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Industry news and insights

Each Month we will we highlight one compliance topic and one industry related topic


Below you will find the following Insights for the Month of  December


1) Compliance Spotlight:    Improper Overdraft Opt-In Practices      


2) Industry Topic Of The Month: Stable Income  

      (the current #1 Reason for Loan Repurchases) 



Compliance spotlight 01/01/2024

improper overdraft opt-in practices

Consumer Financial Protection Circular 2024-05

    

Improper Overdraft Opt-In Practices

Question presented

Can a financial institution violate the law if there is no proof that it has obtained consumers’ affirmative consent before levying overdraft fees for ATM and one-time debit card transactions?

Response

Yes. A bank or credit union can be in violation of the Electronic Fund Transfer Act (EFTA) and Regulation E if there is no proof that it obtained affirmative consent to enrollment in covered overdraft services. The form of the records that demonstrate consumer consent to enrollment may vary according to the channel through which the consumer opts into covered overdraft services.

Regulation E’s overdraft provisions establish an opt-in regime, not an opt-out regime, where the default condition is that consumers are not enrolled in covered overdraft services. Financial institutions are prohibited from charging fees for such services until consumers affirmatively consent to enrollment. Violations of 12 CFR 1005.17(b)(1) can be proven in part by showing evidence that a consumer was charged an overdraft fee on a covered transaction where the available evidence does not adequately validate that the consumer opted in.1

Regulatory background

Regulation E implements the EFTA and governs the assessment of certain overdraft fees. Specifically, before a financial institution may charge a consumer a fee in connection with an ATM or one-time debit transaction, Regulation E requires the financial institution to provide consumers with a “reasonable opportunity for the consumer to affirmatively consent, or opt in” to covered overdraft services, and to obtain the consumer’s “affirmative consent, or opt in” to such services.2 Institutions are also required to provide consumers with a written or electronic notice describing the institution’s overdraft services prior to opt in, and to provide consumers with confirmation of the consumer’s consent to enrollment in writing or electronically with a notice informing the consumer of the right to revoke such consent.3 These rules do not apply to overdraft fees charged on written checks, recurring debit transactions, or ACH transactions.

Analysis

As noted above, Regulation E sets forth an opt-in, rather than opt-out, process before financial institutions are permitted to assess fees for covered overdraft services. The opt-in provisions provide that, absent affirmative enrollment by consumers, consumers’ default status is to not be enrolled in covered overdraft services. Regulation E’s opt-in provisions were established after the Federal Reserve Board found that consumers who were automatically enrolled in overdraft services may prefer to “avoid fees for a service they did not request."4 Therefore, consistent with this opt-in design, when determining compliance with Regulation E’s opt-in provisions, regulators and enforcers should inspect the financial institutions’ records to determine whether there is evidence of affirmative consent to enrollment in covered overdraft services.

In the CFPB’s supervisory work, examinations have found that some institutions have been unable to provide evidence that consumers had opted into overdraft coverage before they were charged fees for ATM and one-time debit transactions. While some institutions maintained policies and procedures relating to Regulation E’s overdraft opt-in requirements, supervisory examinations found that the institutions were unable to show that these policies and procedures were actually followed with respect to individual consumers. In response to examination findings, institutions began maintaining records to prove the consumer’s affirmative consent to enrollment in covered overdraft services.

In supervisory and enforcement work, the CFPB has also identified numerous other violations of law relating to Regulation E’s overdraft opt-in requirements over the years. These violations have included, for example: the failure of institutions to obtain consumers’ affirmative consent to enrollment in covered overdraft services,5 and obtaining consumers’ opt-in to covered overdraft services through deceptive and abusive acts or practices.6 The prevalence of violations related to overdraft opt in underscores the need for effective supervision and enforcement of Regulation E’s overdraft opt-in provisions.

Form of records evidencing opt-in

The form of the records that demonstrate consumer consent to enrollment may vary according to the channel through which the consumer opts into covered overdraft services. For example:

  • For consumers      who opt into covered overdraft services in person or by postal mail, a      copy of a form signed or initialed by the consumer indicating the      consumer’s affirmative consent to opting into covered overdraft services      would constitute evidence of consumer consent to enrollment.
  • For consumers      who opt into covered overdraft services over the phone, a recording of the      phone call in which the consumer elected to opt into covered overdraft      services would constitute evidence of consumer consent to enrollment.
  • For consumers      who opt into covered overdraft services online or through a mobile app, a      securely stored and unalterable “electronic signature” as defined in the      E-Sign Act (15 U.S.C. 7006(5)) conclusively demonstrating the specific      consumer’s action to affirmatively opt in and the date that the consumer      opted in would constitute evidence of consumer consent to enrollment.


SBC

industry topic of the month 11/11/2024

today's #1 reason for loan repurchases

The number one reason for loan repurchases today is due to the income calculations not meeting the requirements to be categorized as Stable Monthly Income: see below for  Freddie Macs Guideline on Stable Monthly Income

Freddie Mac 5301.01 : Requirements for stable monthly income

  5301.1

(a) Analysis of stable monthly income amount

The analysis, verification, calculation and determination of the  stable monthly income amount is integral to the overall qualification of  the Borrower and determination of the Borrower's capacity to repay the  Mortgage and other monthly obligations.

Topic 5300 provides requirements and guidance for the determination of stable  monthly income. The Seller must determine when additional analysis and  documentation is needed to support the determination of stable and  consistent monthly income.

If the Borrower is obligated to pay alimony and has more than 10  months remaining, the amount of the monthly alimony payment must be  deducted from the stable monthly income. See Section 5401.2(b)(3).


(b) General requirements for all stable monthly income

Stable monthly income is the Borrower’s verified gross monthly income  from all acceptable and verifiable sources that can reasonably be  expected to continue for at least the next three years. For each income  source used to qualify the Borrower, the Seller must determine that both  the source and the amount of the income are stable, with a consistent  level of earnings. Income that is paid to the Borrower in cryptocurrency  may not be used for qualification.

Regardless of the underwriting path, the income used to qualify the Borrower (whether or not specifically addressed in Topic 5300)  and the documentation in the Mortgage file must be evaluated for stable  monthly income qualification requirements and must meet the  requirements of Topic 5300.  Income that does not meet these requirements or is not calculated  correctly may invalidate the Loan Product Advisor Risk Class on the Feedback Certificate.

The Seller must include a written analysis of the income and amount  in the Mortgage file. A written analysis includes topics such as:

  • The calculation used to determine the qualifying income, unless it  can be clearly derived from documentation in the Mortgage file (e.g.,  Social Security pre-determined payment amounts, annual salary); and
  • The rationale for determining that the source and the amount of the  income are stable, including any rationale applicable to the stability,  history, calculation and continuance of the income

In addition, all documentation used to establish stable monthly income must be retained in the Mortgage file.


(c) Income stability and history requirements

The Seller must consider the length of history of the income and  whether the earnings have been level and consistent. When evaluating  stability of income based upon historical receipt, additional layering  of risk may be present depending upon the degree of income fluctuation.  As a result, the Seller must determine when additional documentation  (e.g., an additional year of earnings history) is necessary to support  income stability.

In most instances, a two-year history of receiving a consistent level  of income is required in order for the income to be considered stable  and used for qualifying. While the source of income may vary, the  Borrower must have a consistent level of income despite changes in the  sources of income.

 

(d) Continuance

For all income used to qualify the Borrower, the Seller must  determine whether the income is reasonably expected to continue. This  determination must focus on the Borrower's past  employment/self-employment history, history of receipt of other income  and the probability of continued consistent receipt of the income used  to qualify the Borrower. At a minimum, the Seller must base the  determination on the requirements of Topic 5300, and any other documentation contained in the Mortgage file. Additional documentation may be required, as described in Section 5302.1.

The Seller may consider all income for qualifying the Borrower,  provided the Seller does not have knowledge, information or  documentation that contradicts a reasonable expectation of continuance  or probability of consistent receipt over at least the next three years.


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