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FHFA, Ginnie Mae update minimum financial eligibility requirements for enterprise seller/servicers and issuers
On August 17, FHFA and Ginnie Mae released a joint announcement regarding updated minimum financial eligibility requirements for seller/servicers and issuers. Ginnie Mae also updated its requirements for servicers of Ginnie Mae mortgages in coordination with FHFA. According to the standards, sellers and servicers will be required to maintain a base net worth of $2.5 million plus 35 basis points of the unpaid principal balance for Ginnie Mae servicing and 25 basis points of the unpaid principal balance for all other 1-to-4-family loans serviced. Fannie and Freddie sellers and servicers would be required to maintain a capital ratio of tangible net worth to total assets that is greater than or equal to 6 percent. Depository institutions would continue to rely on their prudential regulatory standards to meet the GSEs’ capital and liquidity requirements. According to HUD Secretary Marcia L. Fudge, the standards “ensure that we continue to address the needs of underserved communities through easy, equitable and sustained access to mortgage credit.” FHFA also released FAQs regarding the seller/servicer minimum financial eligibility requirements, and Ginnie Mae released eligibility requirement comparison tables.
Fed urges banks to assess legality of crypto activities
On August 16, the Federal Reserve Board issued supervisory letter SR 22-6 recommending steps that Fed-supervised banking organizations engaging or seeking to engage in crypto-asset-related activities should take. The Fed stressed that organizations must assess whether such activities are legally permissible and determine whether any regulatory filings are required under the federal banking laws. Organizations should also notify the regulator and “have in place adequate systems, risk management, and controls to conduct such activities in a safe and sound manner” prior to commencing such activities. Risk management controls should cover, among other things, “operational risk (for example, the risks of new, evolving technologies; the risk of hacking, fraud, and theft; and the risk of third-party relationships), financial risk, legal risk, compliance risk (including, but not limited to, compliance with the Bank Secrecy Act, anti-money laundering requirements, and sanctions requirements), and any other risk necessary to ensure the activities are conducted in a manner that is consistent with safe and sound banking and in compliance with applicable laws, including applicable consumer protection statutes and regulations,” the supervisory letter explained, adding that state member banks are also encouraged to contact their state regulator before engaging in any crypto-asset-related activity. Organizations already engaged in crypto activities should contact the Fed “promptly” if they have not already done so, the agency said, noting that supervisory staff will provide any relevant supervisory feedback in a timely manner.
The supervisory letter follows an interagency statement released last November by the Fed, OCC, and FDIC (covered by InfoBytes here), which announced the regulators’ intention to provide greater clarity on whether certain crypto-asset-related activities conducted by banking organizations are legally permissible.
FHFA proposes new GSE multifamily housing goals
On August 16, FHFA announced a proposed rule regarding benchmark levels for the 2023 and 2024 multifamily housing goals for Fannie Mae and Freddie Mac (GSEs). According to the proposed rule, the GSEs will switch from using the number of units in multifamily properties financed annually by each institution to a new methodology of using the percentage of units financed. Instead of measuring the multifamily housing goals based on a number of units, the proposed rule would use the percentage of each of the GSE’s annual multifamily loan acquisitions that are affordable to each income category. FHFA acknowledged that the existing methodology does not incentivize the GSEs to continue to acquire mortgages backed by goal-qualifying units after the institutions have purchased enough mortgages to meet the minimum numeric benchmark levels. According to FHFA Director Sandra Thompson, the proposal “would ensure that each [of the GSE’s] focus remains on affordable segments of the multifamily market and reaffirms FHFA’s commitments to its statutory duty to promote affordability nationwide.”
OCC updates bank accounting guidance
On August 15, the OCC released an annual update to its Bank Accounting Advisory Series (BAAS). (See also OCC Bulletin 2022-20.) Intended to address a variety of accounting topics relevant to national banks and federal savings associations and to promote consistent application of accounting standards and regulatory reporting among OCC-supervised banks, the BAAS reflects updates that clarify accounting standards issued by the Financial Accounting Standards Board related to, among other things, (i) “the amortization of premiums on debt securities with a call option over a preset period”; and (ii) “lessors’ classification of certain leases with variable lease payments.” The 2022 edition also includes answers to frequently asked questions from industry and bank examiners. The OCC notes that the BAAS does not represent OCC rules or regulations but rather “represents the Office of the Chief Accountant’s interpretations of generally accepted accounting principles and regulatory guidance based on the facts and circumstances presented.”
States stress importance of CRA modernization
On August 5, a coalition of 15 state attorneys general submitted a comment letter in support of the joint notice of proposed rulemaking (NPRM) issued by the FDIC, OCC, and Federal Reserve Board (collectively, “agencies”) regarding modernizing the Community Reinvestment Act (CRA). As previously covered by InfoBytes, the NPRM, among other things, would update how CRA activities qualify for consideration, where CRA activities are considered, and how CRA activities are evaluated. According to the letter, the NPRM is “a marked improvement over prior proposals that some of the agencies set out in the last several years.” The AGs noted that the final rule “must ensure that all members of our communities are fully served by financial institutions” and urged the agencies to continue to strengthen it. The AGs further encouraged the agencies to focus on: (i) ensuring the NPRM “vindicates CRA’s core purpose to address racial inequalities”; (ii) increasing the regulatory bar so “that banks are taking meaningful action to meet low- and moderate income (LMI) community needs; and (iii) “[l]everaging incentives to encourage affordable housing development for LMI communities without displacement.” Additionally, the AGs suggested that the NPRM “should be modified to ensure that this once-in-a-generation modernization effort gives the regulators the tools they need to carry out CRA’s imperative—that financial institutions be required to address the needs of our most vulnerable communities—in our States and across the Nation.” The AGs also noted that some states “expressed concern that the widening racial wealth gap stemming from historical redlining would be exacerbated by an uneven pandemic recovery.” Specifically, the letter stated that “two-and-a-half years into the COVID-19 crisis, the States face an affordable and accessible housing crisis, increased homelessness and housing insecurity, and historic levels of inflation that disproportionally threaten low-income communities and communities of color.” The AGs stated that CRA regulatory reform “can be a key element of addressing these problems.”
CFTC updates its interest rate swap clearing requirements as LIBOR ends
On August 12, the CFTC issued a final rule updating its interest rate swap clearing requirement under part 50 of the CFTC’s regulations. Among other things, the final rule eliminates the requirement to clear interest rate swaps referencing LIBOR and other interbank offered rates and replaces them with requirements to clear interest rate swaps referencing overnight, nearly risk-free reference rates. The final rule also “updates the swaps required to be submitted for clearing to a derivatives clearing organization (DCO) or an exempt DCO and the compliance dates for such swaps.” According to CFTC Chairman Rostin Behnam, the final rule “promotes financial stability and mitigates systemic risk,” and “is essential to ensure cross border harmonization in the interest rate swaps market.” The final rule is effective 30 days after publication in the Federal Register.
Democrats ask OCC to rescind crypto guidance
On August 10, four U.S. Democratic Senators sent a letter to acting Comptroller of the Currency Michael Hsu urging the OCC to rescind November 2021 guidance permitting national banks to engage in certain cryptocurrency activities. According to the letter, the Senators “are concerned that the OCC’s actions on crypto may have exposed the banking system to unnecessary risk, and ask that [Hsu] withdraw existing interpretive letters that have permitted banks to engage in certain crypto-related activities.” The letter noted that the OCC unilaterally released interpretive letters related to cryptocurrencies in July 2020 (Interpretive Letter 1170), October 2020 (Interpretive Letter 1172), and January 2021 (Interpretive Letter 1174). In the letters, the Senators noted, the OCC determined that banks were permitted to engage in certain crypto-related activities, which include, among other things: (i) “providing cryptocurrency custody service for customers”; (ii) “holding deposits that serve as reserves for certain stablecoins”; and (iii) “operating independent node verification networks [] and stablecoins for payment activities.” The Senators argued that the letters “granted banks unfettered opportunity to engage in certain crypto activities and remain problematic” after the OCC issued another interpretive letter (Interpretive Letter 1179) under Hsu attempting to limit the risks posed by the policies set forth in the earlier letters. The Senators asked Hsu to provide information so that they can “better understand banks’ exposure to the crypto market” by August 24. The Senators also urged Hsu to work with the Fed and FDIC on replacing his agency’s existing crypto guidance with a more “comprehensive approach.”
FTC seeks feedback on commercial surveillance and data security rulemaking
On August 11, the FTC announced that it issued an advanced notice of proposed rulemaking (ANPR) on a wide range of concerns about commercial surveillance practices. According to the FTC, it is exploring “rules to crack down on harmful commercial surveillance and lax data security.” The FTC described that commercial surveillance is the business of collecting, analyzing, and profiting from information about individuals. The FTC also noted that “[m]ass surveillance has increased the risks and stakes of data breaches, deception, manipulation, and other abuses.” The ANPR solicits public comment regarding “the harms stemming from commercial surveillance and whether new rules are needed to protect people’s privacy and information.” The ANPR also noted that there is increasing evidence that some surveillance-based services may be addictive to children and lead to a wide variety of mental health and social harms. The FTC also released a Fact Sheet on the FTC’s Commercial Surveillance and Data Security Rulemaking and a Fact Sheet on Public Participation in the Section 18 Rulemaking Process. Comments are due 60 days after publication in the Federal Register.
CFPB: Digital marketing providers/big tech liable for UDAAP violations
On August 10, the CFPB issued an interpretive rule addressing when the CFPA’s UDAAP provisions cover digital marketing providers that commingle the targeting and delivery of advertisements to consumers with the provision of advertising “time or space.” Currently, traditional marketing firms are exempt from the CFPA provided they allow banks and other financial institutions “time and space” in traditional media outlets such as television and newspapers to advertise products. The Bureau stated, however, that digital marketers go beyond this approach when they harvest large amounts of information about consumers and use this data to shape their marketing content strategy.
Under the interpretive rule, this exception does not apply to firms that are materially involved in the development of content strategy. Due to the different nature of the services provided, behavioral marketing and advertising for financial institutions could subject marketers to legal liability depending on how those practices are designed and implemented, the Bureau said. Because “[d]igital marketing providers are typically materially involved in the development of content strategy when they identify or select prospective customers or select or place content in order to encourage consumer engagement with advertising,” the Bureau explained that digital marketers “engaged in this type of ad targeting and delivery are not merely providing ad space and time,” and therefore do not qualify under the “time or space” exception. The interpretive rule noted, among other things, that while a covered person may specify certain parameters of the intended audience for a financial product, the digital marketers’ ads and delivery algorithms “identify the audience with the desired characteristics and determine whether and/or when specific consumers see an advertisement.”
“When Big Tech firms use sophisticated behavioral targeting techniques to market financial products, they must adhere to federal consumer financial protection laws,” CFPB Director Rohit Chopra said in the announcement. “The CFPB, states, and other consumer protection enforcers can sue digital marketers to stop violations of consumer financial protection law: Service providers are liable for unfair, deceptive, or abusive acts or practices under the Consumer Financial Protection Act. When digital marketers act as service providers, they are liable for consumer protection law violations,” the Bureau added.
FHFA to require servicers to maintain fair lending data
On August 10, the FHFA announced that Fannie Mae and Freddie Mac will start requiring servicers to obtain and maintain borrowers’ fair lending data on their loans. Data must transfer with servicing throughout the mortgage term, the announcement states, adding that beginning March 1, 2023, servicers will be required to collect borrower data including age, race, ethnicity, gender, and preferred language. The update follows an announcement issued in May (covered by InfoBytes here), which requires lenders to collect information on the borrower’s language preference, and on any homebuyer education or housing counseling that the borrower received, so that lenders can increase their understanding of borrowers’ needs throughout the home buying process. To facilitate the upcoming changes, Freddie Mac issued servicing Bulletin 2022-17, which outlines servicing requirements and notes that data elements must be stored in a format that can be searched, queried, and transferred. Simultaneously, Fannie Mae issued SVC-2022-06 to incorporate the new fair lending data requirements into its Servicing Guide. “Having fair lending data travel with servicing will help servicers do the important work of providing assistance to borrowers in need, helping to further a sustainable and equitable housing finance system,” FHFA Director Sandra Thompson said, adding that this need arose from the foreclosure crisis and Covid-19 response.