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| Accredited Home Lenders said last week it would close most of its mortgage business to survive the subprime turmoil. Mike Blake/Reuters |
Subprime loans face big hikes
Borrowers with poor credit ratings may see rates jump to 10 percent or more.
from the August 30, 2007 edition
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As the interest rates have climbed, the percentage of delinquencies is on the rise. Of the loans made in 2001, nearly 30 percent are now at least 60 days past due. Loans made last year now have nearly a 15 percent delinquency rate, a faster growth rate than any other year (see chart at left). Mr. Kragenbring says the most recent loans in 2007 are not performing much better.
Community groups report that lenders are still making loan offers with unrealistic rates. One group in New York City says it has seen postcards advertising a teaser rate of 1.5 percent. But under that scenario, the borrower is paying less than the full amount of interest owed, which increases his debt. "What they don't tell you is [that] these very low monthly payments ... are rapidly building up debt and then they reset at an unaffordable level," says Oda Friedheim of the Legal Aid Society in Queens.
After foreclosures, vacant homes
The rising level of delinquencies is leading to a sharp rise in foreclosures. In Buffalo, Ms. Brent says there are now 23,000 vacant homes, many of them emptied by foreclosure procedures. "We are trying to work with the attorneys who are seeing the light because of the number of foreclosures," says Ms. Brent. "We are working on ways to structure repayment plans so the borrowers are not back in foreclosure in two years."
The defaults are now taking place much faster than a few years ago, says Sarah Ludwig, executive director of the Neighborhood Economic Development Advocacy Project, which works with community groups in New York City.
"In Queens, the time frame in which people are defaulting has gone from four years to two years," says Ms. Ludwig. "That means some defaults are taking place right away."
Refinancing is not a significant option for many borrowers. "What I hear is that there is very little activity in the subprime market, especially where questions of credit quality have grown in rapid proportions," said David Seiders, chief economist for the National Association of Home Builders, in a press conference on Tuesday.
Kragenbring says the volume of subprime loans now being made is tiny compared with last year. And lenders are finding it tough to find buyers for the new loans in the secondary market. "To me, that makes the subprime market virtually nonexistent," he says.
Subprime lenders First Franklin, owned by Merrill Lynch, and EquiFirst, owned by Barclays, maintain they are still making loans. However, they refused to comment about where they were receiving funding for the loans. On Tuesday, EquiFirst announced an unspecified number of job cuts.
If the market for subprime debt returns, Kragenbring expects three major changes. First, loans will be for a fixed interest rate, not the adjustable version. "It will help match the time people live in the house and the borrowers will pay less fees," he says. Second, lenders will require much better documentation of income. Third, borrowers will be borrowing a smaller percentage of the value of their homes.
"It's clear to me that in the future there will be different loan products and less leverage on the individual property," Kragenbring adds.
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