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On July 31st, the Consumer Financial Protection Bureau (CFPB) published in the Federal Register an advance notice of proposed rulemaking (ANPRM) concerning Regulation Z’s ability to repay rule; specifically, the temporary GSE QM exception.
In connection with certain consumer credit transactions secured by a dwelling, Regulation Z’s ability to repay rule requires a creditor to make a reasonable and good faith determination, at or before closing, that the borrower will have the ability to repay the loan according to its terms. A creditor has two ways in which to satisfy this requirement:
• Originate the loan in accordance with eight specific ability to repay factors; or
• Originate the loan as a qualified mortgage (QM).
A loan must meet four very specific requirements to be considered a QM. They include:
• Regular, periodic payments;
• A term not to exceed 30 years;
• A limitation on points and fees charged in connection with the transaction; and
• A maximum debt-to-income (DTI) ratio of 43%.
Under §1026.43(e)(4), a creditor may originate a QM with a DTI ratio over 43% under the temporary GSE QM exception, often referred to as “the patch”. This exception provides that so long as it meets the other applicable QM requirements, if a loan with a DTI ratio over 43% is eligible for sale to the secondary market at the time of consummation, it will be considered a QM. The catch being that this exception is temporary. It is scheduled to expire January 10, 2021.
In its ANPRM, the CFPB put the industry on notice that it is moving forward with ripping off “the patch” as originally scheduled. The CFPB has no plans to extend the temporary GSE QM exception beyond January 2021. While this date may seem like light years away, the reality is that financial institutions only have a short 17 months to completely overhaul their mortgage lending policies and procedures to account for those borrowers who don’t fit nicely into the traditional QM box.
Also, as part of its ANPRM, the CFPB is soliciting feedback on the following:
• Should the QM requirements continue to demand a maximum DTI ratio; and if so, should that ratio remain at the current 43%?
• Should the QM underwriting standards found in Appendix Q to Regulation Z be retained as is, amended, or scrapped altogether?
If your financial institution would like to weigh in on these questions, comments are due not later than September 16th.
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Michael Christians Consulting, LLC