FIIG - The Fixed Income Experts

News and Education

Standard & Poor’s tweaks RMBS ratings methodology

by Henry Stewart | Feb 17, 2015

Standard & Poor’s (S&P) has updated how they treat Lenders Mortgage Insurance in rating Residential Mortgage Backed Securities (RMBS). This article details who these changes are relevant to and what the likely effects will be.

What’s changing

This is relevant to anyone holding ‘B Notes’ or ‘B2 Notes’ in a prime (i.e. covered by lenders mortgage insurance) transaction. Notably, this will have no effect on any non-conforming lines which don’t benefit from mortgage insurance (i.e. Sapphire, Liberty, Pepper, etc.).

Why it’s changing

S&P used to give 100% credit to mortgage insurance up to the rating of the mortgage insurer. This is to say that if a mortgage insurer was rated AA-, S&P would assume that they would pay out 100% of claims on all losses expected to be incurred under the level of stress that a security needs to be able to withstand to qualify for a AA- rating. Accordingly, they rated junior notes in prime RMBS transactions AA- because they had mortgage insurance covering the entire portfolio from insurance companies QBELMI and/or Genworth (who were both AA- rated).

In line with movements made by Fitch and Moody’s several years ago, S&P is making a global change to how it treats mortgage insurance. Now it won’t just consider capacity to pay (i.e. the solvency of the insurer, reflected by its credit rating) but it will also give credit to the insurers’ willingness to pay (i.e. how likely they will be to fight claims and try to not pay them).

The method S&P has landed on to implement this change is to assume a standard level of write-downs that insurers will make based on S&P’s assessment of each originator/ bank and each mortgage insurer. The minimum write down S&P will assume is 10%.  The maximum will be 40%. Importantly, this won’t vary based on ratings level. The same write down will be assumed regardless of whether they’re seeking to apply a AAA or B rating. This means that S&P will require more hard credit enhancing subordination at each ratings level than it has previously. This effect will be most strongly felt on junior tranches which currently benefit from zero hard credit subordination.

What do we expect the effect to be on ratings and pricing

The exact ratings outcome that this change will drive is still unknown. Two weeks ago, S&P placed all prime Australian RMBS tranches on UCO, a designation indicating that they are under initial observation due to a criteria change. We expect that within the next few weeks, S&P will take all Lenders Mortgage Insurance independent tranches off this designation and place all other tranches on credit watch negative. We expect that it may take a number of months for S&P to fully resolve the ratings impact across the board.

For transactions which have already built up excess spread reserves, the effect could be minimal. Depending on how much credit S&P is willing to give to future expected excess spread, existing junior notes could be downgraded from AA-/A+ to anywhere between BBB and unrated. While so much uncertainty exists, the best pricing comparison is new primary prime RMBS transactions which are coming to market. The two tranches which are replacing old B2 tranches are being called either C Notes and D Notes or B2 Notes and B3 notes. These are pricing at a weighted average margin in the area of +440 basis points. The tranches replacing old style B notes are pricing at +315bps. Investors should expect their holdings to reprice to this level (subject to getting tighter the longer they’ve been outstanding) for so long as these new securities offer a clear and logical relative value comparison.

Given that there is some chance that they may retain investment grade ratings (which will have a positive impact on potential demand and therefore price), we see value in maintaining these holdings until this uncertainty is removed.

What’s the effect on the underlying credit

Investors should ultimately remember that this change does not reflect any move in the underlying credit of these securities. It exclusively represents S&P changing the technicalities of how it treats mortgage insurance. Given that other ratings agencies made equivalent changes several years ago, we believe that the market was aware of the factors driving the change, and that existing pricing should logically have factored this in. Accordingly, we’d expect this market to tighten over time as the changes are fully digested.

Copyright The contents of this document are copyright. Other than under the Copyright Act 1968 (Cth), no part of it may be reproduced or distributed to a third party without FIIG’s prior written permission other than to the recipient’s accountants, tax advisors and lawyers for the purpose of the recipient obtaining advice prior to making any investment decision. FIIG asserts all of its intellectual property rights in relation to this document and reserves its rights to prosecute for breaches of those rights.

Disclaimer Certain statements contained in the information may be statements of future expectations and other forward-looking statements. These statements involve subjective judgement and analysis and may be based on third party sources and are subject to significant known and unknown uncertainties, risks and contingencies outside the control of the company which may cause actual results to vary materially from those expressed or implied by these forward looking statements. Forward-looking statements contained in the information regarding past trends or activities should not be taken as a representation that such trends or activities will continue in the future. You should not place undue reliance on forward-looking statements, which speak only as of the date of this report. Opinions expressed are present opinions only and are subject to change without further notice.

No representation or warranty is given as to the accuracy or completeness of the information contained herein. There is no obligation to update, modify or amend the information or to otherwise notify the recipient if information, opinion, projection, forward-looking statement, forecast or estimate set forth herein, changes or subsequently becomes inaccurate.

FIIG shall not have any liability, contingent or otherwise, to any user of the information or to third parties, or any responsibility whatsoever, for the correctness, quality, accuracy, timeliness, pricing, reliability, performance or completeness of the information. In no event will FIIG be liable for any special, indirect, incidental or consequential damages which may be incurred or experienced on account of the user using information even if it has been advised of the possibility of such damages.

FIIG provides general financial product advice only. As a result, this document, and any information or advice, has been provided by FIIG without taking account of your objectives, financial situation and needs. Because of this, you should, before acting on any advice from FIIG, consider the appropriateness of the advice, having regard to your objectives, financial situation and needs. If this document, or any advice, relates to the acquisition, or possible acquisition, of a particular financial product, you should obtain a product disclosure statement relating to the product and consider the statement before making any decision about whether to acquire the product. Neither FIIG, nor any of its directors, authorised representatives, employees, or agents, makes any representation or warranty as to the reliability, accuracy, or completeness, of this document or any advice. Nor do they accept any liability or responsibility arising in any way (including negligence) for errors in, or omissions from, this document or advice. Any reference to credit ratings of companies, entities or financial products must only be relied upon by a ‘wholesale client’ as that term is defined in section 761G of the Corporations Act 2001 (Cth). FIIG strongly recommends that you seek independent accounting, financial, taxation, and legal advice, tailored to your specific objectives, financial situation or needs, prior to making any investment decision. FIIG does not make a market in the securities or products that may be referred to in this document. A copy of FIIG’s current Financial Services Guide is available at
www.fiig.com.au/fsg.

An investment in notes or corporate bonds should not be compared to a bank deposit. Notes and corporate bonds have a greater risk of loss of some or all of an investor’s capital when compared to bank deposits. Past performance of any product described on any communication from FIIG is not a reliable indication of future performance. Forecasts contained in this document are predictive in character and based on assumptions such as a 2.5% p.a. assumed rate of inflation, foreign exchange rates or forward interest rate curves generally available at the time and no reliance should be placed on the accuracy of any forecast information. The actual results may differ substantially from the forecasts and are subject to change without further notice. FIIG is not licensed to provide foreign exchange hedging or deal in foreign exchange contracts services. The information in this document is strictly confidential. If you are not the intended recipient of the information contained in this document, you may not disclose or use the information in any way. No liability is accepted for any unauthorised use of the information contained in this document. FIIG is the owner of the copyright material in this document unless otherwise specified.

The FIIG research analyst certifies that any views expressed in this document accurately reflect their views about the companies and financial products referred to in this document and that their remuneration is not directly or indirectly related to the views of the research analyst. This document is not available for distribution outside Australia and New Zealand and may not be passed on to any third party without the prior written consent of FIIG. FIIG, its directors and employees and related parties may have an interest in the company and any securities issued by the company and earn fees or revenue in relation to dealing in those securities.