The nation's foreclosure calamity has focused blame on mortgage
brokers and lenders. Just think subprime loans, pushed on borrowers
who couldn’t really afford the over-priced homes they were
buying.
Then there’s the
whole robo-signer foreclosure mess, in which loan servicers got
caught cutting corners in the foreclosure process. You can be
forgiven if you’ve concluded that lenders are the bad guys in
all of this.
But you might be wrong. At least, you might be wrong concluding
all lenders are to blame for the imploded housing market. New
research shows how some banks may have actually reduced the default
risk of their homebuyers.
Who are these helpful lenders? Researchers found that low-income
homeowners who received a mortgage from a local lender, in or near
their community, were less likely to default on their loans than
are those who borrowed from a more distant bank or big, national
mortgage company.
Even if two similar homeowners received the same home loan, with
the same interest rate, the one who got the loan at the local
lender might be better off in the long run.
"The door you walk into when you're looking for a loan matters a
lot," said Stephanie Moulton, assistant professor in the John Glenn
School of Public Affairs at Ohio
State University. "Local banks seem to offer some protection to
homebuyers, particularly those with low incomes who may be seen as
risky borrowers."
Not all banks are equal
A few other studies have found that borrowers who get mortgages
from banks rather than mortgage brokers are less likely to default
on their loans. But Moulton said this new research is among
the first to find that not all banks are equal, and that bank
location is a key.
Moulton's research looks at homebuyers who have participated in
state administered Mortgage Revenue Bond (MRB) programs. MRB
programs are funded through tax-exempt mortgage revenue bonds, and
help lower-income, first-time home buyers by offering affordable
mortgages. In contrast to the subprime mortgage product that
offered high-interest rate loans, the MRB loan product provides
market or below-market interest rate loans to similar
borrowers.
Moulton previously studied Indiana's program, and is now
researching the one in Ohio. Overall, her findings from both
studies show that delinquency and default rates for state MRB
programs are much lower than the rates for subprime or even other
conventional loans to similar borrowers.
However, Moulton finds that there are significant differences by
lender. For some lenders, fewer than nine percent of their MRB
borrowers were ever 60 days late in making a payment.
However, for other lenders, up to 37 percent of their borrowers
were similarly late in making payments.
"I was trying to find out why there was such a wide variation in
default rates, even though they were all offering the same loan
product," Moulton said.
Local is better
Both studies show that for higher-risk borrowers (those with
credit scores below 660), delinquency and foreclosure rates are
significantly lower if they got their mortgage from a local
lender.
Moulton emphasized that this effect is not due to the loan
product, as all borrowers receive the same type of mortgage,
including interest rate, through the program. And personal
characteristics of the borrowers, such as credit score, debt and
income, are controlled for in the analysis. In other words,
the effect truly seems to be related to the localness of the bank,
and not other hidden factors.
In the Indiana study, recently published in Housing Policy Debate, Moulton examined the
loan performance of more than 5,000 homebuyers who purchased homes
between 2004 and 2006. Higher-risk borrowers with loans from
lenders with a lot of local loan activity (a high concentration of
loans in the county where the homebuyer bought their home) were
much less likely to be late on their mortgage or enter foreclosure,
than homebuyers with loans from non-local lenders.
In the Ohio analysis, presented recently at the Association for
Public Policy Analysis and Management conference in Boston, Moulton
is studying the loan performance of more than 20,000 homebuyers who
purchased homes between 2005 and 2008. Rather than focusing on the
location of the lender's loan activity, this study examines the
location of bank branches relative to where the homebuyers
purchased their homes.
Again, Moulton finds that higher-risk homebuyers with loans from
banks with branches close to their new homes were significantly
less likely to default on their mortgages.
What’s the difference?
But what is it about local banks that makes them better choices
for many low-income borrowers? Moulton said she believes it has to
do with the type of information banks collect on potential
borrowers, and the support they offer to their borrowers.
Many mortgage brokers base their decisions on whether to offer a
mortgage on one or more key numbers, such as a credit score.
In other words, if your credit score is above a certain level, and
you meet other criteria, the broker will offer the loan. The
same may be true of large, non-local banks, Moulton said.
But local lenders may place more weight on other factors, such
as how long you've been working for your current employer, and
whether you make regular deposits in a savings account.
"This kind of information may give a more complete picture of
whether a person can really afford a mortgage, particularly for
higher-risk borrowers," Moulton said.
"Some of the local bankers told me they won't even look at a
credit score until they have talked to an individual and determined
if they think he or she can make the payments."
In addition, local bankers are more likely to have a continuing
relationship with the borrower, through the checking and savings
accounts held by the customer.
"If there's a relationship, the borrower may feel more obligated
to make their payments. And the banks may provide more
education and information to the borrowers, equipping them to be
better homeowners," she said.
The results of these studies suggest that policies aimed at
making homeownership affordable may need to expand their focus,
Moulton said.
"A lot of policies concentrate on the loan itself, and that's
definitely important. But for higher-risk, lower-income
borrowers, mortgage institutions also matter quite a bit," she
said. "These borrowers need to work with lenders that will properly
evaluate their application and give them support after they receive
the mortgage."
An Ohio State researcher finds that fewer home loans default when the borrower uses a local mortgage company....