Services. While analysts predicted impacts to affordability and industry relationships, concerns have largely failed to materialize. Numerous reports in the months following NAR's new rules have found commissions on a steady, but slow downward trajectory. While more parties are haggling, around a third of the industry said they've seen no change to commissions negotiations, according to Redfin. Where buyers and sellers are paying the most, and least commissions Nationwide, average total commissions range from 4.92% to 6.03%, according to Clever. The fees increased in 39 states in the past year, although the brokerage reported most of those increases were minimal. Brokers are also charging lower fees in high-priced regions, as higher values offset their potential losses.Consumers pay on average $44,282 to real estate agents in Hawaii-based transactions, the highest dollar amount for brokers in any state, Clever found. However, Michigan accounts for the highest average commissions at a combined 6.03%.Meanwhile, agents in the traditionally pricier New Jersey are collecting the smallest combined commission rates at 4.92%. On a dollar basis, West Virginia real estate agents are earning just $9,048 between buyer and seller representatives. Some lower commissions could be the result of dual agency, where agents represent both sides of a home sale, Clever said. 

Commission cuts stall as sellers stick to old ways2025-06-18T12:23:04+00:00

If the CFPB goes away, what happens to its authorities?

2025-06-18T13:23:23+00:00

Office of Management and Budget Director and acting Consumer Financial Protection Bureau Director Russell Vought. Vought has sought to eliminate some 90% of the Consumer Financial Protection Bureau's staff.Bloomberg News Acting Consumer Financial Protection Bureau Director Russell Vought is waiting for an appeals court to give him the go-ahead to fire roughly 1,500 CFPB employees. If the court rules in favor of the Trump administration, the CFPB will be whittled down to just 200 employees enforcing 18 consumer protection laws. That scenario has prompted some legal experts to question whether prudential regulators, state attorneys general and state banking agencies will be able to give consumers similar protections in the absence of a full-force CFPB. Under Vought, the CFPB has retracted final rules and nearly all guidance issued during the Biden administration. After Vought laid out the CFPB's new priorities under the Trump administration, legal experts warned about the risks from crypto firms and nonbanks that are moving into the financial payments space. In April, the CFPB said it has dropped oversight of all nonbanks and Big Tech firms, and is no longer doing enforcement and supervisory work, which it said can be done by state banking agencies. "States are doing to do what they can  — when they have a willingness to do so — but there are only a few states that have an interest and they don't have the resources, manpower and budget to really do it," said Christopher Willis, a partner at Troutman Pepper. "The overall level of regulatory scrutiny and pressure on the industry is going to take a massive reduction over the next several years."In some ways, the regulatory world is reverting back to what it was like before the 2008 financial crisis and the passage of Dodd-Frank in 2010 — the bill that created the CFPB. Banks and credit unions are covered by their own prudential regulators and nonbanks are covered by the Federal Trade Commission and the states. "The concern is that such a system could have gaps, which was made evident in the runup to the Great Financial Crisis," said Mark McArdle, former assistant CFPB director of mortgage markets and senior vice president of regulatory affairs and public policy at Newrez, a mortgage lender and servicer in Fort Washington, Pennsylvania.Earlier this year, former CFPB Director Rohit Chopra issued a roadmap for states to take the lead in consumer protection laws. But Vought rescinded an interpretive rule issued by Chopra that clarified that states can pursue actions against financial entities for any violation of the Consumer Financial Protection Act and other laws enforced by the agency."What's been happening is that the policy pendulum has been swinging wildly for the CFPB's entire life," said Eric Mogilnicki, a partner at Covington & Burling LLP. "The whole rationale for the CFPB was to consolidate consumer protection in an agency apart from the prudential regulators."Under Vought, the CFPB has dropped more than 20 enforcement actions out of 38 that were ongoing as of the end of the Biden administration. Some legal experts think Vought may even try to intervene if a state pursues an action against a financial firm.Other experts think the Federal Trade Commission is the most logical choice to step into the fray left by the CFPB. The FTC's consumer protection division is run by Christopher Mufarrige, a former advisor in the first Trump administration to former CFPB Director Kathy Kraninger. Mufarrige said in an email to American Banker that the FTC is "being very aggressive" and is expanding its fintech and financial services footprint. Mogilnicki compared the current FTC leadership to Kraninger, who filed a large number of lawsuits focused on intentional fraud and refrained from chasing what he called "good faith mistakes by financial institutions.""Both Chair Andrew Ferguson and Bureau Director Chris Mufarrige are committed to consumer protection," he said. But devolving consumer protection to the FTC's smaller staff, which has no supervision of examination authority, "means enforcement is inherently less predictable — more episodic than systemic — which can create uncertainty for businesses trying to operate in good faith without the benefit of clear, ongoing regulatory engagement," said Jonathan Pompan, a partner at the law firm Venable LLP. Moreover, Congress defanged the FTC decades ago in response to complaints by business interests of regulatory overreach — a strikingly similar reaction to the business community's complaints against the CFPB. Congress passed legislation in 1975 and 1980 restricting the FTC's authority. In 2021, the Supreme Court restricted the FTC's ability to seek monetary awards like restitution or disgorgement from financial institutions, another major setback for the agency's power.The FTC has very little market monitoring and research capabilities and no authority to compel institutions to respond to consumer complaints, said Diane Thompson, deputy director at the National Consumer Law Center and a former senior advisor to Chopra."The FTC can do a lot of good," said Thompson, "but it doesn't have the tools to do what the CFPB was created to do."Pompan said that no one wants to be the company that ends up as the FTC's test case."Inquiries are rarely painless," he said. "The process can be time-consuming, disruptive, and costly, and if it does culminate in a public action, the reputational fallout can far exceed the legal exposure."Prudential regulators — including the Federal Deposit Insurance Corp, Office of the Comptroller of the Currency, and the Federal Reserve — could pick up some of the slack, but are unlikely to do so under the Trump administration, several attorneys said. "The OCC and the FDIC will do something, but it would be a shadow of what the CFPB was doing the last four years," Willis said. "It wouldn't be even close. It would be 10% of what the CFPB was doing in the last few years."Maria Vullo, former New York Superintendent of Financial Services who runs her own consulting firm, said that federal bank regulators still have consumer protection jurisdiction, "but whether or not the FDIC, OCC and Federal Reserve will exercise it remains to be seen."Prudential regulators are focused on other priorities under the Trump administration, namely adjusting the bank capital framework and smoothing the path for cryptocurrency to become a bigger part of the financial landscape. That leaves state attorneys general and state banking agencies as the most motivated entities to pursue federal consumer protection statutes against banks and nonbanks to fill in the gap in enforcement, Vullo said. Moreover, Dodd-Frank allows state attorneys general to enforce the CFPA against national banks without having to deal with federal preemption, she said  "It's still going to be only those states that believe in consumer protection — so you're going to have most likely the Democratic attorneys general fill in some of the gaps," Vullo said. "The problem with that is that consumers in other states are not going to get the protections they deserve." Moreover, Democratic state attorneys general have their hands full suing the Trump administration over various policies and executive orders including challenging birthright citizenship and immigration policies; withholding public health funding and dismantling the Department of Health and Human Services; and cutting the federal workforce and trying to overhaul federal elections through an executive order, among other issues. Among the states, New York State's Department of Financial Services and California's Department of Financial Protection and Innovation are most well-suited to bring consumer protection cases against financial firms. In March, New York's DFS hired Gabriel O'Malley, the CFPB's former deputy enforcement director for policy and strategy, as executive deputy superintendent of consumer protection and financial enforcement. "It really is kind of down to California and New York to be the cops on the beat," said Casey Jennings, a partner at the law firm Sewell & Kissel and a former CFPB counsel in the Office of Regulations. "The CFPB was such a big hammer because they were well-funded and well-staffed. Banking commissioners aren't and they used to rely on the CFPB to do it."Apart from enforcement, a main concern is that if the CFPB's staff is cut as dramatically as Vought prefers, there will be a lack of supervision and examinations of large banks. Most CFPB employees are bank examiners, Jennings said, and a 90% reduction in force would inevitably cull their ranks at the agency."That's where the hit is," he added. "We've never seen anything like this."Consumer financial services law, however, remains unchanged. Even so, without routine supervisory engagement or consistent agency guidance, Pompan said, "it's harder to benchmark expectations,  and companies are left with broad enforcement powers and to read between the lines of past enforcement actions that may reflect one-off priorities rather than durable policy positions." State legislators also could pass laws restricting financial products and services.For example, California, Colorado and New York have laws prohibiting medical debt on credit reports — an idea the CFPB under Chopra also pursued. Several states including Connecticut, Illinois, Minnesota, New Jersey, Rhode Island, and Virginia are considering similar legislation.Banks and mortgage lenders want a functioning regulatory system with agencies providing formal guidance so that the industry knows how to comply, experts said. "The rules are still on the books, the statutes are still on the books, and the states are still doing their jobs and nonbank companies in states with regulators that are fairly aggressive still have to worry," said Willis. "But unfortunately, there are probably a lot of companies out there that think they can do whatever they want."

If the CFPB goes away, what happens to its authorities?2025-06-18T13:23:23+00:00

ICE Mortgage Technology launches its own APOR index

2025-06-17T21:23:07+00:00

ICE Mortgage Technology has launched its own publicly available weekly average prime offer rate [APOR] index, the company announced Tuesday.The APOR index is the underlying interest rate source used to determine what qualifies as a higher-priced mortgage loan under federal regulations. For more than a decade, the Consumer Financial Protection Bureau has published the APOR weekly.In 2023, the CFPB announced it would begin using data from ICE, rather than the weekly Freddie Mac survey, to calculate its APOR. ICE said the same data from its loan origination system, Encompass — which is used by the CFPB — will also be used for ICE's own APOR.It remains unclear why ICE opted to introduce a separate APOR index, given that the CFPB already publishes one. The company declined to provide additional details.The mortgage technology provider emphasized the importance of APOR for lenders, consumers and secondary market participants in assessing whether a loan meets certain regulatory thresholds. These thresholds can affect mortgage terms and whether a loan qualifies for securitization by Fannie Mae and Freddie Mac, ICE's press release said.In its announcement, ICE called the APOR published by the CFPB "a foundational rate that impacts residential mortgage lending standards and qualifications for securitization.""ICE's deep experience leveraging transactional data and designing trusted benchmarks was critical in constructing ICE APOR, which is intended to provide additional and continued transparency for both lenders and participants in the mortgage-backed security market," said Chris Edmonds, president of fixed income and data services at ICE, in a statement. Uncertainty looming around the CFPB's future might have played a role in the mortgage tech vendor deciding to launch a stand alone index. Litigation filed by CFPB employees attempting to halt reductions at the bureau, have cited concerns about the bureaus ability to keep the index up to date if headcount plummets.

ICE Mortgage Technology launches its own APOR index2025-06-17T21:23:07+00:00

Fannie, Freddie need rules to avoid 'Race to the Bottom,' NHC says

2025-06-17T21:23:09+00:00

Privatizing Fannie Mae and Freddie Mac risks a return to the kind of perilous mortgages that helped cause the global financial crisis unless regulatory safeguards are kept in place, an affordable housing nonprofit said in a paper on Tuesday. READ MORE: GSE overhaul talk revives as key players meet"This is essential to averting the 'race to the bottom' that ultimately drove down credit standards during the run-up" to 2008, according to the paper by the National Housing Conference, a copy of which was seen by Bloomberg News. Fannie and Freddie have been in quasi-government ownership since Congress established the Federal Housing Finance Agency in 2008 to oversee them after the housing market collapsed. Wall Street investors such as Pershing Square Capital Management's Bill Ackman have bought into the firms in the expectation of a windfall if they are no longer overseen by the FHFA.The time has come to return the housing giants to private ownership, the NHC wrote, in part because the housing finance model operates under full government control and comes with taxpayer risk "in an increasingly politicized environment."Enshrining safeguards can be done by tweaking the terms of the Preferred Stock Purchase Agreements, which govern the terms of the US's ownership over the two government-sponsored enterprises, they added. That wouldn't require asking Congress to pass legislation, wrote the NHC, whose Chief Executive Officer is David Dworkin, a former senior housing policy adviser at the Treasury Department. READ MORE: Freddie Mac raises some reimbursement limits for some feesFederal Housing Finance Agency director William Pulte has said in recent interviews that the Trump administration is considering a public offering of the two companies without exiting conservatorship. Pulte is expected to meet today with Treasury Secretary Scott Bessent and the heads of two other agencies to discuss topics such as Fannie and Freddie, according to a social media post he made last month. The NHC wants any proceeds from selling the government's stake in the two firms to be used to fund affordable housing. At present, the law requires any funds from the sale of GSE stock to be used for deficit reduction, the organization wrote.The paper also suggested that the board governance of Fannie and Freddie will need to be changed so that its members have a fiduciary responsibility to the shareholders of the companies. 

Fannie, Freddie need rules to avoid 'Race to the Bottom,' NHC says2025-06-17T21:23:09+00:00
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