A Look at the Great Loan Modification Experiment

After almost a year, Congress’ decision to suspend loan modifications rules was an unprecedented, unorthodox and, ultimately, effective way to aid banks and borrowers.

The banking industry is going on four quarters of suspended requirements for coronavirus loan modifications. Suspending the reporting rules around loan modifications was a creative way for regulators and lawmakers to encourage banks in the spring of 2020 to work with borrowers facing coronavirus-related hardships. The result is that the industry, and economy, had more time to reassess the rapidly uncertain environment before needing to process troubled credits.

“Standing here today, having completed most of my year in audit and having a pretty good idea of how things are panning out — I would call it a raging success,” says Mandi Simpson, a partner in Crowe’s audit group. She adds that the decision to pause loan payments may have helped avoid a number of business closures and foreclosures, which will help the economy stabilize and recover long-term.

Ordinarily, these modifications, like no payments or interest-only payments for a period of time before restarting payments and catching up, would have been categorized as troubled debt restructurings, or TDRs, under U.S. generally accepted accounting principles.

TDRs occur after a bank offers a concession on a credit that it wouldn’t otherwise make to a borrower experiencing financial difficulties or hardship. The CARES Act suspended the determination that a loan modified because of the coronavirus would count as a TDR, “including impairment for accounting purposes.” Banks could now offer deferments and modifications to borrowers impacted by the coronavirus without needing to record them as TDRs.

The suspension came as part of the Coronavirus Aid, Relief, and Economic Security Act of 2020, or CARES Act, and was extended in the stimulus bill passed before the end of the year. The move was supported by the U.S. Securities and Exchange Commission, the Financial Accounting Standards Board and bank regulators, who had encouraged banks to work with borrowers prior to the suspension. It is scheduled to be in effect through until Jan. 1, 2022, or 60 days after the termination of the national emergency, whichever is earlier.

“The regulatory community gets a high-five for that, in my opinion,” says Christopher Marinac, director of research at Janney Montgomery Scott. “Think about the accounting change in TDRs as another form of stimulus … For the companies and the clients that received deferrals – this pandemic is not their fault. … There was a recognition that this gave people a way to buy time. The one variable you can’t quantify in a crisis is time.”

The widespread forbearance allowed borrowers to adapt their businesses, get a handle on their finances or apply for Paycheck Protection Program funding from the Small Business Administration. It also gave banks a chance to reassess their borrowers’ evolving risk and offer new loan terms, if needed.

Reported Bank Deferral Data for 2020

Quarter Loans in deferral, median Low range High range Number of banks reporting
Q1’2020 11.1% 0.3% 38% 224
Q2’2020 15.3% 1.2% 46.4% 234
Q3’2020 3% 0% 21.5% 240
Q4’2020 1.4% 0% 14.5% 238

Source: Reports authored by Brad Milsaps, managing director at Piper Sandler & Co.

A number of institutions took advantage of the suspension to offer borrowers relief. Simpson remembers that many banks freely offered short-term forbearance in the second quarter, and panicked borrowers accepted. When those forbearance periods expired in the third quarter, borrowers had a better sense of their financial condition — aided by the PPP — and banks were better prepared to work with customers under continued pressure.

By the end of the second quarter, most banks “expressed optimism” about the direction of deferrals and reported “minimal” second requests, mostly related to restaurant and hotel borrowers, wrote Brad Milsaps, managing director at Piper Sandler & Co.

He expected deferrals to become “less of a focus going forward,” as those loans’ performance normalized or banks felt confident in marking them as nonaccruals. To that end, the median ratio of criticized loans to total loans, excluding Paycheck Protection Program loans, increased to 3.6% at the end of the third quarter, from 2.9% in the second quarter.

“Deferrals were an impactful tool utilized at the beginning of the pandemic, but have fallen to a very minimal level given the impact of PPP, the CARES Act, and improvement in the economy,” he wrote in a February 2021 report. “Although deferral data continues to be disclosed by most banks, the investment community has mostly moved on from deferrals as an area of primary focus.”

But the suspension of TDR guidance is not a green light for banks to wholly ignore changing credit risk. If anything, the year of deferrals gave banks a better sense of which customers faced outsized challenges to their businesses and whether they could reasonably and soundly continue supporting the relationship. Marinac points out that many banks have risk-rated loans that received modifications, set aside reserves for potential losses and migrated those that continued to have stress over time.

And as documented in Milsaps’ reports, a number of banks decided to share their modification activity with the broader public, with many including geography, industry and sometimes even the type of modification offered. These disclosures weren’t required by regulators but demonstrated the credit strength at many banks and reassured investors that banks had a handle on their credit risk.

The suspension of TDR reporting requirements through the end of 2021 gives the industry and stakeholders like FASB, the accounting board FASB, to consider the usefulness of the existing TDR guidance.

The reporting involved with TDRs involves an individual discounted cash flow analysis, which makes the accounting complicated and tedious. TDRs also can carry negative connotations that are impossible to shake: A modified TDR, even if it’s performing, is always recorded as a TDR. Simpson points out that the loan modification disclosures banks made in lieu of reporting TDRs was, in many cases, more useful and insightful than if the banks had just treated all modified loans as TDRs. And while mass loan modifications may have been a lot of work for banks in the midst of the pandemic’s most uncertain days, it would have been exponentially more complicated to do mass restructuring recordings and discount cash flow analyses over those four quarters.

“If you aren’t going to do TDR reporting at the time when — in theory — it would be the most valuable, doesn’t that call into question whether TDR identification is really that useful after all?” Simpson asks. “The standard-setters are doing some outreach and taking a second look with exactly that in mind.”