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Lower settles poaching suit involving Thrive Mortgage staff

2025-06-12T12:22:51+00:00

Mortgage lender Lower and Residential Wholesale Mortgage moved to settle a poaching suit filed in a federal Texas court earlier this year.Details regarding the terms are sparse from a notice filed by Lower May 16, however, it wraps up litigation over Residential allegedly poaching employees that Lower acquired via its Thrive Mortgage acquisition. The suit was pending for less than three months prior to settlement.The original complaint filed by Lower in March accused Residential Wholesale Mortgage of "aiding and abetting" several of its employees in poaching 17 workers, allegedly causing the company "irreparable harm." The Ohio-based company was seeking $75,000 in damages.Two of Lower's former employees, who purportedly orchestrated the departure, are still employed with RWM, a check of the Nationwide Multistate Licensing System shows.Both parties did not immediately respond to a request for comment.Lower has moved to also sue New American Funding over similar claims in February, though that litigation is still pending as of June 11.Lower's complaint claims its former branch manager, Andrew Steven Kolmeier, and New American Funding "colluded...to solicit 12 other Lower employees, whom Kolmeier supervised, to leave Lower and join NAF – which they all did on the same day," Lower claims. The employees were also originally brought onboard via the Thrive Mortgage acquisition.Most recently, NAF, filed a motion to dismiss the suit pegged against it with prejudice because the firm claims Lower has "failed to allege specific facts that would be sufficient to plausibly suggest the existence a trade secret, any act of misappropriation, or any resulting harm under the Defend Trade Secrets Act," a filing from May 19 states.The two complaints filed against NAF and RWM show that, combined, at least 30 Thrive Mortgage employees left to Lower competitors at the beginning of the year. The purchase of Georgetown, Texas-based Thrive was expected to boost Lower's production. In 2023, Thrive originated nearly $1.42 billion in loans, while Lower originated $1.88 billion, according to data from Modex.When the acquisition was announced, Lower CEO Dan Snyder said his company was "building a better approach to mortgage" and added, "Thrive is an award-winning, national lender with the same belief, and we're excited to bring them onto our platform." However, the recent suits suggest there may be some retention challenges. Mortgage stakeholders, including former Lower Chief Growth Officer Amir Syed, have publicly criticized the mortgage lender for lodging litigation against Thrive members departing the firm."These filings, which are part of the public record, spark important industry-wide conversations about leadership, integrity, and long-term trust. It's a conversation we must keep having — openly, constructively, and without fear," Syed said in a previous interview.

Lower settles poaching suit involving Thrive Mortgage staff2025-06-12T12:22:51+00:00

Mortgage Rates Lower as Inflation Eases, But Only a Little

2025-06-12T09:22:43+00:00

Mortgage rates came down after a softer-than-expected CPI print.But only a little bit. Instead of a 30-year fixed quote of 7%, you might see 6.875% instead.It’s not a big difference, but it does provide some savings as buyers grapple with poor affordability.Problem is rates continue to stay in a range and can’t break meaningfully lower with so many unknowns still unresolved.Weak data is great for rates, but can only do so much when tariff impact is yet to be seen.CPI Cools, Pushing Mortgage Rates Back Away from 7%The much anticipated CPI report came in favorably for mortgage rates yesterday.Prices rose just 0.1% in May, per the Bureau of Labor Statistics (BLS), down from 0.2% in April.The monthly tally also beat the 0.2% forecast.At the same time, prices climbed 2.4% annually, which was in line with expectations.Core CPI, which strips out food and energy, beat expectations both by month and by year.That led to a bit of a bond rally, with the 10-year yield falling about six basis points to 4.41%.It was enough to push mortgage rates down to around 6.875% from closer to 7%.Certainly good news for prospective home buyers after a hot jobs report last Friday.But not enough to make a huge impact. For your typical homeowner it’s a negligible difference in monthly payment.The issue at hand is tariffs, which have yet to be resolved or reflected in the consumer price data.VP Vance Calls for Interest Rate CutsMeanwhile, Vice President J.D. Vance joined Trump and others in calling for rate cuts.On X, he said, “The refusal by the Fed to cut rates is monetary malpractice.”Problem is, how can they with an ongoing trade war that has yet to be resolved?Arguably, if the tariffs were never introduced, the Fed may have cut by now.Or would be at the next meeting. Instead, they have pushed back more and more due to uncertainty.What began as three rate cuts this year is now maybe none.And the irony in asking for rate cuts is that they wouldn’t need to ask if not for their own policy.The Fed’s hands are tied because even if inflation is lower, it might rise again due to the tariffs.So asking for rate cuts after potentially exacerbating inflation is like saying you’re going on a diet (but doing the opposite) then asking for dessert.Crude analogy, but the best I could come up with.End of the day, the Fed would lower rates if it could, but it can’t because of tariff unknowns.In addition, the Fed doesn’t even control mortgage rates, so it wouldn’t necessarily help anyway. 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)

Mortgage Rates Lower as Inflation Eases, But Only a Little2025-06-12T09:22:43+00:00

Fairway Independent Mortgage buys assets of smaller firm

2025-06-11T21:22:53+00:00

Fairway Independent Mortgage Corp. announced Wednesday it has acquired the assets of Hallmark Home Mortgage, a Fort Wayne, Indiana-based mortgage lender.As part of the transaction, Hallmark will become a new division of Fairway and will operate under a revised brand: Hallmark Home Mortgage, powered by Fairway. Financial terms of the deal were not disclosed.Hallmark's CEO Deborah Sturges, a long-time acquaintance of Fairway's founder, will join the full-service mortgage lender as its president. Sturges and Fairway founder and CEO Steve Jacobson previously worked together at Waterfield Financial Corp. and maintained contact over the years, making "this partnership a natural fit," a press release reads. "Our shared vision will make us even stronger together," Jacobson said in a statement Wednesday.Sturges, on the other hand, noted the acquisition will benefit the midwestern-based shop by giving it access to operational support and better technology."This strategic decision brings Fairway's expanded product portfolio, enhanced technology, and deep support resources into Hallmark's orbit," said Hallmark's Sturges in a press release. "To reconnect with my former colleague Steve Jacobson is truly exciting. This partnership puts both companies in the best position to grow, innovate, and lead."Though the firm has actively recruited originators to grow its ranks, the firm has been quiet on the acquisition front, especially compared to its competitors.According to one mortgage advisor, the move to purchase Hallmark may have been part of a strategy to give Fairway more footing in the Midwest without having to build out the infrastructure needed to grow market share.Hallmark Home Mortgage, licensed in 20 states, sponsors 45 loan officers, per the Nationwide Multistate Licensing System. Wisconsin-based Fairway, on the other hand, is licensed in all 50 states and has a headcount of 2,474 sponsored originators.In 2024, Fairway originated $24.51 billion in total volume, per its website.

Fairway Independent Mortgage buys assets of smaller firm2025-06-11T21:22:53+00:00

Is third time the charm for Basel III endgame?

2025-06-11T21:22:57+00:00

Federal Reserve Vice Chair for Supervision Michelle Bowman.Bloomberg News Newly minted Federal Reserve Vice Chair for Supervision Michelle Bowman is aiming to do something that escaped both her predecessors: finalize the U.S. implementation of the so-called Basel III framework. In her first speech since being confirmed to the central bank's top regulatory role, Bowman outlined an approach to capital reform that lawyers and academics say could enable her to succeed where others fell short. In particular, Bowman's announcement that the Fed will host a conference next month to discuss the various components of its capital framework has been greeted as a sign of a more collaborative and deliberative approach than the one taken by regulators under the Biden administration. "We will bring together bankers, academics, and other capital experts to examine whether capital requirements as currently structured and calibrated are operating as intended — in a complementary fashion," Bowman said last week. "I welcome the opportunity to consider a broader range of perspectives as we look to the future of capital framework reforms."David Zaring, a law professor at the University of Pennsylvania's Wharton School of Business, said Bowman seems to be setting up for something akin to a negotiated rulemaking — also known as "reg-neg" approach — in which agencies attempt to address potential issues through direct engagement with stakeholders before a proposal is formally introduced. The tactic has been used with varying degrees of effectiveness in historically more litigated regulatory fields, including education and environmental protection. Zaring said the idea is to reach a consensus on the main thrust of a rule change then use the notice-and-comment process for fine-tuning. He added this would be a significant change from the 2023 Basel endgame proposal."I thought the prior approach was to … come up with a bunch of ideas that might be implemented ideally and then, through the rulemaking process, get sufficient pull back to trim the most politically unpalatable parts of the rule down. That seemed to be the gambit," he said. "That's very much not what a reg-neg approach looks like."Earlier this year, Fed Chair Jerome Powell told the Senate Banking Committee that regulators could finalize a Basel III endgame implementation "fairly quickly," noting that the agencies had already put substantial work into an amended version of the 2023 proposal. Previous Vice Chair for Supervision Michael Barr previewed that scaled-down proposal last September, but an impasse with other bank regulators ultimately kept it from crossing the finish line.Bowman's comments suggest an entirely new approach to international risk-capital standards, one that is carried out alongside changes to large bank stress testing, leverage ratios and capital surcharge applied to the nation's largest banks. Like Quarles, her goal is to carry out these changes without increasing aggregate capital requirements on large banks.While the Fed, Federal Deposit Insurance Corp. and Office of the Comptroller of the Currency will likely draw from the voluminous public feedback from 2023, Alison Hashmall, a partner at the law firm Freshfields Bruckhaus Deringer, said she expects regulators to launch a totally new process, including a new request for information from affected banks. Hashmall said one of the critical errors of the previous batch of regulators was initiating a data collection process after putting the rule out for comment."That made it impossible to do a proper, data-driven cost-benefit analysis and, ultimately, the pushback on that caused an insurmountable delay in the rulemaking process," she said. "Having that dialogue early in the process is critical."Bowman has long championed the importance of cost-benefit analysis. The subject featured prominently in a speech on "approaching policymaking pragmatically" from last November. She also frequently criticized the previous Basel endgame proposal for what she saw as a lack of economic impact analysis. But matters of process are not the only lessons to be learned from Bowman's predecessors. There are also matters of timing and institutional capacity. "Four years is both a lot of time and not that much time," said Chen Xu, a financial regulation lawyer at the law firm Debevoise & Plimpton.In his farewell address in December 2021, then-Vice Chair for Supervision Randal Quarles listed Basel finalization as a key piece of business that he would have to leave unfinished because of his term limit. He pointed to the sudden onset of the COVID-19 pandemic as an unsurmountable hurdle in his efforts to complete the implementation."I had hoped that the U.S. would have led the world in setting out a concrete proposal to implement the Basel III endgame by the end of last year," Quarles said. "But the intervention of COVID set back that timetable, and although we are working hard with the other banking agencies to iron out the last issues, our proposal will have to come after my departure."Barr faced his own time- and attention-sucking incidents, including the failure of Silicon Valley Bank in March 2023 and the ensuing crisis among similarly-sized institutions. Coupled with a late arrival to the Federal Reserve Board — President Joe Biden's initial pick for the Fed's top cop failed to make it out of the Senate Banking Committee, resulting in the position being vacant for more than year — the episode left Barr with little time and political capital with which to implement his reform agenda. Barr's resignation at the end of February in the face of political pressure cemented his lack of regulatory progress. Bowman, on the other hand, has been installed as the Fed's chief regulator earlier in this administration than Barr or Quarles during their respective terms. She also has a long tenure at the Fed under her belt and shared objectives with the heads of other regulatory agencies. All of this bodes well for her ability to accomplish her full agenda, Xu said. "She definitely has enough time to get what she wants done," he said. "I want to be cautiously optimistic here — who knows what politics can bring — but it seems like all the agencies are heading in the same direction. They're not rowing against each other as they were."

Is third time the charm for Basel III endgame?2025-06-11T21:22:57+00:00

Mortgage applications rise for first time in a month

2025-06-11T21:23:04+00:00

Mortgage applications picked up last week, according to the most recent numbers put out by the Mortgage Bankers Association, offering optimism for a real estate market that has been facing a prolonged period of economic uncertainty.The Mortgage Bankers Association's weekly Mortgage Composite Index showed applications up a seasonally adjusted 12.5% from the week before, the first week-over-week increase in a month. The survey, which measures loan application volume across the country, showed that applications for both refinancing and new home purchases were up for the week ending June 6.Buyers seemed undeterred even by a slight uptick in mortgage rates during the period, with the average 30-year fixed rate rising one basis point to 6.93% from the week before. Applications for refinancing were up 16% from the week before while new purchase applications were up a seasonally adjusted 10%. Compared to the same period last year, refinancing applications have jumped 28% while purchase applications were up 20%.That increase comes as some cities, particularly in the South and West, are seeing more available inventory. It's a positive sign for a market that has seen many buyers hold back from making major purchases. "Despite ongoing uncertainty surrounding the economy, homebuyers seem to be taking advantage of loosening housing inventory in certain markets," said Joel Kan, MBA's vice president and deputy chief economist, in a press release.Borrowers showed an increased appetite for refinancing as that share of applications increased 35.2% to 36.7% of total applications. The share of adjustable-rate mortgages also increased to 7.2% of the total. Meanwhile, interest rates for FHA and 15-year fixed-rate loans both fell. The average contract interest rate for FHA-backed loans fell 8 basis points to 6.60% while the rate for 15-year fixed rate mortgages fell 9 basis points to 6.16%. The report hints at a reprieve for an industry facing headwinds. Last month saw large numbers of buyers choosing to cancel their purchases as well as the worst April for home sales since 2009. But in keeping with the MBA applications report, a Fannie Mae survey on consumer sentiment released this week recorded an increased sense of optimism, with positive purchase sentiment up by seven percentage points from April and 24 percentage points when compared to May 2024.

Mortgage applications rise for first time in a month2025-06-11T21:23:04+00:00

Mortgage scam reports are soaring despite the slowing market

2025-06-11T19:22:48+00:00

Mortgage scam reports have soared in recent years, opposite of the housing market's slowdown.The industry as of April was reporting 71 mortgage scams per month, up from just 14 per month in 2022 at the tail-end of the refinance boom, according to BackOffice Pro, a business services organization. While real estate companies disclosed losses in just 12% of incidents, the average financial hit was $16,829.The majority, or 53.3% of those cases involved phishing, in which fraudsters impersonated title companies, lenders or real estate agents to redirect wire transfers in the homebuying process. The finding coincides with the FBI's recent cybercrime report, which highlighted phishing as the most common internet crime in 2024. Other leading mortgage scams, according to BackOffice Pro, include fake invoices and advance fee loans, a scheme in which a consumer never receives the loan they "paid" for. Real estate companies seldom admit they've suffered fraud, and less often disclose the losses tied to those incidents. BackOffice Pro analyzed the Better Business Bureau's Scam Tracker database for mortgage-related fraud between 2015 to 2025, focusing on 670 verified reports. The findings are also unrelated to quarterly mortgage critical defect rates, which are on the decline according to Aces Quality Management. The errors in income and employment verification, and legal and compliance data entry don't always correspond to fraudulent activity.Why and where mortgage scams are occurringThe BackOffice Pro analysis blamed rising mortgage scams on tougher market conditions, which are forcing some borrowers and lenders to falsify documentation to qualify, and on artificial intelligence, which criminals can use to tailor phishing emails and identities. While Florida had the most reported mortgage scams, the highest total losses were in Georgia. Although just 28 cases were reported in the Peach State, real estate companies disclosed $423,550 in total losses there. The states with the most cases, and highest losses, were the nation's largest markets in California, New York, Pennsylvania and Texas. "We're seeing a pattern where scammers strike fewer victims — but extract more value from each success," said Rajeev Kumar, executive vice president of BackOffice Pro, in a press release. "This isn't random, it's calculated."The company called on lenders to adopt stronger scam protections, including mandatory multi-step verification for all wire transfers. Fraud detection and prevention has been a priority for the Trump administration, as the Federal Housing Finance Agency has deployed an anti-fraud campaign under Director Bill Pulte. The regulator and conservator of Fannie Mae and Freddie Mac has rolled out a mortgage fraud tip line and recently announced an anti-fraud effort with technology giant Palantir, among other efforts.

Mortgage scam reports are soaring despite the slowing market2025-06-11T19:22:48+00:00

ALTA shakes up leadership: Tomb out, Morton in as CEO

2025-06-11T18:22:48+00:00

Diane Tomb is out as CEO of the American Land Title Association, and there are indications that the departure was not voluntary.Chris Morton, previously senior vice president of public affairs and chief advocacy officer, has been named as Tomb's replacement. Morton had been in that role since 2020 when he first joined ALTA."We thank Diane Tomb for her years of service and wish her well in future endeavors," Richard Welshons, president of ALTA, said in a press release which did not provide a reason for her leaving.What happened with the CEO of ALTA?Rumors about Tomb's possible departure have been around for some time. Sources indicated she was not a good communicator and may not have been as effective on Capitol Hill as the trade group would have liked.Tomb had been the face of the industry's opposition to title insurance alternatives. Recent comments by Federal Housing Finance Agency Director Bill Pulte about saving consumers money during the mortgage origination process likely means those aren't going away, even if he pushes aside title insurance waiver pilots the Biden Administration sought at the government-sponsored enterprises. The pilot sought to eliminate the lender's title policy [or even the use of alternatives] on certain conforming refinancings.Who is ALTA's new CEO?"As the leader of our advocacy efforts, Chris Morton has been the public voice of our industry in Washington," Welshons said. "He brings the right mix of experience, vision and steady leadership to guide ALTA."The Hill, a newspaper which covers Congress and politics, called Morton a "Top Lobbyist," ALTA noted."I am humbled by the industry's faith and trust in me," Morton said. "Our leadership remains deeply committed to continuing ALTA's legacy of promoting the title industry and the tens of thousands of title professionals across the country."Before joining ALTA, Morton spent over 11 years at the Association for Advanced Life Underwriting, now known as Finseca, and also worked at Fannie Mae and the FHFA.What does title insurance do for lenders and owners?Title underwriters produced $16.2 billion in premiums last year, a gain of 7% over 2023, ALTA previously said. It paid more than $676 million in claims in 2024, versus $638 million for 2023. Borrowers are required to purchase a policy for the lender; a second policy for themselves is optional but typically bought alongside the lender's.It is a business highly correlated to mortgage origination volume, with purchase activity generating higher premiums than refinances. But title alternatives cut into that finite market share.In 2024, mortgage originations totaled $1.799 trillion, approximately 22% higher than the prior year.The near doubling of the refi share to 28% from 15% likely accounts for a fair portion of the growth differential."Our focus remains on executing our core mission, supporting our members and continuing to build an association that reflects our values," said David Townsend, ALTA's president-elect. "Chris has demonstrated success in numerous roles over his career, and we are confident he will build on the great work of the association."Tomb served as ALTA's CEO for just shy of six years, having started in the position on July 1, 2019. Immediately prior, she was CEO of the National Rental Home Council. From 2001 to 2004, she was the Department of Housing and Urban Development assistant secretary for public affairs.

ALTA shakes up leadership: Tomb out, Morton in as CEO2025-06-11T18:22:48+00:00

Senate confirms Trump's pick for HUD deputy secretary

2025-06-11T16:22:48+00:00

The U.S. Senate approved President Donald Trump's nominee for deputy secretary at the Department of Housing and Urban Development on a party-line vote Tuesday.Andrew Hughes, a former HUD official who most recently had been serving as chief of staff to department Secretary Scott Turner, was confirmed by a vote of 51-44. All Republicans voiced their support for the nominee and Democrats uniformly against him. Five Senate members did not participate. Nominated by Trump in March, Hughes will serve as HUD's chief operating officer, working alongside Turner to support the administration's affordable homeownership strategies and promote economic development. "Serving at HUD is more than a job — it's a calling," said the new deputy secretary in a press release. "I'm humbled to help lead an agency that expands opportunity for all communities – rural, tribal, and urban." The leading mortgage trade group welcomed Hughes into his new role immediately following  his confirmation."We look forward to continuing our important work with him, Secretary Turner, and HUD staff on policies and initiatives that lower single-family and multifamily financing costs and increase homeownership and rental housing opportunities for all Americans," Mortgage Bankers Association President and CEO Bob Broeksmit said. Hughes spoke before the Senate Committee Banking, Housing and Urban Affairs in his confirmation meeting on April 10. At the time, Sen. Tim Scott, R-S.C., chair of the committee, offered his support and did the same again on Tuesday following the Senate vote."I'm confident he will advance President Trump's agenda – reforming failed federal housing policies, increasing accountability and making housing more affordable for all Americans," he wrote on social media platform X.In a letter sent to the committee chairs prior to confirmation, Hughes also received support from several real estate trade groups, including the National Association of Realtors, National Association of Home Builders and the Manufactured Housing Institute. In Trump's current term, HUD has made headlines with rollbacks of Biden-era initiatives supporting fair housing laws and other activities focused on deregulation. The department was also a target of the Elon Musk-led Department of Government Efficiency, with Democrats and even HUD's own attorneys raising concerns about potential damaging effects to home finance operations. Hughes served at HUD during the first Trump administration, selected by then-Secretary Ben Carson to become his chief of staff. The two men held close ties, with Hughes actively working on Carson's 2016 presidential campaign. Like Carson at the time, Hughes appeared to hold little experience in housing finance prior to joining the department in 2017.   Both men maintained those ties at the end of the first Trump term, with Carson later appointing Hughes to serve as president and CEO of the conservative think tank he founded, the American Cornerstone Institute. Current Secretary Turner has also openly talked about  his close relationship with Carson, citing him as a role model in his confirmation hearing early this year.  

Senate confirms Trump's pick for HUD deputy secretary2025-06-11T16:22:48+00:00

Fed likely to hold steady after muted tariff impact in CPI

2025-06-11T14:22:49+00:00

Inflation rose modestly last month, signaling that the U.S. economy might be feeling the effects of elevated tariffs. The Consumer Price Index increased 0.1% in May, bringing the year-over-year inflation rate to 2.4%. The monthly increase was less than the 0.2% tracked in April, but the annualized rate moved up from last month's 2.3% reading. Much of the growth in the most recent inflation report came from the shelter category, reversing a months-long downward trend in housing services costs. Food prices, from both grocery stores and restaurants, also jumped up in May, rising 0.3% on the month. Core CPI, which factors out food and energy prices, rose 0.1% for an annualized rate of 2.8%.The readings, released by the Bureau of Labor Statistics on Wednesday morning, appear to show few inklings of the tariff-induced price increases that policymakers — both at the Federal Reserve and elsewhere — have been warning about for months. In a speech last week, Fed Gov. Christopher Waller said that while the Trump administration's trade policies had not, to that point, had a noticeable impact on pricing, "that may change in the coming weeks."Just how the Fed might respond to an uptick remains to be seen and would depend on several factors including how high inflation rises, how quickly it gets there, how long it persists and whether it has any knock-on effects for the rest of the economy.Waller predicted tariffs would cause overall inflation to rise to somewhere between 3% and 5% during the next year or so before gradually trending back down toward the Fed's 2% target with a minimal uptick in unemployment. He forecasted a peak unemployment rate of about 5%, up from the current rate of 4.2%.Should this play out, Waller said he would support "looking through any tariff effects on near term-inflation when setting the policy rate" and could even see a "good news rate cut" — meaning one done because inflation is again on a sustainable downward path — later this year.But even Waller, who has been the most optimistic about the economic prospects of an elevated tariff regime, has said the Fed cannot adjust monetary policy until it has a clear view of where trade policy will settle. This puts interest rates on an effective pause at least until after the July 4 deadline for other countries to negotiate reciprocal tariffs with the U.S. Other Fed officials have expressed greater concern about higher imports having a more lasting impact on prices, pointing to potential supply-chain disruptions or opportunistic price hikes as potential ripple effects."The recent post-pandemic experience with high inflation could make firms more willing to raise prices and consumers more likely to expect high inflation to persist," Fed Gov. Lisa Cook said in prepared remarks last week.Many Fed officials have turned to readings of inflation expectations to get an early read on where prices might be heading and how confident the public is in the central bank's ability to keep price growth anchored. Waller has pointed to market-based readings — including hedging activity — as evidence that price expectations remain anchored over the medium and long terms. Fed Gov. Adriana Kugler said professional forecasts also appear to expect inflation to be around 2% after this year but noted there are some concerning findings in key consumer surveys that the Fed should be watching closely as it weighs its next move."Among data on inflation expectations, the most dramatic increases have been seen in the University of Michigan Surveys of Consumers," Kugler said, noting that the average expected inflation rate during the next five to 10 years is 4.2%. She added that, despite some critiques of the survey's findings and methodologies, it remains a "longstanding and important barometer of consumer sentiment, and I still monitor the signals it is giving us closely."The Fed's monetary policy arm, the Federal Open Market Committee, will meet next Tuesday and Wednesday to determine whether to change its interest rate benchmark or keep it at the current range of 4.25% to 4.5%. President Donald Trump has been urging the central bank to cut the rate.

Fed likely to hold steady after muted tariff impact in CPI2025-06-11T14:22:49+00:00

CFPB lawsuit hinges on Trump's 'faithful' execution of laws

2025-06-11T14:22:51+00:00

Bloomberg News President Trump's efforts to unilaterally and radically reduce the workforce at the Consumer Financial Protection Bureau is teeing up a rarely-considered constitutional question: if Congress makes the laws and the president enforces them, can the courts intervene if they think those laws are not being enforced "faithfully?"Appellate judges overseeing the ongoing legal battle between the Trump administration's CFPB and the National Treasury Employees Union raised questions at a hearing this month about whether the president is upholding the laws passed by Congress. Specifically, Article II, Section 3 of the Constitution requires the president to "take care that the Laws be faithfully executed." Some legal scholars say the so-called "take care" clause places a fiduciary responsibility on the president to carry out the laws as Congress intended. But the Trump administration claims the president has wide discretion to implement the law — or not, if he chooses — and there can be no judicial oversight of the executive branch's discrete actions.  "What the Trump administration is doing is posing a difficulty to the courts that is breaking some new ground," said Peter M. Shane, distinguished scholar in residence and adjunct professor of law at New York University. "The separation of powers idea, in a general sense, is that Congress makes the law and presidents are supposed to take care that the laws be faithfully executed," Shane said. "That's what [President Trump] is arguably not doing."The appellate panel will rule on whether District Court Judge Amy Berman Jackson erred in issuing an injunction that stopped Russell Vought, the CFPB's acting director, and Mark Paoletta, the bureau's chief legal officer, from firing most of the bureau's employees through a government reduction in force, or RIF. Both hold other jobs in the Trump administration besides their CFPB posts; Vought is the director of the Office of Management and Budget, while Paoletta is OMB's general counsel.The NTEU sued Vought in February, challenging the RIFs under the Administrative Procedure Act, a 1946 law that provides a framework for how agencies create and enforce rules, and what actions can be reviewable by courts. The APA provides judicial review of agency actions with courts able to set aside actions found to be "arbitrary and capricious."  Andrew Kent, the Joseph M. McLaughlin chair and professor of law at Fordham School, said there is little case law or litigation around the Take Care Clause. "Courts say that the president has to faithfully execute the law, and if the president thinks the law is unconstitutional or the president doesn't like the policy, he still has to faithfully carry out the law," Kent said. In a recent law article, Kent and his co-authors explored the textual roots of the Take Care Clause, which date to medieval England and the colonial era. He argues that the president has a "fiduciary duty" to enforce the law in good faith and for the public interest.Garrett Epps, a law professor at the University of Oregon, agreed that the Trump administration's actions present a conundrum for the courts. The vast majority of scholars see the Take Care Clause "as a duty," Epps said. "One side claims that he has the power to do whatever he judges the law to be," Epps said. "The other side says, 'No, it's a duty or a limit on what the president does.'" Kent agreed that a president "simply saying I don't like this law, or undermining the law or destroying the law's effectiveness — that's not in the realm of what the president can do." "The executive branch is just straight up saying, 'We don't like this agency, we don't like this law, we don't like the policy," Kent said. "And that's not within the constitutional power of the president."  On May 16, the Trump administration defended its decision to fire up to 1,500 CFPB employees in oral arguments before a three-judge panel of the U.S. Court of Appeals for the District of Columbia. Eric McArthur, a Justice Department lawyer, said the president wanted to take the CFPB down to its "statutory studs," and that it requires just 200 employees to run the agency. In defending Trump's actions to gut the CFPB, McArthur claimed there can be no judicial oversight of the president's actions or inactions, which is he said would be akin to launching "a preemptive strike against the possibility that the bureau will fail to perform its statutory duties." "Under Article II, it is the president who is charged with taking care to ensure that the laws are faithfully executed," McArthur said. "And under the APA, courts have no license to engage in general legal oversight of the executive branch's implementation of the law." One of the arguments made by the Justice Department is that the judiciary — through the district court's injunction — is inappropriately intruding on the executive branch's control of the CFPB. "The preliminary injunction directly and substantially harms both defendants and the public interest by thwarting the Executive Branch from carrying out the President's directions at CFPB," wrote Yaakov M. Roth, an acting assistant attorney general, in a brief. "Plaintiffs may disagree with the President's and defendants' assessment about the appropriate size and priorities of CFPB, but such determinations are committed to Article II officials, not Article III judges acting on plaintiffs' policy preferences."Scott Pearson, a partner who leads the consumer financial services practice at Manatt, Phelps & Phillips, said the Trump administration is taking the view that the courts have no role in supervising the executive branch or the day-to-day operations of an agency. "How much do you have to do in order to take care that the laws are faithfully executed?" Pearson said. "Does that mean that you have to have enough staff to make sure that complaints are read the day that they're submitted? Or send the company the complaint  24 hours later? Where do you draw the line?"Moreover, the Dodd Frank Act of 2010 that created the CFPB gives the agency's director "quite a lot of authority over the hiring and firing of employees" and how work at the agency is divided up, Pearson noted. "There is one school of thought that says judges should be very limited in what they do, that it is their job to decide cases and to focus on resolving controversies, as opposed to looking over the shoulder of the administration and telling them how to run the agency," he said. "That's not their job." The CFPB is the primary federal regulator of financial products and services. It has supervisory authority over the largest banks and vast powers to regulate 18 consumer protection laws including the federal prohibition against "unfair, deceptive and abusive acts and practices." District court allegations Kate Judge, the Harvey J. Goldschmid professor of law at Columbia Law School, said that District Court Judge Amy Berman Jackson ran into problems getting truthful answers from the Justice Department about whether legally-required work is being done at the CFPB. But the Trump administration appeared to present conflicting facts, which the union claimed was an effort to mislead the courts. "The judiciary tends to defer to the DOJ's characterization of the underlying facts, and they  trust the attorneys to be forthcoming," Judge said. "One of the challenges is either the Justice Department doesn't have a clear account of the underlying facts or their account of the facts is inconsistent. And this is putting the judiciary in an incredibly difficult position in a host of cases."The NTEU argued that the Trump administration has been illegally stripping the CFPB of its functions, piece by piece, while falsely telling the court that legally-mandated duties are being performed. The union alleges that Vought hatched a plan in February to fire 90% of the agency's employees — and then created a record after-the-fact, specifically for the district court, claiming there was no formal policy to conduct a RIF.  "What's striking in this case is that the [Justice Department] is not even arguing anything special about executive power," said Epps. "And it's becoming clear to the judges that this administration does not regard itself as obligated to tell the truth to the courts."The union maintains that Vought's actions, taken together, amount to an effort to eliminate the agency, which can only be done by an act of Congress. The NTEU detailed in court documents how Vought hatched a plan to eliminate whole offices, divisions and units, and fire all employees, which was only stopped by the union's lawsuit. In February, Vought closed the bureau's Washington, D.C., headquarters, cancelled more than 100 contracts, fired 200 temporary employees and halted all enforcement and supervisory functions. Those actions, which the CFPB later claimed in court documents was part of the normal presidential transition process, were the first of a two-part plan to fire all the bureau's employees and shut down the agency completely."If DOJ attorneys can come into court and mischaracterize events, it could make a mockery of the judicial process and foreclose the opportunity for judicial review precisely in the circumstances when it is warranted and otherwise justified," Judge said.The Trump administration has been sued 269 times in just five months, with many of the lawsuits involving the president's power to hire and fire civil servants — including members of independent agencies. Last month, in a separate case, a district court judge blocked the Trump administration from dismantling the Education Department and ordered 2,000 employees of that agency be rehired. In May, the Supreme Court ordered two fired members of the National Labor Relations Board and Merit Systems Protection Board to remain off the job pending resolution of their suit against the administration. Nixon and "non-reviewability"The Justice Department is claiming that courts have limited power to review actions taken at the discretion of the executive branch. Yet the Take Care Clause was cited by District Court Judges Gregory Katsas and Naomi Rao — both Trump appointees — during the May 16 hearing in the NTEU case, suggesting that the CFPB's union had an Article II claim.Judge Katsas mentioned the Take Care Clause in oral arguments, telling the union's lawyer, Jennifer Bennett: "Your claim is they are not going to do a bunch of things that the statute requires them to do [like] just run the agency. And therefore, they're violating the Take Care Clause."Meanwhile, Judge Rao questioned whether the CFPB had passed a law or policy to eliminate the agency. Without a formal policy, she stated: "Maybe it's a violation of the Take Care Clause."Rao asked whether the NTEU's case was akin to a 1971 landmark Supreme Court decision in Swann v. Charlotte-Mecklenburg Board of Education, in which the Nixon administration refused to enforce mandatory busing laws. Kent cited a separate case, Adams v. Richardson from 1973, in which the DC Circuit ruled that an agency had not adequately enforced Title VI of the Civil Rights Act of 1964."You cannot categorically decline to enforce a statute," said Kent. "That's why they raised the busing issue in the CFPB case."Another case that provides a framework for understanding the limits of presidential power is a 1952 Supreme Court decision in Youngstown Sheet & Tube Co. v. Sawyer that found President Truman lacked the authority to seize steel mills during the Korean War to prevent a labor strike because the action was not authorized by Congress or the Constitution. McArthur told the three-judge panel that CFPB employees must bring their claims to the Merit Systems Protection Board, which adjudicates removals and suspensions of civil service employees. But in February, Trump fired two Democratic members of the MSPB. A majority of Supreme Court justices ruled in an unsigned order in May that the president could remove the officials "because the Constitution vests the executive power in the president."Since the hearing, CFPB employees are expecting RIF notices will be sent again when the DC Circuit panel releases its opinion. Currently, CFPB employees are being paid not to work but have been told to be in "work-ready" mode. In May, the CFPB published "FAQs about separating from the CFPB," on Beam, the bureau's internal message system, according to a CFPB employee who asked to remain anonymous for fear of retribution. The panel has been put in a difficult position because the Take Care Clause has historically not been viewed as a "justicially enforceable obligation," Shane said. "Constitutionally, what the president is supposed to be doing is make sure that agencies enforce the law faithful to the statues that have assigned them, and the duties these agencies have are duties assigned by Congress," Shane said. "A decision to simply not enforce the statute at all is a violation of the APA."If your view of the world is that the president can take everything over himself, the implication is that when an agency does something, it is dependent on the president not taking it over and letting him do something, and that's what Trump thinks he's allowed to do," Shane continued. "And that's turning the Constitution upside down."

CFPB lawsuit hinges on Trump's 'faithful' execution of laws2025-06-11T14:22:51+00:00
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