TRAINING PRESENTED BY CHAZ RAMIREZ ATR AND QM TRAINING PRESENTED BY CHAZ RAMIREZ

CONTENTS INTRODUCTION BACKGROUND: EFFECTIVE DATES REQUIREMENTS DODD-FRANK ACT ATR HPML QM EFFECTIVE DATES REQUIREMENTS APPENDIX Q WORKBOOKS ENCOMPASS DEFINITIONS/ACRONYMS RESOURCES

BACKGROUND In 2008 the Board of Governors of the Federal Reserve System adopted a rule under the Truth in Lending Act prohibiting creditors from making higher-priced mortgage loans (HPML) without assessing consumers’ ability to repay the loans. Creditors have had to follow these requirements since October 2009.

BACKGROUND – DODD FRANK ACT In the 2010 Dodd-Frank Wall Street Reform and Consumer Protection Act (the Dodd-Frank Act), Congress adopted similar *but not identical) Ability-to-Repay (ATR) requirements for virtually all closed-end residential mortgage loans. Congress also established a presumption of compliance with the ATR requirements for a certain category of mortgages, called Qualified Mortgages (QMs).

WHAT IS ATR?

ATR IS: A reasonable, good-faith determination that the borrower has a reasonable ability to repay the loan.

WHAT IS THE ATR RULE? The ATR rule describes the minimum standards you must use to determine that consumers have the ability to repay the mortgages they are extended.

*While the ATR rule provides eight specific factors you must consider (including verification of income or assets relied on, employment if relied on, and review of credit history), the rule does not dictate that you follow particular underwriting models but does require that you standardize the underwriting review process.

What are the Eight ATR Factors?

What are the Eight ATR Factors? A reasonable, good-faith evaluation of: Current and/or reasonably expected income or assets that the consumer will rely on to repay the loan. Current Employment Status (only if relying on employment income to qualify) Monthly Payment on Subject Loan (more on this later) Monthly payment on any simultaneous loans on the subject property. Monthly payments for property taxes, insurance(s), HOA fees, ground rents. Debts, alimony, and child support obligations. Monthly debt-to-income ratio OR residual income Credit history. *The rule does not preclude you from considering additional factors, but you must consider at least these eight factors.

WHAT IS HPML?

HPMLs are loans secured by the borrower's principal dwelling that are priced at an APR (Annual Percentage Rate) exceeding a new index published by the Federal Reserve Board named the Average Prime Offer Rate (APOR). Based on the date the interest rate is set (locked or re-locked) lenders must compare their APR with the Fed’s APOR index. The loan will be considered a higher-priced mortgage loan if the APR exceeds the index by: 1.5 or more percentage points on First Liens 3.5 or more percentage points on Subordinate Liens

WHAT IS QM?

There are three types of QM.

There are three types of QM. 1.) General QM

There are three types of QM. 1.) General QM 2.) GSE QM

There are three types of QM. 1. ) General QM 2. ) GSE QM 3 There are three types of QM. 1.) General QM 2.) GSE QM 3.) Small Creditor QMs.

There are three types of QM. 1. ) General QM 2. ) GSE QM 3 There are three types of QM. 1.) General QM 2.) GSE QM 3.) Small Creditor QMs. Today we are going to focus on the first two. *Supreme Lending is not considered a “small creditor” and category 3 will not apply to us.

GENERAL QM

GENERAL QM LOANS MAY NOT HAVE: Negative-amortization Interest-only options Balloon-payments Terms in excess of 30 years Points and fees that exceed certain limits (table to follow) Debt-to-income ratio in excess of 43%

When a loan is originated and meets the General QM requirements the loan is presumed to meet the requirements of ATR.

GSE QM (aka Federal Agency QM)

GSE QM LOANS Loans that meet the same requirement of General QM regarding prohibition of risky features (neg am, I/O, balloon-payment, and terms >30 yrs) and are eligible for insurance or guarantee by the specific federal agencies will receive QM status.

GSE QM LOANS Loans that meet the same requirement of General QM regarding prohibition of risky features (neg am, I/O, balloon-payment, and terms >30 yrs) and are eligible for insurance or guarantee by the specific federal agencies will receive QM status. These Federal Agencies (GSEs) include: Fannie Mae VA Freddie Mac USDA FHA* RD

GSE QM LOANS Fannie Mae Freddie Mac FHA* VA USDA RD To meet the temporary GSE QM status loans must be underwritten to the guidelines of the agencies above.

GSE QM LOANS Fannie Mae Freddie Mac FHA* VA USDA RD To meet the temporary GSE QM status loans must be underwritten to the guidelines of the agencies above. They do not have to meet the 43% DTI threshold.

GSE QM LOANS Fannie Mae Freddie Mac FHA* VA USDA RD To meet the temporary GSE QM status loans must be underwritten to the guidelines of the agencies above. They do not have to meet the 43% DTI threshold. This temporary provision is provided to allow the GSE’s time to exercise separate authority on the rule. This provision is in effect until the earlier of: Jan. 1, 2021 or when the GSE’s exit federal conservatorship or when the GSE’s issue their own provisions.

*HUD QM

*HUD QM HUD has issued a their rule outlining requirements for loans to be eligible for insurance under the FHA fund. HUD’s Rule will replace the CFPB’s Temporary QM definition for Title II FHA loans.

*HUD QM HUD (FHA) QM Defines a QM as a single family mortgage insured by FHA that: • Does not exceed the CFPB’s points & fees cap (3% for loans $100,000 or more with different thresholds for lower loan amounts) • Safe Harbor if the APR does not exceed the APOR by more than 1.15 percentage points + the annual MIP (e.g., 1.15 + 1.35 = 2.50) • Rebuttable Presumption if the APR exceeds the APOR by more than 1.15 percentage points + the annual MIP

QM POINTS & FEES

QM POINTS & FEES For a loan to be a QM, the points and fees may not exceed the points-and-fees caps. The points-and-fees caps are higher for smaller loans.

QM POINTS & FEES 3% of the total loan amount for a loan greater than or equal to $100,000.00 $3,000.00 for a loan greater than or equal to $60,000.00 but less than $100,000.00 5% of the total loan amount for a loan greater than or equal to $20,000.00 but less than $60,000.00 $1,000.00 for a loan greater than or equal to $12,500.00 but less than $20,000.00 8% of the total loan amount for a loan less than $12,500.00

QM POINTS & FEES Total Loan Amount $100,000 or more (2) $60,000 - $99,999 (1) $20,000 - $59,999 $12,500 - $19,999 $1 - $12,499 Maximum Fee 3% $3000.00 5% $1000.00 8%

QM Points & Fees Calculation Follow these “steps”

QM Points & Fees Calculation Determine QM fees that are included in the P&F Test 1st

QM Points & Fees Calculation 2nd Determine QM fees that are included in the P&F Test Determine APR under RESPA 1st

QM Points & Fees Calculation 3rd Determine QM fees that are included in the P&F Test Determine APR for QM Determine APOR 2nd 1st

QM Points & Fees Calculation 4th Determine QM fees that are included in the P&F Test Determine APR for QM Determine APOR Compare APR to APOR to determine if loan is HPML. 3rd 2nd 1st

QM Points & Fees Calculation QM Points and Fees Which fees and charges are included/excluded under QM? (1st Step)

QM Points & Fees Calculation 1. Finance Charge: In general, include all items included in the finance charge (see § 1026.4(a), (b)). However, you may exclude the following types and amounts of charges, even if they normally would be included in the finance charge:  Interest or the time-price differential  Mortgage insurance premiums (MIPs) Federal or state government-sponsored MIPs: For example, exclude up-front and annual FHA premiums, VA funding fees, and USDA guarantee fees. Private mortgage insurance (PMI) premiums: Exclude monthly or annual PMI premiums. You may also exclude up-front PMI premiums if the premium is refundable on a prorated basis and a refund is automatically issued upon loan satisfaction. However, even if the premium is excludable, you must include any portion that exceeds the up-front MIP for FHA loans. Those amounts are published in HUD Mortgagee Letters, which you can access on HUD’s website at http://portal.hud.gov/hudportal/HUD?src=/program_offices/administration/hudclips/letters/mortgagee/

QM Points & Fees Calculation 1. Finance Charge: In general, include all items included in the finance charge (see § 1026.4(a), (b)). However, you may exclude the following types and amounts of charges, even if they normally would be included in the finance charge: (cont) Bona fide third-party  charges not retained by the creditor, loan originator, or an affiliate of either In general, you may exclude these types of charges even if they would be included in the finance charge. For example, you may exclude a bona fide charge imposed by a third-party settlement agent (for example, an attorney) so long as neither the creditor nor the loan originator (or their affiliates) retains a portion of the charge. However, you must still include any third-party charges that are specifically required to be included under other provisions of the points-and-fees calculation (for example, certain PMI premiums, certain real estate-related charges, and premiums for certain credit insurance and debt cancellation or suspension coverage). Note that up-front fees you charge consumers to recover the costs of loan-level price adjustments imposed by secondary market purchasers of loans, including the GSEs, are not considered bona fide third-party charges and must be included in points and fees.

QM Points & Fees Calculation 1. Finance Charge: In general, include all items included in the finance charge (see § 1026.4(a), (b)). However, you may exclude the following types and amounts of charges, even if they normally would be included in the finance charge: (cont) Bona fide discount points (§ 1026.32(b)(1)(i)(E) and (F) and (b)(3)) Exclude up to 2 bona fide discount points if the interest rate before the discount does not exceed the APOR for a comparable transaction by more than 1 percentage point; or Exclude up to 1 bona fide discount point if the interest rate before the discount does not exceed the APOR for a comparable transaction by more than 2 percentage points. Note that a discount point is “bona fide” if it reduces the consumer’s interest rate by an amount that reflects established industry practices, such as secondary mortgage market norms. An example is the pricing in the to-be-announced market for mortgage-backed securities.

QM Points & Fees Calculation 2. L.O. Compensation (§ 1026.32(b)(1)(ii)): Include compensation paid directly or indirectly by a consumer or creditor to a loan originator (for example, a mortgage broker or a retail loan officer) that is attributable to the transaction, to the extent that such compensation is known as of the date the interest rate for the transaction is set. Salaries and other types of compensation that are dependent on other factors (for example, long-term performance of the loan originator’s loans) are not “attributable to the transaction.” In general, include the following: Compensation paid by a creditor to retail loan officers: Include the amount the creditor pays to its loan officer employees for their work on the transaction. Compensation paid directly by a consumer to a mortgage broker: Include the amount the consumer pays directly to the mortgage broker. Compensation paid by a creditor to a mortgage broker: Include the amount the creditor pays to the broker for the transaction. Include this amount even if the creditor does not receive an up-front payment from the consumer to cover the broker’s fee but rather recoups the fee from the consumer through the interest rate over time.

QM Points & Fees Calculation 3. Real Estate – related fees (§ 1026.32(b)(1)(iii)) The following categories of charges are excluded from points and fees only if: 1. The charge is reasonable;   2. The creditor receives no direct or indirect compensation in connection with the charge; and 3. The charge is not paid to an affiliate of the creditor.

QM Points & Fees Calculation Real Estate – related fees (§ 1026.32(b)(1)(iii)) (Cont) Fees for title examination, abstract of title, title insurance, property survey, and similar purposes Fees for preparing loan-related documents, such as deeds, mortgages, and reconveyance or settlement documents Notary Inspection fees to assess the condition of the property if the service is performed prior to consummation, including fees related to pest-infestation or flood-hazard determinations Amounts paid into escrow or trustee accounts that are not otherwise included in the finance charge (except amounts held for future payment of taxes)

QM Points & Fees Calculation 4. Premiums for credit insurance; credit property insurance; other life, accident, health or loss-of-income insurance where the creditor is beneficiary; or debt cancellation or suspension coverage payments (§ 1026.32(b)(1)(iv)) Include premiums for these types of insurance that are payable at or before consummation even if such premiums are rolled into the loan amount, if permitted by law. You do not need to include these charges if they are paid after consummation (e.g., monthly premiums). Note that credit property insurance means insurance that protects the creditor’s interest in the property. It does not include homeowner’s insurance that protects the consumer. You do not need to include premiums for life, accident, health, or loss-of-income insurance if the consumer (or another person designated by the consumer) is the sole beneficiary of the insurance.

QM Points & Fees Calculation 5. Maximum prepayment penalty (§ 1026.32(b)(1)(v)) Include the maximum prepayment penalty that a consumer could be charged for prepaying the loan.

QM Points & Fees Calculation 6. Prepayment penalty paid in a refinance (§ 1026.32(b)(1)(vi)) If you are refinancing a loan that you or your affiliate currently holds or is currently servicing, then include any penalties you charge consumers for prepaying their previous loans.

QM Points & Fees Calculation RECAP: Exclude – Interest, MIP, amount of PMI up to the amount of “MIP”, Bona fide 3rd party charges, Bona fide discount points, title exam, insurance, survey, notary, inspections. Include – LO compensation, prepayment penalties, amount of PMI that exceeds “MIP”, Caveat(s) – Appraisal Fee and Credit Report Fee* When these fees are payable to Supreme Lending or an affiliate such as A1, they must be included in the Points and Fees under QM.

QM Loans may be either NON-HPML or HPML

QM Levels of Liability – NON-HPML vs. HPML

QM Levels of Liability – NON-HPML vs. HPML Whether a QM loan is a NON-HPML or an HPML will affect the amount of liability risk the company is exposed to. There are two liability risk categories.

QM Levels of Liability – NON-HPML vs. HPML SAFE HARBOR OR REBUTTABLE PRESUMPTION

QM Levels of Liability – NON-HPML vs. HPML SAFE HARBOR – NON-HPML REBUTTABLE PRESUMPTION - HPML

What is a Safe Harbor?

What is a Safe Harbor? QM Loans that are not HPMLs have a safe harbor, meaning that they are conclusively presumed to comply with the ATR requirements.

What is a Safe Harbor? QM Loans that are not HPMLs have a safe harbor, meaning that they are conclusively presumed to comply with the ATR requirements. Under a safe harbor, if a court finds that a loan is a QM, then it conclusively finds that we complied with ATR; therefore, if a consumer were to claim that we did not make a reasonable and good-faith determination of repayment ability and the court determines the loan is a QM then the consumer would lose the claim.

What is a Safe Harbor? QM Loans that are not HPMLs have a safe harbor, meaning that they are conclusively presumed to comply with the ATR requirements. Under a safe harbor, if a court finds that a loan is a QM, then it conclusively finds that we complied with ATR; therefore, if a consumer were to claim that we did not make a reasonable and good-faith determination of repayment ability and the court determines the loan is a QM then the consumer would lose the claim. The consumer could argue in court that the loan is not a QM by arguing that income was miscalculated resulting in a DTI of >43% and therefore is not a QM and therefore did not comply with ATR. If the loan is a Safe Harbor the consumer has no recourse.

What is a Rebuttable Presumption?

What is a Rebuttable Presumption? If a QM is an HPML then the loan has a rebuttable presumption.

What is a Rebuttable Presumption? If a QM is an HPML then the loan has a rebuttable presumption. This means that the consumer would have recourse and could argue that we miscalculated income and the loan is found not to be a QM and therefore does not to meet the requirements of ATR.

QM Levels of Liability – NON-HPML vs. HPML SAFE HARBOR VS REBUTTABLE PRESUMPTION

Safe Harbor vs. Rebuttable Presumption ATR QM Category Liability NON-HPML PRESUMED YES SAFE HARBOR LESS LIABILITY HPML REBUTTABLE PRESUMPTION MORE LIABILITY

Non-HPML QM = ATR HPML QM ≠ ATR

EFFECTIVE DATE(S)

EFFECTIVE DATE(S) In 2013, the Consumer Financial Protection Bureau adopted a rule that implements the ATR/QM provisions of the Dodd-Frank Act. This rule generally applies to closed-end consumer credit transactions that are secured by a dwelling for which you receive an application ON or after January 10, 2014.

REQUIREMENTS

REQUIREMENTS We now know that we will mostly originate loans that are GSE QMs; so you may be asking yourself, “Why then are we concerned with ATR?”

REQUIREMENTS If for any reason a loan that was originated as a GSE QM becomes ineligible for sale to a GSE* we then would be exposed to a higher liability and possibly the inability to sell a loan in the secondary market.

REQUIREMENTS If for any reason a loan that was originated as a GSE QM becomes ineligible for sale to a GSE* we then would be exposed to a higher liability and possibly the inability to sell a loan in the secondary market. In order to minimize this risk exposure Supreme Lending will underwrite all loans to both ATR and QM requirements.

REQUIREMENTS If for any reason a loan that was originated as a GSE QM becomes ineligible for sale to a GSE* we then would be exposed to a higher liability and possibly the inability to sell a loan in the secondary market. In order to minimize this risk exposure Supreme Lending will underwrite all loans to both ATR and QM requirements. This measure provides us with a risk mitigation practice, as well as, provides the required institutional base-line underwriting standards for reviewing and documenting the factors that are considered in both ATR and QM.

REQUIREMENTS We will employ specific processes to ensure that we have followed these standards including documentation review and analysis methods which we will cover in this training.

APPENDIX Q

APPENDIX Q Appendix Q, is the appendix to Part 1026 of the QM Rule. It provides that in order to meet the QM max DTI of 43%, the outlined standards for calculating the total monthly debts and total monthly income are to be followed. **Trainer will cover Entire Workbook functionality including document review, data input, printing, and milestone sweeps.**

APPENDIX Q Appendix Q – Outline Consumer Eligibility Stability of Income Salary, Wage and Other Forms of Income Consumers Employed by a Family Owned Business General Information on Self-Employed Consumers and Income Analysis. Income Analysis: Individual Tax Returns (IRS Form 1040) Income Analysis: Corporate Tax Returns (IRS Form 1120) Income Analysis: “S” Corporation Tax Returns (IRS FROM 1120S) Income Analysis: Partnership Tax Returns (IRS Form 1065) **Trainer will cover Entire Workbook functionality including document review, data input, printing, and milestone sweeps.**

Appendix Q – Outline (cont) Non-Employment Related Consumer Income Alimony, Child Support, and Maintenance Income Criteria Investment and Trust Income Military, Government Agency, and Assistance Program Income Rental Income Non-Taxable and Projected Income **Trainer will cover Entire Workbook functionality including document review, data input, printing, and milestone sweeps.**

Appendix Q – Outline (cont) Consumer Liabilities: Recurring Obligations Consumer Liabilities: Contingent Liability **Trainer will cover Entire Workbook functionality including document review, data input, printing, and milestone sweeps.**

INCOME CALCULATION WORKBOOKS

INCOME CALCULATION WORKBOOKS We have designed a new fully inclusive and required income calculation review and documentation workbook. This workbook will be required to be utilized on all loans for all income types. There will be specific milestone driven document sweeps that will prevent loan movement without completion of these workbooks. The workbook was designed with ease of use, error prevention, and record retention in mind. **Trainer will cover Entire Workbook functionality including document review, data input, printing, and milestone sweeps.**

ENCOMPASS

ENCOMPASS Encompass has been enhanced with multiple features to review and document ATR, QM, and HPML statuses on loans. **Trainer will review ATR/QM Management Form, end-to-end (trainer will not review Non-Standard to Standard refi as Supreme Lending will not participate in this function at this time). **Trainer will cover source information from Encompass input and output forms.

DEFINITIONS

DEFINITIONS/ACRONYMS APOR = Average Prime Offer Rate ATR = Ability to Repay GSE = Government Subsidized Entity GSE QM = “Agencies QM” (generalized definition) QM = Qualified Mortgage (generalized definition) HPML = Higher Priced Mortgage Loan **Trainer will review ATR/QM Management Form, end-to-end (trainer will not review Non-Standard to Standard refi as Supreme Lending will not participate in this function at this time). **Trainer will cover source information from Encompass input and output forms.

Resources

RESOURCES CFPB ATR/QM Guide: http://www.consumerfinance.gov/regulations/ability-to-repay-and-qualified-mortgage-standards-under-the-truth-in-lending-act-regulation-z/ Appendix Q to the CFPB ATR/QM Guide **Trainer will review ATR/QM Management Form, end-to-end (trainer will not review Non-Standard to Standard refi as Supreme Lending will not participate in this function at this time). **Trainer will cover source information from Encompass input and output forms.