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HUD extends Covid-19 forbearance through May
On April 7, HUD issued Mortgagee Letter 2023-08, which extends through May 31 the final date for borrowers to request Covid-19 forbearance and home equity conversion mortgage (HECM) extensions. The extension is intended to allow ample time for affected borrowers to submit requests and for mortgagees to offer and process the requests in the event that the presidentially-declared national emergency ends earlier than originally expected. As stated in the letter, HUD determined that providing a short period beyond the expiration of the national emergency will be beneficial to both FHA borrowers and mortgagees. The extension will also align Covid-19 forbearance and HECM extension requests with the monthly billing cycle. The letter stated that no Covid-19 forbearance period may extend beyond November 30.
CFPB sues co-trustees for concealing assets to avoid fine
On April 5, the CFPB filed a complaint against two individuals, both individually and in their roles as co-trustees of two trusts, accusing them of concealing assets to avoid paying a fine owed to the Bureau. In 2015 the Bureau filed an administrative action alleging one of the co-trustees—the former president of a Delaware-based online payday lender (the “individual defendant”)—and the lender violated TILA and EFTA and engaged in unfair or deceptive acts or practices when making short-term loans. (Covered by InfoBytes here.) The Bureau’s administrative order required the payment of more than $38 million in both legal and equitable restitution, along with $7.5 million in civil penalties for the company and $5 million in civil penalties for the individual defendant.
As previously covered by InfoBytes, two different administrative law judges (ALJs) decided the present case years apart, with their recommendations separately appealed to the Bureau’s director. The director upheld the decision by the second ALJ and ordered the lender and the individual defendant to pay the restitution. A district court issued a final order upholding the award, which was appealed on the grounds that the enforcement action violated their due process rights by denying the individual defendant additional discovery concerning the statute of limitations. The lender and the individual defendant recently filed a petition for writ of certiorari challenging the U.S. Court of Appeals for the Tenth Circuit’s affirmation of the CFPB administrative ruling, and asked the U.S. Supreme Court to review whether the high court’s ruling in Lucia v. SEC, which “instructed that an agency must hold a ‘new hearing’ before a new and properly appointed official in order to cure an Appointments Clause violation” (covered by InfoBytes here), meant that a CFPB ALJ could “conduct a cold review of the paper record of the first, tainted hearing, without any additional discovery or new testimony,” or whether the Court intended for the agency to actually conduct a new hearing.
The Bureau claimed in its announcement that to date, the defendants have not complied with the agency’s order, nor have they obtained a stay while their appeal was pending. The defendants have also made no payments to satisfy the judgment, the Bureau said. The complaint alleges that the co-trustee defendants transferred funds to hinder, delay, or defraud the Bureau, in violation of the FDCPA, in order to avoid paying the owed restitution and penalties. Specifically, the complaint alleges that between 2013 and 2015, after becoming aware of the Bureau’s investigation, the individual defendant transferred $12.3 million to his wife through their revocable trusts, for which his wife is the beneficiary. The complaint requests a declaration that the transactions were fraudulent, seeks to recover the value of the transferred assets via liens on the property in partial satisfaction of the Bureau’s judgment against the individual defendant, and seeks a monetary judgment against the wife and her trust for the value of the respective property and/or funds received as a transferee of fraudulent conveyances of the property belonging to the individual defendant.
HUD announces Arkansas disaster relief
On April 5, HUD announced disaster assistance for areas in Arkansas impacted by severe storms and tornadoes on March 31. The disaster assistance follows President Biden’s major disaster declaration on April 2. According to the announcement, HUD is providing immediate foreclosure relief, making FHA mortgage insurance available to disaster victims, and providing information on housing providers, as well as HUD-approved housing counseling agencies, among other measures. Specifically, HUD is providing an automatic 90-day moratorium on foreclosures of FHA-insured home mortgages for covered properties, as well as an automatic 90-day extension for home equity conversion mortgages, effective April 2. It is also making various FHA insurance options available to victims whose homes require repairs or were destroyed. HUD’s Section 203(h) program allows borrowers from participating FHA-approved lenders to obtain 100 percent financing, including closing costs, for homes that require “reconstruction or complete replacement.” HUD’s Section 203(k) loan program enables individuals to finance the repair of their existing homes or to include repair costs in the financing of a home purchase or a refinancing of a home through a single mortgage. HUD is also allowing administrative flexibilities for community planning and development grantees, as well as to public housing agencies and Tribes. Additionally, HUD is advising consumers who believe they have experienced housing discrimination as a result of the disaster to reach out to the agency’s Office of Fair Housing and Equal Opportunity.
FHFA updates GSE equitable housing finance plans
On April 5, FHFA announced updates to Fannie Mae and Freddie Mac’s (GSEs) equitable housing finance plans for 2023. (See plans here and here.) The updates include adjustments to plans first announced last year (covered by InfoBytes here), which faced pushback from several Republican senators who argued that the plans raised “significant legal concerns” and that “no law authorizes FHFA to use a GSE’s assets to pursue affirmative action in housing.” (Covered by InfoBytes here.) The senators also argued that the Biden administration was “conscripting the GSEs as instrumentalities of its progressive racial equity agenda to achieve outcomes it cannot achieve legislatively or even legally.”
According to FHA’s announcement, the updated plans provide the GSEs with a three-year roadmap to address barriers to sustainable housing opportunities. Updates include (i) taking actions to remove barriers faced by Latino renters and homeowners in Fannie Mae’s plan; (ii) an improved focus on ensuring existing borrowers are able to receive fair loss mitigation support and outcomes through monitoring and developing strategies to close gaps; (iii) providing financial capabilities coaching to build credit and savings; (iv) supporting locally-owned modular construction facilities in communities of color; and (v) increasing the reach of GSE special purpose credit programs to support homeownership attainment and housing sustainability in underserved communities.
FDIC issues 2023 Consumer Compliance Supervisory Highlights
On April 5, the FDIC released the March 2023 edition of the Consumer Compliance Supervisory Highlights, which is intended to “enhance transparency regarding the FDIC’s consumer compliance supervisory activities and to provide a high-level overview of consumer compliance issues identified in 2022 through the FDIC’s supervision of state non-member banks and thrifts.” In 2022, the FDIC conducted approximately 1,000 consumer compliance examinations and noted that “[o]verall, supervised institutions demonstrated effective management of their consumer compliance responsibilities.” The agency also initiated 21 formal enforcement actions and 10 informal enforcement actions addressing consumer compliance examination observations and issued civil money penalties totaling $1.3 million against institutions to address violations of the Flood Disaster Protection Act (FDPA), RESPA Section 8, FCRA, and Section 5 of the FTC Act, with an additional $13.6 million in voluntary restitutions to consumers. Additionally, the FDIC referred 12 fair lending matters to the DOJ in 2022. Covered topics include:
- An overview of the most frequently cited violations, with approximately 73 percent of total violations involving TILA, Reg Z, Section 5 of the FTC Act, the FDPA, EFTA, and the Truth in Savings Act, with violations of Section 5 of the FTC (which prohibits unfair or deceptive acts or practices) moving up as a top-five violation.
- An overview of issues found during examinations involving institutions that purchased “trigger leads” but did not provide consumers with a firm offer of credit. Among other things, examiners identified occurrences where representatives failed to comply with FCRA disclosure requirements during sales calls by not communicating, among other things, that an offer of credit was being made.
- Findings where institutions “unilaterally applied excess interest to the servicemember’s principal loan balance without giving the servicemember an option of how to receive the funds”—a violation of the SCRA’s anti-acceleration provision.
- Information on regulatory developments, including recent FDIC actions and efforts to (i) address appraisal bias; (ii) modernize the Community Reinvestment Act; (iii) remind creditors that they may establish special purpose credit programs under ECOA to meet the credit needs of certain classes of persons; (iv) implement a supervisory approach, consistent with the CFPB’s approach, for FDIC-supervised institutions with respect to reporting HMDA data; (v) provide revised information on flood insurance compliance responsibilities; (vi) address occurrences where persons misuse the FDIC’s name or logo, or make false or misleading representations about deposit insurance; (vii) assess crypto-asset-related activities; (viii) adopt revised guidelines for appeals of material supervisory determinations; and (ix) address compliance risks associated with multiple re-presentment of NSF fees.
- A summary of consumer compliance resources available to financial institutions.
- An overview of consumer complaint trends.
CFPB received nearly 1.3 million consumer complaints in 2022
On March 31, the CFPB published its Consumer Response Annual Report for 2022, providing an overview of consumer complaints received by the agency between January 1 and December 31, 2022. According to the report, the Bureau received approximately 1,287,000 consumer complaints last year and sent more than 820,000 complaints for review and response to roughly 3,200 companies. Among other trends, the Bureau found that complaints about credit or consumer reporting continued to increase, accounting for more than 75 percent of all complaints received last year. Checking and savings account-related complaints also increased. Many consumers reported issues with managing their accounts, including account closures, fraudulent activity, and issues with customer service. While complaints relating to student loans comprised a small percentage of complaints overall, the Bureau noted a significant increase from prior years, largely due to consumers reporting issues with their lender or servicer. Consumers described issues with repayment pause extensions, proposed changes to the federal loan program, and forgiveness programs. Additionally, the Bureau observed an increase in complaints about money service fraud and scams, where consumers reported losing money through phishing/smishing scams or via fraudsters who posed as investment or financial institution representatives to steal virtual currency. The most complained-about products and services—representing approximately 95 percent of all complaints—were credit or consumer reporting, debt collection, credit cards, checking or savings accounts, and mortgages. The Bureau also received complaints related to money transfers and virtual currency; vehicle finance; student, personal, and payday loans; prepaid cards; credit repair; and title loans.
FDIC releases February enforcement actions
On March 31, the FDIC released a list of administrative enforcement actions taken against banks and individuals in February. The FDIC made public five orders and one notice, including “three orders of prohibition from further participation, one order to pay civil money penalty, one Section 19 order, and one Notice of Charges.”
The actions include a civil money penalties order against a Wisconsin-based bank related to alleged violations of the Flood Disaster Protection Act (FDPA). The FDIC determined that the bank had engaged in a pattern or practice of violating the FDPA by failing to (i) obtain flood insurance on a building securing a designated loan at the time of origination of two loans; (ii) obtain adequate flood insurance at the time of origination of seven loans; (iii) follow lender-placed flood insurance procedures for one loan; (iv) provide borrowers with a Notice of Special Flood Hazard and Availability of Federal Disaster Relief Assistance when making, increasing, extending, or renewing a loan on four occasions; and (v) provide borrowers with a Notice of Special Flood Hazard and Availability of Federal Disaster Relief Assistance within a reasonable time prior to the completion of the transaction on one loan.
FHA proposes earlier HECM claim submissions
On April 4, FHA issued FHA Info 2023-25, announcing proposed changes to the Home Equity Conversion Mortgage (HECM) program and documentation requirements for certain submission criteria. FHA explained that the documentation changes would apply to HECM Assignment Claim Type 22, which “is an option that allows a HECM servicer to assign a mortgage that is in good standing to FHA in exchange for payment of the loan balance, up to the maximum claim amount.” Specifically, the proposal would allow servicers to start submitting claim documentation for preliminary FHA review when a mortgage reaches 97 percent of the maximum claim amount (MCA), versus the 97.5 percent currently allowed. The change is intended “to expedite the payment of claim funds when the mortgage reaches 98 percent of the MCA, to mortgage servicers in light of current market liquidity considerations.” The proposal would also establish that the deadline for mortgagees to deliver original notes and mortgages to FHA is 90 days after the assignment claim payment date, and would align the deadline for delivering recorded assignments of mortgage for all HECMS by increasing the timeline to 12 months for HECMs with FHA case numbers assigned before September 19, 2017. Comments on the proposal are due April 11.
CFPB defines abusive conduct under the CFPA
On April 3, the CFPB issued a policy statement containing an “analytical framework” for identifying abusive conduct prohibited under the Consumer Financial Protection Act. The Bureau broadly defines abusive conduct as anything that obscures, withholds, de-emphasizes, renders confusing, or hides information about the important features of a product or service. The policy statement, which is intended to clarify Congress’s statutory definition of abusive practices, serves as the Bureau’s “first formal issuance” summarizing more than a decade’s worth of precedent on abusiveness.
Specifically, the policy statement highlights two categories of abusive prohibitions: (i) obscuring critical features that could materially interfere with or impede a consumer’s ability to understand terms or conditions that may prompt a consumer to reconsider signing up for certain products or services (e.g., burying or overshadowing important disclosures, filling disclosures with complex jargon, omitting material terms and conditions, physically preventing consumers from viewing notices, or engaging in digital interference through the use of “dark patterns” aimed at “making the terms and conditions materially less accessible or salient”); and (ii) leveraging a company’s knowledge or market power to take unreasonable advantage of a consumer relating to: gaps in understanding; unequal bargaining power; and consumer reliance (e.g., causing a consumer to face a range of potential harms, including monetary and non-monetary costs, taking advantage of a consumer’s lack of understanding as it relates to whether a debt is legally enforceable or when fees will be assessed, or preventing a consumer from switching service providers).
Additionally, the Bureau notes that in order to establish liability, the agency would not be required to show that “substantial injury” occurred—it only needs to show that a practice is considered “harmful or distortionary to the proper functioning of the market.”
Abusive acts or practices will focus on actions, CFPB Director Rohit Chopra explained in prepared remarks at the University of California Irvine Law School, whereas deception claims are more concerned with whether a company’s communications create a misleading net impression. “Congress prohibited companies from leveraging unequal bargaining power, and that includes consumer reporting companies, servicers, and debt collectors who use the fact that their customers are captive to force people into less advantageous deals, extract excess profits, or reduce costs by providing worse service than they would provide if they were competing in an open market,” Chopra added.
The Bureau will receive comments on the policy statement through July 3.
Republicans seek to overturn student loan relief program
On March 27, Republican lawmakers Representative Bob Good (R-VA) and Senator Bill Cassidy (R-LA) introduced a joint resolution of disapproval under the Congressional Review Act to overturn the Department of Education’s (DOE) student loan debt relief program, which has yet to take effect. As previously covered by InfoBytes, the three-part debt relief plan was announced last August to provide, among other things, up to $20,000 in debt cancellation to Pell Grant recipients with loans held by the DOE, and up to $10,000 in debt cancellation to non-Pell Grant recipients for borrowers making less than $125,000 a year or less than $250,000 for married couples.
Opponents of the debt relief program immediately filed legal challenges after the plan was introduced last August. On December 1, the U.S. Supreme Court agreed to hear the Biden administration’s appeal of an injunction entered by the U.S. Court of Appeals for the Eighth Circuit that temporarily prohibited the Secretary of Education from discharging any federal loans under the agency’s student debt relief plan (covered by InfoBytes here). In a brief unsigned order, the Supreme Court deferred the Biden administration’s application to vacate, pending oral argument. Shortly after, the Supreme Court also granted a petition for certiorari in a challenge currently pending before the U.S. Court of Appeals for the Fifth Circuit, announcing it will consider whether the respondents (individuals whose loans are ineligible for debt forgiveness under the plan) have Article III standing to bring the challenge, as well as whether the DOE’s debt relief plan is “statutorily authorized” and was “adopted in a procedurally proper manner” (covered by InfoBytes here). The Supreme Court heard oral arguments in both cases at the end of February.
Good noted in his announcement that more than 120 members of the House signed an amicus brief expressing concerns about the constitutionality of the debt relief program. And last month, the Government Accountability Office issued a letter of opinion stating that the final waivers and modification rules submitted by the DOE last October to streamline and improve targeted debt relief programs (covered by InfoBytes here) constitute rules under the CRA and shall have no force or affect.