Rules get tighter for mortgage lending
Home buyers need better credit, more cash
Catherine Reagor
The Arizona Republic
Aug. 17, 2007 12:00 AM
Obtaining a home loan is going to get even more difficult.
Lending guidelines are tightening almost daily for borrowers as the subprime-loan crisis spreads. Those higher-
risk loans have just about disappeared as their default rates soar.
Now, financing is getting tougher for all homebuyers.
On Thursday, megalender Countrywide Financial Corp. had to take out an emergency loan to keep operating, and
Tucson-based First Magnus Financial Corp. stopped taking loan applications. Magnus is one of the nation's top
private lender.
Earlier this year, New Century Financial Corp. and American Home Mortgage Investment Corp. filed for
bankruptcy. So far, at least 70 mortgage firms have closed or put themselves up for sale since last year.
Because of the meltdown in the mortgage market, lenders have begun requiring higher credit scores and bigger
down payments from all borrowers. They also are charging higher interest rates to people who want to buy a
home for $417,000 or more because fewer lenders want to fund them.
The tighter mortgage market will work to slow metro Phoenix's housing market. Real-estate analysts say the new
lending restrictions could knock 10 to 15 percent of home buyers out the market because they can't get funding.
That could significantly affect the local market, where a record number of homes are for sale and where sales are
already down about 25 percent from 2006's pace.
"The mortgage market has changed drastically in just the past few weeks," said Tom Miner of the Scottsdale-
based mortgage firm Miner Kennedy Chmura Associates. "We are getting calls from buyers who can't close
anymore because lenders want more documentation or money down."
Cheryl Serbic wanted to buy a condominium in central Scottsdale. Earlier this summer, the restaurant manager
qualified for an adjustable-rate mortgage that required little down.
But a week before she was to close, her lender said she needed a bigger down payment. Serbic called other
lenders and got the same bad news.
"I didn't think I needed a down payment. My friend bought last year without one," she said. "But if the housing
market is going to keep going down. I'll save and maybe I'll find a better deal then."
Not all the 100 percent financing and no-documentation loans have gone away. But now, lenders are requiring
borrowers' FICO scores to be 20 to 40 points higher than last year. A 10 percent down payment, once considered
standard, is now required on many more loans.
"There was a lot of dumb lending done in the past few years," said Jay Luber of First Horizon Home Loans. "Loan
guidelines now are tougher but much closer to normal."
How we got here
In 2003, lenders started offering a slew of new easier-to-get mortgages that enabled the nation's housing boom.
Borrowers with bad credit and lower incomes could buy homes by getting subprime loans with higher interest
rates.
Other borrowers could get in with nothing down and without paying private mortgage insurance by using 80/20 or
piggyback loans.
The 20 percent was typically a home-equity loan that covered the down payment. Lenders also cut back on the
income documentation they required on loans. These "no doc" loans opened the door for people to qualify.
The housing market was booming. People thought they could refinance into better loans as home prices climbed.
Lenders were making money.
Then last year, home prices and sales started to slip. The subprime market started to implode as foreclosures on
those loans jumped.
Now, the foreclosure epidemic has spread to the Alt-A mortgage market, the segment between subprime and
prime loans that includes many 80/20s and no-documentation loans.
Changing guidelines
Lending guidelines are changing quickly.
Not only borrowers but sellers looking to move up should make sure they qualify first.
The "jumbo" loan market for mortgages of $417,000 has tightened up because mortgage institutions Fannie Mae
and Freddie Mac don't guarantee loans above that amount. The investors who would have backed the bigger
loans have pulled back, which is part of the mortgage market's liquidity problem.
Tighter lending practices are also affecting homeowners looking to refinance.
In a slowing housing market, some homeowners who got subprime or adjustable-rate and interest-only loans a
few years ago are finding they can't refinance because they don't have a high enough credit score or their house
is worth less than they owe.
"Now, their rates are adjusting up, and they can't refinance because don't qualify under the new guidelines," said
Andy Griffin of Scottsdale-based Core Mortgage Group.
"It's a really tough time for a lot of homeowners now, but if people can hold on and make their payments, it will be
much better for them than a foreclosure."
In its newest report, the Mortgage Bankers Association said mortgage markets are "facing a liquidity crisis of a
force and magnitude not seen in decades."
It went on to say the ripple effect will be felt throughout the housing market.
Those effects are already being felt here in the Valley.
"Things are bad and are going to get worse," said Brett Barry, a north Valley real-estate agent.
What do you think?
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krazy1472 | Profile
Posted: Aug 17, 2007 at 3:45 AM
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The nerve of those banks! They act like they're doing you a favor by loaning you money, and then they
expect you to pay them back- sheesh! Where is the love?
XMAN | Profile
Posted: Aug 17, 2007 at 4:55 AM
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I guess Miss cherl has not seen the news about these loans in the past year and a half.........
Douglas4958 | Profile
Posted: Aug 17, 2007 at 5:38 AM
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Kinda reminds me of the S & L defaults in 80's, American S & L and Gibralter S & L a little later. Two
largest S & L's in the US at the time. Both into FSLIC receivership. Been there done that.
Bradley6496 | Profile
Posted: Aug 17, 2007 at 5:53 AM
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The "jumbo" loan market for mortgages of $417,000 - well - I guess there goes any hope of selling a
house in North Scottsdale - or any of the supposed high rise buildings. Funny, this is how mortgages
were back in the day - the only no-doc loans - if you had 20% down - then you only had to show pay
stubs.
MaricopaMtg1 | Profile
Posted: Aug 17, 2007 at 5:54 AM
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This is clearly a knee jerk reaction by Wall Street. I understand that bad news sells newspapers and
causes people to watch, but this is way overhyped. Business is still being done and loans are still being
closed. Its just a more sensible approach. The investors of hedge funds got themselves in this mess, so
they need to get themselves out of it, which is why the gov't won't step in. The gov't already has a role in
the mortgage market. It's called an FHA loan. They can not force a free open market to purchase
mortgage backed securities. Nor, will they allow Fannie Mae and Freddie Mac to increase their cap and
purchase more loans. We are just moving back to more sensible guidelines. The day of having a pulse to
get a loan is no more. You cant purchase a home you cant afford anymore. Thats not a bad thing. While
foreclosures are on the rise from subrpime loans, that is only 5% of their portfolio. If foreclosures of
subprime loans are at 15%, it is only 15% of the 5%. Overall loans are performing very well.
mike1137 | Profile
Posted: Aug 17, 2007 at 5:54 AM
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where is Charles Keating when you need him?
MaricopaMtg1 | Profile
Posted: Aug 17, 2007 at 5:59 AM
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the paper has it wrong again in regards to 5% down. You can still get a loan for 0 down with a 620
credit score, and you can state part of your income. This is what I mean in overhyping all this.
Rational
Posted: Aug 17, 2007 at 6:19 AM
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I have a 520 credit score and I make $28k. I deserve a $400k home and someone better give me a loan!
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