In today’s housing market, many are beginning to wonder if
we’re returning to the riskier lending habits and borrowing options that led to
the housing crash 15 years ago. Let’s ease those concerns.
Several times a year, the Mortgage Bankers Association (MBA)
releases an index titled the Mortgage Credit Availability Index (MCAI).
According to their website:
“The MCAI provides the only standardized quantitative
index that is solely focused on mortgage credit. The MCAI is . . . a summary
measure which indicates the availability of mortgage credit at a point in
Basically, the index determines how easy it is to get a
mortgage. The higher the index, the more available mortgage credit becomes.
Here’s a graph of the MCAI dating back to 2004, when the data first became
As the graph shows, the index stood at about 400 in 2004.
Mortgage credit became more available as the housing market heated up, and then
the index passed 850 in 2006. When the real estate market crashed, so did the
MCAI as mortgage money became almost impossible to secure. Thankfully, lending
standards have eased somewhat since then, but the index is still low. In April,
the index was at 121, which is about one-seventh of what it was in 2006.
Why Did the Index Get out of Control During the Housing
The main reason was the availability of loans with extremely
weak lending standards. To keep up with demand in 2006, many mortgage lenders
offered loans that put little emphasis on the eligibility of the borrower.
Lenders were approving loans without always going through a verification
process to confirm if the borrower would likely be able to repay the loan.
An example of the relaxed lending standards leading up to
the housing crash is the FICO® credit score associated with a loan. What’s a
FICO® score? The website myFICO explains:
“A credit score tells lenders about your creditworthiness
(how likely you are to pay back a loan based on your credit history). It is
calculated using the information in your credit reports. FICO® Scores are the
standard for credit scores—used by 90% of top lenders.”
During the housing boom, many mortgages were written for
borrowers with a FICO score under 620. While there are still some loan programs
that allow for a 620 score, today’s lending standards are much tighter. Lending
institutions overall are much more attentive about measuring risk when
approving loans. According to the latest Household Debt and Credit Report from
the New York Federal Reserve, the median credit score on all mortgage loans
originated in the first quarter of 2022 was 776.
The graph below shows the billions of dollars in mortgage
money given annually to borrowers with a credit score under 620.
In 2006, buyers with a score under 620 received $376 billion
dollars in loans. In 2021, that number was only $80 billion, and it’s only $20
billion in the first quarter of 2022.
In 2006, lending standards were much more relaxed with
little evaluation done to measure a borrower’s potential to repay their loan.
Today, standards are tighter, and the risk is reduced for both lenders and
borrowers. These are two very different housing markets, and today is nothing
like the last time.