A RECONSIDERATION OF DISCRIMINATION IN MORTGAGE UNDERWRITING WITH DATA FROM A NATIONAL MORTGAGE BANK

This paper, analyzing over 12,000 conventional and FHA/VA loan applications to a national mortgage lender in the 1989–1990 period, argues that mortgage denials occur only in a minority of cases, where the borrower has not learned the lender's underwriting rules in advance. Widespread borrower foreknowledge of such rules is demonstrated by a discriminant finding that 9 of 10 borrowers correctly choose whether to apply under FHA vs. conventional programs, based on financial and equity characteristics. This contrasts with the far lower ability of econometric models to identify approval/denial outcomes. It is revealing that denials on the basis of credit problems, the only important information generally not available until post application, account for most racial/ethnic differences and borrower education affects the probability of approval of government insured loans more than loan to value. Contrary to common assumptions, race differences in FHA/VA lending a re at least as pronounced as in conventional lending; and outcomes for Asians, correctly measured, diverge as much from outcomes for whites, as do outcomes for Hispanics and African American.     

Commercial Mortgage Default: A Comparison of Logit with Radial Basis Function Networks

This article explores the use of artificial neural networks in the modeling of foreclosure of commercial mortgages. The study employs a large set of individual loan histories previously used in the literature of proportional hazard models on loan default. Radial basis function networks are trained (estimated) using the same input variables as those used in the logistic. The objective is to demonstrate the use of networks in forecasting mortgage default and to compare their performance with that of the logistic benchmark in terms of prediction accuracy. Neural networks are shown to be superior to the logistic in terms of discriminating between good and bad loans. The study performs sensitivity analysis on the average loan and offers suggestions on further improving prediction of defaulting loans.     

Loan-loss experience and risk-taking behavior at large commercial banks

Net loan chargeoffs and nonperforming loans reflect realized credit risks for banks. These risks arise from either external factors such as depressed economic conditions (e.g., the energy and farm belts of the United States in the 1980s) or internal factors such as poor lending decisions (including fraudulent ones) or both. For large commercial banks in 1987, we find that almost 94 percent of the variation in loss rates within regions was due to banks having different loss rates on the same types of loans. Our regression results indicate that loan-loss rates in 1987 were positively associated with loan rates, volatile funds, and loan volume from the preceding three years. In contrast, banks with adequate capital in the preceding three years tended to have lower loss rates.     

Strategic default,workout, and commercial mortgage valuation

This paper extends existing equilibrium commercial mortgage pricing models by endogenizing negotiated workout into the usual noncooperative lending game. Workout is a feasible subgame strategy for the lender to play whenever foreclosure transaction costs exist for either party to a loan transaction. In particular, negotiated workout solutions Pareto dominate the foreclosure alternative when default occurs. To obtain our results, we embed a cooperative bargaining game within a noncooperative mortgage loan/default game. We also address the valuation wedge problem that occurs when foreclosure transaction costs are introduced. Through the notion of replacement game equilibrium, we find symmetric mortgage pricing solutions that eliminate the valuation wedge and thus suggest that lending will occur in commercial real estate mortgage markets even when foreclosure transaction costs exist.     

Changes in Non-Local Lending to Small Business

In this paper, I use recently collected Community Reinvestment Act loan data to examine how small business lending in local geographic areas (defined as markets) by lenders not physically located in those areas changed between 1996 and 2001. The results show that the importance of outside lending increased substantially over this period when measured in terms of the number of loans rather than the dollar volume of loans. The levels and rates of growth in out-of-market lending are more modest if the share of out-of-market lending is expressed in dollar volumes and almost insubstantial if organizations that engage in substantial credit card lending are excluded as out-of-market lenders. Using a fixed-effects model and an extensive panel data set, I find that the share of outside lending into local geographic markets is positively associated with local market concentration and the average wage of tellers in the market, consistent with the hypothesis that outside loans are to some degree substitutes for in-market loans.     

Banks as Interest Rate Managers

Most banks have a two-tier pricing system, offering accounts at market-related interest rates and at posted rates that are changed at discrete intervals. In this paper, I develop a model of bank interest rate management. I consider a bank with two classes of loans and deposits in its balance sheet: One pays a market rate of interest, the other a posted rate. Market rates are exogenous and evolve stochastically over time. Posted rates are altered intermittently by the bank itself. The bank faces imperfect arbitrage by its customers between posted and market rate funds. Under simple assumptions about the stochastic process governing the market rate, I derive optimal decision rules for the adjustment of the posted rate and determine conditions under which these rules are asymmetric. A key prediction of the model is a negative correlation between market loan rates and the gap; this is more consistent with the behavior of British banks than is the contrary prediction of more standard models.     

The Impact of Risk-Based Premiums on FDIC-Insured Institutions

This paper examines the effect of a series of announcements leading to the approval of risk-based deposit insurance premiums on returns to stockholders of commercial banks. Utilizing risk-weighted capital ratios and measures of overall risk, we group banks according to one of the nine-tier insurance categories subsequently defined by the FDIC. During the period in which the new insurance system was considered and approved, we found that stockholders of well-capitalized, healthy banks experienced wealth changes significantly different from those experienced by less than well-capitalized, less than healthy banks. Although many argued the premium range in the initial insurance schedule was insufficient, the results show that this initial risk-basing marked an important change in the relative burdens imposed by FDIC insurance.     

Cultural Affinity and Lending Discrimination: The Impact of Underwriting Errors and Credit Risk Distribution on Applicant Denial Rates

We examine the impact of underwriting errors on marginal loan denial rates when these errors or average creditworthiness differ across racial groups. We find that the noise in evaluating applicant credit risk can have a differential impact on marginal borrowers across racial groups. Consequently, discrimination can go undetected in an examination of relative loan denial rates when it is present. We also show that discrimination can be detected where none exists. Furthermore, we argue that it is likely that the errors a bank makes in assessing applicant credit risk are a consequence of its skill or affinity, which, in turn, is shaped by the underwriting experiences in the bank's market. A resulting implication is that banks that develop affinities in serving different market segments may have substantially different denial rate experiences across racial groups. This observation can shed light on the puzzling result that minority-owned banks tend to perform poorly in studies of lending discrimination. We conclude that underwriting errors call into question the reliability of the fair-lending guidelines used to assess all banks.     

The Information Content of Bank Examinations

We identify three types of information from bank examinations—auditing information from verifying the honesty and accuracy of the bank's books, regulatory discipline information about the treatment of the bank by regulators, and private information about bank condition. We estimate these information effects by comparing the cumulative abnormal market returns associated with examinations in which the CAMEL rating remained unchanged, improved, and worsened. All three information effects are found to be greater for banks entering the examination process with unsatisfactory ratings from prior examinations. The only consistently strong effect found is that examination downgrades appear to reveal unfavorable private information about bank condition. The evidence also suggests that the information may reach the market in part through loan quality data released in quarterly financial statements.     

Conduit Entities: Implications of Indirect Tax-Efficient Financing Structures for Real Investment

As well known, companies shift income from high to low tax jurisdictions. Typically, profit shifting is achieved by direct financing structures whereby companies use debt finance in the high tax entity and equity finance in the low tax entity. However, certain tax policies can lead to indirect financing structures whereby a conduit entity provides an opportunity to achieve at least two deductions for interest expenses for an investment made in the host country. The effect of direct and indirect financing structures on real investment is compared.     

Using HMDA Data as a Regulatory Screen for Fair Lending Compliance

This paper describes and evaluates the Federal Reserve System's recently developed program designed to use HMDA data as a screening device for fair lending enforcement. The program is designed to identify institutions showing potentially discriminatory patterns in their treatment of minority mortgage applicants vis-a`-vis nonminority applicants. The program also selects specific loan files to pull for additional information in cases where a more comprehensive evaluation might be appropriate. This paper discusses the motivation behind the adoption of the program and its innovative matched-pair method and assesses its value and potential shortcomings.     

Small Banks, Small Business, and Relationships: An Empirical Study of Lending to Small Farms

We examine small banks lending to small farms. We find that relationships, as measured by the length of tenure of farm operators, are positively related to bank lending. We also find that de novo banks have a positive tendency to lend to small farms. When existing relationships between borrowers and incumbent lenders are stronger, de novo banks have greater difficulties in lending to small farms. We further find that, even within the category of small banks, lending to small farms (as a percentage of a banks assets) tends to decrease as the bank increases in size.     

The Timing and Persistence of CRA Compliance Ratings

We evaluate supervisory practices in enforcing the Community Reinvestment Act (CRA) by examining whether or not supervisors consider observable, bank-specific characteristics in (1) scheduling CRA compliance examinations and (2) determining whether, and for how long, a given CRA rating persists. Failure to confirm such a relationship would be consistent with criticism that the evaluation criteria are so vague that supervisors can essentially assign any rating they want for compliance purposes. Analysis of a sample of several thousand commercial banks, observed over a relatively stable regulatory regime, indicates that both examination scheduling and the persistence of examination ratings are associated with residential loan levels, a presumed cornerstone of the CRA, as well as other financial, regulatory and market factors. We conclude that CRA enforcement during this period reflected, at least in part, objective evaluation criteria.     

The Basle Accord of 1988 and the International Credit Crunch of 1989–1992

The 1989–1992 credit crunch is investigated by studying changes in balance-sheet accounts and the systematic risk of banks from five countries. Banks in Canada, the United Kingdom, and the United States experienced an asset reallocation from loans to securities and an increase in systematic risk. Out of four hypotheses studied, only the higher regulatory scrutiny hypothesis is supported in all three countries, although each hypothesis is supported in at least one country. Additional findings are that the Basle Accord may have given Canadian, British, and German banks a competitive advantage over U.S. banks; it may have failed to reduce the risk of international banks; and, for U.S. banks, no straightforward relationship is found between attaining balance-sheet target ratios and reducing bank systematic risk.     

Time series models of mortgage choice: Evidence of lender influence

Unit root, co-integration, and Granger Causality are used to test specification of a generalized time series model of mortgage choice. Unit root tests determine that both the fixed-adjustable spread (FAsp) and the proportion of ARM originations (AP) are first difference stationary. The cointegrating vector between FAsp and AP was found to be weak, raising questions regarding their long-term relationship. Causality tests determined that ARM originations Granger causes the fixed-adjustable mortgage spread (APFAsp) rather than FAspAP. This result suggests that mortgage originators adjust the current FAsp spread based on last periods allocation. The coefficient vector for this specification was unstable and became increasingly negative during the 1980s.     

Global retail lending in the aftermath of the US financial crisis: Distinguishing between supply and demand effects

This paper examines the broader effects of the US financial crisis on global lending to retail customers. In particular we examine retail bank lending in Germany using a unique data set of German savings banks during the period 2006 through 2008 for which we have the universe of loan applications and loans granted. Our experimental setting allows us to distinguish between savings banks affected by the US financial crisis through their holdings in Landesbanken with substantial subprime exposure and unaffected savings banks. The data enable us to distinguish between demand and supply side effects of bank lending and find that the US financial crisis induced a contraction in the supply of retail lending in Germany. While demand for loans goes down, it is not substantially different for the affected and nonaffected banks. More important, we find evidence of a significant supply side effect in that the affected banks reject substantially more loan applications than nonaffected banks. This result is particularly strong for smaller and more liquidity-constrained banks as well as for mortgage as compared with consumer loans. We also find that bank-depositor relationships help mitigate these supply side effects.     

What is the Truth About the Scale of Japanese Banks' Bad Debts? Is the Situation Manageable?

In January 1998, the Japanese Ministry of Finance (MoF, 1998) released figures which suggested that the Japanese banking industry';s bad debts might be as high as ¥77 trillion (since revised upward to ¥87.5 trillion, if cooperative-type institutions are included; Financial Supervisory Agency (FSA), 1998). This compared with the previous official estimate of ¥28 trillion. The revelation was designed to do three things: (1) to convince investors, at home and abroad, who had long suspected that the true level of bad debts was much higher than the authorities (and the banks) were willing to admit to, that the authorities were sincere in their quest to enhance disclosure by local financial intermediaries; (2) to stifle opposition to the government's plans to use up to ¥30 trillion (since increased to ¥60 trillion) of public funds to stabilize the financial system¹ by underlining the gravity of the situation facing the Japanese economy; and (3) to pave the way for the introduction of more transparent reporting by the banks in April 1998 when a regime of prompt corrective action (PCA)² was scheduled to commence. This article explains the evolution of bad debt disclosure by the Japanese banking industry and assesses the significance of the latest figures. In particular, it highlights the extent to which accounting forbearance has been, and continues to be, used to mask the true level of the banks' bad debts and refutes the claim that the industry's bad debt burden peaked in 1995. The banking industry's ability to handle the continuing bad debt problem, in the face of a significant impairment of economic capital and the market's relentless drive for full disclosure and transparency, also is assessed.     

Competition,financial innovation and commercial bank loan portfolios

I examine how US commercial bank loan portfolios change in response to the rise of securitization markets and banking market deregulations over 1976–2003. Banks increasingly tilt their portfolios toward real-estate-backed loans. However, there are significant differences across banks. Larger banks and younger banks disproportionately shift their lending toward real-estate-backed loans, particularly commercial real-estate-backed loans, whereas smaller banks and older banks maintain greater shares of their loan portfolios in commercial and personal loans. When larger banks make more real-estate-backed loans, they charge lower interest rates, consistent with these banks lowering the costs of lending and expanding credit for borrowers. In contrast, smaller banks charge higher interest rates, consistent with these banks restricting lending to a select group of borrowers.     

Internet Banking

We use multivariate logistic regressions to identify factors affecting adoption of Internet banking. These factors include membership in a bank holding company, an urban location, and relatively higher premises and other fixed expenses to net operating revenue, higher noninterest income, and greater accounting cost efficiency than non-Internet banks. More profitable banks were more likely to adopt Internet banking after Quarter 2 1998, but more profitable institutions were less likely to be among the first movers in adopting Internet banking. Among banks with assets over $100 million, institutions with transactional Internet banking were generally more profitable and tended to rely less heavily on traditional banking activities. For banks with less than $100 million in assets, there was no statistical difference in profitability among mature Internet and non-Internet banks, but de novo Internet banks were significantly less profitable than non-Internet de novos.An erratum to this article can be found at     

A New Approach to Group Structure, Burden Sharing, and the Equilibrium Provision of Public Goods

In the received model of the voluntary provision of a pure public good, the usual practice is to proceed from assumptions about the group characteristics to inferences about an implied outcome. The approach advocated in this paper reverses the traditional direction. Assuming a Nash equilibrium, we ask how to characterize the diverse set of group characteristics which will support it. Approaching the problem from this angle we define three crucial characteristics of a group-equilibrium: consumer's free rider inducing supply, zero contribution-inducing wealth and voluntary surplus tribute which is the amount by which a person's actual income exceeds his/her zero-contribution inducing wealth. Defining these indicators we show how they form the foundation of a complete mapping between the distribution of individual characteristics of a group, and equilibrium public good supply. Certain questions such as the interaction between size of the group and heterogeneity of incomes and tastes not yet adequately addressed are shown to yield easily to this approach.