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)
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:
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
5301.1
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:
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.
SBorgerson Consulting LLC
21 Stoney Brae Road, Quincy, Massachusetts 02170, United States
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