HOT TOPICS:  Top 10   |   Housing affordability  |  LVRs                                                       KEY RESOURCES:    Economic calendar   | Farms for sale

The comment stream

Recent comments

Reader poll

What is the single most important topic for you going into this year's election?

Choices

Big 5 banks, combined, post NZ$3.3 bln annual increase in home loans where the borrower has less than 20% equity

Posted in Property
See video

By Gareth Vaughan

The country's big five banks, combined, grew residential mortgages where the borrower has less than 20% equity by NZ$3.3 billion, or 10%, during 2012.

Across the big five - ANZ, ASB, BNZ, Kiwibank and Westpac - home loans with loan-to-valuation ratios (LVRs) above 80% are now up NZ$4 billion, or 12.5%, to NZ$36 billion since the Reserve Bank first mandated the banks break down their home loan books by LVRs in 2008.

Last year's NZ$3.3 billion growth in higher LVR loans suggests more than half 2012's NZ$6.3 billion annual growth (based on Reserve Bank sector credit data) in residential mortgages came in loans where the borrower had less than 20% equity.

As a percentage of their overall home loan books, ASB and BNZ have increased high LVR lending since 2008 while ANZ, Kiwibank and Westpac have reduced theirs.

Setting limits on LVRs is one of four so-called macro-prudential tools the Reserve Bank will issue a consultation paper on next month.

Big 2012 rise for ANZ through 'reclassifications'

The bank with the biggest increase in home loans with LVRs above 80% last year was ANZ. ANZ's growth includes a big December quarter spike in residential mortgages with LVRs over 90%, with these up NZ$731 million. ANZ CEO David Hisco has been an outspoken critic of rivals doing 95% mortgages.

Hisco attributes his banks recent surge in high LVR lending to "a reclassification of existing assets rather than any change in lending stance".

As of December 31, borrowers had less than 20% equity on 24% of ANZ's residential mortgage book, or NZ$12.9 billion worth of loans. That's up NZ$2 billion from NZ$10.9 billion on December 31, 2011, which represented 21% of the bank's  home loans.

ANZ appears to have started its LVR disclosures from September 30, 2008. At that point it had NZ$14 billion, or 26%, of its home loans at LVRs above 80%.

ASB sees 'lot of good quality business'

In contrast to Hisco, ASB boss Barbara Chapman says her bank is chasing the high LVR end of the market. During 2012 ASB grew home loans with LVRs over 80% by NZ$777 million to NZ$8.2 billion, or 21% of its home loan book, up from 20% a year earlier.

Chapman recently told interest.co.nz: "I think there's a lot of good quality business in the 80% plus market and we're focused very much on the quality of the customer in that area. I'm absolutely committed to continuing our focus on that and we're not seeing any difficultly in terms of arrears coming out of that book."

As of March 31 2008, ASB had NZ$6 billion, or 15%, of its home loans at LVRs above 80%.

Westpac 'maintaining discipline'

Both Westpac CEO Peter Clare and head of retain banking Ian Blair have recently emphasised their bank is targeting home loans with LVRs below 80%. Clare said Westpac was "maintaining discipline" on pricing and risk in a subdued but competitive environment. And Blair noted Westpac's fixed rate special offers required the borrower to have a minimum of 20% equity.

During 2012 Westpac's high LVR loans fell both in dollar terms and as a percentage of its overall home loan book. They fell by NZ$100 million to NZ$8.5 billion. That left them at the equivalent of 24% of Westpac's total home loans, down from 25% a year earlier.

As of March 31, 2008 Westpac had NZ$8 billion, or 26% of its home loans at LVRs above 80%.

High LVR loans unchanged as a percentage of BNZ's total book

BNZ's home loans with LVRs above 80% rose NZ$300 million in 2012 to NZ$4.1 billion, but as a percentage of its overall residential mortgage book, were unchanged at 14%.  Like ANZ, BNZ appears to have started its LVR disclosures from September 30, 2008. At that point it had NZ$2.9 billion, or 11%, of its home loans at LVRs above 80%.

'Reclassifications' a feature for Kiwibank too

Through 2012 Kiwibank's home loans with LVRs above 80% rose NZ$284 million to NZ$2.3 billion, or 19% of its total residential mortgage book, up from 18% a year earlier. Kiwibank says of the total, NZ$501 million worth stem from "Welcome Home" loans where credit risk - to Kiwibank - is mitigated by the Crown.

Kiwibank CEO Paul Brock said reclassifications had been a factor in Kiwibank's recent increase in high LVR loans. He said when weighing up doing such lending Kiwibank looked at a potential customer's serviceability criteria. There had been the "odd tweak", but not a relaxation in serviceability criteria in the past couple of years. More broadly Brock said there was more high LVR lending in the Auckland market than elsewhere.

Kiwibank had NZ$1.1 billion, or 23% of its home loans at LVRs above 80% as of March 31, 2008.

This article was first published in our email for paid subscribers. See here for more details and to subscribe.

We welcome your help to improve our coverage of this issue. Any examples or experiences to relate? Any links to other news, data or research to shed more light on this? Any insight or views on what might happen next or what should happen next? Any errors to correct?

We welcome your comments below. If you are not already registered, please register to comment in the box on the right or click on the "'Register" link at the bottom of the comments.

Remember we welcome robust, respectful and insightful debate. We don't welcome abusive or defamatory comments and will de-register those repeatedly making such comments. Our current Comment policy is here.

4 Comments

As an example I tried the

As an example I tried the Mortgage Calculator on the ANZ.co.nz website, salary 100k, partners salary 20K  gross. 2 kids and no car ANZ will lend me 920K.
property bubble anyone?

Not really a problem lending

Not really a problem lending 90% or 100% for banks as a 15% property value increase in 2015 will soon see plenty of equity created. Expect to see banks competing hard for 100% mortgage customers over the next couple of years.

I think this report

I think this report highlights how sick this economy is. $3,3 billion  created money...out of thin air...loaned out to generate the return of a stream of cash that leads to the govt collecting a portion in tax on profits and gst on materials traded with the credit.
Both the govt and it's toady institution the RBNZ are nothing but toys for the boys....toys for the banking boys who dictate what shall happen in this economy...and when they stuff up...as they have and will...the taxpayer is socked to pay off the filthy mess these banking boys leave behind.
 
 

and here is a case in point

and here is a case in point (when does a push become a pull) ... where the bank customers are "assets" used to "leverage" more and fee paying business....
 
In a rare glimpse into the bank's Asian expansion plans, NAB's executive director finance, Mark Joiner, said the bank was aiming to bring together Asian investors and Australian producers to develop the country's farming sector.

Read more: http://www.smh.com.au/business/nab-opens-farm-gate-to-china-20130225-2f1zr.html#ixzz2LwuPeBvu

 

 

''Australia and New Zealand are well-regarded by the Chinese. I think they will like to find people they could partner with, and direct investment opportunities in Australia,'' he said.
NAB is the latest of the big four to talk up its expansion plans for Asia, after Westpac opened its first Indian branch last week.
In a further move to bolster its ties in China, NAB on Monday signed a memorandum of understanding with China Development Bank. The agreement is intended to strengthen collaboration between the banks in capital markets, trade finance and currency activity.
In targeting agribusiness, NAB is focusing on an industry that is tipped to be a key winner from Asia's growing middle class. Prime Minister Julia Gillard last year said the government wanted to turn Australia into the food bowl of Asia.
However, Chinese investment in agriculture has been embroiled in controversy, with last year's purchase of Cubbie Station by China's Shandong Ruyi reigniting the debate over ''selling the farm''.

 

for NAB read BNZ, eg. we rand for one of the local banks lads the other day, he happily rang back from Melboune - we were most impressed.