With its so-called GSE Patch set to expire on January 10, 2021
(unless by some miracle the conservatorship of Fannie Mae and Freddie Mac (the
GSEs) ends earlier), the Consumer Financial Protection Agency (CFPB) has issued
two proposed amendments to the Ability to Repay/Qualified Mortgage Rule (ATR-QM
Rule). 

The ATR-QM Rule provides a safe harbor that protects lenders
from lawsuits charging lenders for failing to appropriately quality a borrower’s
repayment ability. In general, the QM rule requires that a loan comply with
prohibitions on certain loan features, points and fee limitations. It also requires
that a borrower’s a debt-to-income (DTI) ratio does not exceed 43 percent and that
creditors “calculate, consider, and verify debt and income for purposes of
determining the consumer’s DTI ratio using the standards contained in Appendix
Q of Regulation Z.”  

The FHA, VA, and USDA have different rules on debt, so they
were excluded from the DTI limit, leaving it only to apply to the GSEs and
non-government affiliated lenders.
This exclusion was rectified by the patch which
eliminated the 43 percent debt limit for loans that otherwise complied with
guidelines that qualified those loans for purchase or guarantee by one of the
GSEs.

The first proposed amendment (which CFPB refers to as a
notification of proposed rulemaking or NPRM) extends the sunset date for the patch.
Under the proposed change, the temporary QM category will expire on the earlier
of: (1) the effective date of the final amendments to the General QM category;
or (2) the date that the GSEs exit conservatorship. It also states that the
Bureau does not intend for final amendments to be effective prior to April 1,
2021 nor does it intend to amend the portion of Regulation Z that provides that
the Temporary GSE QM category when the GSEs exit conservatorship.  

The second NPRM proposes to amend the definition of a
permanent “General QM” category.
CFPB says it expects that such amendments
would allow some portion of loans that are currently made as Temporary GSE QM
loans to receive General QM status and thereby help facilitate a smooth and
orderly transition away from the Temporary GSE QM loan definition.

Among other things, the
proposal would remove the General QM loan definition’s 43 percent DTI ratio
limit and replace it with a limit based on the loan’s pricing.
It would also
remove Appendix Q and any requirements to use it to verify debt and income for
General QM loans.

A loan generally would meet the General QM loan definition
only if the annual percentage rate (APR) exceeds the average prime offer rate
(APOR) for a comparable transaction by less than two percentage points as of
the date the interest rate is set. However, it would also provide higher
thresholds for first-lien loans with loan amounts of less than $109,898 (all
loan amounts would be indexed for inflation) and for subordinate-lien loans:

First-lien covered transactions with loan amounts between $65,939
and $109,898 would have a threshold of 3.5 percentage points. For those with a
loan amount less than $65,939, the threshold would be 6.5 percentage points.

For a subordinate-lien covered transaction with a loan amount
greater than or equal to $65,939, the threshold would be 3.5 or more percentage
points. A loan for less than $65,939 would have a threshold of 6.5 percentage
points.

Additionally, the proposed rule would retain the ATR-QM Rule’s
existing product-feature and underwriting requirements and limits on points and
fees.

Regardless of the removal of 
the 43 percent DTI ratio requirement and Appendix Q, creditors would
still be required to:
(1) consider the consumer’s income, debt, and DTI ratio
or residual income for General QM loans; and (2) verify the consumer’s income,
assets, debt obligations, alimony, and child support for those loans.

A creditor would be required to retain documentation showing
how it took into account income, debt, and DTI ratio or residual income when
making its ability-to-repay determination but the rule would not prescribe how
a creditor must consider DTI ratio or residual income. A creditor would also be
required to verify income, assets, debt obligations, alimony, and child support
consistent with the verification requirements in the ATR-QM Rule’s general
ability-to-repay standard.

Creditors would receive safe harbor protection for complying with
verification standards in one or more specified versions of certain documents. CFPB
is seeking comment on whether these documents should include the Fannie Mae
Single Family Selling Guide and the Freddie Mac Single-Family Seller/Servicer
Guide, as well as governmental standards from the Federal Housing
Administration, United States Department of Veterans Affairs, and the United
States Department of Agriculture.   

Comment is also requested on two alternative approaches: (1)
retaining the DTI ratio limit and increasing it to a specific threshold between
45 percent and 48 percent; or (2) using a hybrid approach involving both
pricing and a DTI ratio limit, such as applying a DTI ratio limit to loans that
are above specified rate spreads. Neither of these alternatives would require
verifying DTI rations using Appendix Q. Comment is also requested on whether
the proposed approaches to considering and verifying the DTI ratio would be
workable with alternative approaches that retained a specific DTI ratio limit.

The proposal does not seek to change the ATR-QM Rule’s current
threshold separating safe harbor from rebuttable presumption QMs. Under that
threshold, a loan is a safe harbor QM if its APR exceeds APOR for a comparable
transaction by less than 1.5 percentage points as of the date the interest rate
is set or by less than 3.5 percentage points for subordinate lien transactions.

CFPB says neither NPRM would affect QMs made pursuant to the
rules of the Federal Housing Administration
, United States Department of
Veterans Affairs, or the United States Department of Agriculture.

CFPB is inviting comments on both NPRMs. The deadline for
comments on extending the sunset date of the GSE patch will be 30 days after the
proposed rule is published in the Federal Register and the deadline for comments
on the changes to the general QM rule will be 60 days after publication.

By Jann Swanson , dated 2020-06-23 10:15:06

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Courtesy of Mortgage News Daily

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