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Strategies & Market Trends : The Residential Real Estate Crash Index -- Ignore unavailable to you. Want to Upgrade?


To: nextrade! who wrote (22296)7/18/2004 9:28:59 PM
From: Mick MørmønyRead Replies (1) | Respond to of 306849
 
Fees From Riskiest Card Holders Fuel Profits

Late Payers and Big Borrowers Are Becoming Cash Cows as Rates Balloon

By MITCHELL PACELLE
Staff Reporter of THE WALL STREET JOURNAL
July 6, 2004

When Jennifer Reid opened her credit-card statement in April, she discovered how expensive it was to make full use of her credit.

The 42-year-old X-ray technologist had run through $10,000 of her $12,000 credit line on an MBNA Corp. card. In April, her annual interest rate abruptly jumped to 24.98%, up from 19.98% the prior month and far above the initial single-digit rate.

"I don't understand," she recalls telling an MBNA customer-service representative on the phone, complaining that she hadn't been late with a single payment. The representative agreed but pointed out that she had run up more than $5,000 of debt on two other cards. Also, she was making only slightly more than the minimum suggested monthly payments on her MBNA card. He said the company now saw her as a credit risk and feared it would take her forever to pay off her debts. "Isn't that what you want consumers to do?" she snapped back.

That's a question more financially strapped bank customers are asking these days. For consumers who pay off their credit-card balances each month, shop aggressively for interest rates as low as 0%, and take advantage of generous credit-card rewards programs, consumer credit has never been cheaper. But for others like Ms. Reid, who went into debt so she could move to a better job in Florida from South Carolina, the trend is in the other direction.

Card users, consumer advocates and some industry experts complain that banks are attempting to squeeze more and more revenue from consumers struggling to make ends meet. Instead of cutting these people off as bad credit risks, banks are letting them spend -- and then hitting them with larger and larger penalties for running up their credit, going over their credit limits, paying late and getting cash advances from their credit cards. The fees are also piling up for bounced checks and overdrawn accounts.

"People think they are being swindled," says industry consultant Duncan MacDonald, formerly a lawyer for the credit-card division of Citigroup Inc. Penalty fees aren't new, but they are becoming more important to the industry's bottom line and are being borne by the people who can least afford to pay them, he contends.

Cardweb.com, a consulting group that tracks the card industry, says credit-card fees, including those from retailers, rose to 33.4% of total credit-card revenue in 2003. That was up from 27.9% in 2000 and just 16.1% in 1996. The average monthly late fee hit $32.01 in May, up from $30.29 a year earlier and $13.30 in May 1996, the company said. In 2003, the credit-card industry reaped $11.7 billion from penalty fees, up 9% from $10.7 billion a year earlier, according to Robert Hammer, an industry consultant.

"As competitive pressure builds on the front-end pricing, it has pushed a lot of the profit streams to the back end of the card -- to these fees," says Robert McKinley, chief executive of CardWeb .com. Over the past two years, he said, "it's become much more aggressive." At industry conferences, he notes, talk often turns to "what the market will bear."

Banks say that penalties and fees are a necessary component of new models for pricing financial services. Gone are the days when banks collected hefty annual fees on all credit cards and charged fat interest rates to all customers. Now, the banks say, they must rely on risk-based pricing models under which customers with the shakiest finances pay higher rates and more fees.

"We look at teaser rates as an area that we have to be competitive in," said Richard Srednicki, a top credit-card executive at J.P. Morgan Chase & Co., during a conference call with investors last fall. He said the bank tries to "mix and match how we compete" on interest rates and fees "in order to make the kinds of returns that we're looking for."

An MBNA spokesman declined to comment on Ms. Reid's experience but noted that one of the most important considerations in setting a credit card's interest rate is "how a customer manages his account." If a customer's financial circumstances change for the worse, he said, the bank has to raise the rate "as a way of balancing that greater risk."

Such variable pricing has been embraced in recent years by airlines, mortgage lenders and others. What raises the hackles of bank customers, however, is that many don't discover the rate changes and penalty fees until they have already been hit with them. Those who complain are directed to disclosure statements that most consumers never read. These disclosures, says Mr. MacDonald, have ballooned from little more than a page 20 years ago to 30 pages or more of small print today.

Federal Comptroller of the Currency John D. Hawke Jr., one of the nation's top bank regulators, warned bankers at a conference last fall that "no retail banking activity generates more consumer complaints" than credit-card practices, "and where there are persistent and serious complaints, there is a fertile seedbed for legislation."

Mr. Hawke raised the case in which a customer presents a credit card at the cash register and the bank approves the transaction even though it knows that the purchase will push the customer over his credit limit. "If, as a practical matter, the line has been increased, is it unfair or deceptive for the creditor to continue to impose an overline 'penalty'?" he asked.

Until the early 1990s, most banks offered one main credit-card product. It typically carried an annual interest rate of about 18% and an annual fee of $25. Cardholders who paid late or strayed over their credit limit were charged modest fees. Profits from good customers covered losses from those who defaulted.

Then card issuers, in an effort to grab market share, began scrapping annual fees and vying to offer the lowest annual interest rates. They junked simple pricing models in favor of complex ones they say were tailored to cardholders' risk and behavior. Eager to sustain growth in a market approaching saturation, they began offering more cards to consumers with spotty credit.

By the late 1990s, banks were attracting consumers with low introductory rates, then subjecting some of them to a myriad of "risk-related fees," such as late fees and over-limit fees. A 2001 survey by the Federal Reserve showed that 30% of general-purpose credit-card holders had paid a late fee in the prior year.

Like Ms. Reid, more customers are seeing red when they discover the penalties on bank statements. Credit-card late-payment charges have risen to as high as $39 for some customers of Bank of America Corp., MBNA, and Providian Financial Corp., and fewer banks grant grace periods. Cardholders who exceed their credit limits face "over limit" fees as high as $39 a month.

In a survey of 140 credit cards this year, the advocacy group Consumer Action said 85% of the banks make it a practice to raise interest rates for customers who pay late -- often after a single late payment. Nearly half raise rates if they find out that a customer is in arrears with another creditor.

Since the banks disclose the fees in the fine print of their mailings, they have had little to fear from regulators and the courts. Consumer lawyers have lost a string of lawsuits challenging such practices. A little-noticed April ruling by the U.S. Supreme Court said credit-card companies don't have to include various penalty fees when they calculate the "finance charge" listed on a customer's monthly statement.

And bank regulators have been reluctant to promulgate new regulations. The Federal Reserve Board and four other regulatory groups recently disappointed consumer groups by failing to take a strong stand against "bounce protection" plans. These programs allow customers to overdraw their checking accounts in exchange for a fee each time they do it that can exceed $30. Critics call bounce protection little more than an expensive short-term loan since the overdrawn amount must be covered quickly.

Banks are charging as much as $32 per transaction when customers write a check or make a debit-card purchase without enough money in their accounts to cover the payment. Five years ago, $20 was more typical.

Alicia Flynn, who works in the billing department of a San Francisco hospital, used her Bank of America debit card on Jan. 28 of last year to make four small purchases, including a $2.27 cup of cafeteria soup. But several checks she and her husband had written also hit their account that day. When the bank tallied up the account later that day, it posted some of the checks before the debit-card charges, which had already been cleared at the register. That left the account overdrawn by $40.17. The Flynns were hit with separate $28 "insufficient fund" fees for two checks and all four debit-card transactions, hitting the maximum daily penalty of $140.

"It is somewhat like having a meter maid put five parking citations on your car for one parking violation," complains Mrs. Flynn's husband, Richard Flynn.

Mr. Flynn later learned that subtracting the biggest check first is standard procedure for Bank of America. In response to his complaint letter, a Bank of America representative enclosed a copy of a booklet she said every customer received when opening an account, and directed Mr. Flynn to page 54. It describes the policy and warns customers that "this method may result in additional overdraft fees."

A bank spokesman maintains that most customers want large checks to clear first because they tend to be for important items such as a rent payment. The $28 penalty fee, he said, is intended to "make sure that customers don't run their balances so close to zero," and is priced "to assign a cost of the risk it exposes the bank to."

Banking fees have long been a subject of legislation and litigation. One decision that has helped banks boost their penalty fees came in 1996, when the Supreme Court said states can't regulate such charges if they're levied by out-of-state banks.

The 1968 federal Truth in Lending Act was enacted to promote "awareness of credit costs on the part of consumers." It required "meaningful disclosure of credit terms" but didn't say anything specifically about credit-card fees. In the act, Congress directed the Federal Reserve Board to enact regulations. The Fed responded with Regulation Z, which requires credit-card issuers to disclose the cost of credit as a dollar amount, known as the "finance charge," and as an annual percentage rate. Fees for late payments and the like were not to be included in either calculation.

As a college student in the mid-1990s, Sharon R. Pfennig signed up for a card with a $2,000 credit limit. In 1997, buying clothing at a mall, she blew past her credit limit by $192. Household International Inc. began tacking on a $20 over-limit fee each month. Ms. Pfennig stopped using the card and continued to make her $45 minimum monthly payments. But the monthly penalty fee, coupled with the $35 to $40 she paid each month as interest on her debt, caused her balance to continue climbing. Her monthly over-limit fee then jumped to $29, and her fee total eventually ballooned to about $700.

In 1999, Ms. Pfennig filed a lawsuit in Ohio federal court against Household and MBNA, which had purchased the Household credit-card portfolio that contained her account. The lawsuit accused Household of misrepresenting the true cost of credit by not including over-limit fees in its disclosed "finance charges" on her monthly statement. The suit said this practice, which adhered to Regulation Z, nonetheless violated the Truth in Lending Act.

An appeals court agreed with Ms. Pfennig but the Supreme Court, ruling April 21 of this year, sided with the credit-card company. It said Regulation Z is reasonable and companies that follow it are in compliance with the law.

"I'm getting completely disheartened," said Sandusky, Ohio, consumer lawyer Sylvia Goldsmith, who represented Ms. Pfennig before the high court.

In the Pfennig case, MBNA and Household defended the treatment of fees under current disclosure regulations as simpler for both consumers and banks. "This bright-line rule ensures that creditors disclose over-limit fees in an understandable and consistent manner, permitting consumers to compare such fees across time and across credit-card issuers in a meaningful way," the two banks noted in a Supreme Court brief.

For now, the only way for consumers to know what they're getting into is to plow through the disclosure materials they receive when they open bank accounts or get new credit cards. Most never do -- as Mr. Flynn, the disgruntled Bank of America customer, admits. "We just opened a simple bank account, and they gave us a 78-page booklet, small print, and they expect us to read and understand it," he complains.

Ms. Reid, the Florida cardholder, says she is far more careful now about studying her credit-card mail. "I read every single solitary word now. I hope one of these days I won't have to have a credit card at all."

RISING FEES
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To: nextrade! who wrote (22296)7/19/2004 10:00:11 PM
From: nextrade!Read Replies (1) | Respond to of 306849
 
Betting on equity;

signonsandiego.com

Buyers turn to creative, risky financing for homes

UNION-TRIBUNE STAFF WRITER
July 18, 2004

Autumn Cruz / Union-Tribune
Heidi and Eric Kendall chose to go with an interest-only loan for the first five years when they bought their $351,000 bungalow in University Heights in May 2003.



Lenders use credit scoring to predict behavior



In May, when Patrick Higle and his fiancee purchased a $520,000 house in Rancho Peñasquitos, they didn't get a 30-year fixed-rate mortgage or even a traditional adjustable-rate loan.

Instead, they chose a hybrid adjustable mortgage that allowed them to borrow nearly the full price of the home, and pay only the interest on the loan for the first two years.

"It was the only program where we could get the type of house we wanted in the location we wanted with no money down," said Higle, 33, a first-time home buyer.

Once available as financing vehicles only for wealthy, sophisticated borrowers, interest-only loans, no-down-payment mortgages and a host of other creative financing packages have come into the mainstream for home buyers in San Diego County and in other regions where prices have skyrocketed.

Some in the mortgage industry say the increased popularity of creative mortgages has contributed to soaring home prices by allowing buyers to qualify for larger loans.

While these loans make sense for many borrowers – those who are going to sell their homes within two or three years or those who expect their incomes to increase – they tend to be riskier than traditional fixed-rate mortgages.

If home values stall, these borrowers won't build much, if any, equity in their homes.

Many of the popular interest-only loans are one flavor or another of adjustable-rate mortgages. Because they are adjustable, these loans initially have lower interest rates, meaning borrowers have lower monthly payments.

They work well for borrowers when interest rates are declining. But when they rise, borrowers can expect increases in their monthly payments.

In May, 72 percent of homes in San Diego County were bought with adjustable-rate loans, up from 45 percent in May 2003, according to DataQuick Information Services of La Jolla. In addition, 23 percent of May mortgage deeds showed no-down loans or 100 percent financing, up from 16 percent a year earlier, DataQuick said.

"Back in 2000, there was basically one lender that offered 100 percent financing," said Scott Harmes, branch manager with 100PercentHomeLoan.com in San Diego. "Today, there are 43 that provide 100 percent financing."

Soaring home prices have forced many buyers to take unconventional loans. In the past three years, the median price of resale houses in San Diego County has risen to $520,000 from $330,000, a 58 percent gain.

Incomes haven't increased nearly as fast. The result is that more homes would be out of reach for more buyers if not for the new financing plans.

"What people are paying attention to is the monthly payment," said Anna Cotton of LoanCor Inc., a mortgage broker in Carlsbad. "They're so frenzied to get into the market" because they are fearful that the opportunity to buy a house is going to slip away with rising interest rates.

Betting on equity
One of the more aggressive mortgage programs is the Option ARM, or negative amortization, loan. These loans typically carry a very low rate for the first year.
For borrowers, that's the lure.

With Option ARM loans, the borrower pays only part of what's owed early on in the life of the loan, including interest. The unpaid interest is added to the loan's balance. That creates "negative amortization, meaning homeowners end up owing more than they originally borrowed.

These loans also tend to have broader limits on how often the interest rate can adjust. That means the rate could rise every month instead of every six or 12 months in traditional adjustable-rate mortgages.

With these loans, borrowers bet that the increasing value of their home will eclipse their negative amortization.

"Typically, people in this market are buying to build equity," Harmes said. "The target is a two-year time frame. So we try to put them in loans that are the lowest possible (payment) for two years. At that point, they've built equity, they have a history of making house payments and we can roll them into long-term financing."

Experts warn that negative amortization loans, interest-only loans and 100 percent mortgages could spell trouble if the market flattens.

"I'm not a big fan of debt, and if you do one of these 100 percent loans, you're taking a great deal of risk," said Dale Yahnke, a money manager with San Diego's Dowling & Yahnke, an investment advisory firm.

A recent study by the Federal Reserve Board found that if interest rates rise, existing-home prices nationally would increase 2.6 percent in the next three years.

That would mark the lowest rate since the government began keeping records in 1970. The number implies that, in inflation-adjusted terms, housing prices are likely to decline.

The risks
If values flatten, 100 percent borrowers might find themselves stuck in their homes. If they are forced to sell, they would have little or no equity. They wouldn't even be able to pay real estate commissions and other selling costs without dipping into their pockets.
With little or no equity, borrowers would have a difficult time finding a better loan through refinancing, especially if interest rates rise.

Interest-only borrowers face similar risks. The hybrid adjustables give borrowers low interest-only payments for a set period – usually two to seven years – before they switch to adjustable rates. These homeowners aren't paying the principal, so they are not creating equity.

"If you're making interest-only payments, you're totally banking on appreciation, which may or may not be there," Yahnke said. "You can't count on it any more than you can count on the stock market going up 10 percent every year."

If rising interest rates make refinancing unattractive, these borrowers could be forced to keep their loans after the fixed-rate payment window closes in two to seven years. At that time, their monthly payments would increase substantially.

Just adding principal to the payment – spread over 25 years instead of 30 – would boost the monthly bill by roughly 30 percent. Add an interest rate increase of 2 percentage points, typically the boost when the loan rolls into its adjustable phase, and the monthly bill increases more than 60 percent.

"Every one of these people should look at the maximum it can go up, and if it went up to the maximum, how would they handle it," Yahnke said. "Most of them wouldn't be able to handle it."

Although these creative financing packages have allowed people to afford houses, they also may be contributing to the rise of home prices.

An interest-only loan tends to qualify a buyer for a mortgage 18 percent to 20 percent higher than he or she could get paying both principal and interest, said Michael Moorhouse, a senior vice president with San Diego mortgage wholesaler Summit Mortgage.

Looking at home values since these loans have become popular, "it didn't take long for the appreciation rate to match the borrowing power," Moorhouse said.

Moorhouse, who bundles loans for sale to investors, said 82 percent of the mortgages he is doing today are interest only.

The benefits
Moorhouse and others in the mortgage industry say interest-only loans aren't necessarily bad. Depending on who is doing the calculating, the average life of a mortgage in California is roughly three years. After that, borrowers either sell or refinance.
So if buyers are going to be in a home for a short time, using interest-only loans gives them greater cash flow and more flexibility, mortgage lenders say.

When Eric and Heidi Kendall purchased a $351,000 bungalow in University Heights in May 2003, they decided on an interest-only loan for the first five years.

That gave them a monthly mortgage payment of about $1,000.

"In the first three years, you're not going to pay down much principal anyway," Eric Kendall said. "If we were going to stay here awhile, we would have done conventional financing."

Already, the couple are moving on, buying a new $450,000 condominium in Mission Valley. They are using an interest-only loan again – but this time with a seven-year fixed-rate period.

Eventually, the Kendalls hope to afford a larger house.

"Interest-only allows you to make incremental steps to get to where you want to be," Eric Kendall said.

More and more San Diego County home buyers these days agree.

"Clients are getting more sophisticated," said James Endicott, who runs his own mortgage broker business. "The biggest mistake people have made in real estate finance over the past 20 years is always going for 30-year, fixed-rate loans."

Even if interest rates rise, Endicott said, most borrowers will be able to handle it.

"For many, many buyers, interest-only makes so much sense because you have the value of that asset at a much lower price," he said. "And certainly in Southern California, we anticipate appreciation."

Others warn that housing prices run in cycles. Interest-only payments might be fine for borrowers who didn't stretch too far to get into a home. But if they took on all the debt they could handle, they are asking for trouble.

"I personally think the lenders are crazy and the borrowers are crazy because there's no wiggle room for the potential that the markets will not go up," said Elaine Worzala, a real estate professor at the University of San Diego. "Some people could get themselves into some pretty bad situations."

Higle, who bought the home in Rancho Peñasquitos, knows that his two-year hybrid adjustable-rate mortgage is riskier than a 30-year, fixed-rate mortgage.

"It's a crap shoot," he said. "In two years, when we have to refinance, where will interest rates be? Hopefully by then, we'll be making a little more money, and we'll have some equity built up in the house."

Besides, he added, "I don't think home prices are going to go down in the San Diego area."