[Federal Register Volume 85, Number 123 (Thursday, June 25, 2020)]
[Rules and Regulations]
[Pages 38031-38052]
From the Federal Register Online via the Government Publishing Office [www.gpo.gov]
[FR Doc No: 2020-12345]



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 Rules and Regulations
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  Federal Register / Vol. 85, No. 123 / Thursday, June 25, 2020 / Rules 
and Regulations  

[[Page 38031]]



FEDERAL HOUSING FINANCE AGENCY

12 CFR Part 1281

RIN 2590-AA82


Federal Home Loan Bank Housing Goals Amendments

AGENCY: Federal Housing Finance Agency.

ACTION: Final rule.

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SUMMARY: The Federal Housing Finance Agency (FHFA) is amending the 
existing Federal Home Loan Bank (Bank) Housing Goals regulation. The 
final rule replaces the existing regulation's four separate 
retrospective housing goals with a single prospective mortgage purchase 
housing goal with a target level of 20 percent. The final rule also 
establishes a separate small member participation housing goal with a 
target level of 50 percent. The final rule provides that a Bank may 
request FHFA approval of alternative target levels for either or both 
of the goals. The final rule also establishes that housing goals apply 
to each Bank that acquires any Acquired Member Assets (AMA) mortgages 
during a year, eliminating the existing $2.5 billion volume threshold 
that previously triggered the application of housing goals for each 
Bank. Enforcement of the final rule will phase in over three years.

DATES: The final rule is effective August 24, 2020. Written requests 
from Banks proposing alternative target levels are due by September 15, 
2020. The enforcement phase-in period applies to calendar years 2021, 
2022, and 2023.

FOR FURTHER INFORMATION CONTACT: Ted Wartell, Manager, Housing & 
Community Investment, (202) 649-3157, [email protected]; Ethan 
Handelman, Senior Policy Analyst, Housing and Community Investment, 
(202) 649-3264, [email protected]; or Marshall Adam Pecsek, 
Assistant General Counsel, Office of General Counsel, (202) 649-3380, 
[email protected]. These are not toll-free numbers. The 
telephone number for the Telecommunications Device for the Deaf is 
(800) 877-8339. The mailing address for each contact is: Federal 
Housing Finance Agency, 400 7th Street SW, Washington, DC 20219.

SUPPLEMENTARY INFORMATION: 

I. Issuing This Rule During COVID-19 National Emergency

    The COVID-19 national emergency is creating unprecedented economic 
disruption to the economy, including the mortgage market. FHFA 
recognizes the substantial public and private sector efforts in 
responding to the pandemic and considered the ongoing uncertainty and 
regulatory burden created by the existing, outdated Bank housing goals 
regulation. FHFA has concluded that issuing this final rule is an 
important priority to provide greater certainty for the Banks and other 
market participants. In addition, features of the final rule such as 
the three-year enforcement phase-in (discussed in Section IV.D.) and 
the option to propose alternative target levels (discussed in Section 
VIII.) will make the housing goals more adaptable during disruptions 
such as the COVID-19 national emergency.

II. Background

A. The Federal Home Loan Bank System

    The eleven Federal Home Loan Banks are wholesale financial 
institutions organized under the Federal Home Loan Bank Act (Bank 
Act).\1\ The Banks are cooperatives; only members of a Bank may 
purchase the capital stock of a Bank, and only members or certain 
eligible housing associates (nonmember borrowers such as state housing 
finance agencies) may obtain access to secured loans, known as 
advances, or other products provided by a Bank.\2\ Any eligible 
institution (generally, a federally insured depository institution or 
state-regulated insurance company) may become a member of a Bank if it 
satisfies certain criteria and purchases a specified amount of the 
Bank's capital stock.\3\
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    \1\ See 12 U.S.C. 1421 et seq.
    \2\ See 12 U.S.C. 1426(a)(4), 1430(a), 1430b.
    \3\ See 12 U.S.C. 1424; 12 CFR part 1263. The Bank Act also 
authorizes membership for community development financial 
institutions and non-federally-insured credit unions.
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    As government-sponsored enterprises, the Banks have certain 
privileges under federal law, which allow them to borrow funds at 
spreads over the rates on U.S. Treasury securities of comparable 
maturity that are narrower than those available to corporate borrowers 
generally. The Banks pass along their funding advantage to their 
members and housing associates--and ultimately to consumers--by 
providing advances and other financial services at rates that would not 
otherwise be available to these institutions.\4\ Among those financial 
services are the Banks' Acquired Member Assets (AMA) programs, under 
which the Banks provide financing for members' housing finance 
activities by purchasing mortgage loans.
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    \4\ Members are required to pledge specific types of eligible 
collateral, mainly mortgages or other real estate-related assets, to 
secure any advance taken down from a Bank. See 12 CFR 1266.7.
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B. AMA Programs

    FHFA's AMA regulation authorizes the Banks to acquire eligible 
mortgages from their members and housing associates as a means of 
advancing their housing finance mission, and it prescribes the 
parameters within which the Banks may do so.\5\ Through the acquisition 
of AMA mortgages, the Banks provide a source of liquidity to their 
members and housing associates to further mission-related lending.
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    \5\ See 12 CFR part 1268.
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    FHFA's AMA regulation authorizes each Bank, at its discretion, to 
purchase assets that qualify as AMA subject to the requirements of the 
AMA regulation. Currently, each of the Banks except the Atlanta Bank 
offers an AMA program for the purchase of single-family mortgages, 
though the size of their programs varies. As of December 31, 2018, the 
Banks' total outstanding AMA mortgages were $63 billion,\6\ 
representing less than 6 percent of their total assets. In contrast, 
the eleven Banks' total outstanding advances, their primary business 
line, represented 68 percent of total assets. Outstanding mortgages 
relative to total assets at the Banks offering AMA programs ranged from 
a high of 18 percent and 17 percent at the Indianapolis and Topeka 
Banks, respectively, to a low of 2 percent or less at the New York and 
Atlanta Banks. Further, as a point of comparison, in

[[Page 38032]]

2018, the mortgage purchases of the Federal National Mortgage 
Association (Fannie Mae) and the Federal Home Loan Mortgage Corporation 
(Freddie Mac) (collectively, the Enterprises), represented 63 percent 
of the secondary mortgage market comprising Fannie Mae, Freddie Mac, 
the Government National Mortgage Association (Ginnie Mae), and the 
Banks. The Banks' combined mortgage purchases represented less than 1 
percent of that secondary market.
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    \6\ See ``Federal Home Loan Banks, Combined Financial Report for 
the Year Ended December 31, 2018,'' 43 (Mar. 27, 2019), available at 
http://www.fhlb-of.com/ofweb_userWeb/resources/2018Q4CFR.pdf.
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    The AMA programs that the Banks currently offer are the Mortgage 
Purchase Program (MPP) and the Mortgage Partnership Finance (MPF) 
program. The Banks generally acquire 15- to 30-year conventional, 
conforming fixed-rate mortgage loans secured by 1- to 4-unit 
properties. The Banks also acquire single-family mortgage loans 
guaranteed or insured by a department or agency of the federal 
government (i.e., non-conventional mortgages).

C. Overview of the Existing Bank Housing Goals Regulation

    The existing Bank housing goals regulation has been in effect since 
January 2011.\7\ The regulation implements section 10C(a) of the Bank 
Act, which requires the Director of FHFA to ``establish housing goals 
with respect to the purchase of mortgages, if any, by the [Banks].'' 
\8\ Section 10C(b) requires that the Bank housing goals be ``consistent 
with'' the housing goals established by FHFA for the Enterprises under 
sections 1331 through 1334 of the Federal Housing Enterprises Financial 
Safety and Soundness Act of 1992 (Safety and Soundness Act), taking 
into consideration ``the unique mission and ownership structure of the 
[Banks].'' \9\
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    \7\ 12 CFR part 1281.
    \8\ 12 U.S.C. 1430c(a).
    \9\ 12 U.S.C. 1430c(b).
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    The regulation establishes three single-family owner-occupied 
purchase money mortgage goals and one single-family refinancing 
mortgage goal applicable to the Banks' purchases under their AMA 
programs. The goals for purchase money mortgages separately measure the 
percentage of purchase money mortgages acquired by a Bank that serve 
low-income families, families in low-income areas, and very low-income 
families.\10\ The goal for refinancing mortgages measures the 
percentage of refinancing mortgages acquired by a Bank that serve low-
income families. The target levels of the housing goals are established 
retrospectively by FHFA in the year following the year of the Banks' 
AMA mortgage purchases, using Home Mortgage Disclosure Act (HMDA) data 
to calculate the percentage of single-family mortgage originations in 
the Bank's district that qualify for each of the housing goals.
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    \10\ ``Low-income'' and ``very low-income'' are defined in the 
final rule, as in the current regulation, as income not in excess of 
80 percent and 50 percent of area median income, respectively. For a 
discussion of the definition of ``families in low-income areas'' see 
Section VI.D.
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    The existing regulation provides that a Bank is subject to the 
housing goals if its AMA mortgage purchases in a given year exceed a 
volume threshold of $2.5 billion in unpaid principal balance. Each 
year, FHFA determines whether any Banks have exceeded the volume 
threshold. For each Bank that has exceeded the volume threshold, FHFA 
determines the Bank's performance under the housing goals by 
calculating the percentage share of the Bank's AMA mortgage purchases 
that qualify for each housing goal. A Bank meets a housing goal if its 
performance is equal to or greater than the target level of the housing 
goal established by FHFA based on HMDA data for that year.

III. Proposed Rule and Comments

A. Proposed Rule

    On November 2, 2018, FHFA published in the Federal Register a 
proposed rule to amend the existing Bank housing goals regulation.\11\ 
The 90-day public comment period on the proposed rule ended January 31, 
2019. FHFA proposed replacing the existing regulation's four single-
family housing goals with a new, combined prospective single-family 
housing goal that would measure the affordable share of AMA mortgage 
purchases by each Bank. FHFA also proposed establishing a new, separate 
prospective housing goal that would measure the extent to which small 
members and housing associates sell loans to the Banks under the AMA 
programs. The prospective housing goals set forth in the proposed rule 
would provide certainty for the Banks by informing them of the housing 
goal target levels in advance and would provide clarity and flexibility 
for the Banks by consolidating multiple goals.
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    \11\ 83 FR 55114.
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B. Overview of Comments on Proposed Rule

    FHFA received 23 comment letters in response to the proposed rule. 
This number includes a joint comment letter from the presidents of the 
eleven Banks. One comment letter was unrelated to the proposed rule. 
FHFA also held a number of meetings, including webinars, with Bank 
representatives and other stakeholders to describe the contents of the 
proposed rule, discuss issues raised by the proposed rule, and obtain 
clarifications of specific comments made in the letters.
    Overall, commenters supported FHFA's proposed rule because it would 
make the housing goals more effective at encouraging affordable housing 
and easier to implement for the Banks. The comments on particular 
provisions of the proposed housing goals rule are discussed in more 
detail starting in Section VI. below.

IV. Summary of Final Rule

A. Elimination of Volume Threshold

    The final rule eliminates the current $2.5 billion volume 
threshold, such that all Banks are subject to the new housing goals, 
regardless of their AMA mortgage purchase volume, consistent with the 
proposed rule.

B. New Prospective Housing Goal for Mortgage Purchases

    As proposed, the final rule establishes a new single combined 
prospective mortgage purchase housing goal in advance that replaces the 
four existing retrospective housing goals for home-purchase mortgages 
for low-income families, home-purchase mortgages for low-income areas, 
home-purchase mortgages for very low-income families, and refinancing 
mortgages for low-income families.\12\ The new housing goal includes 
each of these four categories, but does not include separate target 
levels for each category. The final rule establishes one overall target 
level for the new housing goal at 20 percent of the number of a Bank's 
total AMA mortgage purchases. The final rule also permits a Bank to 
request FHFA approval of an alternative target level for the goal. The 
final rule further provides that no more than 25 percent of the 
mortgages counted toward the housing goal may be mortgages for families 
with incomes above 80 percent of area median income (AMI).
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    \12\ Because the housing goals will no longer be based on 
retrospective HMDA data, the final rule, as proposed, removes the 
definition of ``HMDA'' from Sec.  1281.1.
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C. New Prospective Small Member Participation Housing Goal

    As proposed, the final rule establishes a new prospective housing 
goal that measures the extent of participation by small members and 
housing associates in a Bank's AMA program. Specifically, the final 
rule requires that at least 50 percent of a Bank's total AMA users must 
be community-based AMA users. ``Community-based AMA user'' is a new

[[Page 38033]]

term defined to mean any user whose average total assets over the 
three-year period culminating in the year preceding the one being 
measured are no greater than the applicable community-based AMA user 
asset cap, which itself is a new term meaning $1,224,000,000, subject 
to annual adjustments by FHFA, beginning in 2021, to reflect any 
percentage increase in the preceding year's Consumer Price Index (CPI) 
for all urban consumers, as published by the U.S. Department of Labor. 
The final rule retains the proposed asset cap but incorporates it 
directly into the housing goals regulation and delinks the housing 
goals regulation from the Bank members regulation. Accordingly, these 
new terms replace ``community financial institution or CFI'' and ``CFI 
asset cap,'' which were proposed as new terms but neither of which 
appears in the final rule. ``AMA user'' is a newly defined term in 
Sec.  1281.1 that means a participating financial institution from 
which the Bank purchased at least one AMA mortgage during the year for 
which the housing goals are being measured. If a Bank is unable to meet 
the 50 percent target level, the Bank may still meet the small member 
participation housing goal if the percentage of its total AMA users 
that are community-based AMA users is at least 3 percentage points 
greater than the percentage in the preceding year. The final rule 
permits a Bank to request FHFA approval of an alternative target level 
for this goal.

D. Phase-In Period for Enforcement of the New Housing Goals

    Consistent with the proposed rule, the final rule establishes a 
three-year phase-in period for enforcement of the two new housing 
goals, starting with the effective date of the final rule and ending on 
December 31, 2023. During the phase-in period, FHFA will monitor and 
report the Banks' housing goals performance but will not impose a 
housing plan remedy in the event that a Bank fails to meet either or 
both of the housing goal target levels.

E. Other Changes

    Consistent with the proposed rule, the final rule revises and 
simplifies the criteria and requirements under which mortgages are 
either included or excluded from FHFA's measurement of a Bank's 
performance under the housing goals. The final rule also revises the 
housing goals reporting requirements to reflect the new structure of 
the Bank housing goals.

V. Elimination of the Volume Threshold

    The final rule eliminates the $2.5 billion volume threshold in the 
existing housing goals regulation. This means that all Banks acquiring 
any AMA mortgages are subject to the housing goals regardless of their 
AMA mortgage purchase volume. The elimination of the volume threshold 
is consistent with the proposed rule and addresses the fact that the 
threshold has operated as an upper limit on Bank AMA programs.
    All eleven commenters who addressed the volume threshold supported 
its proposed elimination. Some commenters regarded the volume threshold 
as an artificial cap on liquidity. Others characterized it as a way for 
the Banks to avoid the goals entirely by keeping mortgage purchases 
below the threshold. No commenter opposed the proposed elimination of 
the threshold.
    Thirty-six state or local advocacy and community development 
organizations, in a joint comment letter, supported the proposed 
elimination of the volume threshold, stating that it had served to 
effectively exempt the vast majority of Banks from the housing goals. A 
nonprofit consumer advocacy group commented that FHFA had made a strong 
argument for elimination of the volume threshold.
    A trade association for credit unions, in support of the proposed 
elimination of the volume threshold, commented that the threshold 
operated as an upper limit on Bank AMA programs. A lender trade 
association asserted that as a result of removing the volume threshold, 
the Banks would be expected to either increase their total purchases, 
including affordable housing loans, or shift more of their total 
mortgage purchases towards affordable housing mortgages in order to 
comply with the housing goal, and characterized either result as 
desirable. This commenter urged close monitoring of the Banks to ensure 
they do not cease their AMA mortgage purchases to avoid noncompliance 
with the housing goal if the volume threshold were eliminated, although 
the commenter described that as an unlikely outcome.
    A U.S. Senator stated that the volume threshold is inconsistent 
with the Banks' mission responsibility to meet the affordable housing 
needs in their districts. A trade association representing state 
housing finance agencies commented that the volume threshold has 
effectively exempted most Banks from the housing goals and served as a 
de facto upper limit on Banks' AMA purchases, resulting in less 
liquidity for affordable mortgage lending. Similarly, a nationwide 
nonprofit community development organization asserted that the volume 
threshold creates a ``perverse incentive'' for the Banks to limit their 
mortgage purchases, also claiming that removal of the threshold will 
encourage more AMA participation. An individual credit union commented 
that it supported all changes FHFA proposed.
    In their joint comment letter, the Banks requested clarity on 
FHFA's intent concerning the final rule's effect on the Banks' overall 
AMA activity, noting that the proposed rule would allow a Bank to 
reduce its overall AMA activity as a means of increasing the percentage 
of its AMA purchases that qualify for the goal. FHFA notes that the 
final rule does not prohibit a Bank from managing its volume of AMA 
activity as a means of meeting the housing goal, nor does the existing 
regulation. FHFA recently issued an Advisory Bulletin \13\ addressing 
FHFA's expectations for Banks' management of the risks of their AMA 
programs. FHFA also expects that the Banks will comply with the final 
rule by prioritizing purchases of AMA mortgages for low- and very low-
income families, and for families in low-income areas.
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    \13\ ``Acquired Member Assets Risk Management Advisory 
Bulletin,'' AB 2020-01 (January 31, 2020).
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    As discussed in the proposed rule, the volume threshold was 
originally adopted to allow smaller Bank AMA programs to operate 
without meeting housing goal target levels, particularly programs 
focused on providing liquidity for smaller Bank members. Over time, 
however, the volume threshold has instead operated as an upper limit on 
Bank AMA programs. Banks below the volume threshold in effect avoid the 
housing goals, while Banks above the threshold face application of 
housing goals that AMA programs were not designed to, and typically did 
not, meet.
    Housing goals will better serve their public purpose if they are 
flexible enough to be meaningful and achievable for a variety of Bank 
AMA programs. The final rule creates a mechanism for the housing goals 
to apply to all Banks while allowing flexibility to address unique 
situations for particular Banks if necessary. The new process for 
setting the target levels of the housing goals should help address 
issues faced by smaller AMA programs by allowing the Banks to propose 
meaningful and achievable alternative target levels based on the nature 
of the AMA program at each Bank.
    Accordingly, as proposed, the final rule eliminates the existing 
$2.5 billion volume threshold, making the housing

[[Page 38034]]

goals applicable to all Banks regardless of their AMA purchase volume. 
Banks may propose alternative target levels to FHFA for approval, as 
discussed below in Section VIII.

VI. Prospective Mortgage Purchase Housing Goal

A. Single Combined Goal With Multiple Categories for Eligibility

    Section 1281.11(a) of the final rule replaces the four existing 
separate retrospective mortgage purchase housing goals with a single 
prospective mortgage purchase housing goal that includes all single-
family, first lien AMA mortgages purchased by a Bank, with limited 
exceptions. Purchase money or refinancing mortgages meeting the income 
or geographic eligibility requirements for any of the existing four 
housing goals would count toward performance under this new combined 
goal. This includes mortgages for low- or very low-income borrowers and 
mortgages for borrowers living in low-income areas.
    Refinancing mortgages for low-income borrowers, which previously 
counted only for the separate low-income families refinancing goal, are 
now included in the new combined goal. By combining the different 
categories into a single, combined goal, the final rule also counts 
refinancing mortgages for families of any income level who reside in 
low-income areas, subject to the cap on counting loans to higher-income 
borrowers in low-income areas, discussed in Section VI.D. below.
    FHFA's proposal to consolidate the four existing housing goals into 
a single combined goal received support from a number of commenters. A 
bank trade association, a credit union trade association, and a credit 
union generally emphasized the additional flexibility the proposal 
would provide the Banks in serving specific needs within their 
districts. A lenders trade association commented that given the 
relatively small historical sizes of AMA programs, there is little 
value in segregating AMA mortgage purchases into more granular 
categories, and that a single, consolidated goal would reduce the 
Banks' compliance burden.
    An organization representing state housing finance agencies also 
favored consolidating the goals, noting that, unlike the Enterprises' 
mortgage purchases, the Banks' AMA programs are limited in scope and 
resources, making it harder for the Banks to develop products or 
programs designed to serve each separate goal. It also commented that, 
unlike the Enterprises, the Banks generally operate with a regional 
focus, and that each Bank district has different needs.
    Thirty-six state or local advocacy and community development 
organizations, in a joint comment letter, opposed combining the four 
existing housing goals into one goal. These commenters stated that the 
four housing goals align with the statutory requirement that the Banks' 
housing goals be consistent with the Enterprises' housing goals. The 
commenters also asserted that the four housing goals target different 
populations and neighborhoods, each with unique needs. The commenters 
expressed concern that the Banks could satisfy the new single combined 
housing goal by purchasing mortgages targeting certain easier-to-serve 
populations while providing little support for other populations, such 
as very low-income borrowers, that may prove more difficult to serve.
    A consumer advocacy organization shared these concerns about 
service to very low-income borrowers under the proposal. The commenter 
also observed that the proposed rule preamble did not provide analysis 
of the past or trending distribution of purchase money and refinance 
loans in AMA mortgage acquisitions. It expressed concern about 
potential underrepresentation of refinance loans in the Banks' AMA 
programs if the final rule adopted the proposed combined goal for 
purchase money and refinance loans. The commenter stated that the 
combined goal is likely to have less impact in the current and 
immediate past rate environments where refinances were at very low 
levels, but that this may not always be the case. This commenter did 
not object to the proposal but expressed concern that a consolidated 
housing goal might reduce access to credit for some categories of low-
income borrowers. The commenter urged FHFA to monitor Bank housing 
goals performance closely under the final rule and be prepared to 
return to more granular housing goals if AMA mortgage purchases skew 
away from serving very low-income borrowers.
    After considering the comments, FHFA has concluded that the 
proposed new single, combined mortgage purchase housing goal is 
appropriate for the Banks' AMA programs. The Banks' AMA programs are 
voluntary and serve a small fraction of the secondary market. The new 
combined goal draws from the same categories used in the Enterprise and 
Bank housing goals regulations,\14\ while giving the Banks additional 
flexibility to meet the needs of each of their districts. FHFA also 
recognizes that, due to the voluntary nature of the Banks' AMA 
programs, requiring AMA programs to serve all the categories of 
borrowers at precise target levels, as under the existing Bank housing 
goals, may be more likely to discourage Bank participation in AMA 
programs than to increase service to underserved borrowers. In 
addition, concerns that combining the four existing housing goals 
categories would result in certain populations being neglected are at 
least partially addressed by the final rule's cap on counting loans to 
higher-income borrowers in low-income areas, discussed in Section VI.D. 
below.
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    \14\ See 12 CFR part 1282.
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    Accordingly, for the foregoing reasons, and consistent with the 
proposed rule, the final rule establishes a single, combined mortgage 
purchase housing goal for low- and very low-income borrowers and 
borrowers in low-income areas and counts purchase money and refinance 
mortgages identically under the goal. Although the final rule does not 
establish specific target levels for each of the four categories under 
the new combined goal, FHFA will continue to require the Banks to 
report data allowing FHFA to identify and monitor AMA activity under 
each of the four categories.

B. Twenty (20) Percent Target Level for the New Mortgage Purchase 
Housing Goal

    Section 1281.11 of the final rule sets the target level for the new 
combined mortgage purchase housing goal at 20 percent of the total 
number of AMA mortgage loans purchased by a Bank, consistent with the 
proposed rule. This means that a Bank meets the housing goal if 20 
percent or more of the AMA mortgage loans it purchases serve some 
combination of low-income households, very low-income households, or 
households in low-income areas, subject to a 25 percent cap on loans 
purchased by the Bank that serve higher-income borrowers in low-income 
areas. Consistent with the approach in the existing regulation and the 
proposed rule, the mortgage purchase goal is denominated as a 
percentage of number of loans, not unpaid principal balance. Also 
consistent with the proposed rule, the final rule provides the Banks 
with the option to propose alternative Bank district-specific target 
levels, discussed further in Section VII. below.
1. Comments Received
    Commenters provided mixed responses to the proposed 20 percent 
target level for the new mortgage purchase housing goal. A U.S. Senator 
supported the proposed target level, noting that many of the targeted

[[Page 38035]]

borrowers have difficulty obtaining financing and that serving them is 
consistent with the mission of the Banks. A credit union also supported 
the proposed target level, stating that it would not appear to add any 
risk to the Banks or do anything other than improve on what already 
works well. A lenders trade association commented that the proposed 
target level would strike an appropriate balance between rigor and 
feasibility, but also recommended that, should any Banks discontinue 
their AMA programs as a result of the target level, FHFA be prepared to 
reevaluate the target level or work with those Banks on developing 
alternative Bank-specific target levels.
    Several advocacy organizations recommended a different target level 
for the new mortgage purchase housing goal. Thirty-six state or local 
advocacy and community development organizations, in a joint comment 
letter, opposed the imposition of the same percentage target level on 
all Banks, instead recommending Bank district-specific target levels at 
levels unspecified in the comment letter. A nonprofit community 
revitalization organization regarded the proposed target level as too 
low, stating that eight of the eleven Banks already met this target 
level each year since 2011. A nonprofit consumer advocacy organization 
expressed concern that the proposed target level could encourage at 
least six Banks to reduce their AMA mortgage purchase efforts because 
their historical performance exceeded the proposed target level. The 
commenter favored setting the target level between 25 and 30 percent, 
which it noted several Banks had exceeded in the past and which it 
believed the Banks could meet in the future. A trade association 
representing state housing finance agencies similarly observed that 
several Banks have exceeded the proposed target level in recent years, 
suggesting that it could prompt some Banks to lower their purchases of 
mortgages for low- and moderate-income borrowers.
    A credit union trade association took the opposite view, favoring 
an initial target level that all Banks have already met. The commenter 
stated that the Banks could then focus on building their AMA purchase 
volumes overall without fear of missing the goal. The commenter stated 
that this would help in assessing the impact of removing the $2.5 
billion volume threshold, and that FHFA could then evaluate the data 
and set a new incremental target level at the end of the initial three-
year period.
    In their joint comment letter, the Banks stated that while a 20 
percent target level might be achievable in favorable economic times, 
it might also be hard to sustain over the long term. The Banks 
indicated that such a level may be difficult to achieve during economic 
downturns, which might compromise Banks' prudent management of their 
AMA programs. A community bankers trade association similarly commented 
that a Bank's ability to reach a 20 percent target level likely depends 
on the macroeconomic climate at the time.
    Several commenters offered alternative formulations of the goal 
that would change the target level. For instance, a nonprofit community 
revitalization organization suggested starting with a lower, 
unspecified target level and gradually increasing it each year, 
culminating in an unspecified target level above 20 percent. The 
commenter also suggested establishing specific subgoals based on Bank 
district needs and on the types of small member institutions or 
geographic areas, e.g., small members located in rural areas.
    The Banks jointly recommended that the proposed 20 percent target 
level decrease to 10 percent in two situations. First, the 20 percent 
target level would drop if, in a single year, one or more AMA users who 
had individually or collectively provided 10 percent or more of the AMA 
mortgages ceased being a member of the Bank. Second, the 20 percent 
target level would drop upon a material increase in mortgage 
delinquencies (defined as delinquencies exceeding 90 days), as measured 
in either FHFA's published mortgage-backed securities statistics or in 
a Bank's AMA mortgage portfolio.
    A community bankers trade association recommended that FHFA set an 
alternate floor that would be triggered upon an unexpected economic 
downturn that made the 20 percent target level too onerous, providing 
10 percent as an example of such a floor. The commenter stated that 
members need to view the AMA programs as consistent and reliable, and 
doubts about the reliability of a Bank as an outlet for their mortgage 
production may result in members limiting their AMA activity.
    The Banks jointly commented that any new housing goal should be 
established such that each Bank is in compliance as of the effective 
date. Accordingly, the Banks recommended having a separate percentage 
floor for any Bank performing below the 20 percent target level from 
the outset. Alternatively, the Banks suggested that a Bank that has 
submitted an alternative target level for FHFA approval should not be 
subject to the 20 percent target level while the review process is 
pending. The Banks further suggested, as an alternative to a percentage 
floor, that FHFA could establish a range of possible target levels in 
the regulation, and then periodically set a specific target level 
within the range by way of a supervisory letter to the Banks.
2. FHFA Determination on the Target Level for the Mortgage Purchase 
Housing Goal
    The final rule establishes the target level for the prospective 
mortgage purchase housing goal at 20 percent, the same level as in the 
proposed rule. In determining the target level for the new mortgage 
purchase goal, FHFA considered the comments received, as well as 
national housing needs, the past performance of the Banks under the 
housing goal, the ability of the Banks to lead the industry in making 
mortgage credit available, and the size of the mortgage market for 
affordable loans relative to the overall mortgage market. The factors 
considered by FHFA in setting the Bank housing goal are similar to the 
factors that FHFA is required by statute to consider in setting the 
Enterprise housing goals.\15\ Those factors include: (1) National 
housing needs; (2) economic, housing, and demographic conditions; (3) 
past performance on the housing goals; (4) ability to lead the industry 
in making mortgage credit available; (5) the size of the affordable 
market relative to the overall market; and (6) the financial condition 
of the Enterprises.
---------------------------------------------------------------------------

    \15\ See 12 U.S.C. 4562(e).
---------------------------------------------------------------------------

a. National Housing Needs, Including Underserved Borrowers
    In determining the target level for the new mortgage purchase 
housing goal, FHFA considered the nation's affordable housing needs, 
which affect both homeowners and renters, while focusing on 
homeownership as the policy area most directly connected to the Bank 
housing goals. The national homeownership rate declined every year from 
2004 to 2017, with particularly sharp declines for younger households 
and African American households.\16\ Tight access to mortgage credit is 
an ongoing factor in the lack of access to homeownership, particularly 
in places with lower-cost homes.\17\ Workers in essential sectors like 
construction often cannot afford to purchase even modestly priced homes 
in most metropolitan statistical areas.

[[Page 38036]]

As an example, a typical carpenter could afford the median home price 
with a three percent down payment in only 40 percent of metropolitan 
statistical areas in a recent analysis.\18\ Workers in less well-paid 
professions struggle even more. Improved financing opportunities can 
help mitigate homeownership difficulties for underserved borrowers. 
FHFA recognizes these affordable housing challenges and has considered 
them in selecting a target level for the prospective mortgage purchase 
housing goal.
---------------------------------------------------------------------------

    \16\ See Joint Center for Housing Studies of Harvard University, 
``The State of the Nation's Housing 2017,'' 21 (2017), available at 
http://www.jchs.harvard.edu/sites/default/files/harvard_jchs_state_of_the_nations_housing_2017_0.pdf.
    \17\ Id. at 23.
    \18\ National Housing Conference, ``Paycheck to Paycheck 2018,'' 
3 (Apr. 2018), available at https://www.nhc.org/wp-content/uploads/2019/04/P2P2018_Final.pdf.
---------------------------------------------------------------------------

b. Past Performance on the Prospective Mortgage Purchase Housing Goal
    In setting the target level for the mortgage purchase housing goal 
at 20 percent, FHFA also analyzed what the Banks' past performance 
under the goal would have been if the goal had been in effect at that 
time (including all loans that would have been counted under the 
proposed rule). Chart 1 below replicates and extends the proposed rule 
preamble analysis to include 2018 performance and to reflect the 
formulation of the prospective mortgage purchase housing goal in the 
final rule, which excludes non-conventional loans sold by AMA users 
with assets above the community-based AMA user asset cap. A full color 
version of Chart 1 and the other charts below appear in this preamble 
to the final rule as published on FHFA's website. The tables and charts 
in this preamble mask the identity of individual Banks by using letters 
instead of names to maintain confidentiality of Bank data. The letters 
identifying the Banks have been randomized for each table and chart 
(e.g., Bank A may refer to different Banks in different tables).
[GRAPHIC] [TIFF OMITTED] TR25JN20.014

    Chart 1 shows generally that Bank AMA performance as measured by 
the new prospective mortgage purchase housing goal was above the 20 
percent target level for most Banks in most years since 2011. Bank I 
would have met or exceeded the 20 percent target level in 2015-2017 if 
all non-conventional loans were included (as in the proposed rule), but 
Bank I performed below 20 percent in 2015-2017 based on exclusion of 
non-conventional loans from institutions exceeding the community-based 
AMA user asset cap (as in the final rule). Bank I's 2018 performance 
was back above 20 percent.
    Three Banks--E, G and H--show performance of zero for some years in 
the chart. These Banks were not purchasing AMA loans at the beginning 
of the time series and began building their AMA programs over time. In 
addition, Bank H purchased only non-conventional AMA loans for several 
years in the series, so the exclusion of such loans sold by 
institutions above the community-based AMA user asset cap has large 
effects on both the numerator and denominator of the goals performance 
percentage. Hence, Bank H performance is zero in some years and very 
high in others. Bank H did not have an active AMA program in 2019.
c. Ability of the Banks To Lead the Industry in Making Mortgage Credit 
Available
    FHFA has also considered the ability of the Banks to lead the 
industry in making mortgage credit available. To assess the ability of 
the Banks to lead the industry, FHFA started by

[[Page 38037]]

comparing how the Banks would have performed under the prospective 
mortgage purchase housing goal in 2018 with how Fannie Mae and Freddie 
Mac would have performed if they had been subject to the same goal in 
2018. Table 1 below shows performance percentages for each Enterprise, 
applying the same calculation method applicable under the Bank housing 
goals established in this final rule.
[GRAPHIC] [TIFF OMITTED] TR25JN20.015

    As shown in Table 1, the Enterprise performance under the Bank 
housing goals would have exceeded the performance of most Banks in 
2018. Fannie Mae's performance under the prospective mortgage purchase 
housing goal would have been 36 percent, and Freddie Mac's performance 
would have been 33 percent. As discussed above, all but two Banks would 
have exceeded the 20 percent target level in 2018, but only four Banks 
would have had performance levels above 30 percent (including one Bank 
whose performance has varied widely). The average performance for all 
Banks combined in 2018 would have been 26.6 percent.
    There are a number of factors that help explain the difference 
between the performance of the Banks and the performance of the 
Enterprises. FHFA, through the AMA regulation, requires that if the 
Banks establish AMA programs, AMA users must bear a substantial portion 
of the credit risk associated with the loans they sell by providing a 
credit enhancement obligation, which the PFI must fully secure. 
Additionally, some Banks, through their capital structure plans, have 
AMA stock purchase requirements for members selling loans to the Bank. 
Taken together, the credit enhancement obligation, collateral 
requirement and potential member stock purchase requirement result in 
loans for which the Bank AMA program is the best execution qualifying 
for the mortgage purchase housing goal at a lower rate than loans sold 
to the Enterprises.
    Other factors that help explain the difference in performance 
include the vast difference between the size of the Enterprises' 
mortgage portfolios and the Banks' mortgage portfolios. The Enterprises 
together serve more than 60 percent of the single-family secondary 
market, while the Banks' AMA programs serve less than one percent. 
Further, Banks are permitted to purchase AMA mortgages only from 
members in their districts, while the Enterprises serve a national 
market. In 2018, Bank System members totaled 6,863, of which only 861 
sold mortgages to the Banks. Additionally, the Enterprises are 
chartered to provide stability and liquidity in the secondary market 
for residential mortgages by purchasing and making commitments to 
purchase residential mortgages. The Banks, in contrast, operate AMA 
programs at their discretion.
    In setting the target level for the mortgage purchase housing goal 
at 20 percent, FHFA recognizes that the Banks' AMA programs have little 
ability to lead the industry due to their limited size relative to the 
overall mortgage market. The mortgage credit enhancement requirements 
of AMA programs and the supervisory expectations in the AMA Advisory 
Bulletin address safety and soundness considerations. These factors 
further explain the difference between the historical performance of 
the Banks on the new mortgage purchase housing goal and the nationwide 
market level for the mortgage market as a whole.
d. Size of the Affordable Market Relative to the Overall Market
    The Banks' AMA mortgage purchases represent less than one percent 
of secondary mortgage market purchases by Ginnie Mae, Fannie Mae, and 
Freddie Mac, as discussed above and in the proposed rule preamble. 
Using a target level based on a market-wide measure would not be 
appropriate for the housing goals applicable to the AMA programs, which 
are currently a set of niche programs for Bank members and housing 
associates \19\ due to the Banks' unique structure and role in the 
market.
---------------------------------------------------------------------------

    \19\ Eligible, non-member housing associates may participate in 
a Bank's AMA program. However, since 2000, no housing associate has 
sold an AMA loan to a Bank.

---------------------------------------------------------------------------

[[Page 38038]]

e. Target Level Set at 20 Percent in Final Rule
    Based upon FHFA's consideration of the comments, the serious 
affordable housing challenges nationwide, the past performance of the 
Banks, the affordable market levels, and the other factors discussed 
above, Sec.  1281.11(a)(1) of the final rule sets the target level for 
the new mortgage purchase housing goal at 20 percent of the total 
number of AMA mortgage loans purchased by a Bank in the year being 
measured. This target level will encourage the Banks to continue to 
make meaningful contributions to affordable housing while recognizing 
the limited ability of the Banks to affect the overall housing market.
    In considering an appropriate target level, FHFA evaluated whether 
to set specific target levels by Bank district, as recommended by some 
commenters. Bank districts vary widely, ranging from two to sixteen 
states or territories in one district. Available national data do not 
enable FHFA to set district-specific target levels with sufficient 
accuracy to be effective for housing goals. However, the option 
requested by the Banks for FHFA approval of alternative district-
specific target levels, which is included in the final rule, will allow 
Banks to propose alternative target levels supported by data and 
subject to public comment.
    The final rule addresses concerns raised by several commenters 
about how the new mortgage purchase housing goal will function under 
unexpected market conditions or other adverse circumstances through a 
combination of the following mechanisms:
    1. Enforcement period. Section 1281.15(a) of the final rule 
provides for an initial three-year period during which FHFA will not 
impose a housing plan if a Bank fails to meet a housing goal. During 
this period, FHFA will still measure the Banks' performance under both 
housing goals and make determinations of Bank compliance with those 
goals. This period will provide the Banks time to adjust their AMA 
programs as needed to ensure that purchase of affordable housing 
mortgages is an integral, ongoing part of their business plans. It will 
also provide FHFA with an opportunity to collect data on Bank 
performance under the housing goals to guide implementation going 
forward. The proposed rule described this period as a ``three-year'' 
period, but the proposed rule text would have provided for the 
imposition of a housing plan only for ``any year after 2021,'' rather 
than ``2022.'' The final rule corrects this drafting error and extends 
the phase-in period to account for the initial application of the final 
rule in 2021 by providing for the possible imposition of a housing plan 
for ``any year after 2023.'' FHFA received no comments specifically 
addressing the extension of a phase-in period through 2021 as opposed 
to any other year.
    2. Alternative target levels. Section 1281.11(a)(1)(ii) of the 
final rule provides a Bank with the option to propose, for FHFA 
approval, an alternative district-specific target level for the new 
mortgage purchase housing goal. Banks concerned about their ability to 
meet the 20 percent target level may pursue this option.
    3. Infeasibility determination. Because the target level is 
calculated as a percentage of a Bank's total AMA mortgage purchases, 
the same way it is calculated in the current regulation, the target 
level should remain feasible under a range of market conditions, 
particularly changes that affect the volume of mortgage activity 
overall. If unexpected market conditions arise that make achievement of 
the target level infeasible for a Bank, FHFA has the discretion to 
determine that the goal was infeasible under Sec.  1281.15(a) of the 
regulation. If FHFA determines that the goal was infeasible, the Bank 
would not be required to submit a housing plan. The regulation requires 
FHFA to consider market and economic conditions and the financial 
condition of the Bank in determining whether a goal was infeasible. 
These factors are similar to the factors suggested in the Banks' 
comment as possible criteria for setting a lower target level.

C. Treatment of Non-Conventional Mortgages Under the New Mortgage 
Purchase Housing Goal

    Section 1281.13(c) of the final rule allows single-family mortgages 
guaranteed or insured by a department or agency of the federal 
government (i.e., non-conventional mortgages) to count toward the 
mortgage purchase housing goal only if the mortgages were acquired by 
the Bank from a community-based AMA user (i.e., an AMA user with assets 
not in excess of the community-based AMA user asset cap). This is a 
change from the current regulation, which excludes all non-conventional 
loans from counting towards a Bank's housing goals performance 
regardless of the size of the selling institution. It is also a change 
from the proposed rule, which would have allowed all non-conventional 
mortgage loans to count towards a Bank's housing goal performance if 
the loans met the other applicable criteria.
    A rural-focused nonprofit organization, a nonprofit national 
organization, a nonprofit consumer advocacy organization, a banker's 
trade association, and a U.S. Senator supported the proposal to count 
all non-conventional mortgage loans toward the mortgage purchase 
housing goal. The nonprofit consumer advocacy organization urged FHFA 
to monitor closely how this new housing goal treatment would affect the 
mix of AMA mortgages purchased by the Bank. No commenter opposed the 
proposal.
    The final rule represents a middle ground between the current 
regulation (excluding all non-conventional loans) and the proposed rule 
(including all non-conventional loans). The current Bank housing goals 
regulation is consistent with the Enterprise housing goals regulation 
in excluding non-conventional single-family loans from counting toward 
the Enterprise housing goals. Loans backed by the federal government 
have been excluded from the Enterprise single-family housing goals for 
many years. The exclusion is intended to avoid giving housing goals 
credit to the Enterprises for loans where the primary form of support 
comes from the federal government rather than the Enterprises.
    The final rule allows non-conventional loans to count towards the 
Bank housing goals only in limited circumstances. The Banks' unique 
mission and ownership structure address the limited liquidity available 
in particular to small AMA users. The final rule, therefore, allows 
non-conventional loans purchased from small AMA users to count toward 
the performance of the Banks under the housing goals. This approach 
will allow non-conventional loans from small AMA users to count without 
creating an incentive for the Banks to purchase a high volume of non-
conventional loans from larger members in order to improve their 
performance under the housing goals.

[[Page 38039]]

Non-conventional loans will be excluded from the numerator and the 
denominator in the housing goal calculation unless purchased from a 
small AMA user. The final rule only addresses whether and how non-
conventional loans count for purposes of the housing goals. It does not 
prevent the Banks from purchasing such loans through their AMA 
programs. Eligibility for purchase is governed by the AMA regulation.

D. Cap on Loans to Higher-Income Borrowers Counting Toward the Mortgage 
Purchase Goal

    Section 1281.11(a)(2) of the final rule provides that no more than 
25 percent of the mortgages purchased by a Bank that are counted 
towards the mortgage purchase housing goal may be for higher-income 
borrowers, defined as borrowers with incomes above 80 percent of area 
median income, in low-income areas. As discussed above, the final rule 
combines each of the four current Bank housing goals into a single 
housing goal incorporating the categories in the four goals. One of the 
four goals categories focuses on mortgages for families in low-income 
areas, which may include some mortgages for families with incomes above 
80 percent of area median income. The 25 percent cap will limit the 
extent to which a Bank may rely on mortgages for such higher-income 
families in low-income areas to meet the mortgage purchase housing 
goal. The cap does not prohibit the purchase of such mortgages by a 
Bank, although purchases of loans to higher-income borrowers in low-
income areas that exceed the cap will have the effect of lowering the 
housing goal performance number that is calculated for the Bank.
    The definition of ``families in low-income areas'' remains 
unchanged in the final rule from the current regulation, other than one 
technical, conforming revision included in the proposed rule.\20\ The 
definition includes (1) families in low-income census tracts regardless 
of family income, (2) moderate-income families in minority census 
tracts (i.e., census tracts with minority population of at least 30 
percent and a median income less than the area median income), and (3) 
moderate-income families in designated disaster areas. ``Moderate 
income'' is defined in the regulation as income not in excess of area 
median income. These criteria are summarized in Table 2 below:
---------------------------------------------------------------------------

    \20\ In its 2015 final rule amending the Enterprise housing 
goals regulation, FHFA removed the reference to ``block numbering 
areas'' under the first prong of the ``families in low-income 
areas'' definition to conform to the terminology used by the U.S. 
Census Bureau. As proposed, Sec.  1281.1 of the final rule makes a 
similar conforming revision to the definition of ``families in low-
income areas'' in the Bank housing goals regulation by removing the 
reference to ``block numbering areas.''
[GRAPHIC] [TIFF OMITTED] TR25JN20.016

    The definition of ``families in low-income areas'' is different 
from the other components included in the housing goal because it does 
not include an income limitation for borrowers. For properties located 
in low-income census tracts, each mortgage purchase counts toward a 
Bank's achievement of the housing goal, regardless of family income. 
For properties in minority census tracts and for properties in 
designated disaster areas, mortgage purchases count if family income is 
less than or equal to the area median income, which would include 
families with incomes above 80 percent up to 100 percent of area median 
income.
    As a result, it is possible for loans to higher-income households 
in low-income areas to count toward achievement of the housing goal. 
The final rule does not exclude such mortgages for higher-income 
families from counting entirely; rather, it limits the extent to which 
a Bank may rely on loans in low-income areas for families with incomes 
above 80 percent of area median income to be counted for purposes of 
meeting the housing goal. Loans to higher-income borrowers in low-
income areas that exceed the cap will still be counted in the 
denominator when calculating the performance for the Bank, with the 
effect that loans above the cap will effectively lower the Bank's 
calculated housing goals performance. The 25 percent cap is intended to 
balance the need for homeownership investment in

[[Page 38040]]

communities that have lacked consistent, large-scale homeownership 
investment, on the one hand (which would support counting all loans 
that meet the criteria for low-income areas), and concern about the 
impact of an influx of higher-income households on existing residents, 
on the other hand (which would support excluding all loans to higher-
income borrowers in low-income areas).\21\
---------------------------------------------------------------------------

    \21\ For information on the effects of gentrification, see 
generally Federal Reserve Bank of Philadelphia, ``Research Symposium 
on Gentrification and Neighborhood Change'' (May 25, 2016), 
available at https://www.philadelphiafed.org/community-development/events/2016/research-symposium-on-gentrification; Diane K. Levy, 
Jennifer Comey & Sandra Padilla, ``IN THE FACE OF GENTRIFICATION: 
Case Studies of Local Efforts to Mitigate Displacement'' (Urban 
Institute 2006), available at https://www.urban.org/sites/default/files/publication/50791/411294-In-the-Face-of-Gentrification.PDF.
---------------------------------------------------------------------------

    The final rule therefore caps the percentage of mortgages to 
higher-income borrowers that a Bank can count toward the housing goal 
at 25 percent. Note that the cap does not prevent Banks from purchasing 
these loans to higher-income borrowers pursuant to the AMA rule. The 
cap limits the extent to which such loans count toward the goal, but 
includes all such loans in the denominator when calculating the Bank's 
housing goals performance. This means that if the number of mortgages 
purchased by a Bank that are for families with incomes exceeding 80 
percent of area median income who are located in low-income areas would 
contribute more than 25 percent of a Bank's performance on the housing 
goal, then any such mortgages above the 25 percent cap will be excluded 
from the numerator in calculating a Bank's performance under the goal. 
Those mortgages above the 25 percent cap will still be included in the 
denominator.
    Commenters generally favored the proposed 25 percent cap. A U.S. 
Senator supported the proposed cap, as did advocacy organizations, 
nonprofits, and a lenders trade association. The Banks did not oppose 
the establishment of a cap, but they requested that FHFA set it at 30 
percent instead of 25 percent.
    Thirty-six state or local advocacy and community development 
organizations, in a joint comment letter, supported the proposed 25 
percent cap. They pointed to evidence of gentrification and 
displacement of lower-income borrowers in low-income areas and in high-
minority census tracts, including in markets where housing has become 
very expensive and affordable housing is scarce, and stated that the 
proposed cap would preserve housing opportunities for low-income 
families in those areas without reducing lending for non-low-income 
families generally.
    A nonprofit consumer advocacy group strongly supported the proposed 
25 percent cap, stating that community revitalization of historically 
underserved areas requires support from households with a mix of 
incomes but that the goals should primarily benefit low- and moderate-
income borrowers.
    A nationwide nonprofit community development organization supported 
the proposed 25 percent cap, and also stated that higher-income 
borrowers in low-income areas are important for ensuring that new 
investment flows into historically disinvested communities. A trade 
association representing state housing finance agencies commented that 
the proposed 25 percent cap would ensure that AMA programs continue to 
support lending to low- and moderate-income borrowers while not 
neglecting underserved communities.
    A lenders trade association commented that the proposed 25 percent 
cap would mitigate against the risk that AMA mortgage purchases would 
be concentrated among higher-income households in low-income areas, 
stating that allowing those mortgages to constitute the majority of a 
Bank's affordable loan purchases would limit the effectiveness of the 
housing goal.
    A credit union trade association commented that the proposed 25 
percent cap would help balance the benefit of new investment with the 
impact on existing residents, but also expressed concern that it could 
burden credit unions, which have defined fields of membership that 
limit the scope of localities and persons they may serve. This 
commenter also noted that the proposed rule preamble did not present 
data on the benefits that mortgages to higher-income borrowers living 
in low-income areas have on those areas and described the proposed 25 
percent cap as arbitrary and in need of additional justification. 
Nevertheless, the commenter wrote that the cap would help to balance 
the benefit of new investment with the impact on existing residents.
    FHFA recognizes that mortgages for higher-income borrowers in low-
income areas may provide indirect benefits to neighboring communities 
and homeowners, but such effects, by their nature, are difficult to 
quantify. In addition, the market is already providing mortgages to 
borrowers with incomes exceeding 80 percent of AMI in low-income areas 
at increasing levels, as discussed in the proposed rule preamble.\22\ 
The potential positive effects from Bank purchases of mortgages for 
higher income borrowers are also limited by the relatively limited size 
of the Banks' AMA programs as a share of overall secondary market 
activity. FHFA has determined that concerns about the Banks relying 
excessively on loans to higher income borrowers outweigh the possible 
benefits, and therefore the final rule establishes the 25 percent cap 
on counting mortgages for higher-income borrowers in low-income areas.
---------------------------------------------------------------------------

    \22\ See Federal Home Loan Bank Housing Goals Amendments, 83 FR 
55114, 55120, Table 3 (Nov. 2, 2018), available at https://www.govinfo.gov/content/pkg/FR-2018-11-02/pdf/2018-23890.pdf.
---------------------------------------------------------------------------

    To help determine the appropriate level for a cap on loans to 
borrowers with incomes above 80 percent of area median income counting 
toward the mortgage purchase housing goal, FHFA analyzed whether there 
would have been a difference in how many Banks met the mortgage 
purchase goal's target level under a 25 percent cap as opposed to a 30 
percent cap. From 2011 to 2018, a 30 percent cap would have twice 
allowed an additional Bank (once in 2018 and once in 2015) to count 
more loans toward the goal and therefore exceed the 20 percent target 
level, as compared to a 25 percent cap. Table 3 below summarizes the 
results of the analysis and shows, for context, the number of Banks 
with active AMA programs each year.

[[Page 38041]]

[GRAPHIC] [TIFF OMITTED] TR25JN20.017

    FHFA also analyzed the number of Banks that would have had 
mortgages excluded from counting toward the mortgage purchase housing 
goal due to the cap. For this analysis, FHFA measured whether each Bank 
purchased more loans to higher-income borrowers in low-income areas 
than would have counted toward the goal at both the 25 percent cap and 
30 percent cap levels. This analysis found that more Banks would have 
had loans excluded from counting toward the goal under the 25 percent 
cap than under the 30 percent cap. Under the 25 percent cap, most Banks 
in most years would have had mortgages to higher-income borrowers in 
low-income areas excluded from consideration for the mortgage purchase 
housing goal. Under the 30 percent cap, the number of Banks with 
mortgages excluded due to the cap would have been significantly lower. 
Table 4 below summarizes the analysis of Banks that would have had 
loans excluded due to the cap.
[GRAPHIC] [TIFF OMITTED] TR25JN20.018

    As illustrated by Table 3 and Table 4, the 25 percent cap would 
have had little impact on the performance of the Banks under the 
mortgage purchase housing goal, but it would have limited the incentive 
for Banks to purchase mortgages for borrowers with incomes in excess of 
80 percent of AMI in low-income areas in order to meet the goal. FHFA 
therefore has concluded that the 25 percent cap is an appropriate level 
to encourage the Banks to focus efforts on meeting the goal by 
purchasing loans to low-income borrowers, while recognizing that loans 
to higher-income borrowers in low-income areas are valuable and will 
continue to occur.

VII. New Small Member Participation Housing Goal

    Consistent with the proposed rule, Sec.  1281.11(b) of the final 
rule establishes a new small member participation housing goal that 
requires each Bank annually to ensure that the percentage of total AMA 
users that are community-based AMA users meets at least one of the 
following: (1) 50 percent, (2) a percentage that is three percentage 
points higher than the percentage from the preceding year, or (3) an 
alternative target level approved by FHFA. This new small member 
participation housing goal reflects the cooperative structure of the 
Banks and the recognition that smaller lenders are well-positioned to 
reach borrowers with affordable housing needs.
    A majority of the AMA users participating in AMA programs are small 
when measured by asset size, but a larger portion of the number of AMA 
mortgages purchased by the Banks come from AMA users of greater asset 
size. In 2018, 83 percent of individual AMA users had total assets 
below $1.173 billion, the applicable 2018 CFI asset cap, established 
pursuant to 12 U.S.C.

[[Page 38042]]

1422(10)(B). Those AMA users sold 51 percent of the total number of AMA 
mortgages purchased by the Banks. Charts 2 and 3 below show the 
distribution of each Bank's AMA users by asset size and share of the 
number of loans purchased by the Bank from them.
[GRAPHIC] [TIFF OMITTED] TR25JN20.019

[GRAPHIC] [TIFF OMITTED] TR25JN20.020

A. Purpose of the Small Member Participation Housing Goal

    The new small member participation housing goal should encourage 
Banks to maintain a focus in their AMA programs on small AMA users. As 
discussed in the proposed rule preamble, loans purchased from 
community-based AMA users (referred to generally as ``small AMA users'' 
or ``small members'' in the proposed rule) are more likely to be 
affordable home loans to low-income households than loans purchased 
from large AMA users. Table 5 below illustrates that in 2018, small 
(i.e., community-based) AMA users sold low-income or very low-income 
AMA loans to the Banks at a rate four percentage points greater than 
large AMA users. The proposed rule preamble reported the same 
difference using 2017 data.

[[Page 38043]]

[GRAPHIC] [TIFF OMITTED] TR25JN20.021

    Small lenders often rely on selling loans to the Banks as their 
connection to the secondary mortgage market, whereas larger lenders may 
have multiple secondary market executions available.\23\ The small 
member participation goal should encourage the Banks to continue to 
support small AMA users that might otherwise have difficulty accessing 
national capital markets, rather than primarily to augment the 
financial results of large AMA users that have no such difficulty.\24\ 
Small lenders are also an important source of credit access for rural 
areas, places of persistent poverty, and other underserved populations.
---------------------------------------------------------------------------

    \23\ See generally ``Housing Finance Reform: Protecting Small 
Lender Access to the Secondary Mortgage Market, Hearing Before the 
S. Comm. on Banking, Housing and Urban Affairs,'' 113th Cong., 1st 
Sess. (2013) (website), available at https://www.banking.senate.gov/hearings/housing-finance-reform-protecting-small-lender-access-to-the-secondary-mortgage-market.
    \24\ For this reason, FHFA grounds the small member 
participation housing goal not just in the housing goals section of 
the Bank Act, 12 U.S.C. 1430c, but also in the statutory basis for 
the AMA program more generally. See 12 U.S.C. 1430, 1430b, 1431; 
Texas Savings & Community Bankers Ass'n v. Federal Housing Finance 
Board, 201 F.3d 551 (5th Cir. 2000).
---------------------------------------------------------------------------

    The Banks already serve many small AMA users, so the small member 
participation housing goal should encourage the Banks to maintain that 
focus over time. FHFA anticipates that the working relationships 
between Banks and small AMA users will result in ongoing purchases of 
AMA mortgages to benefit borrowers in need of financing for affordable 
housing.

B. Target Level for the Small Member Participation Housing Goal

    Section 1281.11(b)(1) of the final rule establishes the target 
level for the small member participation housing goal as 50 percent for 
community-based AMA users relative to total AMA users for each Bank, 
consistent with the proposed rule. Section 1281.11(b)(2) of the final 
rule, as proposed, also provides that a Bank may satisfy the goal by 
showing improvement in its community-based AMA user participation of 
300 basis points (for example, from 36 percent to 39 percent) over the 
previous year's performance. In addition, as proposed, Sec.  
1281.11(b)(3) of the final rule allows a Bank to propose an alternative 
target level for FHFA approval.
    Many commenters supported the proposed small member participation 
goal, and no commenters opposed it although, as discussed below, 
several commenters requested changes to the proposed target level, and 
some expressed concerns about whether certain types of AMA users would 
satisfy the proposed CFI asset cap-based size requirements. As noted in 
Section IV.C., the final rule retains the quantitative standard for the 
proposed cap but incorporates the standard directly to the Bank housing 
goals regulation. Several commenters supported, for purposes of 
determining community-based AMA user status, the use of the three-year-
average standard used to determine CFI eligibility.\25\ The language in 
the final rule adopts that standard. Comments from a trade association 
representing state housing finance agencies, a lenders trade 
association, a credit union, a nonprofit, a community bankers trade 
association, and a U.S. Senator supported the proposed 50 percent 
target level on the basis that it would encourage small AMA user 
participation. The U.S. Senator specifically expressed support for the 
proposal allowing a Bank to meet the goal by demonstrating improvement 
over the previous year's performance.
---------------------------------------------------------------------------

    \25\ See 12 U.S.C. 1422(10)(A)(ii); 12 CFR 1263.1 (par. (2), 
definition of ``community financial institution or CFI'').
---------------------------------------------------------------------------

    The Banks recommended that the rule establish a range of specific 
target levels and that FHFA make periodic determinations of a specific 
target level within the range for the Banks to meet, based on data 
reported by a national trade organization. The Banks did not specify 
this range, but they suggested a target level of 40 percent, rather 
than 50 percent, on the basis that they expect declines in Bank 
membership.
    In contrast, a consumer advocacy group and a community 
revitalization organization recommended setting a target level higher 
than 50 percent for the goal. The consumer advocacy group stated that 
the data in the proposed rule preamble suggest that a 50 percent target 
level is too low since 9 of the 11 Banks are far above that level. The 
community revitalization organization stated that a 50 percent target 
level would not motivate the Banks to do the outreach necessary to 
increase participation by small members, particularly community 
development financial institutions (CDFIs).
    A credit union trade association requested more information to 
better understand the proposed 50 percent target level. It requested 
more data, including additional background on trends in the market and 
overall small member participation in the market.
    FHFA found that the small member participation rates in 2018 were 
quite similar to the 2017 participation rates described in the proposed 
rule preamble. As shown in Table 6 below, most of the Banks had shares 
of small (i.e., community-based) AMA users well above the proposed 50 
percent target level. Incremental progress for the two Banks below the 
50 percent target level would require adding only a single new 
community-based AMA user.

[[Page 38044]]

[GRAPHIC] [TIFF OMITTED] TR25JN20.022

    The Enterprise housing goals regulation does not include any goal 
similar to the small member participation housing goal. FHFA is 
establishing the goal for the Banks, which are cooperatives owned by 
their members and which place high value on supporting small members. 
Maintaining and improving small member participation in the AMA 
programs supports liquidity for affordable housing. As discussed above, 
small members of the Banks have originated mortgages to low-income 
borrowers at a higher rate than larger members.
    In response to the comment seeking additional data on small 
institutions, FHFA considered whether other data sources such as HMDA 
data and banking regulator-published data could be used to provide 
comparisons regarding small institution performance in lending to low-
income and very low-income borrowers. FHFA did not find readily 
accessible market-wide data linking institution asset size to mortgage 
origination data that would allow FHFA to analyze market-wide trends.
    For the above reasons, FHFA has concluded that 50 percent is an 
appropriate target level for the small member participation housing 
goal. It is demonstrably achievable for most Banks, while motivating 
them to maintain or expand efforts to recruit small member 
participation in AMA programs. Banks expecting a substantial decline in 
membership or other unusual circumstances may propose an alternative 
target level for FHFA approval, as further discussed in Section VIII. 
below. The provision allowing a Bank to meet the goal instead by 
demonstrating progress of 300 basis points in small AMA user 
participation addresses the needs of Banks with small AMA programs that 
are still building member participation.

C. Standard for AMA Users With Assets Not in Excess of the CFI Asset 
Cap/Community-Based AMA User Asset Cap

    FHFA received comments from several commenters, including two 
credit union trade associations, that the final rule should not 
preclude credit unions, CDFIs, state housing finance agencies, and 
others from being counted as small AMA users for purposes of the small 
member participation housing goal. These comments appear to stem from a 
misreading of the proposed rule. Under the proposed and final rules, a 
certain percentage of each Bank's AMA users would need to be 
institutions with assets not in excess of the CFI asset cap. The final 
rule does not require, nor would the proposed rule have required, that 
any particular percentage of AMA users be CFIs. CFIs are treated no 
differently than other types of institutions for purposes of the small 
member participation housing goal. Further, as noted in Section IV.C. 
above, the final rule retains the proposed quantitative CFI asset cap 
standard but adopts the relevant standard directly rather than via 
cross-reference to the Bank membership regulation. The final rule 
adopts the three-year average of total assets and a determination of 
total assets relative to the cap once per year, as is used for the CFI 
asset cap.

[[Page 38045]]

    A trade association for state housing finance agencies recommended 
that the final rule treat all state housing finance agencies as small 
AMA users regardless of their total asset size, to encourage 
interaction between the Banks and state housing finance agencies. 
Designation as a small AMA user would not provide any significant 
incentive to a state housing finance agency to sell mortgages through 
the AMA programs, as the designation would not change the terms of the 
AMA programs. Because the Banks generally meet the 50 percent target 
level already, the only incentive provided by such a designation would 
be a small incentive to a Bank to do outreach and solicit mortgages 
from such entities. Therefore, FHFA has concluded that providing a 
special designation of state housing finance agencies as community-
based AMA users regardless of their total asset size is not warranted.

VIII. Alternative Target Levels for Housing Goals

    Section 1281.11(c)(1) of the final rule provides each Bank, upon 
approval of its board of directors, the opportunity to submit for FHFA 
prior approval an alternative target level for either or both of the 
housing goals. A Bank's request must include proposed target levels for 
three consecutive years following the calendar year in which the 
proposal is submitted. A Bank is not required to propose the same 
target level for each of the three years. In the absence of FHFA's 
approval of a Bank's proposed alternative target level, the Bank is 
subject to the target level established in the final rule.
    Section 1281.11(c)(2) requires that a Bank's submission include a 
detailed explanation of: (i) Why the applicable target level (20 
percent for the mortgage purchase housing goal and 50 percent for the 
small member participation housing goal) is infeasible; (ii) why the 
Bank's proposed alternative target level is achievable; and (iii) how 
the Bank's proposed alternative target level will meaningfully further 
affordable housing mortgage lending in its district.
    A significant number of commenters expressed support for allowing 
the Banks to submit requests for alternative target levels. These 
commenters included a credit union, the Banks, a bank trade 
association, a U.S. Senator, a credit union trade association, a 
consumer advocacy organization, and a nonprofit. No commenters opposed 
the proposal.
    Thirty-six state or local advocacy and community development 
organizations, in a joint comment letter, recommended that FHFA require 
well-reasoned justification that a Bank's proposed alternative target 
level is a stretch for the Bank. A lenders trade association commented 
that Bank proposals for alternative target levels should be informed by 
thorough data analysis and compelling evidence in order to receive FHFA 
approval.
    The Banks expressed concern that the lack of a detailed timeline in 
the proposed rule for FHFA's review and response would create 
uncertainty for Banks whose past performance was well below the target 
level for a housing goal and who propose an alternative target level. A 
credit union trade association expressed similar concern.
    FHFA believes that the final rule's submission deadline of 
September 15 should allow sufficient time for review, discussions as 
needed, and response to the Bank before the start of the applicable 
calendar year. In addition, the Banks may propose alternative target 
levels at any time before the annual deadline of September 15, subject 
to the three-year waiting period.

A. Frequency of Bank Requests

    Section 1281.11(c) of the final rule allows a Bank to request an 
alternative target level no more than once every three years, subject 
to two exceptions discussed below. The request must be submitted by 
September 15 of the year preceding the year in which the alternative 
target level would apply. The September 15 deadline is earlier than the 
October 31 deadline in the proposed rule. The earlier deadline will 
allow time for any comments to be submitted by the public on the 
proposed alternative target levels, as discussed further in Section 
VIII.C. below.
    Section 1281.11(c)(1) of the final rule provides that each request 
for an alternative target level must be approved by the Bank's board of 
directors. The proposed rule was silent on the level of approval needed 
for a Bank's request for an alternative target level. The final rule 
clarifies that the Bank's board of directors must approve any request 
for an alternative target level, which is consistent with other 
regulatory requirements and established practice regarding similar Bank 
requests.
    Also in contrast to the proposed rule, which would have allowed a 
Bank submission only in the year the final rule becomes effective, and 
every three years thereafter, the final rule does not restrict a 
submission to any particular calendar years. For example, under the 
final rule, a Bank could make a submission on or before September 15, 
2022, and would then be prohibited from making an additional submission 
until 2025 (three years from the date of the previous submission). The 
Bank could submit its 2025 request at any time until the September 15, 
2025 deadline. If a Bank made its first request for alternative target 
levels on or before September 15, 2023, the Bank would then be 
prohibited from making another submission until 2026, with a deadline 
of September 15, 2026.
    A community bankers trade association suggested that Banks be 
allowed to propose alternative target levels every year to allow Banks 
to better adapt to market conditions. FHFA notes, however, that the 
housing goals, by their nature, are a long-term planning tool rather 
than a year-to-year steering mechanism. Their aim is to ensure that the 
Banks make affordable housing part of their ongoing business planning 
for their AMA programs. Too frequent steering adjustment could lead 
either to overly ambitious target levels attempting to maximize support 
for affordable home lending, or overly pessimistic target levels 
anticipating weak market activity. The target levels in the final rule 
are designed to be more stable over time and somewhat flexible to 
market volume. Should markets take a sudden turn, FHFA retains the 
flexibility to determine a goal infeasible for a particular Bank.
    Accordingly, in light of the long-term nature of the housing goals 
and the Banks' desire for additional flexibility, the final rule allows 
a Bank to submit a proposed alternative target level once every three 
years and does not limit the submission to any particular calendar 
years.

B. Exceptions to Three-Year Waiting Period

    Notwithstanding the three-year waiting period, Sec.  
1281.11(c)(3)(ii) of the final rule provides that FHFA may at any time 
require a Bank to submit a request for an alternative target level to 
address discontinuation of an AMA product or program or approval of a 
new AMA product or program. This provision is largely consistent with 
the proposed rule, with the addition of the reference to ``product'' in 
the final rule. Both terms ``AMA program'' and ``AMA product'' are 
defined in Sec.  1268.1 of the AMA regulation.
    In addition, Sec.  1281.11(c)(3)(iii) of the final rule adds an 
exception to the three-year waiting period that allows a Bank's board 
of directors to submit a request to FHFA at any time for an alternative 
target level if warranted given particular economic, operational, or 
other circumstances. FHFA does not intend this provision to be used 
frequently or regularly.

[[Page 38046]]

C. Public Notice and Comment on Proposed Alternative Target Levels

    Section 1281.11(c)(4) of the final rule provides that FHFA will 
make each request for alternative target levels available for public 
comment on FHFA's website for at least 30 days. This provision was not 
included in the proposed rule but has been added in the final rule in 
response to comments received on the proposed rule. Thirty-six state or 
local advocacy and community development organizations, in a joint 
comment letter, as well as a nonprofit consumer advocacy organization, 
suggested that requests for alternative target levels be subject to 
public comment before FHFA's approval. A bank trade association 
emphasized that proposals for alternative target levels should be based 
on thorough data analysis and compelling evidence. FHFA is persuaded by 
these comments. While public comment will add time to the review 
process, information beyond what a proposing Bank submits will aid FHFA 
in evaluating proposed alternative target levels, especially if that 
information is rooted in knowledge of district housing and economic 
conditions.
    Materials posted for public comment will not include any 
confidential or proprietary information submitted by a Bank. The final 
rule requires that a Bank submit information that it considers to be 
confidential or proprietary as a separate document, clearly designated 
as confidential or proprietary, to facilitate posting for public 
comment.

IX. Participation Interests in AMA Mortgages

    The final rule, as proposed, addresses participations under two 
different scenarios. Under the first scenario, a Bank purchases a 
mortgage and later sells a participation interest in the mortgage to 
another Bank. Section 1281.13(b)(1) provides that participations among 
Banks that are executed after the mortgage was first acquired by a Bank 
will not be counted as mortgage purchases by a Bank purchasing such a 
participation for purposes of the mortgage purchase housing goal. This 
is consistent with FHFA's practice under the current regulation. This 
exclusion applies even if the participation is executed on the same day 
as the original mortgage acquisition by a Bank.
    Under the second scenario, two or more Banks each purchase 
participation interests in the same mortgage simultaneously. Section 
1281.13(e) of the final rule provides that participations among Banks 
that are entered simultaneously pursuant to an existing participation 
agreement will be counted as mortgage purchases on a pro rata basis 
toward the mortgage purchase housing goal for each Bank according to 
each Bank's percentage interest. This provision codifies existing FHFA 
practice on the treatment of participations under this scenario. FHFA 
received no comments on this proposal and the final rule adopts this 
change as proposed.

X. Other Comments Received

    FHFA received several other comments that are addressed below, 
grouped by topic.

A. Adjustment to Target Levels for Unexpected Adverse Events

    Several commenters asked how FHFA could adjust the housing goals or 
its evaluations of Bank performance in case of unexpected adverse 
events. The final rule provides several flexibilities in the case of 
such events. First, as under the current regulation, the goal target 
levels are based on a percentage of total mortgage purchases, so they 
have some inherent ability to remain applicable even as overall market 
volume expands or contracts, unlike a numerical target level.
    Second, the Banks may propose alternative target levels, no more 
frequently than every three years. FHFA may allow a Bank to submit more 
frequently if unexpected circumstances warrant.
    Third, as under the current regulation, when FHFA makes its annual 
determination of housing goals performance, it takes into account the 
feasibility of achieving the housing goals. If FHFA determines that a 
housing goal was infeasible for a particular Bank, the Bank is not 
required to submit a housing plan to FHFA. Even if FHFA determines that 
a housing goal was feasible for a particular Bank, FHFA has the option 
to forego requiring a housing plan from the Bank if warranted.

B. Counting Rules

    The Banks asked whether loans purchased through the MPF Government 
product while held on balance sheet for eventual deployment into an MPF 
Government MBS count toward the housing goals. Since these loans are 
purchased through an AMA program, they count if they otherwise meet the 
criteria for the mortgage purchase housing goal and were sold to the 
Bank by a community-based AMA user, i.e., an AMA user with assets not 
in excess of the community-based AMA user asset cap.
    The Banks also asked how MPF loans facilitated by other Banks but 
technically purchased directly by the Chicago Bank from a member or 
housing associate of another Bank would count toward the mortgage 
purchase goal. For housing goals purposes, FHFA will count such loans 
toward the performance of the Bank of which the seller is a member or 
housing associate, continuing current practice.

C. Manufactured Housing

    A nonprofit affordable housing advocacy organization with an 
interest in expanding access to manufactured housing noted that the 
proposed rule would allow chattel loans on manufactured housing to 
count for purposes of the housing goals and requested that FHFA ensure 
such loans do not originate from predatory lending practices. A 
nonprofit manufactured housing community trade association and a 
national nonprofit manufactured housing intermediary recommended that 
FHFA issue more detailed guidance on the purchase of loans secured by 
manufactured housing generally. To date, there have been few, if any, 
purchases of chattel loans by the Banks. Accordingly, the final rule 
does not add housing goals restrictions specific to the Banks' 
purchases of loans secured by manufactured housing.
    Section 1281.13 of the final rule, consistent with the proposed 
rule, eliminates a provision of the regulation that precludes ``HOEPA 
mortgages'' and ``mortgages with unacceptable terms and conditions'' 
from counting towards the housing goals. As discussed in the proposed 
rule preamble, guidance issued by FHFA to the Banks generally on the 
purchases of mortgages with certain predatory features rendered this 
provision in the housing goals regulation redundant. None of the 
comments caused FHFA to determine that this guidance is inadequate. 
Moreover, one of the purposes of the final rule, as discussed in the 
proposed rule preamble, is to better align the housing goals with the 
AMA regulation so that limitations on the types of loans eligible for 
Bank purchase are specified in the AMA regulation, not in the Bank 
housing goals regulation. In addition, FHFA did not propose any 
amendments to the AMA regulation.

D. Monitoring

    Many commenters requested that FHFA monitor various aspects of the 
Banks' housing goals activity closely, especially in the first years of 
activity

[[Page 38047]]

under the revised housing goals, including:
     Monitoring for any Banks' disincentive to participate in 
AMA programs;
     Monitoring the AMA loan composition over time;
     Monitoring whether any Banks require members to meet the 
mortgage purchase goal individually in loans sold to the Bank; and
     Monitoring Bank performance on the small member 
participation housing goal.

FHFA will monitor for these and other factors to ensure that the 
housing goals function as intended.

XI. Other Provisions in the Final Rule

    The final rule also revises other provisions of the Bank housing 
goals regulation, as discussed below.

A. Changes to Definitions--Sec.  1281.1

    As proposed, Sec.  1281.1 of the final rule adds, revises, or 
removes certain definitions of terms used in the current Bank housing 
goals regulation. Specifically, the final rule adds definitions of 
``AMA mortgage,'' ``AMA program,'' and ``AMA user.'' The final rule 
revises the definitions of ``dwelling unit,'' ``families in low-income 
areas,'' ``median income,'' ``metropolitan area,'' ``mortgage,'' and 
``non-metropolitan area.'' The final rule removes the definitions of 
``Acquired Member Assets (AMA) program,'' ``AMA-approved mortgage,'' 
``conforming mortgage,'' ``HMDA,'' ``HOEPA mortgage,'' ``HUD,'' 
``mortgage data,'' ``mortgage with unacceptable terms or conditions,'' 
``owner-occupied housing,'' ``residential mortgage,'' and ``second 
mortgage. In contrast to the proposed rule, the final rule does not 
remove the definition of ``conventional mortgage'' for the reasons 
discussed under Section VI.D. above. Also in contrast to the proposed 
rule, the final rule does not add ``CFI asset cap'' or ``community 
financial institution or CFI'' as defined terms, instead adding new 
terms ``community-based AMA user'' and ``community-based AMA user asset 
cap.'' In response to the proposed revisions to Sec.  1281.1, other 
than those addressed in Section VII.C. above regarding the proposed 
rule's use of ``CFI asset cap'' and ``CFI,'' FHFA did not receive any 
comments. The changes to these definitions not discussed elsewhere in 
the preamble are discussed below.
1. Definition of ``AMA mortgage''
    As proposed, the final rule replaces the term ``AMA-approved 
mortgage,'' with ``AMA mortgage'' as a technical, non-substantive 
change. The Bank housing goals regulation currently defines ``AMA-
approved mortgage'' to mean a mortgage that meets the requirements of 
an AMA program, with cross-references to the AMA regulation and the New 
Business Activities regulation.\26\ Section 1281.1 of the final rule 
replaces the term ``AMA-approved mortgage'' with ``AMA mortgage'' and 
defines it to mean a mortgage that was purchased by a Bank under an AMA 
program.
---------------------------------------------------------------------------

    \26\ 12 CFR part 1272.
---------------------------------------------------------------------------

2. Definition of ``AMA Program''
    The final rule replaces the term ``Acquired Member Assets (AMA) 
program,'' with ``AMA program'' as a technical change. The current Bank 
housing goals regulation defines ``Acquired Member Assets (AMA) 
program'' as a program that authorizes a Bank to hold assets acquired 
from a member or housing associate by a purchase or funding transaction 
subject to the requirements of the AMA regulation and New Business 
Activities regulation. At the time the current Bank housing goals 
regulation was adopted, the term ``AMA program'' was not a defined term 
in the AMA regulation. A definition for the term ``AMA program'' was 
subsequently added to the AMA regulation in 2016.\27\ There is no 
substantive difference between the definition of ``Acquired Member 
Assets (AMA) program'' in the Bank housing goals regulation and the 
definition of ``AMA program'' in the AMA regulation. Accordingly, for 
consistency in terminology between the two regulations, Sec.  1281.1 of 
the final rule replaces the definition of ``Acquired Member Assets 
(AMA) program'' in the housing goals regulation to conform it to the 
definition of ``AMA program'' in the AMA regulation.
---------------------------------------------------------------------------

    \27\ 12 CFR 1268.1.
---------------------------------------------------------------------------

3. Definition of ``AMA User''
    As proposed, Sec.  1281.1 of the final rule adds a number of new 
definitions to implement the small member participation housing goal. 
The final rule adds ``AMA user'' as a participating financial 
institution (which can be a member or housing associate) \28\ under the 
AMA regulation \29\ from which a Bank purchased at least one AMA 
mortgage during the year for which the housing goal is being measured.
---------------------------------------------------------------------------

    \28\ Although eligible housing associates may participate in a 
Bank's AMA program and the participation of a housing associate may 
count towards the small member participation housing goal, as noted 
above, since 2000, no housing associate has sold an AMA mortgage 
loan to a Bank.
    \29\ 12 CFR 1268.1.
---------------------------------------------------------------------------

4. Definition of ``conforming mortgage''
    The current Bank housing goals regulation defines ``conforming 
mortgage'' as a conventional, AMA-approved single-family mortgage with 
an original principal obligation that does not exceed the dollar 
limitation under the AMA regulation or under the Freddie Mac conforming 
loan limits. Only purchases of mortgages under AMA programs count for 
purposes of the housing goals, and the AMA programs include limits on 
the size of mortgages that may be purchased by a Bank. Thus, it is not 
necessary for the housing goals regulation to include a separate limit 
on the size of mortgages that may be counted for purposes of the 
housing goals. Accordingly, as proposed, the final rule removes the 
definition of ``conforming mortgage'' from the housing goals regulation 
as unnecessary.
5. Definition of ``conventional mortgage''
    The current Bank housing goals regulation defines ``conventional 
mortgage'' as any mortgage that does not include a guaranty, insurance 
or other obligation by the United States or any of its agencies or 
instrumentalities. This definition was included in the regulation 
because only conventional mortgages counted towards the Bank housing 
goals. The proposed rule would have expanded the coverage of the Bank 
housing goals to include both conventional mortgages and non-
conventional mortgages. Therefore, under the proposed rule, there would 
have been no need to distinguish between conventional mortgages and 
non-conventional mortgages so the definition of ``conventional 
mortgage'' was no longer necessary.
    However, because the final rule provides that non-conventional 
mortgages purchased from community-based AMA users will count towards 
the mortgage purchase goal, Sec.  1281.1 of the final rule retains 
``conventional mortgage'' as a defined term.
6. Definition of ``dwelling unit''
    The current Bank housing goals regulation defines ``dwelling unit'' 
to mean a room or unified combination of rooms intended for use, in 
whole or in part, as a dwelling by one or more persons, and includes a 
dwelling unit in a single-family property, multifamily property, or 
other residential or mixed-use property. In the 2015 final rule 
amending the Enterprise housing goals regulation, FHFA revised the 
analogous definition to exclude a combination of rooms that does not 
have plumbing or

[[Page 38048]]

kitchen facilities.\30\ Accordingly, to align the definitions in the 
two regulations, as proposed, Sec.  1281.1 of the final rule revises 
the definition of ``dwelling unit'' in the Bank housing goals 
regulation to exclude a combination of rooms that does not have 
plumbing or kitchen facilities.
---------------------------------------------------------------------------

    \30\ See 80 FR 53392 (Sept. 3, 2015), codified at 12 CFR 1282.1.
---------------------------------------------------------------------------

7. Definition of ``HOEPA mortgage''
    The current Bank housing goals regulation defines ``HOEPA 
mortgage'' as a mortgage covered by the definition of ``high-cost 
mortgage'' under the Truth in Lending Act. This definition was included 
because the housing goals regulation excludes HOEPA mortgages from 
counting toward achievement of the Bank housing goals. However, the 
final rule removes the provision excluding HOEPA mortgages from 
counting for purposes of the Bank housing goals. Therefore, the final 
rule removes the definition of ``HOEPA mortgage'' as no longer 
necessary.
8. Definitions of ``median income,'' ``metropolitan area,'' ``non-
metropolitan area,'' and ``HUD''
    The current Bank housing goals regulation defines ``median 
income,'' with respect to an area, as the unadjusted median family 
income for the area as determined by the Department of Housing and 
Urban Development (HUD). The current definition further provides that 
FHFA will provide the Banks annually with information specifying how 
the median family income estimates for metropolitan areas are to be 
applied for the purposes of determining median family income. FHFA's 
practice is to calculate the applicable median income figures for both 
metropolitan and non-metropolitan areas and to provide the median 
income information to the Banks. Accordingly, as proposed, Sec.  1281.1 
of the final rule aligns the definition of ``median income'' with 
FHFA's practice, by revising it to mean, with respect to an area, the 
unadjusted median family income for the area as determined by FHFA. The 
final rule also revises the definition to provide that FHFA will 
provide the Banks annually with information specifying how the median 
family income estimates for both metropolitan and non-metropolitan 
areas are to be applied for purposes of determining median income.
    The current Bank housing goals regulation defines ``metropolitan 
area'' as a metropolitan statistical area (MSA), or a portion of such 
an area, including Metropolitan Divisions, for which median family 
income estimates are determined by HUD. The regulation defines ``non-
metropolitan area'' as a county, or a portion of a county, including 
those counties that comprise Micropolitan Statistical Areas, located 
outside any metropolitan area for which median family income estimates 
are published annually by HUD. As proposed, Sec.  1281.1 of the final 
rule aligns the definition of ``metropolitan area'' with FHFA's 
practice by revising it to mean an MSA, or a portion of such an area, 
including Metropolitan Divisions, for which median incomes are 
determined by FHFA. The final rule aligns the definition of ``non-
metropolitan area'' with FHFA's practice by revising it to mean a 
county, or a portion of a county, including those counties that 
comprise Micropolitan Statistical Areas, located outside any 
metropolitan area, for which median incomes are determined by FHFA.
    The current Bank housing goals regulation defines ``HUD'' as the 
United States Department of Housing and Urban Development. Because the 
term ``HUD'' was used only in the definitions of ``median income,'' 
``metropolitan area,'' and ``non-metropolitan area'' and the final rule 
removes the references to ``HUD'' from those definitions, the 
definition of ``HUD'' is no longer necessary and is removed, as 
proposed.
9. Definition of ``Mortgage''--Inclusion of Chattel Loans on 
Manufactured Housing
    The current Bank housing goals regulation includes a detailed 
definition of ``mortgage'' which includes all loans secured by real 
estate and any interests in such mortgages. The definition is based on 
the definition of ``mortgage'' in the Enterprise housing goals 
regulation and excludes chattel loans on manufactured housing. As 
proposed, Sec.  1281.1 of the final rule revises the definition of 
``mortgage'' in the Bank housing goals regulation to include chattel 
loans on manufactured housing. While the Banks have purchased few, if 
any, chattel loans on manufactured housing, the AMA regulation does not 
prohibit such purchases. Adding chattel loans on manufactured housing 
to the definition of ``mortgage'' in the Bank housing goals regulation 
simplifies the Bank housing goals by removing a potential difference 
between the coverage of the Bank housing goals and the AMA regulation.
10. Definition of ``mortgage with unacceptable terms or conditions''
    The current Bank housing goals regulation defines ``mortgage with 
unacceptable terms or conditions'' as a mortgage that has one or more 
of a series of terms or conditions that FHFA determined to be harmful 
to borrowers. This definition was included in the regulation because 
the regulation excludes such mortgages from counting toward achievement 
of the Bank housing goals. Because the final rule removes the provision 
excluding mortgages with unacceptable terms or conditions from counting 
for purposes of the Bank housing goals, this definition is no longer 
necessary and is also removed, as proposed.
11. Definition of ``owner-occupied housing''
    The current Bank housing goals regulation defines ``owner-occupied 
housing'' as single-family housing in which a mortgagor resides, 
including two- to four-unit owner-occupied properties where one or more 
units are used for rental purposes. The definition of ``owner-occupied 
housing'' was included in the regulation because the Bank housing goals 
are currently limited to mortgages on owner-occupied housing. As 
proposed, the final rule expands the coverage of the Bank housing goals 
to include all AMA mortgages, including mortgages not only on owner-
occupied single-family properties but also investor-owned single-family 
properties. The final rule does not establish separate criteria for 
evaluating whether a mortgage on an investor-owned property could be 
counted for purposes of the housing goals. Any such mortgages will be 
evaluated based on the income of the mortgagor in the same manner as 
the evaluation of a mortgage on an owner-occupied property. Because the 
regulation will no longer limit the Bank housing goals to mortgages on 
owner-occupied housing, the final rule removes the definition of 
``owner-occupied housing'' from the Bank housing goals regulation as 
unnecessary.
12. Definition of ``residential mortgage''
    The current Bank housing goals regulation defines ``residential 
mortgage'' as a mortgage on single-family housing. The term 
``residential mortgage'' is not used anywhere else in the regulation or 
in the final rule. Accordingly, as proposed, the final rule removes the 
definition of ``residential mortgage'' as unnecessary.
13. Definition of ``second mortgage''
    The current Bank housing goals regulation defines ``second 
mortgage'' as any mortgage that has a lien position subordinate only to 
the lien of the first mortgage. This term is used in Sec.  
1281.13(b)(8), which provides that

[[Page 38049]]

``purchases of subordinate lien mortgages (second mortgages),'' do not 
count for purposes of the housing goals. The final rule clarifies that 
this prohibition applies to all mortgages that are subordinate to the 
first mortgages, not only second mortgages. Because ``second mortgage'' 
will no longer appear in the regulation, as proposed, the final rule 
removes this definition as unnecessary.

B. General--Sec.  1281.10

    Consistent with the proposed rule, the final rule revises Sec.  
1281.10 to reflect the new structure of the housing goals and removal 
of the volume threshold.

C. Changes to Bank Housing Goals--Sec. Sec.  1281.11 and 1281.14

    The final rule also adopts a proposed conforming change to Sec.  
1281.14(a) by eliminating the Bank volume threshold as a consideration 
in determining whether the Director evaluates annual performance of 
Bank performance under each housing goal.
    In addition, the final rule requires that no more than 25 percent 
of the mortgages that are counted toward a Bank's achievement of the 
prospective mortgage purchase housing goal may be mortgages for 
families with incomes above 80 percent of area median income. This is 
consistent, in substance, with the proposed rule, which would have 
established the same requirement, but which would have characterized it 
as a requirement that at least 75 percent of the mortgages that are 
counted toward a Bank's achievement of the prospective mortgage 
purchase housing goal must be for low-income or very low-income 
families. The final rule also includes language clarifying that any 
purchases of mortgages for families with incomes above 80 percent of 
area median income in excess of the 25 percent cap shall be treated as 
a mortgage purchase for purposes of the housing goals and shall be 
included in the denominator for the housing goal, but such mortgages 
shall not be included in the numerator in calculating a Bank's 
performance under the housing goals.

D. General Counting Requirements--Sec.  1281.12

    The final rule adopts all proposed revisions to Sec.  1281.12. The 
current Bank housing goals regulation defines the ``numerator'' and 
``denominator'' used to calculate performance under the current housing 
goals. The final rule deletes paragraph (a) as unnecessary in light of 
the mortgage goal calculation standards reflected in Sec.  1281.11 of 
the final rule.
    The current Bank housing goals regulation also provides that 
mortgages with missing data or information necessary for counting are 
included in the denominator when calculating a Bank's performance, but 
not in the numerator. This effectively penalizes a Bank's performance 
by treating mortgages with missing data or information as if they were 
loans that did not meet the applicable criteria. Accordingly, the final 
rule also removes paragraph (b)(1), so that mortgages with missing data 
or information are disregarded (i.e., not included in the numerator or 
denominator) for purposes of measuring a Bank's performance on the 
housing goals.
    Finally, paragraph (c), which provides that a mortgage may only 
count once towards achievement of a housing goal even if it satisfies 
more than one goal, is redesignated as paragraph (b) and revised to 
permit each mortgage to be counted only once toward achievement of the 
prospective mortgage purchase housing goal, even if it satisfies 
multiple categories under the goal.
    The final rule also makes conforming redesignations of paragraphs 
throughout the remainder of Sec.  1281.12.

E. Special Counting Requirements--Sec.  1281.13

    Paragraph (b) of Sec.  1281.13 currently enumerates categories of 
transactions or activities that are not counted for purposes of the 
housing goals and are not included in the numerator or the denominator 
in calculating a Bank's housing goals performance. The proposed rule 
would have removed references to ``numerator'' and ``denominator'' as 
unnecessary in light of the simplified calculation methodology 
reflected in Sec.  1281.11. However, the final rule retains clarifying 
language to specify that loans which are ``not counted for purposes of 
the housing goals'' are excluded from both the numerator and 
denominator.

F. Determination of Compliance With Housing Goals; Notice of 
Determination--Sec.  1281.14

    The final rule adopts all proposed revisions to Sec.  1281.14. The 
final rule amends Sec.  1281.14(a) by removing the reference to the 
volume threshold, which is no longer applicable. The final rule also 
amends Sec.  1281.14(a) to require that FHFA publish its annual 
determinations of Bank housing goals compliance and specifies the types 
of data to be included in the published determinations.

G. Housing Plans--Sec.  1281.15

    The final rule revises Sec.  1281.15 to provide that the Director 
may only require that a Bank submit a housing plan for any year after 
2023. As discussed in Section IV.D. above, this is in contrast to the 
proposed rule, which would have extended this period only through 2021. 
This reflects the phase-in period for the new housing goals, 
eliminating possibility of a housing plan during the first three years 
in which the prospective mortgage purchase and small member 
participation housing goals are operative. Because a Bank may be 
required to submit a housing plan while awaiting FHFA's response to a 
proposal by the Bank for an alternative goal target level, the final 
rule amends Sec.  1281.15 by adding new paragraph (b)(5) to require 
that the housing plan address any alternative target levels the Bank is 
requesting. This is generally consistent with the proposed rule, with 
certain technical revisions including replacing the reference to 
``Bank-specific housing goals'' with ``alternative target levels'' for 
consistency and clarity.

H. Reporting Requirements--Sec. Sec.  1281.1 and 1281.20

    Consistent with the proposed rule, the final rule amends Subpart C 
of the current regulation to simplify and clarify the reporting 
requirements for the Banks under the new housing goals. The final rule, 
as proposed, revises the reporting requirements to reflect the new 
housing goals structure and to eliminate provisions that are either 
duplicative of, or potentially inconsistent with, the existing Bank 
reporting requirements in FHFA's Data Reporting Manual (DRM). The DRM, 
which is amended from time to time, includes detailed requirements 
about the data elements that the Banks must report and the timing and 
format of the required reporting.
    The final rule, as proposed, consolidates the four sections that 
currently exist in Subpart C of the Bank housing goals regulation into 
a single section. Accordingly, Sec. Sec.  1281.21, 1281.22 and 1281.23 
are removed from the regulation. Section 1281.20 includes the new 
reporting requirements. Section 1281.20(a) requires the Banks to submit 
to FHFA any data that FHFA determines to be necessary to evaluate 
transactions and activities under the Bank housing goals. Section 
1281.20(b) and (c) set out the data reporting requirements for the 
prospective mortgage purchase housing goal and the small member 
participation housing goal, respectively, and require such submissions 
to be made in

[[Page 38050]]

accordance with the DRM. Section 1281.20(d) continues to permit FHFA to 
require a Bank to provide such additional reports, information, and 
data as FHFA may request from time to time.
    Consistent with the proposed rule, the final rule also removes the 
provision in the current regulation that addresses errors, omissions or 
discrepancies in the data reported by a Bank. This provision is 
unnecessary in light of FHFA's existing supervisory and regulatory 
authorities and procedures.
    Finally, consistent with the proposed rule, the final rule removes 
the definition of ``mortgage data'' from the regulation. The regulation 
defines ``mortgage data'' as data obtained from the Banks under the 
DRM. The final rule's revisions to the reporting requirements in 
Subpart C remove all references to the term ``mortgage data,'' making 
the definition unnecessary.

XII. Considerations of Differences Between the Banks and the 
Enterprises

    When promulgating regulations relating to the Banks, section 
1313(f) of the Safety and Soundness Act requires the Director of FHFA 
to consider the differences between the Banks and the Enterprises with 
respect to the Banks' cooperative ownership structure, mission of 
providing liquidity to members, affordable housing and community 
development mission, capital structure, and joint and several 
liability. FHFA requested comments from the public about whether these 
differences should result in any revisions to the proposed rule, but no 
significant, relevant comments were received. FHFA, in preparing this 
final rule, considered the differences between the Banks and the 
Enterprises as they relate to the above factors and determined these 
amendments to the Bank Housing Goal regulation to be appropriate and 
reflect the unique differences between the Banks and Enterprises. FHFA 
also considered these differences in light of section 10C of the Bank 
Act, which requires that the Bank housing goals be consistent with the 
Enterprise housing goals, with consideration of the unique mission and 
ownership structure of the Banks, and similarly determined these 
amendments to be appropriate in light of relevant factors.\31\
---------------------------------------------------------------------------

    \31\ See 12 U.S.C. 1430c.
---------------------------------------------------------------------------

XIII. Paperwork Reduction Act

    The final rule does not contain any information collection 
requirement that would require the approval of OMB under the Paperwork 
Reduction Act (44 U.S.C. 3501 et seq.). Therefore, FHFA has not 
submitted any information to OMB for review.

XIV. Regulatory Flexibility Act

    The Regulatory Flexibility Act (5 U.S.C. 601 et seq.) requires that 
a regulation that has a significant economic impact on a substantial 
number of small entities, small businesses, or small organizations must 
include an initial regulatory flexibility analysis describing the 
regulation's impact on small entities. Such an analysis need not be 
undertaken if the agency has certified that the regulation will not 
have a significant economic impact on a substantial number of small 
entities. (5 U.S.C. 605(b)). FHFA has considered the impact of the 
final rule under the Regulatory Flexibility Act. The General Counsel of 
FHFA certifies that the final rule is not likely to have a significant 
economic impact on a substantial number of small entities because the 
final rule applies to the Banks, which are not small entities for 
purposes of the Regulatory Flexibility Act.

XV. Congressional Review Act

    In accordance with the Congressional Review Act (5 U.S.C. 801 et 
seq.), FHFA has determined that this final rule is a major rule and has 
verified this determination with the Office of Information and 
Regulatory Affairs of OMB.

List of Subjects in 12 CFR Part 1281

    Credit, Federal home loan banks, Housing, Mortgages, Reporting and 
recordkeeping requirements.

Authority and Issuance

    For the reasons stated in the SUPPLEMENTARY INFORMATION, under the 
authority of 12 U.S.C. 4526, 1430, 1430b, 1430c, and 1431, FHFA is 
amending part 1281 of Title 12 of the Code of Federal Regulations as 
follows:

CHAPTER XII--FEDERAL HOUSING FINANCE AGENCY

SUBCHAPTER E--HOUSING GOALS AND MISSION

PART 1281--FEDERAL HOME LOAN BANK HOUSING GOALS

0
1. Revise the authority citation for part 1281 to read as follows:

    Authority:  12 U.S.C. 1430, 1430b, 1430c, 1431.


0
2. Amend Sec.  1281.1 by:
0
a. Removing the definitions of ``Acquired Member Assets (AMA) program'' 
and ``AMA-approved mortgage'';
0
b. Adding definitions for ``AMA mortgage'', ``AMA program'', and ``AMA 
user'' in alphabetical order;
0
c. Removing the definition of ``Conforming mortgage'';
0
d. Adding in alphabetical order the definitions for ``Community-based 
AMA user'' and ``Community-based AMA user asset cap'';
0
e. Revising the definition of ``Dwelling unit'' and paragraph (1) of 
the definition of ``Families in low-income areas'';
0
f. Removing the definitions of ``HMDA'', ``HOEPA mortgage'', and 
``HUD'';
0
g. Revising the definitions of ``Median income'', ``Metropolitan 
area'', and ``Mortgage'';
0
h. Removing the definitions of ``Mortgage data'' and ``Mortgage with 
unacceptable terms or conditions'';
0
i. Revising the definition of ``Non-metropolitan area''; and
0
j. Removing the definitions of ``Owner-occupied housing'', 
``Residential mortgage'', and ``Second mortgage''.
    The revisions and additions read as follows:


Sec.  1281.1  Definitions.

* * * * *
    AMA mortgage means a mortgage that was purchased by a Bank under an 
AMA program.
    AMA program has the meaning set forth in Sec.  1268.1 of this 
chapter.
    AMA user means any participating financial institution, as defined 
in Sec.  1268.1 of this chapter, from which the Bank purchased at least 
one AMA mortgage during the year for which the housing goals are being 
measured.
* * * * *
    Community-based AMA user means any AMA user whose average total 
assets over the three-year period culminating in the year preceding the 
one being measured are no greater than the applicable community-based 
AMA user asset cap.
    Community-based AMA user asset cap means $1,224,000,000, subject to 
annual adjustments by FHFA, beginning in 2021, to reflect any 
percentage increase in the preceding year's Consumer Price Index (CPI) 
for all urban consumers, as published by the U.S. Department of Labor.
* * * * *
    Dwelling unit means a room or unified combination of rooms with 
plumbing and kitchen facilities intended for use, in whole or in part, 
as a dwelling by one or more persons, and includes a dwelling unit in a 
single-family property, multifamily property, or other residential or 
mixed-use property.

[[Page 38051]]

    Families in low-income areas * * *
    (1) Any family that resides in a census tract in which the median 
income does not exceed 80 percent of the area median income;
* * * * *
    Median income means, with respect to an area, the unadjusted median 
family income for the area as determined by FHFA. FHFA will provide the 
Banks annually with information specifying how the median family income 
estimates for metropolitan and non-metropolitan areas are to be applied 
for purposes of determining median income.
    Metropolitan area means a metropolitan statistical area (MSA), or a 
portion of such an area, including Metropolitan Divisions, for which 
median incomes are determined by FHFA.
* * * * *
    Mortgage means a member of such classes of liens, including 
subordinate liens, as are commonly given or are legally effective to 
secure advances on, or the unpaid purchase price of, real estate under 
the laws of the State in which the real estate is located, or a 
manufactured home that is personal property under the laws of the State 
in which the manufactured home is located, together with the credit 
instruments, if any, secured thereby, and includes interests in 
mortgages. Mortgage includes a mortgage, lien, including a subordinate 
lien, or other security interest on the stock or membership certificate 
issued to a tenant-stockholder or resident-member by a cooperative 
housing corporation, as defined in section 216 of the Internal Revenue 
Code of 1986, and on the proprietary lease, occupancy agreement, or 
right of tenancy in the dwelling unit of the tenant-stockholder or 
resident-member in such cooperative housing corporation.
* * * * *
    Non-metropolitan area means a county, or a portion of a county, 
including those counties that comprise Micropolitan Statistical Areas, 
located outside any metropolitan area, for which median incomes are 
determined by FHFA.
* * * * *

0
3. Amend Sec.  1281.10 by revising paragraphs (a) and (b) to read as 
follows:


Sec.  1281.10   General.

* * * * *
    (a) A prospective mortgage purchase housing goal;
    (b) A small member participation housing goal;
* * * * *

0
4. Revise Sec.  1281.11 to read as follows:


Sec.  1281.11   Bank housing goals.

    (a) Prospective mortgage purchase housing goal--(1) Target levels. 
For each calendar year, the percentage of a Bank's AMA mortgages 
acquired during the calendar year that are for very low-income 
families, low-income families, or families in low-income areas must 
meet or exceed either:
    (i) A target level of 20 percent; or
    (ii) An alternative target level proposed by the Bank and approved 
by FHFA under paragraph (c) of this section.
    (2) Cap on low-income areas loans counted toward goal. No more than 
25 percent of the mortgages that are counted toward a Bank's 
achievement of the prospective mortgage purchase housing goal may be 
mortgages for families with incomes above 80 percent of area median 
income. Any purchases of mortgages for families with incomes above 80 
percent of area median income in excess of the 25 percent cap shall be 
treated as mortgage purchases for purposes of the housing goals and 
shall be included in the denominator for the housing goal, but such 
mortgages shall not be included in the numerator in calculating a 
Bank's performance under the housing goal.
    (b) Small member participation housing goal. For each calendar 
year, the percentage of a Bank's total AMA users that are community-
based AMA users must meet or exceed one of the following:
    (1) A target level of 50 percent;
    (2) A percentage that is three percentage points greater than the 
percentage from the preceding calendar year; or
    (3) An alternative target level proposed by the Bank and approved 
by FHFA under paragraph (c) of this section.
    (c) Alternative target levels--(1) Submission of Bank requests. A 
Bank, upon approval of its board of directors, may submit a written 
request to FHFA for approval of different target levels for the 
prospective mortgage purchase housing goal, the small member 
participation housing goal, or both. A Bank's request under this 
paragraph must include proposed target levels for three consecutive 
years following the calendar year in which the request is submitted. A 
Bank is not required to propose the same target level for each of the 
three years.
    (2) Content of Bank request. A Bank's request under paragraph 
(c)(1) of this section for an alternative target level must include a 
detailed explanation of:
    (i) Why the target level for the goal in paragraphs (a) and (b) of 
this section, as applicable, is infeasible;
    (ii) Why the Bank's proposed alternative target level is 
achievable; and
    (iii) How the Bank's proposed alternative target level will 
meaningfully further affordable housing mortgage lending in its 
district.
    (3) Frequency of Bank requests--(i) Three-year period. A Bank may 
not submit a request under paragraph (c)(1) of this section for an 
alternative target level more frequently than once every three years, 
except as provided in paragraphs (c)(3)(ii) or (c)(3)(iii) of this 
section. The deadline for submitting a request under paragraph (c)(1) 
of this section is September 15 of the calendar year preceding the 
calendar year in which the alternative target level would apply. FHFA 
will review each Bank request that is received by the deadline and will 
notify the Bank in writing if its request is approved. If FHFA does not 
notify a Bank that its request is approved, the Bank will remain 
subject to the target levels in paragraphs (a) and (b) of this section, 
as applicable.
    (ii) Exception for changes in AMA products or programs. FHFA may 
require a Bank to submit a request under paragraph (c)(1) of this 
section for an alternative target level to address discontinuation of 
an AMA product or program or approval of a new AMA product or program.
    (iii) Exception for special circumstances. A Bank may submit a 
request under paragraph (c)(1) of this section for an alternative 
target level more frequently than once every three years if warranted 
given economic, operational, or other circumstances.
    (4) Public comment. FHFA will publish each request that is 
submitted under paragraph (c)(1) of this section for an alternative 
target level on FHFA's public website for a period of at least 30 days, 
to provide the public an opportunity to comment on the request. FHFA 
will publish each request without redactions or other changes, except 
that FHFA will not publish any confidential or proprietary material. A 
Bank must submit any material supporting its request under paragraph 
(c)(1) of this section that it considers to be confidential or 
proprietary as a separate document, clearly designated as confidential 
or proprietary.

0
5. Revise Sec.  1281.12 to read as follows:


Sec.  1281.12   General counting requirements.

    (a) General. Mortgage purchases financing single-family properties 
shall be evaluated based on the income of the mortgagors and the area 
median income

[[Page 38052]]

at the time the mortgage was originated. To determine whether mortgages 
may be counted under a particular family income level (e.g., low- or 
very low-income), the income of the mortgagor is compared to the median 
income for the area at the time the mortgage was originated, using the 
appropriate percentage factor provided under Sec.  1281.1.
    (b) No double-counting. A mortgage may be counted only once toward 
the achievement of the prospective mortgage purchase housing goal, even 
if it satisfies multiple criteria for the prospective mortgage purchase 
housing goal.
    (c) Application of median income. For purposes of determining an 
area's median income under Sec.  1281.1, the area is:
    (1) The metropolitan area, if the residence that secures the 
mortgage is in a metropolitan area; and
    (2) In all other areas, the county in which the property is 
located, except that where the State non-metropolitan median income is 
higher than the county's median income, the area is the State non-
metropolitan area.
    (d) Sampling not permitted. Performance under the housing goals for 
each year shall be based on a tabulation of each mortgage during that 
year; a sampling of such purchases is not acceptable.

0
6. Amend Sec.  1282.13 by:
0
a. Revising paragraph (b)introductory text, (b)(1) and (8);
0
b. Adding paragraph (c)(4);
0
c. Removing paragraph (d);
0
d. Redesignating paragraph (e) as paragraph (d); and
0
e. Adding new paragraph (e).
    The revisions and additions read as follows:


Sec.  1281.13   Special counting requirements.

* * * * *
    (b) Not counted. The following transactions or activities shall not 
be counted for purposes of the housing goals, meaning that in 
calculating the applicable percentage target level, they shall be 
excluded from both the numerator (i.e., AMA mortgages acquired during 
the calendar year that are for very low-income families, low-income 
families, or families in low-income areas) and the denominator (i.e., 
total AMA mortgages acquired during the calendar year), even if the 
transaction or activity would otherwise be counted under paragraph (c) 
of this section:
    (1) Purchases of participation interests in AMA mortgages from 
another Bank, except as provided in paragraph (e) of this section;
* * * * *
    (8) Purchases of subordinate lien mortgages;
* * * * *
    (c) * * *
    (4) Non-conventional mortgages. The purchase of a non-conventional 
single-family mortgage shall be treated as a mortgage purchase for 
purposes of the housing goals only if the mortgage was acquired from a 
community-based AMA user.
* * * * *
    (e) Mortgage participation transactions. Where two or more Banks 
acquire a participation interest in the same mortgage simultaneously, 
the mortgage will be counted on a pro rata basis for the prospective 
mortgage purchase housing goal for each Bank with a participation 
interest.

0
7. Amend Sec.  1281.14 by revising paragraph (a) to read as follows:


Sec.  1281.14   Determination of compliance with housing goals; notice 
of determination.

    (a) Determination of compliance with housing goals. On an annual 
basis, FHFA will determine each Bank's performance under each housing 
goal and will publish the final determinations. FHFA will publish its 
final determination including the numbers and percentages for each 
Bank's AMA purchases that meet each of the housing goals criteria, 
including loans to low-income families, loans to very low-income 
families, and loans to families in low-income areas, including by each 
of the defined categories. FHFA's determination will include these 
numbers in total and separated into purchase money mortgages, 
refinancing mortgages, conventional mortgages, and non-conventional 
mortgages.
* * * * *

0
8. Amend Sec.  1281.15 by revising paragraphs (a) and (b) to read as 
follows:


Sec.  1281.15   Housing plans.

    (a) Housing plan requirement. For any year after 2023, if the 
Director determines that a Bank has failed to meet any housing goal and 
that the achievement of the housing goal was feasible, the Director may 
require the Bank to submit a housing plan for approval by the Director.
    (b) Nature of plan. If the Director requires a housing plan, the 
housing plan shall:
    (1) Be feasible;
    (2) Be sufficiently specific to enable the Director to monitor 
compliance periodically;
    (3) Describe the specific actions that the Bank will take to 
achieve the housing goal for the next calendar year;
    (4) Address any additional matters relevant to the housing plan as 
required, in writing, by the Director; and
    (5) Address any alternative target levels for which the Bank has 
submitted a request under Sec.  1281.11(c)(1).
* * * * *

0
9. Revise Subpart C to read as follows:

Subpart C--Reporting Requirements


Sec.  1281.20   Reporting requirements.

    (a) General. Each Bank must collect and submit to FHFA any data 
that FHFA determines to be necessary for FHFA to evaluate transactions 
and activities under the Bank housing goals.
    (b) Reporting for prospective mortgage purchase housing goal. Each 
Bank must collect data on each AMA mortgage purchased by the Bank. The 
data must include any data elements specified by FHFA. On no less 
frequent than an annual basis, each Bank must submit such data to FHFA 
in accordance with the Data Reporting Manual.
    (c) Reporting for small member participation housing goal. Each 
Bank must collect data on AMA user asset size. On no less frequent than 
an annual basis, each Bank must submit such data to FHFA in accordance 
with the Data Reporting Manual.
    (d) Other reporting. Each Bank must provide to FHFA such additional 
reports, information, and data as FHFA may request from time to time.

Mark A. Calabria,
Director, Federal Housing Finance Agency.
[FR Doc. 2020-12345 Filed 6-24-20; 8:45 am]
BILLING CODE 8070-01-P