CUNA S ESCROW ACCOUNT COMPLIANCE CHART (updated 9/20/2013) What: CFPB s New Escrow Account Requirements 1026.35 Who: Credit unions that offer higher-priced mortgage loans secured by a first lien on a principal dwelling. Effective Date: June 1, 2013 January 1, 2014 Sept 2013 amendments to rural or underserved exemption Applicable Date: Requirements apply to transactions for which creditors receive an application on or after June 1, 2013. The September 2013 amendments to rural or underserved exemption apply to applications received on or after January 1, 2014. Why: Required by the Dodd-Frank Act in order to help ensure that consumers set aside funds to pay property taxes, and premiums for homeowners insurance, and other mortgage-related insurance required by the creditor. What s Changed: Existing regulations require creditors to establish and maintain escrow accounts for at least one year after originating a higher-priced mortgage loan. The new rule extends this mandatory period to at least five years. The rule creates a new exemption from these escrow requirements for creditors with less than $2 billion in assets, that operate predominantly in rural or underserved areas, that make less than 500 mortgage loans per year and do not regularly maintain escrow accounts. The rule expands an existing exemption for insurance premiums for condominium units to also include loans secured by dwellings in planned unit developments, or other common interest communities in which ownership requires participation in a governing association, where the governing association has an obligation to the owners to maintain a master policy insuring all dwellings. After January 9, 2014, the provisions addressing the assessment of consumers ability to repay a HPML and limitations on prepayment penalties for HPML will move to 1026.32. Credit Union National Association, Page 1
ESCROW ACCOUNT REQUIREMENTS ( 1026.35(b)(1)) A credit union may not extend a higher-priced mortgage loan secured by a first lien on a member s principal dwelling unless an escrow account is established before closing for payment of property taxes and premiums for mortgage-related insurance required by the credit union, such as insurance against loss of or damage to property, or against liability arising out of the ownership or use of the property, or insurance protecting the credit union against the member s default or other credit loss. [Official Interpretation: This section does not require that an escrow account be established for premiums for mortgage-related insurance that the creditor does not require in connection with the credit transaction, such as earthquake insurance or credit life insurance, even if the consumer voluntarily obtains such insurance.] [Official Interpretation: This section does not affect a creditor s ability, right, or obligation, according to the terms of the mortgage loan or applicable law, to offer or require an escrow account for a transaction that is not a HPML and subject to this section of the rule.] [Official Interpretation: Section 6 of RESPA, 12 USC 2605, and Regulation X, 12 CFR 1024.17, address how escrow accounts must be administered.] Significant Definitions: Average Prime Offer Rate: An annual percentage rate that is derived from average interest rates, points, and other loan pricing terms currently offered to consumers by a representative sample of creditors for mortgage transactions that have low-risk pricing characteristics. The CFPB publishes average prime offer rates for a broad range of types of transactions in a table updated at least weekly. ( 1026.35(a)(2)) [Official Interpretation: Additional guidance on determination of average prime offer rates is provided in the Official Commentary under Regulation C, the publication entitled A Guide to HMDA Reporting: Getting it Right!, and the relevant Frequently Asked Questions on HMDA compliance posted on the FFIEC s website.] Covered Transaction: A consumer credit transaction that is secured by a dwelling, including any real property attached to a dwelling, other than: (1) A home equity line of credit; (2) A mortgage transaction secured by a consumer s interest in a timeshare plan; (3) A reverse mortgage; (4) A temporary or bridge loan with a term of 12 months or less, such as a loan to finance the purchase of a new dwelling where the consumer plans to sell a current dwelling within 12 months or a loan to Credit Union National Association, Page 2
finance the initial construction of a dwelling; or (5) A construction phase of 12 months or less of a construction-to-permanent loan. ( 1026.43(b)) Dwelling: A residential structure that contains one to four units, whether or not that structure is attached to real property. The term includes an individual condominium unit, cooperative unit, mobile home, and trailer, if it is used as a residence. ( 1026.2(a)(19)) [Official Interpretation:..including structures that are classified as personal property under State law. For example, an escrow account must be established on a higher-priced mortgage loan secured by a first lien on a manufactured home, boat, or trailer used as a consumers principal dwelling. ( 1026.35(b)-1)] Escrow Account: Any account that a servicer establishes or controls on behalf of a borrower to pay taxes, insurance premiums (including flood insurance), or other charges with respect to a federally related mortgage loan, including charges that the borrower and servicer have voluntarily agreed that the servicer should collect and pay. The definition encompasses any account established for this purpose, including a trust account, reserve account, impound account or other terms in different localities. An escrow account includes any arrangement where the servicer adds a portion of the borrower s payments to principal and subsequently deducts from principal the disbursement for escrow account items. The term does not include accounts that are under the borrower s total control. ( 1024.17(b)). Higher-priced mortgage loan : A closed-end consumer credit transaction secured by the consumer's principal dwelling with an annual percentage rate that exceeds the average prime offer rate for a comparable transaction as of the date the interest rate is set: (1) by 1.5 or more percentage points for loans secured by a first lien with a principal amount at closing that does not exceed the maximum principal amount eligible for purchase by Freddie Mac; (2) by 2.5 or more percentage points for loans secured by a first lien with a principal amount at closing that exceeds the maximum principal amount eligible for purchase by Freddie Mac; (3) by 3.5 or more percentage points for loans secured by a subordinate lien. ( 1026.35(a)(1)) [Official Interpretation: The table of average prime offer rates published by the Bureau indicates how to identify the comparable transaction.( 1026.35(a)(1)-1.)] Credit Union National Association, Page 3
[Official Interpretation: Sometimes a creditor sets the interest rate initially and then re-sets it at a different level before consummation. The creditor should use the last date the interest rate is set before consummation. ( 1026.35(a)(1)-2.)] Rural: If, during a calendar year, a county is neither in a metropolitan statistical area nor in a micropolitan statistical area that is adjacent to a metropolitan statistical area, as those terms are defined by the U.S. Office of Management and Budget and as they are applied under currently applicable Urban Influence Codes (UICs), established by the United States Department of Agriculture's Economic Research Service (USDA-ERS). Safe Harbor: A creditor may rely as a safe harbor on the list of counties published by the Bureau to determine whether a county qualifies as "rural" for a particular calendar year. ( 1026.35(b)(2)(iv)(A)) Underserved: If during a calendar year, according to Home Mortgage Disclosure Act (HMDA) data for that year, no more than two creditors extended covered transactions, secured by a first lien, five or more times in the county. Safe Harbor: A credit union may rely as a safe harbor on the list of counties published by the Bureau to determine whether a county qualifies as underserved for a particular calendar year. ( 1026.35(b)(2)(iv)(B)) Exemptions & Exceptions ( 1026.35(b)(2)) An escrow account does not need to be created for: A transaction secured by shares in a cooperative; A transaction to finance the initial construction of a dwelling (for more information see Construction-permanent loans section in this chart); A temporary or bridge loan with a loan term of twelve months or less, such as a loan to purchase a new dwelling where the consumer plans to sell a current dwelling within twelve months; A reverse mortgage; By credit unions that, at closing, meet the following conditions: During the (any of the three) preceding calendar years, the credit union extended more than 50% of its total covered transactions, secured by a first lien, on properties that are located in counties that are either rural or underserved as defined in this rule; During the preceding calendar year, the credit union and its affiliates together Credit Union National Association, Page 4
originated 500 or fewer covered transactions, secured by a first lien; As of the end of the preceding calendar year, the credit union had total assets of less than $2 billion (this threshold will adjust automatically every year by the CFPB); and Neither the credit union nor its affiliates maintain an escrow account for any extension of consumer credit secured by real property or a dwelling that the credit union or its affiliates currently service, except for: o Escrow accounts established for first-lien higher-priced mortgage loans on or after April 1, 2010, and before January 1, 2013 (January 1, 2014); or o Escrow accounts established after closing as an accommodation to distressed borrowers to assist in avoiding default or foreclosure. NOTE: If a first-lien higher-priced mortgage is committed, at closing, to be acquired by a person that does not satisfy these conditions, then this exemption does not apply and an escrow account must be established. ( 1026.35(b)(2)(v)). For more information see Forward Commitments below in this chart. The following premiums need not be included in escrow accounts: Common Interest Communities (condos): Insurance premiums for mortgage related insurance required by the credit union for loans secured by dwellings in condominiums, planned unit developments, or other common interest communities in which ownership requires participation in a governing association, where the governing association has an obligation to the owners to maintain a master policy insuring all dwellings. ( 1026.35(b)(2)(ii)) [ Official Interpretation: rural or underserved : A credit union may rely as a safe harbor on a list of counties published by the Bureau to determine whether counties in the U.S. are rural or underserved for a particular calendar year. Thus, for example, if a creditor originated 90 covered transactions secured by a first lien during 2011, 2012, or 2013, the creditor meets this condition for an exemption in 2014 if at least 46 of those transactions in one of those three calendar years are secured by first liens on properties that are located in such counties. (For more information see Rural or Underserved Status section below in this chart)] Credit Union National Association, Page 5
[Official Interpretation: Asset threshold: As of the end of the preceding calendar year, the credit union had total assets that are less than the asset threshold for the relevant calendar year. For calendar year 2013, the asset threshold is $2 billion. Credit unions that had total assets of less than $2 billion on December 31, 2012, satisfy this criterion for purposes of the exemption during 2013. This asset threshold shall adjust automatically each year based on the year-to-year change in the average of the Consumer Price Index for Urban Wage Earners and Clerical Workers, not seasonally adjusted, for each 12-month period ending in November, with rounding to the nearest million dollars. The Bureau will publish notice of the asset threshold each year by amending this comment.] [Official Interpretation: Regularly maintaining escrow accounts: The exemption applies even if the credit union previously maintained escrow accounts for mortgage loans, provided it no longer maintains any such accounts (allowing for the exceptions listed). Once a credit union or its affiliate begins escrowing for loans currently serviced (other than for the exceptions), the credit union and its affiliate become ineligible for the exemption while the escrowing continues. So, as long as a credit union (or its affiliate) services and maintains escrow accounts for any mortgage loans(other than the exceptions), the credit union will not be eligible for the exemption for any higher-priced mortgage loan it may make. A credit union or its affiliate "maintains" an escrow account only if it services a mortgage loan for which an escrow account has been established at least through the due date of the second periodic payment under the terms of the legal obligation.] [Official Interpretation: Creditors, together with their affiliates, that continue to maintain escrow accounts established between April 1, 2010, and January 1, 2014, still qualify for the exemption so long as they do not establish new escrow accounts for transactions consummated on or after January 1, 2014, other than for the exceptions.] [Official Interpretation: Distressed borrowers: Distressed consumers are consumers who are working with the credit union or servicer to attempt to bring the loan into a current status through a modification, deferral, or other accommodation to the consumer. A credit union, together with its affiliates, that establishes escrow accounts after consummation as a regular business practice, regardless of whether consumers are in distress, does not qualify for the exception.] Credit Union National Association, Page 6
Requirements for Rural and Underserved Status Official Interpretation ( 1026.35(b)(2)(iv)) Official Interpretation: A county is considered to be "rural" or "underserved" for purposes of this rule if it satisfies either of the two tests. The Bureau applies both tests to each county in the U.S. If a county satisfies either test, the Bureau will include the county on a published list of "rural" or "underserved" counties for a particular calendar year. To facilitate compliance with appraisals requirements in 1026.35(c ), the Bureau will also create a list of only those counties that are "rural", but excluding those that are only "underserved." The Bureau will post on its public Web site the applicable lists for each calendar year by the end of that year, thus permitting credit unions to ascertain the availability to them of the exemption during the following year. For 2012, however, the list will be published before June 1, 2013. A credit union may rely as a safe harbor on the lists of counties published by the Bureau to determine whether a county qualifies as "rural" or "underserved" for a particular calendar year. A credit union's originations of first-lien covered transactions in such counties during that year are considered in determining whether the creditor satisfies the condition and therefore will be eligible for the exemption during the following calendar year. A county is rural during a calendar year if it is neither in a metropolitan statistical area nor in a micropolitan statistical area that is adjacent to a metropolitan statistical area. These areas are defined by the Office of Management and Budget and applied under currently applicable Urban Influence Codes (UICs), established by the United States Department of Agriculture's Economic Research Service (USDA-ERS). Accordingly, adjacent has the meaning applied by the USDA-ERS in determining a county s UIC; as so applied, adjacent entails a county not only being physically contiguous with a metropolitan statistical area but also meeting certain minimum population commuting patterns. Specifically, the Bureau classifies a county as "rural" if the USDA-ERS categorizes the county under UIC 4, 6, 7, 8, 9, 10, 11, or 12. Descriptions of UICs are available on the USDA-ERS website at http://www.ers.usda.gov/data-products/urban-influence-codes/documentation.aspx. A county for which there is no currently applicable UIC (because the county has been created since the USDA-ERS last categorized counties )is rural only if all counties from which the new county s land was taken are themselves rural under currently applicable UICs. A county is underserved during a calendar year if, according to Home Mortgage Disclosure Act (HMDA) data for the preceding calendar year, no more than two creditors extended first-lien covered Credit Union National Association, Page 7
transactions, five or more times in the county. Specifically, a county is "underserved" if, in the applicable calendar year's public HMDA aggregate dataset, no more than two creditors have reported five or more first-lien covered transactions with HMDA geocoding that places the properties in that county. For purposes of this determination, because only covered transactions are counted, all first-lien originations (and only first-lien originations) reported in the HMDA data are counted except those for which the owner-occupancy status is reported as "Not owner-occupied" (HMDA code 2), the property type is reported as "Multifamily" (HMDA code 3), the applicant's or coapplicant's race is reported as "Not applicable" (HMDA code 7), or the applicant's or co- applicant's sex is reported as "Not applicable" (HMDA code 4). The most recent HMDA data are available at http://www.ffiec.gov/hmda. Examples: A county is considered rural for a given calendar year based on the most recent available UIC designations, which are updated by the USDA-ERS once every ten years. (i) Assume a credit union makes first-lien covered transactions in County X during calendar year 2014, and the most recent UIC designations have been published in the second quarter of 2013. To determine rural status for County X during calendar year 2014, the credit union will use the 2013 UIC designations. However, to determine total status for County X during 2012 or 2013, the credit union would use the UIC designations last published in 2003. (ii) Assume a credit union makes first-lien covered transactions in County Y during calendar year 2013, and the most recent HMDA data is for calendar year 2012, published in the third quarter of 2013. To determine underserved status for County Y in calendar year 2013 for the purposes of qualifying for the exemption in calendar year 2014, the creditor will use the 2012 HMDA data. Cancellation ( 1026.35(b)(3)(ii)) A credit union may cancel an escrow account only upon the earlier of: Termination of the mortgage loan; or When the credit union receives, no earlier than five years after closing, a request by the borrower to cancel the escrow account. As long as the unpaid principal balance is less than 80% of the original value of the property and the borrower is not currently delinquent or in default. [Official Interpretation: Methods by which an underlying debt obligation may be terminated include, among other things, repayment, refinancing, rescission, and foreclosure.] Credit Union National Association, Page 8
[Official Interpretation: Although the rule establishes minimum durations for which escrow accounts must be maintained. This requirement does not affect a creditor's right or obligation, according to the terms of the legal obligation or applicable law, to offer or require an escrow account beyond the minimum required duration.] [Official Interpretation: The term "original value" means the lesser of the sales price reflected in the sales contract for the property, if any, or the appraised value of the property at the time the transaction was consummated. In determining whether the unpaid principal balance has reached less than 80 percent of the original value of the property securing the underlying debt, the creditor or servicer shall count any subordinate lien of which it has reason to know. If the consumer certifies in writing that the equity in the property securing the underlying debt obligation is unencumbered by a subordinate lien, the creditor or servicer may rely upon the certification in making its determination unless it has actual knowledge to the contrary.] Forward Commitments ( 1026.35(b)(2)(v)) Regardless of the exemptions to the escrow requirements, an escrow account must be established for any first-lien higher priced mortgage loan that, at consummation, is subject to a commitment to be acquired by a person that does not satisfy the conditions of the exemptions. [Official Interpretation: A creditor may make a mortgage loan that will be transferred or sold to a purchaser according to an agreement that has been entered into at or before the time the loan is consummated. Such an agreement is sometimes known as a "forward commitment." Even if a credit union otherwise meets the four criteria for the rural or underserved exemption, first-lien higherpriced mortgage loans that will be acquired by a purchaser according to a forward commitment is required to establish an escrow account under this rule unless the purchaser also meets the four criteria in the exemption, or the transaction is otherwise exempt. The escrow requirement applies to any such transaction, whether the forward commitment provides for the purchase and sale of the specific transaction or for the purchase and sale of mortgage obligations with certain prescribed criteria that the transaction meets. For example, assume a creditor that qualifies for the exemption makes a higher-priced mortgage loan that meets the purchase criteria of an investor with which the credit union has an agreement to sell such mortgage obligations after consummation. If the investor is ineligible for the exemption, an escrow account must be established for the transaction before consummation unless the transaction is otherwise exempt (such as a reverse mortgage or home equity line of credit).] Credit Union National Association, Page 9
Constructionpermanent loans ( 1026.35(b)(1)) [ Official Interpretation: The escrow account requirements do not apply to a transaction to finance the initial construction of a dwelling. However, it may apply to permanent financing that replaces a construction loan, whether the permanent financing is extended by the same or a different creditor. When a construction loan may be permanently financed by the same creditor, the rule permits the creditor to give either one combined disclosure for both the construction financing and the permanent financing, or a separate set of disclosures for each of the two phases as though they were two separate transactions. Which disclosure option a creditor chooses does not affect the determination of whether the permanent phase of the transaction requires an escrow account. When the creditor discloses the two phases as separate transactions, the annual percentage rate for the permanent phase must be compared to the average prime offer rate for a transaction that is comparable to the permanent financing to determine whether the transaction is a higher-priced mortgage loan. When the creditor discloses the two phases as a single transaction, a single annual percentage rate, reflecting the appropriate charges from both phases, must be calculated for the transaction in accordance with 1026.22(a)(1) and appendix D to part 1026 of Regulation Z. This annual percentage rate must be compared to the average prime offer rate for a transaction that is comparable to the permanent financing to determine the transaction is a higher-priced mortgage loan. If the transaction is determined to be a higher-priced mortgage loan, only the permanent phase is required to establish and maintain an escrow account, and the period for which the escrow account must remain in place is measured from the time the conversion to the permanent phase financing occurs.] Disclosures The proposed rule included a new section that would have required disclosures for the establishment, as well as the non-establishment, of an escrow account in connection with a mortgage secured by a first lien, but not a subordinate lien. In November 2012, the CFPB delayed the implementation of certain disclosures, including these escrow disclosures. Expect to see these disclosures later this year. Credit Union National Association, 10 Page