Loan
pain is modest in state - But more mortgage holders are missing
their payments
The number of Americans behind on mortgage payments rose
during the third quarter of 2006, but California homeowners
continued to fare better than most of the nation, the Mortgage
Bankers Association reported Wednesday.
The MBA reported 2.68 percent of California's 5.5 million
mortgage holders were at least 30 days late on their house
payments during July, August and September. Despite a sharp
rise from 2.19 percent from the second quarter of this year,
the newest figures are far below levels needed to drag down
home values or the state's economy, analysts say.
"The delinquency rates (in California) have been so
low it's almost at the level that's generated by disability,
death and divorce," said Doug Duncan, chief economist
of the MBA, a trade group for the nation's mortgage lenders.
"They're still half the national level."
Just seven states -- Washington, Oregon, Hawaii, Wyoming,
Montana, North Dakota and South Dakota -- had lower delinquency
rates for all home loans than California, according to the
MBA's quarterly survey of delinquencies. The MBA reported
that 4.67 percent of the nation's 42.6 million home loan
borrowers were delinquent by at least a month.
The survey offered a fresh indicator of the financial stresses
faced by people who stretched too far to buy homes during
the past two years of the nation's housing boom. Many live
with adjustable-rate mortgages that qualified them for a
home they couldn't otherwise afford but now raise their
monthly payments after an initially low rate.
"There is a large body of people who are forgoing
things that we would consider everyday stuff to stay current
on their mortgage," said Scott Thompson, a Roseville-based
real estate broker who specializes in distressed properties.
"These are good people, smart people, people you wouldn't
expect to get into a loan product that was not appropriate
for them."
The MBA's quarterly report does not issue delinquency percentages
for specific metropolitan areas such as Sacramento. But
the number of homeowners who missed at least two mortgage
payments during the third quarter in Amador, El Dorado,
Nevada, Placer, Sacramento, Sutter, Yolo and Yuba counties
doubled to 2,290 from the same time a year earlier, according
to La Jolla-based DataQuick Information Systems.
That's well below 1990s levels in most counties.
Also hard hit nationally are millions of borrowers with
lower incomes and credit scores. Many entered the housing
market as it neared its peak, using subprime loans that
bear significantly higher interest rates and monthly payments
to compensate for higher risk to lenders.
In California, 9.12 percent of those holding nearly 800,000
such loans were behind on their payments, the MBA reported.
The national average was 12.56 percent.
The newest U.S. delinquency figures of 4.67 percent were
up from the previous quarter's 4.39 percent. But they remain
slightly below a high of 4.7 percent during the final months
of 2005.
Hardest hit nationally have been homeowners in Mississippi
and Louisiana, which continue to deal with the aftermath
of 2005's Hurricane Katrina, and Ohio, Michigan and Indiana,
where thousands have been laid off from automotive-related
jobs.
Analysts have cited California's robust economy and job
growth for cushioning the financial fallout of a housing
downturn that began last year after a five-year boom of
rising prices and sales. Statewide, only 1.46 percent of
those with prime loans were behind on payments, and just
0.39 of all home loans were in some stage of the foreclosure
process on Sept. 30.
Foreclosure proceedings generally begin after a homeowner
is at least two or three months behind in mortgage payments.
Nationally, 1.05 percent of all loans are in varying states
of foreclosure, MBA reported. That's up from 0.97 percent
from the same time a year ago.
Increasingly, downward pressure on home values and slowing
sales have prompted lenders to be more conservative in making
California home loans, said Mike Ela, president of San Juan
Capistrano-based Homesmartreports. com.
The firm's California data show a 13 percent reduction
in loan risk in October compared with the same time last
year as the boom was unraveling.