Did Securitization Lead to Lax Screening?

Evidence from Subprime Loans

Author(s): Benjamin J. Keys, Tanmoy Mukherjee, Amit Seru and Vikrant Vig
Source: The Quarterly Journal of Economics , Feb., 2010, Vol. 125, No. 1 (Feb., 2010), pp.
307-362
Published by: Oxford University Press

Stable URL: https://www.jstor.org/stable/40506283

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 DID SECURITIZATION LEAD TO LAX SCREENING?
EVIDENCE FROM SUBPRIME LOANS*

Benjamin J. Keys
Tanmoy Mukherjee
Amit Seru
VlKRANT VlG

A central question surrounding the current subprime crisis is whether the se-
curitization process reduced the incentives of financial intermediaries to carefully
screen borrowers. We examine this issue empirically using data on securitized
subprime mortgage loan contracts in the United States. We exploit a specific rule
of thumb in the lending market to generate exogenous variation in the ease of
securitization and compare the composition and performance of lenders' portfolios
around the ad hoc threshold. Conditional on being securitized, the portfolio with
greater ease of securitization defaults by around 10%-25% more than a similar
risk profile group with a lesser ease of securitization. We conduct additional anal-
yses to rule out differential selection by market participants around the threshold
and lenders employing an optimal screening cutoff unrelated to securitization as
alternative explanations. The results are confined to loans where intermediaries'
screening effort may be relevant and soft information about borrowers determines
their creditworthiness. Our findings suggest that existing securitization practices
did adversely affect the screening incentives of subprime lenders.

I. Introduction

Securitization, converting illiquid assets into liquid securi-

ties, has grown tremendously in recent years, with the universe
of securitized mortgage loans reaching $3.6 trillion in 2006. Th

*We thank Viral Acharya, Effi Benmelech, Patrick Bolton, Daniel

Bergstresser, Charles Calomiris, Douglas Diamond, John DiNardo, Charles Good-
hart, Edward Glaeser, Dwight Jaffee, Chris James, Anil Kashyap, Jose Liberti,
Gregor Matvos, Chris Mayer, Donald Morgan, Adair Morse, Daniel Paravisini,
Karen Pence, Guillaume Plantin, Manju Puri, Mitch Petersen, Raghuram Ra-
jan, Uday Rajan, Adriano Rampini, Joshua Rauh, Chester Spatt, Steve Schaefer,
Henri Servaes, Morten Sorensen, Jeremy Stein, James Vickery, Annette Vissing-
Jorgensen, Paul Willen, three anonymous referees, and seminar participants at
Boston College, Columbia Law, Duke, the Federal Reserve Bank of Philadel-
phia, the Federal Reserve Board of Governors, the London Business School, the
London School of Economics, Michigan State, NYU Law, Northwestern, Oxford,
Princeton, Standard and Poor's, the University of Chicago Applied Economics
Lunch, and the University of Chicago Finance Lunch for useful discussions. We
also thank numerous conference participants for their comments. Seru thanks
the Initiative on Global Markets at the University of Chicago for financial sup-
port. The opinions expressed in the paper are those of the authors and do not
reflect the views of the Board of Governors of the Federal Reserve System or
Sorin Capital Management. Shu Zhang provided excellent research assistance.
All remaining errors are our responsibility, [email protected], tmukherjee®
sorincapital.com, [email protected], [email protected].
© 2010 by the President and Fellows of Harvard College and the Massachusetts Institute of
Technology.
The Quarterly Journal of Economics, February 2010

307

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308 QUARTERLY JOURNAL OF ECONOMICS

option to sell loans to investors has transformed the traditional

role of financial intermediaries in the mortgage market from "buy-
ing and holding" to "buying and selling." The perceived benefits
of this financial innovation, such as improving risk sharing and
reducing banks' cost of capital, are widely cited (e.g., Pennacchi
[1988]). However, delinquencies in the heavily securitized sub-
prime housing market increased by 50% from 2005 to 2007, forcing
many mortgage lenders out of business and setting offa wave of fi-
nancial crises, which spread worldwide. In light of the central role
of the subprime mortgage market in the current crisis, critiques
of the securitization process have gained increased prominence
(Blinder 2007; Stiglitz 2007).
The rationale for concern over the "originate-to-distribute"
model during the crisis derives from theories of financial inter-
mediation. Delegating monitoring to a single lender avoids the
duplication, coordination failure, and free-rider problems associ-
ated with multiple lenders (Diamond 1984). However, for a lender
to screen and monitor, it must be given appropriate incentives
(Hölmstrom and Tiróle 1997), and this is provided by the illiquid
loans on its balance sheet (Diamond and Rajan 2003). By creating
distance between a loan's originator and the bearer of the loan's
default risk, securitization may have potentially reduced lenders'
incentives to carefully screen and monitor borrowers (Petersen
and Rajan 2002). On the other hand, proponents of securitization
argue that reputation concerns, regulatory oversight, or sufficient
balance sheet risk may have prevented moral hazard on the part
of lenders. What the effects of existing securitization practices on
screening were thus remains an empirical question.
This paper investigates the relationship between securitiza-
tion and screening standards in the context of subprime mortgage
loans. The challenge in making a causal claim is the difficulty of
isolating differences in loan outcomes independent of contract and
borrower characteristics. First, in any cross section of loans, those
that are securitized may differ on observable and unobservable
risk characteristics from loans that are kept on the balance sheet
(not securitized). Second, in a time-series framework, simply doc-
umenting a correlation between securitization rates and defaults
may be insufficient. This inference relies on establishing the opti-
mal level of defaults at any given point in time. Moreover, this ap-
proach ignores macroeconomic factors and policy initiatives that
may be independent of lax screening and yet may induce composi-
tional differences in mortgage borrowers over time. For instance,

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 DID SECURITIZATION LEAD TO LAX SCREENING? 309

house price appreciation and the changing role of government-

sponsored enterprises (GSEs) in the subprime market may also
have accelerated the trend toward originating mortgages to riskier
borrowers in exchange for higher payments.
We overcome these challenges by exploiting a specific rule of
thumb in the lending market that induces exogenous variation in
the ease of securitization of a loan compared to another loan with
similar observable characteristics. This rule of thumb is based
on the summary measure of borrower credit quality known as
the FICO score. Since the mid-1990s, the FICO score has become
the credit indicator most widely used by lenders, rating agen-
cies, and investors. Underwriting guidelines established by the
GSEs, Fannie Mae and Freddie Mac, standardized purchases of
lenders' mortgage loans. These guidelines cautioned against lend-
ing to risky borrowers, the most prominent rule of thumb being
not lending to borrowers with FICO scores below 620 (Avery et al.
1996; Loesch 1996; Calomiris and Mason 1999; Freddie Mac 2001,
2007; Capone 2002).1 Whereas the GSEs actively securitized loans
when the nascent subprime market was relatively small, since
2000 this role has shifted entirely to investment banks and hedge
funds (the nonagency sector). We argue that persistent adherence
to this ad hoc cutoff by investors who purchase securitized pools
from nonagencies generates a differential increase in the ease of
securitization for loans. That is, loans made to borrowers which
fall just above the 620 credit cutoff have a higher unconditional
likelihood of being securitized and are therefore more liquid than
loans below this cutoff.
To evaluate the effect of securitization on screening decisions,
we examine the performance of loans originated by lenders around
this threshold. As an example of our design, consider two borrow-
ers, one with a FICO score of 621 (620+) and the other with a
FICO score of 619 (620~), who approach the lender for a loan.
Screening to evaluate the quality of the loan applicant involves
collecting both "hard" information, such as the credit score, and
"soft" information, such as a measure of future income stability of
the borrower. Hard information, by definition, is something that
is easy to contract upon (and transmit), whereas the lender has
to exert an unobservable effort to collect soft information (Stein
2002). We argue that the lender has a weaker incentive to base

1. We discuss the 620 rule of thumb in more detail in Section III and in
reference to other cutoffs in the lending market in Section IV. G.

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3 10 QUARTERLY JOURNAL OF ECONOMICS

origination decisions on both hard and soft information, less care-

fully screening the borrower, at 620+, where there is an increase
in the relative ease of securitization. In other words, because in-
vestors purchase securitized loans based on hard information, the
cost of collecting soft information is internalized by lenders when
screening borrowers at 620+ to a lesser extent than at 620" . There-
fore, by comparing the portfolio of loans on either side of the credit
score threshold, we can assess whether differential access to se-
curitization led to changes in the behavior of lenders who offered
these loans to consumers with nearly identical risk profiles.
Using a sample of more than one million home purchase
loans during the period 2001-2006, we empirically confirm that
the number of loans securitized varies systematically around the
620 FICO cutoff. For loans with a potential for significant soft
information - low documentation loans- -we find that there are
more than twice as many loans securitized above the credit thresh-
old at 620+ than below the threshold at 620". Because the FICO
score distribution in the population is smooth (constructed from
a logistic function; see Figure I), the underlying creditworthiness
and demand for mortgage loans (at a given price) are the same
for prospective buyers with a credit score of either 620" or 620+.
Therefore, these differences in the number of loans confirm that
the unconditional probability of securitization is higher above the
FICO threshold; that is, it is easier to securitize 620+ loans.
Strikingly, we find that although 620+ loans should be of
slightly better credit quality than those at 620", low-
documentation loans that are originated above the credit
threshold tend to default within two years of origination at a
rate 10%-25% higher than the mean default rate of 5% (which
amounts to roughly a 0.5%-l% increase in delinquencies). As this
result is conditional on observable loan and borrower character-
istics, the only remaining difference between the loans around
the threshold is the increased ease of securitization. Therefore,
the greater default probability of loans above the credit threshold
must be due to a reduction in screening by lenders.
Because our results are conditional on securitization, we con-
duct additional analyses to address selection on the part of bor-
rowers, lenders, or investors as explanations for differences in
the performance of loans around the credit threshold. First, we
rule out borrower selection on observables, as the loan terms and
borrower characteristics are smooth across the FICO score thresh-
old. Next, selection of loans by investors is mitigated because the

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 DID SECURITIZATION LEAD TO LAX SCREENING? 311

ö / '
•f
I
ö /
/
/ ' '
'
s

400 500 600 700 800 900

FICO

Figure I
FICO Distribution (U.S. Population)
The figure presents the FICO distribution in the U.S. population for 2004. The
data are from an anonymous credit bureau, which assures us that the data exhibit
similar patterns during the other years of our sample. The FICO distribution
across the population is smooth, so the number of prospective borrowers in the
local vicinity of a given credit score is similar.

decisions of investors (special purpose vehicles, SPVs) are based

on the same (smooth-through the threshold) loan and borrower
variables as in our data (Kornfeld 2007).
Finally, strategic adverse selection on the part of lenders may
also be a concern. However, lenders offer the entire pool of loans
to investors, and, conditional on observables, SPVs largely follow
a randomized selection rule to create bundles of loans out of these
pools, suggesting that securitized loans would look similar to those
that remain on the balance sheet {Comptroller's Handbook 1997;
Gorton and Souleles 2006). Furthermore, if at all present, this
selection will tend to be more severe below the threshold, thereby
biasing the results against our finding any screening effect. We
also constrain our analysis to a subset of lenders who are not sus-
ceptible to strategic securitization of loans. The results for these
lenders are qualitatively similar to the findings using the full
sample, highlighting that screening is the driving force behind
our results.

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312 QUARTERLY JOURNAL OF ECONOMICS

Could the 620 threshold be set by lenders as an optimal cut-

off for screening that is unrelated to differential securitization?
We investigate further using a natural experiment in the pas-
sage and subsequent repeal of antipredatory laws in New Jersey
(2002) and Georgia (2003) that varied the ease of securitization
around the threshold. If lenders used 620 as an optimal cutoff for
screening unrelated to securitization, we would expect the pas-
sage of these laws to have no effect on the differential screening
standards around the threshold. However, if these laws affected
the differential ease of securitization around the threshold, our
hypothesis would predict an impact on the screening standards.
Our results confirm that the discontinuity in the number of loans
around the threshold diminished during a period of strict enforce-
ment of antipredatory lending laws. In addition, there was a rapid
return of a discontinuity after the law was revoked. Importantly,
our performance results follow the same pattern, that is, screen-
ing differentials attenuated only during the period of enforcement.
Taken together, this evidence suggests that our results are indeed
related to differential securitization at the credit threshold and
that lenders did not follow the rule of thumb in all instances.
Importantly, the natural experiment also suggests that prime-
influenced selection is not at play.
Once we have confirmed that lenders are screening more rig-
orously at 620~ than 620+, we assess whether borrowers were
aware of the differential screening around the threshold. Although
there is no difference in contract terms around the cutoff, bor-
rowers may have an incentive to manipulate their credit scores
in order to take advantage of differential screening around the
threshold (consistent with our central claim). Aside from out-
right fraud, it is difficult to strategically manipulate one's FICO
score in a targeted manner and any actions to improve one's score
take relatively long periods of time, on the order of three to six
months (Fair Isaac). Nonetheless, we investigate further using
the same natural experiment evaluating the performance effects
over a relatively short time horizon. The results reveal a rapid
return of a discontinuity in loan performance around the 620
threshold, which suggests that rather than manipulation, our re-
sults are largely driven by differential screening on the part of
lenders.
As a test of the role of soft information in screening incen-
tives of lenders, we investigate the full documentation loan mar-
ket. These loans have potentially significant hard information

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 DID SECURITIZATION LEAD TO LAX SCREENING? 3 13

because complete background information about the borrower's

ability to repay is provided. In this market, we identify another
credit cutoff, a FICO score of 600, based on the advice of the three
credit repositories. We find that twice as many full documenta-
tion loans are securitized above the credit threshold at 600+ as
below the threshold at 600". Interestingly, however, we find no
significant difference in default rates of full documentation loans
originated around this credit threshold. This result suggests that
despite a difference in ease of securitization across the thresh-
old, differences in the returns to screening are attenuated due to
the presence of more hard information. Our findings for full docu-
mentation loans suggest that the role of soft information is crucial
to understanding what worked and what did not in the existing
securitized subprime loan market. We discuss this issue in more
detail in Section VI.
This paper connects several strands of the literature. Our
evidence sheds new light on the subprime housing crisis, as
discussed in the contemporaneous work of Doms, Furlong, and
Krainer (2007), Gerardi, Shapiro, and Willen (2007), Dell'Ariccia,
Igan, and Laeven (2008), Mayer, Piskorski, and Tchistyi (2008),
Rajan, Seni, and Vig (2008), Benmelech and Dlugosz (2009), Mian
and Sufi (2009), and Demyanyk and Van Hemert (20 10).2 This
paper also speaks to the literature that discusses the benefits
(Kashyap and Stein 2000; Loutskina and Strahan 2007), and the
costs (Morrison 2005; Parlour and Plantin 2008) of securitization.
In a related line of research, Drucker and Mayer (2008) document
how underwriters exploit inside information to their advantage in
secondary mortgage markets, and Gorton and Pennacchi (1995),
Sufi (2006), and Drucker and Puri (2009) investigate how contract
terms are structured to mitigate some of these agency conflicts.3
The rest of the paper is organized as follows. Section II pro-
vides a brief overview of lending in the subprime market and de-
scribes the data and sample construction. Section III discusses the
framework and empirical methodology used in the paper, whereas
Sections IV and V present the empirical results in the paper. Sec-
tion VI concludes.

2. For thorough summaries of the subprime mortgage crisis and the research
which has sought to explain it, see Mayer and Pence (2008) and Mayer, Pence, and
Sherlund (2009).
3. Our paper also sheds light on the classic liquidity/incentives trade-off that
is at the core of the financial contracting literature (see Coffee [1991], Diamond
and Rajan [2003], Aghion, Bolton, and Tiróle [2004], and DeMarzo and Urosevic
[2006]).

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3 14 QUARTERLY JOURNAL OF ECONOMICS

II. Lending in the Subprime Mortgage Market

ILA. Background
Approximately 60% of outstanding U.S. mortgage debt is
traded in mortgage-backed securities (MBS), making the U.S. sec-
ondary mortgage market the largest fixed-income market in the
world (Chomsisengphet and Pennington-Cross 2006). The bulk of
this securitized universe ($3.6 trillion outstanding as of January
2006) is composed of agency pass-through pools - those issued by
Freddie Mac, Fannie Mae, and Ginnie Mae. The remainder, ap-
proximately, $2.1 trillion as of January 2006, has been securitized
in nonagency securities. Although the nonagency MBS market
is relatively small as a percentage of all U.S. mortgage debt, it
is nevertheless large on an absolute dollar basis. The two mar-
kets are separated based on the eligibility criteria of loans that
the GSEs have established. Broadly, agency eligibility is estab-
lished on the basis of loan size, credit score, and underwriting
standards.
Unlike the agency market, the nonagency (referred to as "sub-
prime" in the paper) market was not always this size. This mar-
ket gained momentum in the mid- to late 1990s. Inside B&C
Lending - a publication that covers subprime mortgage lending
extensively - reports that total subprime lending (B&C origina-
tions) grew from $65 billion in 1995 to $500 billion in 2005. Growth
in mortgage-backed securities led to an increase in securitization
rates (the ratio of the dollar value of loans securitized divided by
the dollar value of loans originated) from less than 30% in 1995
to over 80% in 2006.
From the borrower's perspective, the primary feature distin-
guishing between prime and subprime loans is that the up-front
and continuing costs are higher for subprime loans.4 The sub-
prime mortgage market actively prices loans based on the risk
associated with the borrower. Specifically, the interest rate on the
loan depends on credit scores, debt-to-income ratios, and the doc-
umentation level of the borrower. In addition, the exact pricing
may depend on loan-to- value ratios (the amount of equity of the
borrower), the length of the loan, the flexibility of the interest
rate (adjustable, fixed, or hybrid), the lien position, the property

4. Up-front costs include application fees, appraisal fees, and other fees associ-
ated with originating a mortgage. The continuing costs include mortgage insurance
payments, principal and interest payments, late fees for delinquent payments, and
fees levied by a locality (such as property taxes and special assessments).

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 DID SECURITIZATION LEAD TO LAX SCREENING? 315

type, and whether stipulations are made for any prepaymen

penalties.5
For investors who hold the eventual mortgage-backed secu-
rity, credit risk in the agency sector is mitigated by an implicit or
explicit government guarantee, but subprime securities have no
such guarantee. Instead, credit enhancement for nonagency deals
is in most cases provided internally by means of a deal struc-
ture that bundles loans into "tranches," or segments of the overall
portfolio (Lucas, Goodman, and Fabozzi 2006).

II.B. Data

Our primary data set contains individual loan data leased

from LoanPerformance. The database is the only source that pro
vides a detailed perspective on the nonagency securities mark
The data include information on issuers, broker dealers/deal un-
derwriters, servicers, master servicers, bond and trust adminis-
trators, trustees, and other third parties. As of December 200
more than eight thousand home equity and nonprime loan poo
(over seven thousand active) that include 16.5 million loans (more
than seven million active) with over $1.6 trillion in outstanding
balances were included. LoanPerformance estimates that as of
2006, the data cover over 90% of the subprime loans that are
securitized.6 The data set includes all standard loan application
variables such as the loan amount, term, LTV ratio, credit score,
and interest rate type - all data elements that are disclosed and
form the basis of contracts in nonagency securitized mortgage
pools. We now describe some of these variables in more detail.
For our purpose, the most important piece of information
about a particular loan is the creditworthiness of the borrower.
The borrower's credit quality is captured by a summary measure
called the FICO score. FICO scores are calculated using vari-
ous measures of credit history, such as types of credit in use and

5. For example, the rate and underwriting matrix of Countrywide Home Loans
Inc., a leading lender of prime and subprime loans, shows how the credit score of
the borrower and the loan-to- value ratio are used to determine the rates at which
different documentation-level loans are made (www.c0untr3rwide.com).
6. Note that only loans that are securitized are reported in the Loanrerlor-
mance database. Communication with the database provider suggests that the
roughly 10% of loans that are not reported are for privacy concerns from lenders.
Importantly for our purpose, the exclusion is not based on any selection crite-
ria that the vendor follows (e.g., loan characteristics or borrower characteristics).
Moreover, based on estimates provided by LoanPerformance, the total number of
nonagency loans securitized relative to all loans originated has increased from
about 65% in early 2000 to over 92% since 2004.

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3 16 QUARTERLY JOURNAL OF ECONOMICS

amount of outstanding debt, but do not include any information

about a borrower's income or assets (Fishelson-Holstein 2005).
The software used to generate the score from individual credit re-
ports is licensed by the Fair Isaac Corporation to the three major
credit repositories - TransUnion, Experian, and Equifax. These
repositories, in turn, sell FICO scores and credit reports to lenders
and consumers. FICO scores provide a ranking of potential bor-
rowers by the probability of having some negative credit event
in the next two years. Probabilities are rescaled into a range of
400-900, though nearly all scores are between 500 and 800, with
a higher score implying a lower probability of a negative event.
The negative credit events foreshadowed by the FICO score can
be as small as one missed payment or as large as bankruptcy. Bor-
rowers with lower scores are proportionally more likely to have
all types of negative credit events than are borrowers with higher
scores.

FICO scores have been found to be accurate even for

low-income and minority populations (see Fair Isaac website
www.m5rfic0.com; also see Chomsisengphet and Pennington-Cro
[2006]). More importantly, the applicability of scores available at
loan origination extends reliably up to two years. By design, FIC
measures the probability of a negative credit event over a tw
year horizon. Mortgage lenders, on the other hand, are intereste
in credit risk over a much longer period of time. The continued
acceptance of FICO scores in automated underwriting system
indicates that there is a level of comfort with their value in deter-
mining lifetime default probability differences.7 Keeping this as a
backdrop, most of our tests of borrower default will examine the
default rates up to 24 months from the time the loan is originated.
Borrower quality can also be gauged by the level of documen-
tation collected by the lender when taking the loan. The docu-
ments collected provide historical and current information about
the income and assets of the borrower. Documentation in the mar-
ket (and reported in the database) is categorized as full, limited,
or no documentation. Borrowers with full documentation provide
verification of income as well as assets. Borrowers with limited
documentation provide no information about their income but do

7. An econometric study by Freddie Mac researchers showed that the pre-

dictive power of FICO scores drops by about 25% once one moves to a three to
five-year performance window (Holloway, MacDonald, and Straka 1993). FICO
scores are still predictive, but do not contribute as much to the default rate prob-
ability equation after the first two years.

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 DID SECURITIZATION LEAD TO LAX SCREENING? 317

provide some information about their assets. "No-documentation"

borrowers provide no information about income or assets, which
is a very rare degree of screening lenience on the part of lenders.
In our analysis, we combine limited and no-documentation bor-
rowers and call them low-documentation borrowers. Our results
are unchanged if we remove the very small portion of loans that
are no-documentation.
Finally, there is also information about the property being fi-
nanced by the borrower, and the purpose of the loan. Specifically,
we have information on the type of mortgage loan (fixed rate, ad-
justable rate, balloon, or hybrid) and the loan-to-value (LTV) ratio
of the loan, which measures the amount of the loan expressed as
a percentage of the value of the home. Typically loans are clas-
sified as either for purchase or refinance, though for convenience
we focus exclusively on loans for home purchases.8 Information
about the geography where the dwelling is located (ZIP code) is
also available in the database.9
Most of the loans in our sample are for owner-occupied
single-family residences, townhouses, or condominiums (single-
unit loans account for more than 90% of the loans in our sam-
ple). Therefore, to ensure reasonable comparisons, we restrict the
loans in our sample to these groups. We also drop nonconven-
tional properties, such as those that are FHA- or VA-insured or
pledged properties, and also exclude buy down mortgages. We
also exclude Alt-A loans, because the coverage for these loans in
the database is limited. Only those loans with valid FICO scores
are used in our sample. We conduct our analysis for the period
January 2001 to December 2006, because the securitization mar-
ket in the subprime market grew to a meaningful size post-2000
(Grämlich 2007).

III. Framework and Methodology

When a borrower approaches a lender for a mortgage loan, the

lender asks the borrower to fill out a credit application. In addi-
tion, the lender obtains the borrower's credit report from the three
credit bureaus. Part of the background information on the appli-
cation and report could be considered "hard" information (e.g.

8. We find similar rules of thumb and default outcomes in the refinance

market.
9. See Keys et al. (2009) for a discussion of the interaction of securitization
and variation in regulation, driven by the geography of loans and the type of lender.

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3 18 QUARTERLY JOURNAL OF ECONOMICS

the FICO score of the borrower), whereas the rest is "soft" (e.g.,
a measure of future income stability of the borrower, how many
years of documentation were provided by the borrower, joint in-
come status) in the sense that it is less easy to summarize on a
legal contract. The lender expends effort to process the soft and
hard information about the borrower and, based on this assess-
ment, offers a menu of contracts to the borrower. Subsequently,
the borrower decides to accept or decline the loan contract offered
by the lender.
Once a loan contract has been accepted, the loan can be sold
as part of a securitized pool to investors. Notably, only the hard
information about the borrower (FICO score) and the contractual
terms (e.g., LTV ratio, interest rate) are used by investors when
buying these loans as part of a securitized pool.10 In fact, the
variables about the borrowers and the loan terms in the LoanPer-
formance database are identical to those used by investors and
rating agencies to rate tranches of the securitized pool. Therefore,
although lenders are compensated for the hard information about
the borrower, the incentive for lenders to process soft information
critically depends on whether they have to bear the risk of loans
they originate (Gorton and Pennacchi 1995; Parlour and Plantin
2008; Rajan, Seru, and Vig 2008). The central claim in this pa-
per is that lenders are less likely to expend effort to process soft
information as the ease of securitization increases.
We exploit a specific rule of thumb at the FICO score of
620 that makes securitization of loans more likely if a certain
FICO score threshold is attained. Historically, this score was es-
tablished as a minimum threshold in the mid-1990s by Fannie
Mae and Freddie Mac in their guidelines on loan eligibility (Avery
et al. 1996; Capone 2002). Guidelines by Freddie Mac suggest that
FICO scores below 620 are placed in the Cautious Review Cate-
gory, and Freddie Mac considers a score below 620 "as a strong
indication that the borrower's credit reputation is not acceptable"
(Freddie Mac 2001, 2007).11 This is also reflected in Fair Isaac's
statement, ". . . those agencies [Fannie Mae and Freddie Mac],
which buy mortgages from banks and resell them to investors,

10. See Testimony of Warren Kornfeld, Managing Director of Moodys In-

vestors Service, before the subcommittee on Financial Institutions and Consumer
Credit, U.S. House of Representatives, May 8, 2007.
11. These guidelines appeared at least as far back as 1995 in a letter by
the Executive Vice President of Freddie Mac (Michael K. Stamper) to the CEOs
and credit officers of all Freddie Mac sellers and servicers (see Online Appendix
Exhibit 1).

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 DID SECURITIZATION LEAD TO LAX SCREENING? 3 19

have indicated to lenders that any consumer with a FICO score

above 620 is good, while consumers below 620 should result in fur-
ther inquiry from the lender. ..." Although the GSEs actively se-
curitized loans when the nascent subprime market was relatively
small, this role shifted entirely to investment banks and hedge
funds (the nonagency sector) in recent times (Grämlich 2007).
We argue that adherence to this cutoff by subprime MBS in-
vestors, following the advice of GSEs, generates an increase in
demand for securitized loans that are just above the credit cutoff
relative to loans below this cutoff. There is widespread evidence
that is consistent with 620 being a rule of thumb in the secu-
ritized subprime lending market. For instance, rating agencies
(Fitch and Standard and Poor's) used this cutoff to determine
default probabilities of loans when rating mortgage-backed se-
curities with subprime collateral (Loesch 1996; Temkin, Johnson,
and Levy 2002). Similarly, Calomiris and Mason (1999) survey the
high-risk mortgage loan market and find 620 as a rule of thumb
for subprime loans. We also confirmed this view by conducting a
survey of origination matrices used by several of the top fifty orig-
inators in the subprime market (a list obtained from Inside B&C
Lending-, these lenders amount to about 70% of loan volume). The
credit threshold of 620 was used by nearly all the lenders.
Because investors purchase securitized loans based on hard
information, our assertion is that the cost of collecting soft in-
formation is internalized by lenders when screening borrowers
at 620" to a greater extent than at 620+. There is widespread
anecdotal evidence that lenders in the subprime market review
both soft and hard information more carefully for borrowers with
credit scores below 620. For instance, the website of Advantage
Mortgage, a subprime securitized loan originator, claims that
". . . all loans with credit scores below 620 require a second level
review. . . . There are no exceptions, regardless of the strengths of
the collateral or capacity components of the loan."12 By focusing
on the lender as a unit of observation, we attempt to learn about
the differential impact ease of securitization had on the behavior
of lenders around the cutoff.
To begin with, our tests empirically identify a statistical dis-
continuity in the distribution of loans securitized around the
credit threshold of 620. In order to do so, we show that the number

12. This position for loans below 620 is reflected in lending guidelines of
numerous other subprime lenders.

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320 QUARTERLY JOURNAL OF ECONOMICS

of loans securitized dramatically increases when we move along

the FICO distribution from 620" to 620+. We argue that this is
equivalent to showing that the unconditional probability of se-
curitization increases as one moves from 620" to 620+ . To see
this, denote Nj?20+ and N^20' as the numbers of loans securitized
at 620+ and 620", respectively. Showing that i'£20+ > N^20~ is
equivalent to showing that N*20+/Np > Nf20' /Np, where Np is
the number of prospective borrowers at 620+ or 620". If we as-
sume that the numbers of prospective borrowers at 620+ and 620"
are similar, that is, Np20~ » A^20+ = Np (a reasonable assumption,
as discussed below), then the unconditional probability of securi-
tization is higher at 620+ . We refer to the difference in these
unconditional probabilities as the differential ease of securitiza-
tion around the threshold. Notably, our assertion of differential
screening by lenders does not rely on knowledge of the proportion
of prospective borrowers that applied, were rejected, or were held
on the lenders' balance sheet. We simply require that lenders are
aware that a prospective borrower at 620+ has a higher likelihood
of eventual securitization.
We measure the extent of the jump by using techniques that
are commonly used in the literature on regression discontinu-
ity (e.g., see DiNardo and Lee [2004]; Card, Mas, and Rothstein
[2008]). Specifically, we collapse the data on each FICO score (500-
800) i and estimate equations of the form

(1) Yi = a + ßTi + Of (FICOU)) + STi • f(FlCO(i)) + e¿,

where Y¿ is the number of loans at FICO score i, T¿ is an in-

dicator that takes a value of 1 at FICO > 620 and a value of 0
if FICO < 620 and e¿ is a mean-zero error term. /"(FICO) and
T • /(FICO) are flexible seventh-order polynomials, with the goal
of these functions being to fit the smoothed curves on either
side of the cutoff as closely to the data presented in the figures
as possible.13 /(FICO) is estimated from 620" to the left, and
T • /(FICO) is estimated from 620+ to the right. The magnitude
of the discontinuity, ß, is estimated by the difference in these
two smoothed functions evaluated at the cutoff. The data are
re-centered such that FICO = 620 corresponds to "0," thus at the

13. We have also estimated these functions of the FICO score using third-order
and fifth-order polynomials in FICO, as well as relaxing parametric assumptions
and estimating using local linear regression. The estimates throughout are not
sensitive to the specification of these functions. In Section IV, we also examine
the size and power of the test using the seventh-order polynomial specification
following the approach of Card, Mas, and Rothstein (2008).

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 DID SECURITIZATION LEAD TO LAX SCREENING? 32 1

cutoff the polynomials are evaluated at 0 and drop out of the cal-
culation, which allows ß to be interpreted as the magnitude of
the discontinuity at the FICO threshold. This coefficient should
be interpreted locally in the immediate vicinity of the credit score
threshold.
After documenting a large jump at the ad-hoc credit thresh-
olds, we focus on the performance of the loans around these thresh-
olds. We evaluate the performance of the loans by examining the
default probability of loans - that is, whether or not the loan de-
faulted t months after it was originated. If lenders screen similarly
for the loan of credit quality 620+ and the loan of 620" credit qual-
ity, there should not be any discernible differences in default rates
of these loans. Our maintained claim is that any differences in de-
fault rates on either side of the cutoff, after controlling for hard
information, should be only due to the impact that securitization
has on lenders' screening standards.
This claim relies on several identification assumptions. First,
as we approach the cutoff from either side, any differences in
the characteristics of prospective borrowers are assumed to be
random. This implies that the underlying creditworthiness and
the demand for mortgage loans (at a given price) is the same
for prospective buyers with a credit score of 620" or 620+. This
seems reasonable as it amounts to saying that the calculation Fair
Isaac performs (using a logistic function) to generate credit scores
has a random error component around any specific score. Figure I
shows the FICO distribution in the U.S. population in 2004. These
data are from an anonymous credit bureau that assures us that
the data exhibit similar patterns during the other years of our
sample. Note that the FICO distribution across the population
is smooth, so the number of prospective borrowers across a given
credit score is similar (in the example above, N*20~ % iVjj20+ = Np).
Second, we assume that screening is costly for the lender.
The collection of information - hard systematic data (e.g., FICO
score) as well as soft information (e.g., joint income status) about
the creditworthiness of the borrower - requires time and effort by
loan officers. If lenders did not have to expend resources to collect
information, it would be difficult to argue that the differences
in performance we estimate are a result of ease of securitization
around the credit threshold affecting banks incentives to screen
and monitor. Again, this seems to be a reasonable assumption (see
Gorton and Pennacchi [1995]).
Note that our discussion thus far has assumed that there is no
explicit manipulation of FICO scores by the lenders or borrowers.

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322 QUARTERLY JOURNAL OF ECONOMICS

TABLE I
Summary Statistics

Panel A: Summary statistics by year

Low documentation Full documentation

Number of Mean Mean Number of Mean Mean

loans loan-to-value FICO loans loan-to-value FICO

2001 35,427 81.4 630 101,056 85.7 604

2002 53,275 83.9 646 109,226 86.4 613
2003 124,039 85.2 657 194,827 88.1 624
2004 249,298 86.0 658 361,455 87.0 626
2005 344,308 85.5 659 449,417 86.9 623
2006 270,751 86.3 655 344,069 87.5 621

Panel B: Summary statistics of key variab

Low documentation Full documentation

Mean Std. dev. Mean Std. dev.

Average loan size ($000) 189.4 132.8 148.5 116.9

FICO score 656.0 50.0 621.5 51.9
Loan-to-value ratio 85.6 9.8 87.1 9.9
Initial interest rate 8.3 1.8 8.2 1.9
ARM(%) 48.5 50.0 52.7 49.9
Prepayment penalty (%) 72.1 44.8 74.7 43.4

Notes. Information on subprime home purchase loans comes from LoanPerform

2001-2006. See text for sample selection.

However, the borrower may have incentives to do s

tracts or screening differ around the threshold.
Section IV.F focuses on a natural experiment and sh
effects of securitization on performance are not be
strategic manipulation.

IV. Main Empirical Results

FV.A. Descriptive Statistics

As noted earlier, the nonagency market differs from the
agency market on three dimensions: FICO scores, loan-to-value
ratios, and the amount of documentation asked of the borrower.
We next look at the descriptive statistics of our sample, with spe-
cial emphasis on these dimensions. Our analysis uses more than
one million loans across the period 2001 to 2006. As mentioned
earlier, the nonagency securitization market has grown dramat-
ically since 2000, which is apparent in Panel A of Table I, which

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 DID SECURITIZATION LEAD TO LAX SCREENING? 323

shows the number of subprime loans securitized across years.

These patterns are similar to those described in Grämlich (2007)
and Demyanyk and Van Hemert (2010). The market has witnessed
an increase in the number of loans with reduced hard information
in the form of limited or no documentation. Note that whereas
limited documentation provides no information about income but
does provide some information about assets, a no-documentation
loan provides information about neither income nor assets. In
our analysis we combine both types of limited-documentation
loans and denote them as Zow-documentation loans. The full-
documentation market grew by 445% from 2001 to 2005, whereas
the number of low-documentation loans grew by 972%.
We find similar trends for loan-to-value ratios and FICO
scores in the two documentation groups. LTV ratios have gone
up over time, as borrowers have put less and less equity into their
homes when financing loans. This increase is consistent with bet-
ter willingness of market participants to absorb risk. In fact, this
is often considered the bright side of securitization - borrowers
are able to borrow at better credit terms because risk is being
borne by investors who can bear more risk than individual banks.
Panel A also shows that average FICO scores of individuals who
access the subprime market have been increasing over time. The
mean FICO score among low-documentation borrowers increased
from 630 in 2001 to 655 in 2006. This increase in average FICO
scores is consistent with the rule of thumb leading to a larger ex-
pansion of the market above the 620 threshold. Average LTV ra-
tios are lower and FICO scores higher for the low-documentation
as compared to the full-documentation sample. This possibly re-
flects the additional uncertainty lenders have about the quality of
low-documentation borrowers.
Panel B compares the low- and full-documentation segments
of the subprime market on a number of the explanatory vari-
ables used in the analysis. Low-documentation loans are on av-
erage larger and are given to borrowers with higher credit scores
than loans where full information on income and assets is pro-
vided. However, the two groups of loans have similar contract
terms such as interest rate, loan-to-value, prepayment penal-
ties, and whether the interest rate is adjustable or not. Our
analysis below focuses first on the low-documentation segment
of the market; we explore the full-documentation market in
Section V.

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324 QUARTERLY JOURNAL OF ECONOMICS

IV.B. Establishing the Rule of Thumb

We first present results that show that large differences exist
in the number of low-documentation loans that are securitized
around the credit threshold we described earlier. We then examine
whether this jump in securitization has any consequences on the
subsequent performance of the loans above and below this credit
threshold.
As mentioned in Section III, the rule of thumb in the lending
market impacts the ease of securitization around a credit score
of 620. We therefore expect to see a substantial increase in the
number of loans just above this credit threshold as compared to
number of loans just below this threshold. In order to examine
this, we start by plotting the number of loans at each FICO score
in the two documentation categories around the credit cutoff of
620 across years starting with 2001 and ending in 2006. As can be
seen from Figure II, there is a marked increase in number of low-
documentation loans at 620+ relative to the number of loans at
620~. We do not find any such jump for full-documentation loans
at FICO of 620. 14 Given this evidence, we focus on the 620 credit
threshold for low-documentation loans.
From Figure II, it is clear that the number of loans see roughly
a 100% jump in 2004 for low-documentation loans across the credit
score of 620 - there are twice as many loans securitized at 620+ at
620". Clearly, this is consistent with the hypothesis that the ease
of securitization is higher at 620+ than at scores just below this
credit cutoff.
To estimate the jumps in the number of loans, we use the
methods described above in Section III using the specification
provided in equation (1). As reported in Table II, we find that
low-documentation loans see a dramatic increase above the credit
threshold of 620. In particular, the coefficient estimate (ß) is sig-
nificant at the 1% level and is on average around 110% (from 73%
to 193%) higher for 620+ as compared to 620" for loans during the
sample period. For instance, in 2001, the estimated discontinuity
in Panel A is 85. The mean average number of low-documentation
loans at a FICO score for 2001 is 117. The ratio is around 73%.
These jumps are plainly visible from the yearly graphs in Figure I.
In addition, we conduct permutation tests (or "randomiza-
tion" tests), where we vary the location of the discontinuity (T¿)

14. We will elaborate more on full-documentation loans in Section V.

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 DID SECURITIZATION LEAD TO LAX SCREENING? 325

Figure II
Number of Loans (Low-Documentation)
The figure presents the data for number of low-documentation loans (in 00s).
We plot the average number of loans at each FICO score between 500 and 800.
As can be seen from the graphs, there is a large increase in the number of loans
around the 620 credit threshold (i.e., more loans at 620+ as compared to 620~)
from 2001 onward. Data are for loans originated between 2001 and 2006.

TABLE II
Discontinuity in Number of Low-Documentation Loans

Year FICO > 620 (ß) í-stat Observations R2 Mean

2001 36.83 (2.10) 299 .96 117
2002 124.41 (6.31) 299 .98 177
2003 354.75 (8.61) 299 .98 413
2004 737.01 (7.30) 299 .98 831
2005 1,721.64 (11.78) 299 .99 1,148
2006 1,716.49 (6.69) 299 .97 903
Pooled estimate (i-stat) [permutation

Notes. This table reports estimates from a regression t

each FICO score as the dependent variable. In order to
we collapse the number of loans at each FICO score and
side of the 620 cutoff, allowing for a discontinuity at
tests, which allow for a discontinuity at every point
year are significantly larger than those found elsewhere
For brevity, we report a permutation test estimate fr
to account for vintage effects. FICO = 620 has the sm
outlier) among all the visible discontinuities in our sa

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326 QUARTERLY JOURNAL OF ECONOMICS

across the range of all possible FICO scores and reestimate equa-
tion (1). The test treats every value of thé FICO distribution as
a potential discontinuity, and estimates the magnitude of the
observed discontinuity at each point, forming a counter factual
distribution of discontinuity estimates. This is equivalent to a
bootstrapping procedure that varies the cutoff but does not re-
sample the order of the points in the distribution (Johnston and
DiNardo 1996). We then compare the value of the estimated dis-
continuity at 620 to the counterfactual distribution and construct
a test statistic based on the asymptotic normality of the counter-
factual distribution and report the p-value from this test. The null
hypothesis is that the estimated discontinuity at a FICO score of
620 is the mean of the 300 possible discontinuities.15
The precision of the permutation test is limited by the number
of observations used at each FICO score. As a result, regressions
that pool across years provide the greatest power for statistical
testing. While constructing the counterfactuals, we therefore use
pooled specifications with year fixed effects removed to account for
differences in vintage. The result of this test is shown in Table II
and shows that the estimate at 620 for low-documentation loans is
a strong outlier relative to the estimated jumps at other locations
in the distribution. The estimated discontinuity when the years
are pooled together is 780 loans with a permutation test p-value
of .003. In summary, if the underlying creditworthiness and the
demand for mortgage loans are the same for potential buyers with
a credit score of 620" or 620+ , this result confirms that it is easier
to securitize loans above the FICO threshold.

rV.C. Contract Terms and Borrower Demographics

Before examining the subsequent performance of loans
around the credit threshold, we first assess whether there are
any differences in hard information - either in contract terms or
in other borrower characteristics - around this threshold. The en-
dogeneity of contractual terms based on the riskiness of borrowers
may lead to different contracts and hence different types of bor-
rowers obtaining loans around the threshold in a systematic way.

15. In unreported tests, we also conduct a falsification simulation exercise

following Card, Mas, and Rothstein (2008). In particular, we apply our specification
to data generated by a continuous process. We reject the null hypothesis of no effect
(using a two-sided 5% test) in 6.0% of the simulations, indicating that the size of
our test is reasonable. A similar test with data generated by a discontinuous
process suggests that the power of our test is also reasonable. We reject the null
of no effect about 92% of the times (in a two-sided 5% test) in this case.

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 DID SECURITIZATION LEAD TO LAX SCREENING? 327

Figure III
Interest Rates (Low-Documentation)
The figure presents the data for interest rate (in %) on low-documentation
loans. We plot average interest rates on loans at each FICO score between 500 and
800. As can be seen from the graphs, there is no change in interest rates around
the 620 credit threshold (i.e., more loans at 620+ as compared to 620") from 2001
onward. Data are for loans originated between 2001 and 2006.

Though we control for the possible contract differences when we

evaluate the performance of loans, it is a source of insight to ex-
amine whether borrower and contract terms also systematically
differ around the credit threshold.
We start by examining the contract terms - LTV ratio and in-
terest rates - across the credit threshold. Figures III and IV show
the distributions of interest rates and LTV ratios offered on low-
documentation loans across the FICO spectrum. As is apparent,
we find these loan terms to be very similar - that is, we find no dif-
ferences in contract terms for low-documentation loans above and
below the 620 credit score. We test this formally using an approach
equivalent to equation (1), replacing the dependent variable Y¿
in the regression framework with contract terms (loan-to-value
ratios and interest rates) and present the results in Appendix
I.A. Our results suggest that there is no difference in loan terms
across the credit threshold. For instance, for low-documentation
loans originated in 2006, the average loan-to-value ratio across the

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328 QUARTERLY JOURNAL OF ECONOMICS

Figure IV
Loan-to-Value Ratio (Low-Documentation)
The figure presents the data for loan-to- value ratio (in %) on low-documentation
loans. We plot average loan-to-value ratios on loans at each FICO score between
500 and 800. As can be seen from the graphs, there is no change in loan-to-value
around the 620 credit threshold (i.e., more loans at 620+ as compared to 620")
from 2001 onward. Data are for loans originated between 2001- and 2006.

collapsed FICO spectrum is 85%, whereas our estimated disconti-

nuity is only -1.05%, a 1.2% difference. Similarly for the interest
rate, for low-documentation loans originated in 2005, the average
interest rate is 8.2%, and the difference on either side of the credit
score cutoff is only about -0.091%, a 1% difference. Permutation
tests reported in Appendix I.D confirm that these differences are
not outliers relative to the estimated jumps at other locations in
the distribution.
Additional contract terms, such as the presence of a pre-
payment penalty, or whether the loan is ARM, FRM, or inter-
est only/balloon are also similar across the 620 threshold (results
not shown). In addition, if loans have second liens, then a com-
bined LTV (CLTV) ratio is calculated. We find no difference in the
CLTV ratios around the threshold for those borrowers with more
than one lien on the home. Finally, low-documentation loans of-
ten do not require that borrowers provide information about their

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 DID SECURÏTIZATION LEAD TO LAX SCREENING? 329

2001 2002 2003

§4 I * S1 I S1

500 600
1 700
|
800
•
500
^
600
I
700
^
800 500
| I
600 700 800
FICO FICO FICO

2004 2005 2006

8-1 I 8-1 8-j

8- S- 8-

§- °- °- J*

500 600 700 800 500 600 700 800 500 600 700 800
FICO FICO FICO

Figure V
Median Household Income (Low-Documentation)
The figure presents median household income (in '000s) of ZIP codes in which
loans are made at each FICO score between 500 and 800. As can be seen from
the graphs, there is no change in median household income around the 620 credit
threshold (i.e., more loans at 620+ as compared to 620") from 2001 onward. We
plotted similar distributions for average percent minorities taking loans and av-
erage house size and found no differences around the credit thresholds. Data are
for loans originated between 2001 and 2006.

income, so only a subset of our sample provides a debt-to-income

(DTI) ratio for the borrowers. Among this subsample, there is no
difference in DTI across the 620 threshold in low-documentation
loans. For brevity, we report only the permutation tests for these
contract terms in Appendix I.D.
Next, we examine whether the characteristics of borrowers
differ systematically across the credit threshold. In order to eval-
uate this, we look at the distribution of the population of borrowers
across the FICO spectrum for low-documentation loans. The data
on borrower demographics come from Census 2000 and are at the
ZIP code level. As can be seen from Figure V, median household
incomes of the ZIP codes of borrowers around the credit thresholds
look very similar for low-documentation loans. We plotted similar
distributions for average percent minorities residing in the ZIP
code and average house value in the ZIP code across the FICO

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330 QUARTERLY JOURNAL OF ECONOMICS

spectrum (unreported) and again find no differences across the

credit threshold.16
We use the same specification as equation (1), this time with
the borrower demographic characteristics as dependent variables
and present the results formally in Appendix I.B. Consistent with
the patterns in the figures, permutation tests (unreported) reveal
no differences in borrower demographic characteristics around
the credit score threshold. Overall, our results indicate that ob-
servable characteristics of loans and borrowers are not different
around the credit threshold.

IV.D. Performance of Loans

We now focus on the performance of loans that are originated
close to the credit score threshold. Note that our analysis in Sec-
tion IV.C suggests that there is no difference in terms of observable
hard information about contract terms or about borrower demo-
graphic characteristics across the credit score thresholds. Never-
theless, we will control for these differences when evaluating the
subsequent performance of loans in our logit regressions. If there
is any remaining difference in the performance of the loans above
and below the credit threshold, it can be attributed to differences
in unobservable soft information about the loans.
We estimate the differences in default rates on either side of
the cutoff using the same framework as equation (1), using the
dollar-weighted fraction of loans defaulted within ten to fifteen
months of origination as the dependent variable, Y¿. This fraction
is calculated as the dollar amount of unpaid loans in default di-
vided by the total dollar amount originated in the same cohort. We
classify a loan as under default if any of the conditions is true: (a)
payments on the loan are 60+ days late as defined by the Office of
Thrift Supervision; (b) the loan is in foreclosure; or (c) the loan is
real estate owned (REO), that is, the bank has retaken possession
of the home.17

16. Of course, because the census data are at the ZIP code level, we are to
some extent smoothing our distributions. We note, however, that when we conduct
our analysis on differences in number of loans (from Section IV.B), aggregated
at the ZIP code level, we still find jumps across the credit threshold within each
individual ZIP code.
17. Although two different definitions of delinquency are used in the industry
(Mortgage Bankers Association (MBA) definition and Office of Thrift Supervision
(OTS) definition), we have followed the more stringent OTS definition. Whereas
MBA starts counting days a loan has been delinquent from the time a payment is
missed, OTS counts days a loan is delinquent one month after the first payment is
missed.

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 DID SECURITIZATION LEAD TO LAX SCREENING? 33 1

We collapse the data into one-point FICO bins and estimate

seventh-order polynomials on either side of the threshold for each
year. By estimating the magnitude of ß in each year separately,
we ensure that no one cohort (or vintage) of loans is driving our
results. As shown in Figures VI.A to VI.F, the low-documentation
loans exhibit discontinuities in default rates at the FICO score of
620. A year-by-year estimate is presented in Panel A of Table III.
Contrary to what one might expect, around the credit threshold,
we find that loans with higher credit scores actually default more
often than lower credit loans in the post-2000 period. In particular,
for loans originated in 2005, the estimate of ß is 0.023 (¿-stat
= 2.10), and the mean delinquency rate is 0.078, suggesting a
29% increase in defaults to the right of the credit score cutoff.
Similarly, in 2006, the estimated size of the jump is 0.044 (i-stat
= 2.68), and the mean delinquency rate for all FICO bins is 0.155,
which is again a 29% increase in defaults around the FICO score
threshold.
Panel B presents results of permutation tests, estimated on
the residuals obtained after pooling delinquency rates across
years and removing year effects. Besides the 60+ late delinquency
definition used in Panel A, we also classify a loan as in default if
it is 90+ late in payments and if it is in foreclosure or REO. Our
approach yields similar, if not stronger, results. Compared to 620"
loans, 620+ loans are on average 2.8% more likely to be in arrears
of 90+ days and 2.5% more likely to be in foreclosure or REO.
Permutation test p-values confirm that the jump in defaults at
620 using all the definitions of default are extreme outliers to the
rest of the delinquency distribution. For instance, with default de-
fined as foreclosure/REO, the p-value for the discontinuity at 620
is .004. That we find similar results using different default defini-
tions is consistent with high levels of rollover, whereby loans that
are delinquent continue to reach deeper levels of delinquency. As
shown in Online Appendix Table 1, more than 80% of loans that
are 60 days delinquent reach 90+ days delinquent within a year,
and 66% of loans that are 90 days delinquent reach foreclosure
twelve months after in the low documentation market.
Although previous default definitions were dollar-weighted,
we also use the raw number of loans in default to estimate the
magnitude of the discontinuity in loan performance around the
FICO threshold. The unweighted results with 60+ delinquency
are also presented in Panel B, and continue to exhibit a pattern
of higher credit scores leading to higher default rates across the

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332 QUARTERLY JOURNAL OF ECONOMICS

Figure VI
Annual Delinquencies for Low-Documentation Loans Originated in 2001-2006
The figures present the percentage of low-documentation loans originated in
200KA), 2002(B), 2003(C), 2004(D), 2005(E), and 2006(F) that became delinquent.
We plot the dollar- weighted fractions of the pools that become delinquent for one-
point FICO bins between scores of 500 and 750. The vertical lines denote the 620
cutoff, and a seventh-order polynomial is fitted to the data on either side of the
threshold. Delinquencies are reported between ten and fifteen months for loans
originated in the year.

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 DID SECURITIZATION LEAD TO LAX SCREENING? 333

TABLE III
Delinquencies in Low-Documentation Loans around the Credit Threshold

Panel A: Dollar- weighted fraction of loans defaulted (60+ delinquent)

Year FICO > 620 (ß) í-stat Observations R2 Mean
2001 0.005 (0.44) 254 .58 0.053
2002 0.010 (2.24) 254 .75 0.051
2003 0.022 (3.47) 254 .83 0.043
2004 0.013 (1.86) 254 .79 0.049
2005 0.023 (2.10) 254 .81 0.078
2006 0.044 (2.68) 253 .57 0.155

Panel B: Permutation tests for alternativ

(pooled 2001-2006 with time fixed e
Permutation

Dependent variable FICO> 620 test

(default definition) (ß) í-stat p- value Observations R2 Mean
60+ (dollar-weighted) 0.019 (3.32) .020 1523 .66 0.072
90+ (dollar-weighted) 0.028 (4.67) .006 1525 .70 0.065
Foreclosure+ 0.025 (6.25) .004 1525 .71 0.048
(dollar-weighted)
60+ (unweighted) 0.025 (5.00) .004 1525 .65 0.073
Panel C: Delinquency status of loans
Pr(delinquency )= 1

(1) (2) (3) (4)

FICO > 620 0.12 0.48 0.12 0.48

[0.004] [0.011] [0.004] [0.011]
(3.42) (2.46) (2.10) (2.48)
Observations 1,393,655 1,393,655 1,393,655 1,393,655
Pseudo R2 .088 .116 .088 .116
Other controls Yes Yes Yes Yes
FICO > 620 * other controls No Yes No Yes
Time fixed effects No Yes No Yes
Clustering unit Loan ID Loan ID Vintage Vintage
Mean delinquency (%) 4.45

Notes. In Panel A, we estimate the differences in default rates using

on either side of the 620 cutoff, allowing for a discontinuity at 620. The
defaulted within 10-15 months is the dependent variable. In Panel B, w
tests from pooled regressions with time fixed effects removed to account
similar to Panel A. Permutation tests confirm that the discontinuity
thus largest outlier) in our sample. We use alternative definitions of d
Panel C, we estimate differences in default rates on either side of the 620
The dependent variable is the delinquency status of a loan in a given m
is classified as under default, as defined in the text. Controls include
Section IV. ¿-statistics are reported in parentheses (marginal effects a

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334 QUARTERLY JOURNAL OF ECONOMICS

Figure VII
Delinquencies for Low-Documentation Loans (2001-2006)
The figure presents the percent of low-documentation loans (dollar-weighted)
originated between 2001 ana 2006 that subsequently became delinquent. We track
loans in two FICO buckets- 615-^19 (620") dashed and 620-624 (620+) solid-
from their origination date and plot the average loans that become delinquent each
month after the origination date. As can be seen, the higher credit score bucket
defaults more than the lower credit score bucket for the post-2000 period. For
brevity, we do not report plots separately for each year of origination. The effects
shown here in the pooled 2001-2006 plot are apparent in every year.

620 threshold. In fact, the results are statistically stronger than

the 60+ weighted results, with a permutation test p-value based
on the pooled estimates of .004 and the discontinuity estimate
being significant in all the years (unreported; see Online Appendix
Figure 4).
To show how delinquency rates evolve over the age of the
loan, in Figure VII we plot the delinquency rates of 620+ and
620~ for low-documentation loans (dollar-weighted) by loan age.
As discussed earlier, we restrict our analysis to about two years
after the loan has been originated. As can be seen from the figure,
the differences in the delinquency rates are stark. The differences
begin around four months after the loans have been originated
and persist up to two years. Differences in default rates also seem
quite large in terms of magnitudes. Those with a credit score of

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 DID SECURITIZATION LEAD TO LAX SCREENING? 335

620" are about 20% less likely to default after a year as compared
to loans with credit score 620+.18
An alternative methodology is to measure the performance
of each unweighted loan by tracking whether or not it became
delinquent and estimate logit regressions of the following form:

(2) Yikt = <D (a + ßTit + nXikt + hTit * JQm + ßt + ¿ikt ).

This logistic approach complements the regression discontinuity

framework, as we restrict the sample to the ten FICO points in
the immediate vicinity of 620 in order to maintain the same local
interpretation of the RD results. Moreover, we are also able to
directly control for the possibly endogenous loan terms around
the threshold. The dependent variable is an indicator variable
(Delinquency) for loan i originated in year t that takes a value
of 1 if the loan is classified as under default in month k after
origination as defined above. We drop the loan from the regression
once it is paid out after reaching the REO state. T takes the
value 1 if FICO is between 620 and 624, and 0 if it is between
615 and 619 for low-documentation loans, thus restricting the
analysis to the immediate vicinity of the cutoffs. Controls include
FICO scores, the interest rate on the loan, loan-to-value ratio,
and borrower demographic variables, as well as interaction of
these variables with T. We also include a dummy variable for
the type of loan (adjustable or fixed rate mortgage). We control
for the possible nonlinear effect of age of the loan on defaults by
including three dummy variables - which take a value of 1 if the
month since origination is 0-10, 11-20, and more than 20 months,
respectively. Year of origination fixed effects are included in the
estimation and standard errors are clustered at the loan level to
account for multiple loan delinquency observations in the data.
As can be seen from the logit coefficients in Panel C of Ta-
ble III, results from this regression are qualitatively similar to
those reported in the figures. In particular, we find that ß is pos-
itive when we estimate the regressions for low-documentation
loans. The economic magnitudes are similar to those in the

18. Note that Figure VII does not plot cumulative delinquencies. As loans
are paid out, say after a foreclosure, the unpaid balance for these loans falls
relative to the time when they entered into a 60+ state. This explains the dip in
delinquencies in the figure after about twenty months. Our results are similar if
we plot cumulative delinquencies, or delinquencies that are calculated using the
unweighted number of loans. Also note that the fact that we find no delinquencies
early on in the duration of the loan is not surprising, given that originators are
required to take back loans on their books if the loans default within three months.

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336 QUARTERLY JOURNAL OF ECONOMICS

figures as well. For instance, keeping all other variables at their

mean levels, low-documentation loans with credit score 620~ are
about 10%-25% less likely to default after a year than low-
documentation loans with credit score 620+. These are large
magnitudes - for instance, note that the mean delinquency rate
for low-documentation loans is around 4.45%; the economic mag-
nitude of the effects in column (2) suggests that the difference
in the absolute delinquency rate between loans around the credit
threshold is around 0.5%-l% for low documentation loans.19
To account for the possibility that lax screening might be cor-
related across different loans within the same vintage, we cluster
the loans for each vintage and report the results in columns (3)
and (4). Note that the RD regressions (Panel A) estimated sep-
arately by year also alleviate concerns about correlated errors
across different loans with the same vintage.
In the mortgage market, the other way for loans to leave the
pool is to be repaid in full through refinancing or outright pur-
chase, known as prepayment. This prepayment risk decreases the
return to investing in mortgage-backed securities in a manner
similar to default risk (see, e.g., Gerardi, Shapiro, and Willen
[2007] and Mayer, Piskorski, and Tchistyi [2008]). To assess
whether there are any differences in actual prepayments around
the 620 threshold, we plot the prepayment seasoning curve for all
years 2001-2006 in Figure VIII. As can be observed, prepayments
of 620+ and 62Ö" borrowers in the low-documentation market are
similar (also see permutation test in Appendix I.D). Nevertheless,
to formally account for prepayment rates, we also estimate a com-
peting risk model using both prepayment and default as means
for exiting the sample. We use the Cox proportional hazard model
based on the econometric specification following Deng, Quigley,
and Van Order (2000). In unreported tests (Online Appendix Ta-
ble 6), we find results that are similar to our logistic specification.
Finally, the reported specification uses five-point bins of FICO
scores around the threshold, but the results are similar (though
less precise) if we restrict the bins to fewer FICO scores on either
side of 620 (Online Appendix Table 2). This issue is also fully ad-
dressed by the regression discontinuity results reported in Panels
A and B, which use individual FICO score bins as the units of

19. Our logistic specification is equivalent to a hazard model if we drop loans

as soon as they hit the first indicator of delinquency (sixty days in default) and
include a full set of duration dummies. Doing so does not change the nature of our
results.

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 DID SECURITIZATION LEAD TO LAX SCREENING? 337

Figure VIII
Actual Prepayments for Low-Documentation Loans (2001-2006)
The figure presents the percentage of low-documentation loans (dollar
weighted) originated between 2001 and 2006 that subsequently were prepaid.
We track loans in two FICO buckets- 615-619 (620") dashed and 620-624 (620+)
solid - from their origination dates and plot the average loans that prepaid each
month after the origination date. As can be seen, there are no differences in pre-
payments between the higher and lower credit score buckets. For brevity, we do
not report plots separately for each year of origination. The effects shown here in
the pooled 2001-2006 plot are apparent in every year.

observation. In sum, we find that even after controlling for all ob-
servable characteristics of the loan contracts or borrowers, loans
made to borrowers with higher FICO scores perform worse around
the credit threshold.

IV.E. Selection Concerns

Because our results are conditional on securitization, we con-

duct additional analyses to address selection explanations on ac-
count of borrowers, investors, and lenders for the differences in
the performance of loans around the credit threshold. First, con-
tract terms offered to borrowers above the credit threshold might
differ from those below the threshold and attract a riskier pool
of borrowers. If this were the case, it would not be surprising if
the loans above the credit threshold performed worse than those
below it. As shown in Section IV.C, loan terms are smooth through
the FICO score threshold. We also investigate the loan terms in

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338 QUARTERLY JOURNAL OF ECONOMICS

more detail than in Section IV. C by examining the distribution of

interest rates and loan-to- value ratios of contracts offered around
620 for low-documentation loans.
Figure IX.A depicts the Epanechnikov kernel density of the
interest rate on low documentation loans in the year 2004 for two
FICO groups- 620" (615-619) and 620+ (620-624). The distribu-
tions of interest rates observed in the two groups lie directly on
top of one another. A Kolmogorov-Smirnov test for equality of dis-
tribution functions cannot be rejected at the 1% level. Similarly,
Figure IX.B depicts the density of LTV ratios on low documen-
tation loans in the year 2004 for 620" and 620+ groups. Again,
a Kolmogorov-Smirnov test for equality of distribution functions
cannot be rejected at the 1% level. The fact that we find that the
borrowers characteristics are similar around the threshold (Sec-
tion IVC) also confirms that selection based on observables is
unlikely to explain our results.20
Second, there might be concerns about selection of loans by
investors. In particular, our results could be explained if investors
could potentially cherry pick better loans below the threshold.
The loan and borrower variables in our data are identical to the
data upon which investors base their decisions (Kornfeld 2007).
Furthermore, as shown in Section IVC, these variables are smooth
through the threshold, mitigating any concerns on selection by
investors.21
Finally, strategic adverse selection on the part of lenders may
also be a concern. Lenders could, for instance, keep loans of better
quality on their balance sheet and offer only loans of worse qual-
ity to the investors. This concern is mitigated for several reasons.

20. The equality of interest rate distributions also rules out differences in the
expected cost of capital across the threshold as an alternative explanation. For
instance, lenders could originate riskier loans above the threshold only because
the expected cost of capital was lower due to easier securitization. However, in
a competitive market, the interest rates charged for these loans should reflect
the riskiness of the borrowers. In that case, as mean interest rates above and
below the threshold would be the same (Section IV.C), lenders must have added
riskier borrowers above the threshold - resulting in a more dispersed interest rate
distribution above the threshold. Our analysis in Figure IX.A shows that this is
not the case.
21. An argument might also be made that banks screen similarly around
the credit threshold but are able to sell portfolios of loans above and below the
threshold to investors with different risk tolerance. If this were the case, it could
potentially explain our results in Section IV.D. This does not seem likely. Because
all the loans in our sample are securitized, our results on performance on loans
around the credit threshold are conditional on securitization. Moreover, securitized
loans are sold to investors in pools that contain a mix of loans from the entire credit
score spectrum. As a result, it is difficult to argue that loans of 620" are purchased
by different investors as compared to loans of 620+.

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 DID SECURITIZATION LEAD TO LAX SCREENING? 339

Figure DC
Dispersion of (A) Interest Rates and (B) Loan-to- Value (Low-Documentation)
The figure depicts the Epanechnikov kernel density of interest rate (A) and
loan-to-value ratio (B) for two FICO groups for low-documentation loans - 620"
(615-619) as the solid line and 620+ (620-624) as the dashed Une. The bandwidth
for the density estimation is selected using the plug-in formula of Sheather and
Jones (1991). The figures show that the densities of interest rates on loans are
similar for both the groups. A Kolmogorov-Smirnov test for equality of distribution
functions cannot be rejected at the 1% level. Data for loans originated in 2004 are
reported here. We find similar patterns for 2001-2006 originations. We do not
report those graphs, for brevity.

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340 QUARTERLY JOURNAL OF ECONOMICS

First, the securitization guidelines suggest that lenders offer the

entire pool of loans to investors and that conditional on observ-
ables, SPVs largely follow a randomized selection rule to create
bundles of loans. This suggests that securitized loans would look
similar to those that remain on the balance sheet (Comptroller's
Handbook 1997; Gorton and Souleles 2006).22 In addition, this
selection, if at all present, will tend to be more severe below the
credit threshold, thereby biasing us against finding any effect of
screening on performance.
We conduct an additional test that also suggests that our re-
sults are not driven by selection on the part of lenders. Although
banks may screen and then strategically hold loans on their bal-
ance sheets, independent lenders do not keep a portfolio of loans
on their books. These lenders finance their operations entirely
out of short-term warehouse lines of credit, have limited equity
capital, and have no deposit base to absorb losses on loans that
they originate (Grämlich 2007). Consequently, they have limited
motives for strategically choosing which loans to sell to investors.
However, because loans below the threshold are more difficult to
securitize and thus are less liquid, these independent lenders still
have strong incentives to differentially screen these loans to avoid
losses. We focus on these lenders to isolate the effects of screening
in our results on defaults (Section IV.D).
To test this, we classify the lenders into two categories - banks
(banks, subsidiaries, thrifts) and independents - and examine the
performance results only for the sample of loans originated by
independent lenders. It is difficult to identify all the lenders in
the database because many of the lender names are abbrevi-
ated. In order to ensure that we are able to cover a majority
of our sample, we classify the top fifty lenders (by origina-
tion volume) across the years in our sample period, based on
a list from the publication "Inside B&C Mortgage." In unre-
ported results, we confirm that independent lenders also fol-
low the rule of thumb for low-documentation loans. Moreover,
low-documentation loans securitized by independents with credit
scores of 620" are about 15% less likely to default after a year as

22. We confirmed this fact by examining a subset of loans held on the lenders'
balance sheets. The alternative data set covers the top ten servicers in the sub-
prime market (more than 60% of the market) with details on performance and loan
terms of loans that are securitized or held on the lenders' balance sheet. We find
no differences in the performance of loans that are securitized relative to those
kept by lenders, around the 620 threshold. Results of this analysis are available
upon request.

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 DID SECURITIZATION LEAD TO LAX SCREENING? 341

compared to low-documentation loans securitized by them with

credit scores 620+.23 Note that the results in the sample of loans
originated by lenders without a strategic selling motive are sim-
ilar in magnitude to those in the overall sample (which includes
other lenders that screen and then may strategically sell). This
finding highlights that screening is the driving force behind our
results.

rV.F. Additional Variation from a Natural Experiment

Unrelated Optimal Rule of Thumb. So far we have worked
under the assumption that the 620 threshold is related to secu-
ritization. One could plausibly argue, in the spirit of Baumöl and
Quandt (1964), that this rule of thumb could have been set by
lenders as an optimal cutoff for screening that was unrelated to
differential securitization. Ruling this alternative out requires an
examination of the effects of the threshold when the ease of secu-
ritization varies, everything else equal. To achieve this, we exploit
a natural experiment that involves the passage of anti-predatory
lending laws in two states which reduced securitization in the
subprime market drastically. Subsequent to protests by market
participants, the laws were substantially amended and the secu-
ritization market reverted to prelaw levels. We use these laws to
examine how the main effects vary with the time series variation
in the ease of securitization likelihood around the threshold in the
two states.
In October 2002, the Georgia Fair Lending Act (GFLA) went
into effect, imposing anti-predatory lending restrictions that at
the time were considered the toughest in the United States. The
law allowed unlimited punitive damages when lenders did not
comply with the provisions, and that liability extended to hold-
ers in due course. Once GFLA was enacted, the market response
was swift. Fitch, Moody's, and S&P were reluctant to rate securi-
tized pools that included Georgia loans. In effect, the demand for
the securitization of mortgage loans from Georgia fell drastically
during the same period. In response to these actions, the Georgia
legislature amended the GLFA in early 2003. The amendments
removed many of the GFLAs ambiguities and eliminated covered
loans. Subsequent to April 2003, the market revived in Georgia.

23. More specifically, in a specification similar to column (2) in Panel C of

Table III, we find that the coefficient on the indicator T(FICO > 620) is 0.67 (t =
3.21).

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342 QUARTERLY JOURNAL OF ECONOMICS

Similarly, New Jersey enacted its law, the New Jersey Homeown-
ership Security Act of 2002, with many provisions similar to those
of the Georgia law. As in Georgia, lenders and ratings agencies
expressed concerns when the New Jersey law was passed and de-
cided to substantially reduce the number of loans that were secu-
ritized in these markets. The Act was later amended in June 2004
in a way that relaxed requirements and eased lenders' concerns.
If lenders use 620 as an optimal cutoff for screening unre-
lated to securitization, we expect the passage of these laws to
have no effect on the differential screening standards around the
threshold. However, if these laws affect the differential ease of
securitization around the threshold, our hypothesis would predict
an impact on the screening standards. As 620+ loans became rel-
atively more difficult to securitize, lenders would internalize the
cost of collecting soft information for these loans to a greater de-
gree. Consequently, the screening differentials we observed earlier
should attenuate during the period of enforcement. Moreover, we
expect the results described in Section IV.D to appear only during
the periods when the differential ease of securitization around the
threshold was high, that is, before the law was passed and after
the law was amended.
Our experimental design examines the ease of securitization
and performance of loans above and below the credit threshold in
both Georgia and New Jersey during the period when the securiti-
zation market was affected and compares it with the period before
the law was passed and the period after the law was amended. To
do so, we estimate equations (1) and (2) with an additional dummy
variable that captures whether or not the law is in effect (NoLaw).
We also include time fixed effects to control for any macroeconomic
factors independent of the laws.
The results are striking. Panel A of Table IV confirms that
the discontinuity in the number of loans around the threshold di-
minishes during a period of strict enforcement of anti-predatory
lending laws. In particular, the difference in number of loans secu-
ritized around the credit thresholds fell by around 95% during the
period when the law was passed in Georgia and New Jersey. This
effectively nullified any meaningful difference in the ease of secu-
ritization above the FICO threshold. Another intuitive way to see
this is to compare these jumps in the number of loans with jumps
in states that had housing profiles similar to those of Georgia and
New Jersey before the law was passed (e.g., Texas in 2001). For
instance, relative to the discontinuity in Texas, the jump during

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 DID SECURITIZATION LEAD TO LAX SCREENING? 343

TABLE IV
Number of Loans and Delinquencies in Low-Documentation Loans across the
Credit Threshold: Evidence from a Natural Experiment

Year FICO > 620 iß) í-stat Observations R2 Mean

Panel A: Number of low-documentation loans
During law 10.71 (2.30) 294 .90 16
Pre and post law 211.50 (5.29) 299 .96 150

Panel B: Delinquency status of low-documentation

Pr(delinquency)= 1

Entire period During law and

2001-2006 six months after

(1) (2) (3) (4)

FICO > 620 -0.91 -0.91 -1.02 -1.02

[0.043] [0.043] [0.030] [0.030]
(1.78) (2.00) (1.69) (2.12)
FICO > 620 *NoLaw 0.88 0.88 1.13 1.13
[0.040] [0.040] [0.034] [0.034]
(1.90) (1.94) (1.79) (1.93)
Observations 109,536 109,536 14,883 14,883
Other controls Yes Yes Yes Yes
FICO > 620 * other controls Yes Yes Yes Yes
Time fixed effects Yes Yes Yes Yes
Pseudo R2 .06 .06 .05 .05
Clustering unit Vintage Loan ID Vintage Loan ID
Mean delinquency (%) 6.1 4.2

Notes. This table reports estimates of the regressions on dif

of loans across the credit thresholds. We use specification
the number of loans regressions and Table III, Panel C, to
our analysis to loans made in Georgia and New Jersey. No
anti-predatory lending law was not passed in a given year
period when the law was passed. Permutation tests confirm
when the law is not passed has the smallest p-value (and is
Jersey sample. We report ¿-statistics in parentheses (marg

the period when the law was pass

jumps are of comparable size both
after the law was amended. In addit
the rapid return of a discontinuit
is notable that this time horizon is
change in the housing stock (Glaeser
underlying demand for home owner
Importantly, our performance resu
as well. Columns (1) and (2) of Panel B
for 620+ loans were below that of 6
New Jersey only when the law was i

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344 QUARTERLY JOURNAL OF ECONOMICS

law was either not passed or was amended, we find that default
rates for loans above the credit threshold are similar to those for
loans below the credit threshold. This upward shift in the default
curve above the 620 threshold is consistent with the results re-
ported in Section IV.D. Taken together, these results suggest that
our findings are indeed related to differential securitization at the
credit threshold and that lenders were not blindly following the
rule of thumb in all instances.

Manipulation of Credit Scores. Having confirmed that

lenders are screening more at 620" than at 620+, we assess
whether borrowers were aware of the differential screening
around the threshold. Even though there is no difference in con-
tract terms around the cutoff, screening is weaker above the 620
score than below it, and this may create an incentive for borrowers
to manipulate their credit score. If FICO scores could be manipu-
lated, lower quality borrowers might artificially appear at higher
credit scores. This behavior would be consistent with our central
claim of differential screening around the threshold. Note that
per the rating agency (Fair Isaac), it is difficult to strategically
manipulate one's FICO score in a targeted manner. Nevertheless,
to examine the response of borrowers more closely, we exploit the
variation generated from the same natural experiment.
If FICO scores tend to be quite sticky and it takes relatively
long periods of time (more than three to six months) to improve
credit scores, as Fair Isaac claims, we should observe that the
difference in performance around the threshold should take time
to appear after the laws are reversed. Restricting our analysis to
loans originated within six months after the laws were reversed,
columns (3) and (4) of Panel B (Table IV) show that the reversal
of anti-predatory lending laws has immediate effects on the per-
formance of loans that are securitized. This result suggests that
borrowers might not have been aware of the differential screening
around the threshold or were unable to quickly manipulate their
FICO scores. Overall, the evidence in this section is consistent
with Mayer and Pence (2008), who find no evidence of manipula-
tion of FICO scores in their survey of the subprime market.24

24. As a further check, we obtained another data set of subprime loans that
continues to track the FICO scores of borrowers after loan origination. Borrowers
who manipulate their FICO scores before loan issuance should experience a decline
in FICO score shortly after receiving a loan (because a permanent change in the
credit score cannot be considered manipulation). Consistent with evidence for no

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 DID SECURITIZATION LEAD TO LAX SCREENING? 345

TV.G. Additional Confirmatory Tests

GSE Selection. Although the subprime market is dominated
by the nonagency sector, one might worry that the GSEs may dif-
ferentially influence the selection of borrowers into the subprime
market through their actions in the prime market. For instance,
the very best borrowers above the 620 threshold might select out
of the subprime market in search of better terms in the prime
market. We establish several facts to confirm that this is not the
case.

First, the natural experiment we discuss in S

suggests that prime-influenced selection is not
anti-predatory lending laws were targeted primari
subprime part of the market (Bostic et al. 2008), leaving
the prime part of the market relatively unaffected. To confirm
the behavior of the prime market during the enforcement of anti-
predatory lending laws, we rely on another data set of mortgages
in the United States that covers the agency loan market. The data
are collected from the top U.S. servicers, are primarily focused on
the agency market, and covers the period 2001 to 2006. As re-
ported in Panel A of Table V, during the natural experiment, it
was no more difficult to obtain an agency loan (comparable to a
subprime loan in our sample) than before or after the law was
in effect. Similarly, in unreported tests we find that contractual
terms (such as LTV ratios and interest rates) around 620 see no
change across time periods. Furthermore, in the prime market,
there were no differences in defaults around the 620 threshold
across the time periods (Table V, Panel B). Because borrower qual-
ity in the prime market did not change across the 620 threshold
across the two time periods, if there was indeed selection, the very
best 620+ subprime borrowers should have selected out into the
prime market even while the laws were in place. As a result, we
should have found that 620+ borrowers in subprime market con-
tinued to default more than 620~ borrowers even when the law is
in place. As we showed earlier in Table IV, this is not the case.
Second, the data set confirms that Freddie Mac and Fan-
nie Mae primarily do not buy subprime loans (especially low-
documentation loans) with credit scores around FICO of 620.
This is consistent with anecdotal evidence that the role of active

manipulation around the threshold, we find that both 620+ and 620" borrowers
are as likely to experience such a reduction within a quarter of obtaining a loan.
Results of this analysis are available upon request.

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346 QUARTERLY JOURNAL OF ECONOMICS

TABLE V
Number of Loans and Delinquencies in agency (GSE/Prime) Loans Across the
Credit Threshold: Evidence from a Natural Experiment

Year FICO > 620 (ß) í-stat Observations R2 Mean

Panel A: Number of prime loans
During law 4.80 (2.70) 249 .88 20.30
Pre and post law 2.33 (1.02) 268 .92 22.80

Panel B: Delinquency status of prime loans

Pr(delinquency)=l

60+ delinquent 90+ delinquent

2001-2006 2001-2006
(1) (2)

FICO > 620 -0.026 -0.029

[0.001] [0.001]
(0.19) (0.10)
FICO > 620 * NoLaw -0.004 -0.003
[0.0004] [0.0004]
(0.03) (0.05)
Observations 56,300 56,300
Other controls Yes . Yes
FICO > 620 * other controls Yes Yes
Time fixed effects Yes Yes
Clustering unit Vintage Vintage
Pseudo R2 .01 .02

Mean delinquency (%) 5.2 3.1

Notes. This table reports estimates of the regressions on d

of loans across the credit thresholds. The analysis is restrict
The data are for GSE loans that are first mortgages, that ar
are only purchase loans, that are conventional mortgage
residents for the borrower. NoLaw is a dummy that tak
not passed in a given year or was amended and a value 0
Permutation tests confirm that the discontinuity in num
passed is no different from estimated jumps at other loc
Jersey sample. We report ¿-statistics in parentheses (mar

subprime securitization in recent

agency sector (Grämlich 2007). In
(see Online Appendix Table 4, Panel
jump in the number of loans in t
620 threshold. In addition, the loa
also smooth. Together these results
seems to be no differential selection in terms of number of loans
or quality of loans across the 620 cutoff.
Third, if our results in the low-documentation market around
the 620 threshold are driven by differential GSE selection, we

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 DID SECURITIZATION LEAD TO LAX SCREENING? 347

should observe no differences in defaults when we combined

the loans from agencies with low-documentation subprime loans
around the 620 threshold. If it were purely selection, lower per-
formance above the threshold in the low-documentation sübprime
loans would be offset by differentially higher quality loans selected
into the agency market. Unreported results (Online Appendix Ta-
ble 5) show that there are still differences in default rates across
the 620 threshold when we examine the agency loans and low-
documentation subprime loans together.
Finally, we examine the set of borrowers in the subprime
market (around 620) who are offered contractual terms similar
to those offered in the prime market. If there is indeed selection
into the prime market, it is likely based on contractual terms
offered to borrowers. By examining borrowers who are offered
similar contractual terms in the subprime market, we are able to
isolate our analysis to borrowers of similar quality as those who
are possibly attracted by GSEs (i.e., the good-quality borrowers).
For this subset of subprime borrowers, we are able to show that
620+ loans still default more than 620" loans (Online Appendix
Table 4, Panel B). This evidence further suggests that selection
by GSEs is unlikely to explain our results.

Other Thresholds, In the data, we also observe smaller jumps

in other parts of the securitized loan FICO distribution as other ad
hoc cutoffs have appeared in the market in the past three years
(e.g., 600 for low documentation in 2005 and 2006). We remain
agnostic as to why or how these other cutoffs have appeared: due
to greater willingness to lend to riskier borrowers, or to changing
use of automated underwriting, which generally included a matrix
of qualifications and loan terms including FICO buckets. Several
comments about why we focus on the 620 threshold are therefore
in order.
First, the 620 cutoff is the only threshold that is actively
discussed by the GSEs in their lending guidelines, where the ease
of securitization is higher on the right side of the threshold (see
Online Appendix Exhibit 1). This feature is essential for us to
disentangle the effect of lax Screening on defaults from what a
change in FICO score might predict. As increasing FICO scores
predict decreasing default rates, performing our analysis with
any cutoff where ease of securitization is lower on the right side
of the threshold would not allow us to use this identification. For
instance, consider the cutoff of 660 that is also discussed in the

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348 QUARTERLY JOURNAL OF ECONOMICS

GSE guidelines and where we observe a jump in securitization.

The ease of securitization is lower on the right-hand side of this
cutoff; that is, the unconditional probability of securitization is
lower at 660+ relative to 660", suggesting that 660+ loans would
be more intensively screened and would default less frequently
than 660". However, it would be impossible to disentangle this
effect from just a mechanical effect of 660+ FICO loans being more
creditworthy and thus defaulting less often than 660" loans (by
construction). This subtle advantage of the 620 cutoff is crucial to
our identification strategy and rules out the use of several other
ad hoc thresholds. In general, our methodology could extend to
any cutoff that had greater ease of securitization on the right side
of the threshold.
Moreover, to identify the effects of securitization on screen-
ing by lenders, the liquidity differential for the loan portfolios
around the threshold has to be large enough. Because 620 is the
largest jump we observe in the loan distribution, it is a natural
choice. This is confirmed in the permutation tests, which show
that FICO = 620 has the smallest p-value (and is thus the largest
outlier) among all the visible discontinuities for each year in our
sample. Although other cutoffs may also induce slight differences
in screening effort in some years, these differences may be too
small to make any meaningful inferences. In results not shown,
we analyzed some of these other thresholds and found results for
delinquencies that are consistent with those reported for the pre-
dominant cutoff (620), but are indeed quite small in magnitude.

Other Tests. We also conduct several falsification tests, re-

peating our analysis at other credit scores where there is no jump
in securitization. In sharp contrast to the results reported in Sec-
tion IV.D, the higher credit score bucket defaults less than the
lower credit score bucket. This is consistent with the results of
the permutation tests reported above, which estimate every false
discontinuity and compare it to the discontinuity at 620. Moreover,
as we will show in Section V, full-documentation loans do not see
any jumps at this threshold. We plot the delinquency rates of 620+
and 620" for full-documentation loans (2001-2006) in Figure X
and find that loans made at lower credit scores are more likely to
default.25

25. This test can also provide insight into the issue of GSE selection dis-
cussed earlier. Because 620+ full documentation loans do not default more than
620~ loans, differential selection into the agency market must account for this

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 DID SECURITIZATION LEAD TO LAX SCREENING? 349

Figure X
Falsification Test - Delinquencies for Full-Documentation Loans
around FICO of 620
The figure presents the falsification test by examining the percentage of full-
documentation loans (dollar- weighted) originated between 2001 and 2006 that
became delinquent. We track loans in two FICO buckets- 615-619 (620") dashed
and 620-624 (620+) solid - from their origination date and plot the average loans
that become delinquent each month after the origination date. As can be seen,
the higher credit score bucket defaults less than the lower credit score bucket for
the post-2000 period. For brevity, we do not report plots separately for each year
of origination. The effects shown here in the pooled 2001-2006 plot show up for
every year.

As further tests of our hypothesis, we also conducted our tests

in the refinance market, and find a similar rule of thumb and
similar default outcomes around the 620 threshold in this mar-
ket. Finally, we reestimated our specifications with state, lender,
and pool fixed effects to account for multiple levels of potential
variation in the housing market and find qualitatively similar
results.26

fact as well. One possibility is selection on the basis of debt-to-income ratios. To

examine this, we compare DTI ratios in the full- and low-documentation markets.
Unreported tests (Online Appendix Table 3) show that the DTI ratios are similar
around the threshold and thus cannot entirely explain results across the two types
of loans.
26. For additional information on tests across types of lenders and states, see
Keys et al. (2009).

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350 QUARTERLY JOURNAL OF ECONOMICS

V. Did Hard Information Matter?

The results presented above are for low-documentation loans,

which necessarily have an unobserved component of borrowers'
creditworthiness. In the full-documentation loan market, on the
other hand, there is no omission of hard information on the bor-
rower's ability to repay. In this market, we identify a credit thresh-
old at the FICO score of 600, the score that Fair Isaac (and the
three credit repositories) advises lenders as a bottom cutoff for
low risk borrowers. They note that "anything below 600 is consid-
ered someone who probably has credit problems that need to be
addressed..." (see www.myfico.com). Similarly, Fannie Mae in its
guidelines notes that "a borrower with credit score of 600 or less
has a high primary risk..." (see www.allregs.com/efnma/doc/). The
Consumer Federation of America along with Fair Isaac (survey re-
port in March 2005) suggests that "FICO credit scores range from
300-850, and a score above 700 indicates relatively low credit
risk, while scores below 600 indicate relatively high risk which
could make it harder to get credit or lead to higher loan rates."
Einav, Jenkins and Levin (2008) make a similar observation when
they note that "a FICO score above 600 [is] a typical cut-off for
obtaining a standard bank loan."
Figure XI reveals that there is a substantial increase in the
number of full documentation loans above the credit threshold
of 600. This pattern is consistent with the notion that lenders
are more willing to securitize at a lower credit threshold (600 vs.
620) for full-documentation loans because there is less uncertainty
about these borrowers relative to those who provide less documen-
tation. The magnitudes are again large - around 100% higher at
600+ than at 600" in 2004 - for full-documentation loans. In Panel
A of Table VI, we estimate regressions similar to equation (1) and
find that the coefficient estimate is also significant at 1% and is
on average around 100% (from 80% to 141%) higher for 600+ as
compared to 600" for post-2000 loans. Again, if the underlying
creditworthiness and the demand for mortgage loans (at a given
price) are the same for potential buyers with a credit score of 600"
or 600+, as the credit bureaus claim, this result confirms that it is
easier to securitize full-documentation loans above the 600 FICO
threshold. We repeated a similar analysis for loan characteris-
tics (LTV and interest rates) and borrower demographics and find
no differences for full documentation loans above and below the
credit score of 600. Appendix I.C presents the estimates from the

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 DID SECURITIZATION LEAD TO LAX SCREENING? 35 1

Figure XI
Number of Loans (Full-Documentation)
The figure presents the data for the number of full-documentation loans (in
'00s). We plot the average number of loans at each FICO score between 500 and
800. As can be seen from the graphs, there is a large increase in number of loans
around the 600 credit threshold (i.e., more loans at 600+ as compared to 600")
from 2001 onward. Data are for loans originated between 2001 and 2006.

regressions (Appendix I.D provides permutation test estimates

corresponding to these loan terms).
Interestingly, we find that full-documentation loans with
credit scores of 600" (FICO between 595 and 599) are about
as likely to default after a year as loans with credit scores of
600+ (FICO between 601 and 605) for the post-2000 period.
Both Figures XII and XIII and results in Panels B, C, and D of
Table VI support this conjecture. Following the methodology used
in Figures VI and VII, we show the default rates annually across
the FICO distribution (Figure XII) and across the age of the loans
(Figure XIII). The estimated effects of the ad hoc rule on defaults
are negligible in all specifications.
The absence of differences in default rates across the credit
threshold, while the same magnitude of the jump in the number of
loans is maintained, is consistent with the notion that the pattern
of delinquencies around the low-documentation threshold are pri-
marily due to the soft information of the borrower. With so much

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352 QUARTERLY JOURNAL OF ECONOMICS

TABLE VI
Number of Loans and Delinquencies across the Credit Threshold for
Full-Documentation Loans

Year FICO > 600 (ß) í-stat Observations R2 Mean

Panel A: Number of full-documentation loans
2001 306.85 (5.70) 299 .99 330
2002 378.49 (9.33) 299 .99 360
2003 780.72 (11.73) 299 .99 648
2004 1,629.82 (8.91) 299 .99 1,205
2005 1,956.69 (4.72) 299 .98 1,499
2006 2,399.48 (6.97) 299 .98 1,148
Pooled estimate (i-stat) [permutation test p-value] 1,241.75 (3.23) [.000]

Panel B: Dollar weighted fraction of loans defaulted

2001 0.005 (0.63) 250 .87 0.052
2002 0.018 (1.74) 250 .87 0.041
2003 0.013 (1.93) 250 .94 0.039
2004 0.006 (1.01) 254 .94 0.040
2005 0.008 (1.82) 254 .96 0.059
2006 0.010 (0.89) 254 .86 0.116

Panel C: Permutation tests for alternative default definitions

(pooled 2001-2006 with time fixed effects)
Permutation

Dependent variable FICO > 600 test

(Default definition) (ß) í-stat p-value Observations R2 Mean
60+ (dollar-weighted) 0.010 (1.66) .240 1,512 .84 0.058
90+ (dollar-weighted) 0.006 (1.00) .314 1,525 .75 0.046
Foreclosure+ 0.005 (1.25) .265 1,525 .77 0.032
(dollar-weighted)
60+ (unweighted) 0.011 (1.50) .150 1,525 .70 0.056

Panel D: Delinquency status of loans

Pr(delinquency)= 1

(1) (2) (3) (4)

FICO > 600 -0.06 -0.02 -0.06 -0.02

[0.002] [0.0006] [0.002] [0.0006]
(2.30) (0.15) (1.21) (0.18)
Observations 3,125,818 3,125,818 3,125,818 3,125,818
Pseudo R2 .073 .084 .073 .084
Other controls Yes Yes Yes Yes
FICO > 600 * other controls No Yes No Yes
Time fixed effects No Yes No Yes
Clustering unit Loan ID Loan ID Vintage Vintage
Mean delinquency (%) 4.54

Notes. This table reports estimates of the regressions on differen

of loans around the credit threshold of 600 for full-documenta
these in Table II, Panel A, to estimate the number of loan regr
estimate delinquency regressions. Permutation tests confirm th
test p-value (and is thus the largest outlier) among all the visibl
loan sample. We report ¿-statistics in parentheses (marginal effe

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 DID SECURITIZATION LEAD TO LAX SCREENING? 353

Figure XII
Annual Delinquencies for Full-Documentation Loans
The figure presents the percentage of full-documentation loans originated be-
tween 2001 and 2006 that became delinquent. We plot the dollar- weighted fraction
of the pool that becomes delinquent for one-point FICO bins between scores of 500
and 750. The vertical line denotes the 600 cutoff, and a seventh-order polynomial
is fitted to the data on either side of the threshold. Delinquencies are reported
between 10 and 15 months for loans originated in all years.

information collected by the lender for full-documentation loans,

there is less value to collecting soft information. Consequently, for
full-documentation loans there is no difference in how the loans
perform subsequently after hard information has been controlled
for. Put another way, differences in returns to screening are at-
tenuated due to the presence of more hard information.

VI. Discussion

In the wake of the subprime mortgage crisis, a central

question confronting market participants and policy makers
whether securitization had an adverse effect on the ex ante screen-
ing effort of loan originators. Comparing characteristics of the loan
market above and below the ad hoc credit threshold, we show
that a doubling of securitization volume is on average associated
with about a 10%-25% increase in defaults. Notably, our empirical
strategy delivers only inferences on differences in the performance

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354 QUARTERLY JOURNAL OF ECONOMICS

Figure XIII
Delinquencies for Full-Documentation Loans (2001-2006)
The figure presents the percentage of full-documentation loans (dollar-
weighted) originated between 2001 and 2006 that became delinquent. We track
loans in two FICO buckets- 595-599 (600") dashed and 600-604 (600+) solid-
from their origination date and plot the average loans that become delinquent each
month after the origination date. As can be seen, the higher credit score bucket
defaults more than the lower credit score bucket for the post-2000 period. For
brevity, we do not report plots separately for each year of origination. The effects
shown here in the pooled 2001-2006 plot show up for every year.

of loans around this threshold. Although we cannot infer what the

optimal level of screening at each credit score ought to be, we con-
clude from our empirical analysis that there was a causal link
between ease of securitization and screening. That we find any ef-
fect on default behavior in one portfolio compared to another with
virtually identical risk profiles, demographic characteristics, and
loan terms suggests that the ease of securitization may have had
a direct impact on incentives elsewhere in the subprime housing
market. Understanding whether the ease of securitization had
a similar impact on other securitized markets requires more re-
search.
The results of this paper, in particular from the anti-
predatory lending laws' natural experiment, confirm that lender
behavior in the subprime market did change based on the ease
of securitization. This suggests that existing securitization prac-
tices did not ensure that a decline in screening standards would be
counteracted by requiring originators to hold more of the loans'
default risk. If lenders were in fact holding on to optimal risk

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 DID SECURITIZATION LEAD TO LAX SCREENING? 355

where it was easier to securitize, there should have been no dif-

ferences in defaults around the threshold. This finding resonates
well with concerns surrounding the subprime crisis that, in an
environment with limited disclosure on who holds what in the
originate-to-distribute chain, there may have been insufficient
"skin in the game" for some lenders (Blinder 2007; Stiglitz 2007).
At the same time, the results further suggest that the breakdown
in the process only occurred for loans where soft information was
particulary important. With enough hard information, as in the
full-documentation market, there may be less value in requiring
market participants to hold additional risk to counteract the po-
tential moral hazard of reduced screening standards.
In a market as competitive as the market for mortgage-
backed securities, our results on interest rates are puzzling.
Lenders' compensation on either side of the threshold should
reflect differences in default rates, and yet we find that the
interest rates to borrowers are similar on either side of 620. The
difference in defaults, despite similar compensation around the
threshold, suggests that there may have been some efficiency
losses. Of course, it is possible that from the lenders' perspective,
a higher propensity to default above the threshold could have
exactly offset the benefits of additional liquidity - resulting in
identical interest rates around the threshold.
Our analysis remains agnostic about whether investors
priced the moral hazard aspects of securitization accurately. It
may have been the case that moral hazard existed in this market,
though investors appropriately priced persistent differences in
performance around the threshold (see Rajan, Seru, and Vig
[2008]). On the other hand, developing an arbitrage strategy for
exploiting this opportunity may have been prohibitively difficult,
given that loans are pooled across the FICO spectrum before they
are traded. In addition, these fine differences in performance
around the FICO threshold could have been obscured by the
performance of other complex loan products in the pool. Under-
standing these aspects of investor behavior warrants additional
investigation.
It is important to note that we refrain from making any wel-
fare claims. Our conclusions should be directed at securitization
practices, as they were during the subprime boom, rather than at
the optimally designed originate-to-distribute model. We believe
securitization is an important innovation and has several merits.
It is often asserted that securitization improves the efficiency of
credit markets. The underlying assumption behind this assertion

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356 QUARTERLY JOURNAL OF ECONOMICS

is that there is no information loss in transmission, even though

securitization increases the distance between borrowers and in-
vestors. The benefits of securitization are limited by information
loss, and in particular the costs we document in the paper. More
generally, what types of credit products should be securitized? We
conjecture that the answer depends crucially on the information
structure: loans with more hard information are likely to benefit
from securitization relative to loans that involve soft information.
A careful investigation of this question is a promising area for
future research.
More broadly, our findings caution against policy that empha-
sizes excessive reliance on default models. Our research suggests
that by relying entirely on hard information variables such as
FICO scores, these models ignore essential elements of strate-
gic behavior on the part of lenders which are likely to be impor-
tant. The formation of a rule of thumb, even if optimal (Baumöl
and Quandt 1964), has an undesirable effect on the incentives of
lenders to collect and process soft information. As in Lucas (1976),
this strategic behavior can alter the relationship between observ-
able borrower characteristics and default likelihood, rather than
moving along the previous predicted relationship. Incorporating
these strategic elements into default models, although challeng-
ing, is another important direction for future research.

Appendix LA
Loan Characteristics around Discontinuity in Low-Documentation Loans

Loan to value Interest rate

FICO > 620 Mean FICO > 620 Mean

Year (ß) í-stat Obs. R2 (%) iß) í-stat Obs. R2 {%)
2001 0.67 (0.93) 296 .76 80.3 0.06 (0.59) 298 .92 9.4
2002 1.53 (2.37) 299 .91 82.6 0.15 (1.05) 299 .89 8.9
2003 2.44 (4.27) 299 .96 83.4 0.10 (1.50) 299 .97 7.9
2004 0.30 (0.62) 299 .96 84.5 0.03 (0.39) 299 .97 7.8
2005 -0.33 (0.96) 299 .95 84.1 -0.09 (1.74) 299 .98 8.2
2006 -1.06 (2.53) 299 .96 84.8 -0.21 (2.35) 299 .98 9.2

Notes. This table reports estimates from a regression that uses the mean interest ra
low-documentation loans at each FICO score as the dependent variables. In order to estim
(FICO > 620) for each year, we collapse the interest rate and LTV ratio at each FICO score an
seventh-order polynomials on either side of the 620 cutoff, allowing for a discontinuit
measures of the interest rate and LTV are estimated means, we weight each observati
of the variance of the estimate. We report ¿-statistics in parentheses. Permutation test
discontinuity at every point in the FICO distribution, confirm that these jumps are not
than those found elsewhere in the distribution. For brevity, we report permutation test est
regressions (with time fixed effects removed to account for vintage effects) and report the

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 DID SECURITIZATION LEAD TO LAX SCREENING? 357

Appendix I.B
Borrower Demographics around Discontinuity in Low-Documentation Loans

Year FICO > 620 (ß) í-stat Observations R2 Mean (%)

Panel A: Percent black in ZIP code
2001 1.54 (1.16) 297 .79 11.2
2002 0.32 (0.28) 299 .63 10.6
2003 1.70 (2.54) 299 .70 11.1
2004 0.42 (0.53) 299 .72 12.2
2005 -0.50 (0.75) 299 .69 13.1
2006 0.25 (0.26) 299 .59 14.7

Panel B: Median income in ZIP code

2001 1,963.23 (2.04) 297 .33 49,873
2002 -197.21 (0.13) 299 .35 50,109
2003 154.93 (0.23) 299 .50 49,242
2004 699.90 (1.51) 299 .46 48,221
2005 662.71 (1.08) 299 .64 47,390
2006 -303.54 (0.34) 299 .68 46,396

Panel C: Median house value in ZIP code

2001 3,943.30 (0.44) 297 .66
163,151
2002 -599.72 (0.11) 299 .79
165,049
2003 -1,594.51 (0.36) 299 .89
160,592
2004 -2,420.01 (1.03) 299 .91
150,679
2005 -342.04 (0.14) 299 .93 143,499
2006 -3,446.06 (1.26) 299 .92 138,556

Notes. This table reports estimates from a regression that u

of low-documentation borrowers at each FICO score as the dep
discontinuity (FICO > 620) for each year, we collapse the de
estimate flexible seventh-order polynomials on either side of t
620. Because the demographic variables are estimated means, w
the variance of the estimate. We obtain the demographic variab
code of each loan. Permutation tests, which allow for a disconti
confirm that these jumps are not significantly larger than those f
¿-statistics in parentheses.

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358 QUARTERLY JOURNAL OF ECONOMICS

Appendix I.C
Loan Characteristics and Borrower Demographics around Discontinuity
in Full-Documentation Loans

Panel A: Loan characteristics

Loan to value Interest rate

FICO > 600 Mean FICO > 600 Mean

Year (ß) í-stat Obs. R2 (%) (ß) í-stat Obs. R2 (%)
2001 0.820 (2.09) 299 .73 85.1 -0.097 (0.87) 299 .97 9.5
2002 -0.203 (0.65) 299 .86 85.8 -0.279 (3.96) 299 .97 8.6
2003 1.012 (3.45) 299 .95 86.9 -0.189 (3.42) 299 .99 7.7
2004 0.755 (2.00) 299 .96 86 -0.244 (6.44) 299 .99 7.3
2005 0.354 (1.82) 299 .93 86.2 -0.308 (5.72) 299 .99 7.7
2006 -0.454 (1.96) 299 .94 86.7 -0.437 (9.93) 299 .99 8.6

Panel B: Percent black in ZIP code

Year FICO > 600 (ß) í-stat Observations R2 Mean(%)
2001 2.32 (2.03) 299 .86 13.6
2002 -0.79 (1.00) 299 .82 12.5
2003 0.40 (0.48) 299 .87 12.5
2004 0.54 (0.96) 299 .92 12.9
2005 -0.38 (0.85) 299 .86 13.4
2006 -0.86 (1.40) 299 .81 14.3

Notes. This table reports the estimates of t

graphics around the credit threshold of 600
Appendices LA and I.B for estimation. We rep
for a discontinuity at every point in the FICO
larger than those found elsewhere in the dis
from pooled regressions (with time fixed effect
Appendix I.D.

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 DID SECURITIZATION LEAD TO LAX SCREENING? 359

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360 QUARTERLY JOURNAL OF ECONOMICS

Federal Reserve Board of Governors

Sorin Capital Management
University of Chicago, Booth School of Business
London Business School

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