Financial Stability Plan Begins to Take Shape
By: Daniel F. C. Crowley, Karishma Shah Page
On February 10, 2009, Treasury Secretary Timothy Geithner outlined the Obama Administration’s plan to address the financial crisis. The Financial Stability Plan (FSP) represents a shift from the previous Administration’s implementation of the Troubled Asset Relief Program (TARP), which focused largely on capital injections into financial institutions under the Capital Purchase Plan (CPP). In addition to continuing capital injections, the FSP expands efforts to increase consumer and small business lending, will create a public-private investment fund to purchase toxic assets from banks, and includes a housing support and foreclosure mitigation component.
Capital Assistance Program
The Treasury Department will continue to make TARP equity investments in certain financial institutions through the Capital Assistance Program (CAP). Under CAP, the 19 largest banking institutions with assets over $100 billion will be required to participate in a coordinated supervisory forward-looking capital assessment (i.e., a “stress test”) to determine whether the firm has the capital necessary to continue lending and to absorb future losses. If Treasury determines that a firm has inadequate capital, it will have six months to raise it privately, and if it does not succeed, it will be compelled to take CAP funds. Banking institutions with consolidated assets of less than $100 billion will also be eligible for CAP funds. Eligibility is consistent with the criteria and process established for CPP.
Capital provided under CAP will be in the form of cumulative mandatorily convertible preferred stock and will carry a nine percent dividend yield. The security will be convertible into common equity, at the issuer’s option, at a ten percent discount to the price prevailing prior to February 9, 2009; however, the security will automatically be converted into common equity if it has not been redeemed or converted after seven years. Treasury will place its capital investments in a newly created entity, the Financial Stability Trust, and will publicly disclose its CAP investments on the Internet. At this time, CAP is only available to publicly traded qualifying financial institutions. The deadline for applying is May 25, 2009.
Consumer and Small Business Lending
The FSP aims to increase consumer and small business lending through a massive expansion of the Term Asset-Backed Securities Loan Facility (TALF) from $200 billion to $1 trillion. The Treasury will provide $100 billion in TARP funds to backstop the Federal Reserve loan facility.
Under TALF, the Federal Reserve Bank of New York (FRBNY) will provide non-recourse funding to eligible borrowers owning eligible collateral. Eligible collateral includes certain asset-backed securities (ABS) that have at least two AAA ratings and that have auto loans, student loans, credit card loans, or small business loans as the underlying credit exposure. The minimum TALF loan amount is $10 million, and the loan will have a three-year term and be subject to either a fixed or a floating interest rate. In addition, the TALF loans will be subject to haircuts ranging from five to 16 percent, depending on the category of the ABS offered as collateral. For additional details on TALF, see K&L Gates Newsstand Alerts The Term Asset-Backed Securities Loan Facility in Sharper Focus and The Term Asset-Backed Securities Loan Facility Takes Form. The initial round of loans will be awarded on March 25, 2009; TALF terms and conditions may be modified for subsequent rounds. The Federal Reserve has indicated that ABS backed by rental, commercial, and government vehicle fleet leases and ABS backed by small ticket equipment, heavy equipment, and agricultural equipment loans and leases might be made eligible for the April funding of the TALF.
In addition, Treasury and the Small Business Administration (SBA) will launch the Small Business and Community Lending Initiative. Although details have not yet been announced, initial plans indicate that the Initiative will finance the purchase of AAA-rated SBA loans in an effort to increase liquidity in secondary markets for small business loans and increase SBA loan guarantees up to 90 percent.
Public-Private Investment Fund
The FSP will also create a much-anticipated new Public-Private Investment Fund (Fund) to purchase toxic assets from banking institutions. The Fund would make these purchases by providing government capital and financing to leverage purchases by private capital. In addition, the Fund would rely on private sector buyers to price the value of the assets. The initial scale of the Fund will be $500 billion, but may be expanded up to $1 trillion. Treasury is expected to release details on the operation of the Fund in the near future.
Homeowner Affordability and Stability Plan
The FSP also includes a housing component, the Homeowner Affordability and Stability Plan (Plan). The first pillar of the Plan will support borrowers who have a solid payment history but are unable to refinance their mortgages because their current loan-to-value ratios are above 80 percent due to a loss in home value. The program would make 4 to 5 million of these homeowners eligible to refinance their existing Fannie Mae or Freddie Mac mortgages at today’s low interest rates.
The second pillar of the Plan, the $75 billion Homeowner Stability Initiative, creates a mortgage modification program for at-risk homeowners that have loans on owner-occupied properties with unpaid balances up to $729,750. Loan servicers must enter into a program agreement with Treasury in order to participate. Participating loan servicers must then apply a net present value (NPV) test on each loan at risk of imminent default or at least 60 days delinquent, unless explicitly prohibited by contract. If the NPV of the expected cash flow is greater under a modification scenario, the servicer must modify the loan such that the monthly payment is no more than 31 percent of the borrower’s gross monthly income. In exchange for the modification, the government will:
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Subsidize the lender or investor for the cost of reducing monthly payments from 38 to 31 percent of gross monthly income;
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Provide servicers with a $1,000 payment for each modification and an additional $1,000 per year for loans that continue to perform; and
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Provide payments of $1,500 to lenders or investors and $500 to servicers for modifications made to borrowers that are current on their payments.
Finally, Treasury will increase funding to Fannie Mae and Freddie Mac through the purchase of preferred stock. In order to fund this commitment, Treasury will use $200 billion made available under the Housing and Economic Recovery Act.
Additional Conditions
Increasingly, government assistance comes with stricter terms and conditions. Firms receiving assistance from the FSP will be subject to the following conditions:
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Recipients will be required to submit lending plans and monthly lending reports. This information will be publicly disclosed on the website financialstability.gov.
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Recipients will be required to commit to participating in mortgage foreclosure mitigation programs consistent with Treasury guidelines.
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Recipients will be restricted from paying quarterly common dividend payments, repurchasing privately-held shares, and pursuing acquisitions until the government’s investment is repaid.
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Recipients must comply with Treasury’s guidelines on executive compensation, “say on pay” shareholder votes, and luxury purchase disclosure.
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Recipients are prohibited from certain lobbying activities.
The FSP initiatives will continue to take shape in the coming months as details are released. The K&L Gates public policy group is closely monitoring these developments on behalf of the firm’s policy clients.