Decision Analytics | Bankruptcy Scores

--Kelly Kent

In my previous two blogs, I introduced the definition of strategic default and compared and contrasted the population to other types of consumers with mortgage delinquency.  I also reviewed a few key characteristics that distinguish strategic defaulters as a distinct population.

Although I’ve mentioned that segmenting this group is important, I would like to specifically discuss the value of segmentation as it applies to loan modification programs and the selection of candidates for modification.

How should loan modification strategies be differentiated based on this population?

By definition, strategic defaulters are more likely to take advantage of loan modification programs. They are committed to making the most personally-lucrative financial decisions, so the opportunity to have their loan modified - extending their ‘free’ occupancy – can be highly appealing.  Given the adverse selection issue at play with these consumers, lenders need to design loan modification programs that limit abuse and essentially screen-out strategic defaulters from the population.

The objective of lenders when creating loan modification programs should be to identify consumers who show the characteristics of cash-flow managers within our study. These consumers often show similar signs of distress as the strategic defaulters, but differentiate themselves by exhibiting a willingness to pay that the strategic defaulter, by definition, does not. 

So, how can a lender make this identification?
Although these groups share similar characteristics at times, it is recommended that lenders reconsider their loan modification decisioning algorithms, and modify their loan modification offers to screen out strategic defaulters.  In fact, they could even develop programs such as equity-sharing arrangements whereby the strategic defaulter could be persuaded to remain committed to the mortgage.  In the end, strategic defaulters will not self-identify by showing lower credit score trends, by being a bank credit risk, or having previous bankruptcy scores, so lenders must create processes to identify them among their peers.

For more detailed analyses, lenders could also extend the Experian-Oliver Wyman study further, and integrate additional attributes such as current LTV, product type, etc. to expand their segment and identify strategic defaulters within their individual portfolios.

--by Kari Michel

The U.S. government and mortgage lenders have developed various loan modification programs to help homeowners better manage their mortgage debt so that they can meet their monthly payment obligations. Given these new programs, what is the impact to the consumer’s score? Do consumer scores drop more if they work with their lenders to get their mortgage loan restructured or if they file for bankruptcy?

The finding from a study conducted by VantageScore ^® Solutions* reveals that a delinquency on a mortgage has a greater impact on the consumer’s score than a loan modification. Bankruptcy, short sale, and foreclosure have the greatest impact to a score. A bankruptcy or poor bankruptcy score can negatively impact a consumer for a minimum of seven years with a potential score decrease of 365 points. However, with a loan modification, consumers can rehabilitate their scores to an acceptable risk level within nine months.  This depends on them bringing all their delinquent accounts to current status. Loan modifications have little impact on their consumer credit score and the influence on their score can range from a 20 point decrease to an increase of 30 points.

Lenders should proactively seek out a mortgage loan modification before consumers experience severe delinquency in their credit files and credit score trends. The restructured mortgage should provide sufficient cash availability to remain with the consumer.  This ensures that any other delinquent debts can be updated to current status. Whenever possible, bankruptcy should be avoided because it has the greatest consequences for the lender and the consumer.

*For more detailed information on this study, Credit Scoring and Mortgage Modifications: What lenders need to know, please click on this link to access an archived file of a recent webinar:

 http://register.sourcemediaconferences.com/click/clickReg.cfm?URLID=5258

--by Kelly Kent

For the past couple of years, the deterioration of the real estate market and the economy as a whole has been widely reported as a national and international crisis. Events such as 401k plans have fallen, bankruptcy scores are high and homeowners have simply abandoned their now under-valued properties, and the federal government has raced to save the banking and automotive sectors. While the perspective of most is that this is a national decline, this is clearly a situation where the real story is in the details.

A closer look reveals that while there are places that have experienced serious real estate and employment issues (California, Florida, Michigan) there are also areas (Texas) that did not experience the same deterioration in a similar manner.

Flash forward to November, 2009 – with signs of recovery seemingly beginning to appear on the horizon – there again seems to be a great deal of variability between areas that seem poised for recovery and those that are continuing down the slope of decline.

Interestingly though, this time the list of usual suspects is changing.

In a recent article posted to CNN.com, Julianne Pepitone observes that many cities that were tops in foreclosure a year ago have since shown stabilization, while at the same time, other cities have regressed. A related article outlines a growing list of cities that, not long ago, considered themselves immune from the problems being experienced in other parts of the country. Previous economic success stories are now being identified as economic laggards and experiencing the same pains, but only a year or two later.

So – is there a lesson to be taken from this?

From a business intelligence perspective, the lesson is generalized reporting information and forecasting capabilities are not going to be successful in managing risk. Risk management solutions and forecasting techniques will need to be developed around specific macro- and micro-economic changes. They will also need to incorporate a number of economic scenarios to properly reflect the range of possible future outcomes. Moving forward, it will be vital to understand the differences in unemployment between Dallas and Houston and between regions that rely on automotive manufacturing and those with hi-tech jobs.

These differences will directly impact the performance of lenders’ specific footprints, as this year’s “Best Place to Live” according to Money.CNN.com can quickly become next year’s foreclosure capital.

*ihttp://money.cnn.com/2009/10/28/real_estate/foreclosures_worst_cities/index.htm?postversion=2009102811

*iihttp://money.cnn.com/galleries/2009/real_estate/0910/gallery.foreclosures_worst_cities/2.html

--by Tracy Bremmer

There has been a lot of hype these days about people strategically defaulting on their mortgage loans. In other words, a consumer is underwater on their house and so he/she makes a strategic decision to walk away from it. In these instances, the consumer is current on all of their non-mortgage accounts, but because the value of their home is less than what they owe, they make the decision to default on their mortgage loan.

Experian and Oliver Wyman teamed up to really dig into this population and determine these issues:

• Does this population really exist?
• If so, what are the characteristics of this population, such as assessing credit risk or bankruptcy scores?
• How should loan modification strategies be differentiated based on this population?

This blog will be one of a three-part series that addresses these questions. Let’s begin with the first question.

1.  Does this population really exist?
The quick answer is yes – this population does indeed exist. In fact, in 2008 strategic defaulters represented 18 percent of all mortgage defaults, up 500 percent from 2004. When we conducted our study we found there were varying populations that also existed when it came to mortgage defaults. In fact, we classified mortgage defaulters into five categories: strategic defaulter, cash flow manager, distressed defaulter, no non-real estate trades, and pay-downs.

We defined these populations as follows:

• Strategic defaulter - Borrowers who are delinquent on their mortgages, even when they can afford the payment, because their loan balance exceeds the value of their home,
• Cash flow manager - Borrowers facing delinquency issues with their mortgage because of temporary distress, but continue to make payments on all credit obligations,
• Distressed defaulter - Borrowers facing potential affordability issues that go delinquent on their mortgage along with other credit obligations,
• No non-real estate trades – Borrowers who are delinquent on their mortgage, however they do not have any other non-mortgage trades to evaluate if they have strategically defaulted or are in distress,
• Pay-downs – Borrowers who pay down their mortgage loan.

In my next blog, I will address the characteristic differences in behavior between these populations. Specifically, I will evaluate what characteristics make strategic defaulters stand out from the rest and what is unique about the cash flow managers.

Source: Experian-Oliver Wyman Market Intelligence Reports; Understanding Strategic Default in Mortgage topical study / webinar. August 2009.

-- by Kari Michel

In August, consumer bankruptcy filings were up by 24 percent over the past year and are expected to increase to 1.4 million this year.  “Consumers continue to turn to bankruptcy as a shield from the sustained financial pressures of today’s economy,” said American Bankruptcy Institute’s Executive Director Samuel J. Gerdano.

What are lenders doing to protect themselves from bankruptcy losses? In my last blog, I talked about the differences and advantage of using both risk and bankruptcy scores. Many lenders are mitigating and managing bankruptcy losses by including bankruptcy scores into their standard account management programs. 

Here are some ways lenders are using bankruptcy scores:

• Incorporating them into existing internal segmentation schemes for enhanced separation and treatment assessment of high risk accounts;

• Developing improved strategies to act on high-bankruptcy-risk accounts
       • In order to manage at-risk consumers proactively and
       • Assessing low-risk customers for up-sell opportunities.

Implementation of a bankruptcy score is recommended given the economic conditions and expected rise in consumer bankruptcy. When conducting model validations/assessments, we recommend that you use the model that best rank orders bankruptcy or pushes more bankruptcies into the lowest scoring ranges.  In validating our Experian/Visa BankruptcyPredict score, results showed BankruptcyPredict was able to identify 18 to 30 percent more bankruptcy compared to other bankruptcy models.  It also identified 12 to 33 percent more bankruptcy compared to risk scores in the lowest five percent of the score range.  This supports the need to have distinct bankruptcy scores in addition to risk scores.

-- By Kari Michel

Bankruptcies continue to rise and are expected to exceed 1.4 million by the end of this year, according to American Bankruptcy Institute Executive Director, Samuel J. Gerdano.  Although, the overall bankruptcy rates for a lender’s portfolio is small (about 1 percent), bankruptcies result in high dollar losses for lenders.  Bankruptcy losses as a percentage of total dollar losses are estimated to range from 45 percent for bankcard portfolios to 82 percent for credit unions.  Additionally, collection activity is restricted because of legislation around bankruptcy.  As a result, many lenders are using a bankruptcy score in conjunction with their new applicant risk score to make better acquisition decisions. This concept is a dual score strategy.  It is key in management of risk, to minimize fraud, and in managing the cost of credit.

Traditional risk scores are designed to predict risk (typically predicting 90 days past due or greater).  Although bankruptcies are included within this category, the actual count is relatively small.   For this reason the ability to distinguish characteristics typical of a “bankruptcy” are more difficult.  In addition, often times a consumer who filed bankruptcy was in “good standings” and not necessarily reflective of a typical risky consumer.   By separating out bankrupt consumers, you can more accurately identify characteristics specific to bankruptcy.  As mentioned previously, this is important because they account for a significant portion of the losses.
 
Bankruptcy scores provide added value when used with a risk score. A matrix approach is used to evaluate both scores to determine effective cutoff strategies.   Evaluating applicants with both a risk score and a bankruptcy score can identify more potentially profitable applicants and more high- risk accounts.

-- By Tracy Bremmer

Preheat the oven to 350 degrees. Grease the bottom of your pan. Mix all of your ingredients until combined. Pour mixture into pan and bake for 35 minutes. Cool before serving.

Model development, whether it is a custom or generic model, is much like baking. You need to conduct your preparatory stages (project design), collect all of your ingredients (data), mix appropriately (analysis), bake (development), prepare for consumption (implementation and documentation) and enjoy (monitor)!  

This blog will cover the first three steps in creating your model! 

Project design involves meetings with the business users and model developers to thoroughly investigate what kind of scoring system is needed for enhanced decision strategies. Is it a credit risk score, bankruptcy score, response score, etc.? Will the model be used for front-end acquisition, account management, collections or fraud?

Data collection and preparation evaluates what data sources are available and how best to incorporate these data elements within the model build process. Dependent variables (what you are trying to predict) and the type of independent variables (predictive attributes) to incorporate must be defined. Attribute standardization (leveling) and attribute auditing occur at this point. The final step before a model can be built is to define your sample selection.

Segmentation analysis provides the analytical basis to determine the optimal population splits for a suite of models to maximize the predictive power of the overall scoring system. Segmentation helps determine the degree to which multiple scores built on an individual population can provide lift over building just one single score.

Join us for our next blog where we will cover the next three stages of model development:  scorecard development; implementation/documentation; and scorecard monitoring.