Second mortgages and HELOCs: the black hole on bank's balance sheets

Irvine Home Address … 4 FORT SUMTER Irvine, CA 92620

Resale Home Price …… $800,000

There's no need to say shit you already know

The question is just how far will this go

How far will he take it?

And when will he stop?

Shady man I done told you once homie to easy up

But you just won't listen will ya, nah I guess not

You just can't can ya, man I can't stand ya

You're rotten, what you plottin' for us?

Man when are you gonna let up

I guess things are gonna get much worse 'fore they get better

Eminem — Things Get Worse

The mainstream media hasn't put much effort into covering one of the biggest problems in banking today: the huge hidden losses in second mortgages festering on lender's balance sheets. I reported back in April of 2010 that banks refuse to recognize second mortgage losses. At the time, lenders were still under the delusion that prices were going to rebound and these second mortgages would again be secured by the value of the underlying property. That was never going to happen.

The sad truth is borrowers could never afford these loan payments without appreciation and continued Ponzi borrowing. The underlying value was never there, only the illusion of value created by the housing bubble. The reality is, most of these mortgages are worthless. With the first mortgages of many underwater, the second mortgages have no value whatsoever. However, that isn't what banks are showing on their balance sheets. They are still pretending these loans are going to be repaid.

Second Mortgages May Cost Banks $23 Billion, Nomura Says

October 07, 2011, 4:52 PM EDT — By James Sterngold

Oct. 7 (Bloomberg) — Losses on home-equity and other second mortgages may cost the four biggest U.S. banks $22.6 billion more than budgeted, with Wells Fargo & Co. most at risk, according to Glenn Schorr, an analyst with Nomura Holdings Inc.

In case you forgot how we got here:

Irresponsible lending caused this problem. Lenders deserve the losses they will endure.

The tally for Wells Fargo, the largest U.S. home lender, may reach $8.79 billion after accounting for taxes and existing provisions, followed by Bank of America Corp. at $6.2 billion, JPMorgan Chase & Co. at $5.51 billion and Citigroup Inc. at $2.12 billion, Schorr told clients in a report today. Before taxes and reserves, losses could total $73 billion, he wrote.

While the losses may be large, “we don’t see this as a ticking time bomb” for banks because of reserves and the damage will be spread over a long period, Schorr wrote. “They will be given time to address any shortfalls.”

Yes, they have been given time due to mark-to-fantasy accounting. Lenders have not been forced to recognize the obvious: these loans are going to be losers.

Regulators are examining whether banks accurately valued home-equity and other second-lien mortgages and if they’ve put enough aside to cover losses, seven people with knowledge of the matter have said. Investors are skeptical about the true worth of assets held by U.S. lenders, pushing the KBW Bank Index down about 32 percent this year to 65 percent of stated book value for the 24 companies represented.

Apparently investors do not accept the bogus accounting being reported.

Measured by gross losses, the tally for Charlotte, North Carolina-based Bank of America could exceed $24 billion, while Wells Fargo, based in San Francisco, may lose as much as $20 billion, Schorr estimated. New York-based JPMorgan’s liability could be $19.5 billion, while New York-based Citigroup could see as much as $8.96 billion, he said.

Thomas Kelly, a spokesman for JPMorgan, Natalie Brown at Wells Fargo, Dan Frahm at Bank of America and Citigroup’s Shannon Bell declined to comment.

Underwater Loans

The loss estimates depend on how much equity is left in the house. For Citigroup, 44 percent of its second mortgages show the homeowner’s overall debt including first mortgages is greater than the price of the home, “which would suggest little to no recovery of value if a default occurs,” according to Nomura.

Pay careful attention to that statistic. Forty-four percent of the first mortgages are underwater. When the first mortgage is underwater, the second mortgage has no value. The lender may be lucky to salvage 5 cents on a dollar from a zombie debt collector. If nearly half of the loans have no value, the other half likely have very little.

Without a dramatic increase in home prices, strategic default will eventually expose these loans as worthless. And since home prices will not be going up any time soon, its only a matter of time before banks must recognize these losses.

Debt exceeds the home’s value in 40 percent of Wells Fargo’s second mortgages, 36 percent at Bank of America and 27 percent for JPMorgan, Nomura said.

Holders of second liens can see their investment wiped out when a homeowner defaults because a lender with a primary mortgage gets first claim on the house in a foreclosure sale. If the value drops too far, nothing is left to pay the second lien.

Schorr said losses may not be as severe as they appear at first glance because some home-equity lines of credit are first mortgages.

Very few HELOCs with any balances are first mortgages. While it's true many who own properties free-and-clear open HELOCs as first mortgages, most of these people don't use them.

Bankers have said borrowers tend to keep making payments as long as they’re able, even if the home’s value is “underwater,” because they want to keep access to their line of credit.

–Editors: Rick Green, William Ahearn

To contact the reporter on this story: James Sterngold in New York at jsterngold2@bloomberg.net.

To contact the editor responsible for this story: Rick Green in New York at rgreen18@bloomberg.net

I documented last year that borrowers default on first mortgage and keep second mortgage current. That doesn't mean these loans will be repaid in full. In fact, once these borrowers decide to strategically default, they stop paying the second mortgage too.

The losses on second mortgage and HELOCs are staggering. Only the mark-to-fantasy accounting and rosy assumptions are preventing lenders from recognizing this truth. Eventually, most of these debts will need to be written down, but first, banks are being given a chance to earn their way out of a hole. Some will make it, but some will not.

MOTIVATED TO SELL, EQUITY SELLER NEEDS AN OFFER NOW!!

It's very possible (if not likely) that the statement above made by the listing agent is complete bullshit. However, assuming it is not, this is the time of year when the most motivated sellers are the ones with their properties still on the market. October through March is the best time of year for buyers to be active.

Often the sellers who held to their WTF asking prices during the prime selling season get desperate — or realistic depending on your point of view — and become anxious to sell. Sometimes sellers this time of year panic and capitulate. When they do, they may sell a property for far less than asking price — sometimes even less than offers they had during the summer.

There is no telling whether or not these sellers are desperate and willing to accept a low-ball offer, but if any motivated sellers are out there, now is the time of year to find them. Based on the mortgage history and the fact he is in default suggests this seller wants out badly.

  • This property was purchased 6/25/1998 for $300,000. The owners used a $270,000 first mortgage and a $30,000 down payment.
  • On 6/27/2001 they refinanced with a $356,000 first mortgage. They got back their down payment plus an additional $56,000 in HELOC booty.
  • On 6/4/2004 they refinanced again with a $333,700 first mortgage and a $100,000 second mortgage.
  • On 3/26/2008 they refinanced with a $652,000 first mortgage — WTF was Wachovia thinking making this loan in 2008?
  • A notice of default was issued a few weeks ago.

Foreclosure Record

Recording Date: 09/21/2011

These owners needs to net about $675,000 after commissions and closing costs to pay off their mortgage. Basically, anything they gets over $715,000 is remaining equity at closing. They're hoping for $85,000, but since they're in default on their mortgage, they needs to sell now rather than wait until spring because they may be foreclosed on during the winter.

Are these owners motivated enough to make a deal? They look like a good candidate.

——————————————————————————————————————————————-

This property is available for sale via the MLS.

Please contact Shevy Akason, #01836707

949.769.1599

sales@idealhomebrokers.com

Irvine House Address … 4 FORT SUMTER Irvine, CA 92620

Resale House Price …… $800,000

Beds: 4

Baths: 2

Sq. Ft.: 2795

$286/SF

Property Type: Residential, Single Family

Style: Two Level, Other

Year Built: 1981

Community: Northwood

County: Orange

MLS#: S675706

Source: SoCalMLS

Status: Active

On Redfin: 2 days

——————————————————————————

A GORGEOUS HOME IN AN IDEAL LOCATION!!! Downstair bedroom & bath room. It even has an office/library downstairs. 4 Bedroom+Bonus Room or 5th Bedroom with full 3 Baths. Highly UPGRADED with SHOWS GREAT with remodeled kitchen featuring granite counters, maple cabinets, crown & base moulding , recessed lightings, , CUSTOM PAINT, UPGRADED hardwood floor. SPACIOUS LR offers high ceilings with hardwood floor, skylight, fireplace. Newer A/C unit & salt purified water system for your faimily. A VERY unique home in a great association and only steps to the association pool and 2 night lighted tennis courts. Northwood High School District too!!! NICE CURB APPLEAL, BE THE ONE TO DO YOUR OWN UPGRADES IN THIS VERY DESIERABLE AND OPEN FLOORPLAN. LOW ASSOCIATION AND NO MELLOOROOS. WHAT A DEAL !! HURRY MOTIVATED TO SELL , EQUITY SELLER NEEDS AN OFFER NOW!! CAN CLOSE FAST

——————————————————————————————————————————————-

Downstair? faimily? APPLEAL? DESIERABLE? MELLOOROOS?

Proprietary IHB commentary and analysis

Resale Home Price …… $800,000

House Purchase Price … $300,000

House Purchase Date …. 6/25/1998

Net Gain (Loss) ………. $452,000

Percent Change ………. 150.7%

Annual Appreciation … 7.3%

Cost of Home Ownership

————————————————-

$800,000 ………. Asking Price

$160,000 ………. 20% Down Conventional

4.03% …………… Mortgage Interest Rate

$640,000 ………. 30-Year Mortgage

$154,511 ………. Income Requirement

$3,067 ………. Monthly Mortgage Payment

$693 ………. Property Tax (@1.04%)

$0 ………. Special Taxes and Levies (Mello Roos)

$167 ………. Homeowners Insurance (@ 0.25%)

$0 ………. Private Mortgage Insurance

$65 ………. Homeowners Association Fees

============================================

$3,992 ………. Monthly Cash Outlays

-$711 ………. Tax Savings (% of Interest and Property Tax)

-$917 ………. Equity Hidden in Payment (Amortization)

$225 ………. Lost Income to Down Payment (net of taxes)

$120 ………. Maintenance and Replacement Reserves

============================================

$2,709 ………. Monthly Cost of Ownership

Cash Acquisition Demands

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$8,000 ………. Furnishing and Move In @1%

$8,000 ………. Closing Costs @1%

$6,400 ………… Interest Points @1% of Loan

$160,000 ………. Down Payment

============================================

$182,400 ………. Total Cash Costs

$41,500 ………… Emergency Cash Reserves

============================================

$223,900 ………. Total Savings Needed

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18 thoughts on “Second mortgages and HELOCs: the black hole on bank's balance sheets

  1. wheresthebeef

    “BE THE ONE TO DO YOUR OWN UPGRADES IN THIS VERY DESIERABLE AND OPEN FLOORPLAN.”

    For 800K, I shouldn’t have to do any upgrades. Bought in 1998 for 300K, now wanting 800K. No housing bubble in Irvine, just keep moving along, nothing to see here!

    1. irvine_home_owner

      Whoah… when did AZDave move to San Jose? Must have found some nice tech job.

      I think prices there are more outrageous than Irvine.

      So I guess you aren’t buying that 2/2 in AZ anymore. Good luck in your new spot… but NorCal is probably a big change from the desert.

  2. Perspective

    An interesting path to take when you have two mortgages and the second is completely underwater, is to just stop paying on the second. The second mortgagee would have to purchase the first in order to foreclose, but that doesn’t provide any value to the second. So they’ll just sit and wait…

  3. christian

    “44 percent of its second mortgages show the homeowner’s overall debt including first mortgages is greater than the price of the home”

    “Pay careful attention to that statistic. Forty-four percent of the first mortgages are underwater. When the first mortgage is underwater, the second mortgage has no value.”

    Based on the statistic I think your conclusion is off. The statistic is for total debt not first loans. That is still a lot of garbage on the bank books.

  4. Puzzled

    IR,

    Do you know who pays the banks/investors the monthly mortgage in the cases when homeowners are squatting?

    If nobody is paying, don’t they have to write down as a loss?

  5. FreedomCM

    IR: “Very few HELOCs with any balances are first mortgages. While it’s true many who own properties free-and-clear open HELOCs as first mortgages, most of these people don’t use them.”

    Actually, I find in Costa Mesa that between 5% and 10% of short sales and REOs are by “owners” who’s tax basis is less than 10% of the sale price (e.g. paid $22k in 1970). It would be hard to argue that these people did not Heloc the house.

    What is the percentage in Irvine?

  6. gepetoh

    “If nobody is paying, don’t they have to write down as a loss?”

    I think the question would be best answered by a portfolio accountant, but I don’t think you can write the coupon portion of that down as loss… The principal portion can be, but not the interest portion.

  7. irvine_home_owner

    Did the comment links change?

    I was trying to reply to SJDave but I don’t think it posted.

    Anyways… didn’t realize Dave moved to San Jose, must have been a nice tech job to take you out of the desert and into NorCal, a place probably worse than Irvine when it comes to RE prices.

    So I take it you won’t be buying that 2/2 in AZ anymore? Good luck in your new spot.

    1. irvine_home_owner

      Ack… I guess it did post.

      Not liking the changes to the way comments are posted. Weird.

      If you’re reading this… deja vu.

  8. so_scared

    “The losses on second mortgage and HELOCs are staggering.”

    IR, so against shareholders equity of 222BN, these “staggering” loses are going to equate to 2.8% for BOFA huh?

    These staggering 2nd lien loses of under 3% of shareholder equity are clearly the reason that BAC is trading at 44% of NET TANGIBLE BV.

    I expected deeper analysis than just out of context attention grabbing headlines.

    It must be hard coming up with material on a daily basis on top of your real world responsibilities but feels like some posts are clearly below your standards in terms of analysis beyond just the headline.

    1. gepetoh

      That number actually does sound significant. If I’m reading that correctly there is $6+ billion negative impact to operating income, which sounds pretty staggering to me, even if your SE is $200B. We’re not talking about 3% of earnings here, it’s 3% of net assets (in effect). Where it becomes not so significant is the statement that it will be spread out over several years, not that it impacts EPS by $.60 in aggregate ($6B/10B shares). That IS significant.

  9. theyenguy

    Thanks for your blog, I read the headlines everday. It’s been a long time since I’ve commented.

    I did a search of Refdin on 92620 and found 45 homes with 4 or more bedrooms recently sold with an average price of $800,000, so the property seems priced right.

    In my blog article, As A Default Of Greece Nears, Are Leaders Considering Nationalization Of European Banks? which I will be posting tonight, I relate that Bloomberg reports European Banks May Face Forced Recapitalization, Welt Says. European governments are considering setting banks a deadline for boosting their capital levels, the German newspaper Die Welt said, citing an unidentified person involved in the negotiations. Under the plan, governments would force banks to accept public funds to increase their capital after the deadline has expired, the newspaper said today. For a public-funding guarantee to calm markets, European Union countries would have to act jointly, the newspaper cited the person as saying. While there is no agreement on the proposal at this time, a decision may be taken within the next two weeks, the newspaper cited unidentified people involved in the negotiations as saying.

    And The European Systemic Risk Board relates Jean Cluade Trichet says The crisis has reached a systemic dimension.

    If banks are nationalized in Europe, might banks in the US be nationalized as well.

    An inquiring mind asks when banks are nationalized, will properties be marked-to-market, and if so will the banks take a loss on the property? Will second mortgages be written off? Irvine renter relates, Forty-four percent of the first mortgages are underwater. When the first mortgage is underwater, the second mortgage has no value. And an inquiring mind asks, if banks are nationalized, Will the amount on second mortgages be written off?

    Irvine Renter also relates, Without a dramatic increase in home prices, strategic default will eventually expose these loans as worthless. An inquring mind asks as well, if the banks are nationalized, will pressure be place on non-paying loan owners to settle up, or move out?

  10. SanJoseDavid

    Irvine HO –

    Whoah… when did AZDave move to San Jose?

    Been north of you about a month now.

    Must have found some nice tech job.

    Yup, never thought I would move to California but it appears that we all have our price.

    I think prices there are more outrageous than Irvine.

    Yup. Rent here is almost 3x what I was paying in Scottsdale.

    So I guess you aren’t buying that 2/2 in AZ anymore.

    I’m still watching the Scottsdale dreamhouse incase I want to become a snowbird some day. Prices are in the 280’s now – getting closer and closer to my 250K max.


    Good luck in your new spot… but NorCal is probably a big change from the desert.

    Thank you. Yes, it’s way different versus AZ. The weather is awesome though.

    So far, it has been a great move. Ironically, The Irvine Company is my landlord. Spent a lot of time looking at places and theirs was by far the best even if it is more expensive.

    1. irvine_home_owner

      Ironically, The Irvine Company is my landlord. Spent a lot of time looking at places and theirs was by far the best even if it is more expensive.

      That’s funny. The iBorg is everywhere… resistance is futile.

      Next thing you know, you’ll be looking at stucco tract houses.

  11. Planet Reality

    Come on this is too good to be true.

    AzDavid moved to an even more forever gonna be expensive place than Irvine and now is renting from the Irvine Co.?

    This is hilarious but please tell me this is fake? He is paying 3 time AZ rent at the Irvine Company LOL

  12. SanJoseDavid

    PR –

    This is hilarious but please tell me this is fake?

    Nope. Completely real.

    He is paying 3 time AZ rent at the Irvine Company LOL

    Have to give credit where credit is due. The community that I went with is by far nicer than the majority of places I looked at.

  13. Planet Reality

    David congratulations. You’d have to agree there is no recession in the Market you are in, it’s hot.

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