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Discussion Paper
Evaluating the Benefits of a Streamlined Refinance Program
Gerardi, Kristopher; Willen, Paul S.; Loewenstein, Lara (2020-06-25)
Mortgage borrowers who have experienced employment disruptions as a result of the COVID-19 pandemic are unable to refinance their loans to take advantage of historically low market rates. In this article, we analyze the effects of a streamlined refinance ("refi") program for government-insured loans that would allow borrowers to refinance without needing to document employment or income. In addition, we consider a cash-out component that would allow borrowers to extract some of the substantial amount of housing equity that many have accumulated in recent years.
Policy Hub* , Paper 2020-08

Discussion Paper
Evaluating the Benefits of a Streamlined Refinance Program
Gerardi, Kristopher; Willen, Paul S.; Loewenstein, Lara (2020-06-25)
Mortgage borrowers who have experienced employment disruptions as a result of theCOVID-19 pandemic are unable to refinance their loans to take advantage of historically low market rates. In this article, we analyze the effects of a streamlined refinance (“refi”) program for government-insured loans that would allow borrowers to refinance without needing to document employment or income. In addition, we consider a cash-out component that would allow borrowers to extract some of the substantial amount of housing equity that many have accumulated in recent years.
Policy Hub* , Paper 2020-8

Discussion Paper
Racial Differences in Mortgage Refinancing, Distress, and Housing Wealth Accumulation during COVID-19
Lambie-Hanson, Lauren; Gerardi, Kristopher; Willen, Paul S. (2021-06-22)
The COVID-19 pandemic was characterized by both high refinancing volumes and high rates of mortgage nonpayment. Refinancing activity differed significantly across racial and ethnic groups, and we show that the benefits from the lower interest rate environment were not shared equally. Compared to white borrowers, Black and Hispanic mortgage borrowers experienced higher rates of nonpayment, which reflected both a greater transition into nonpayment status for Black and Hispanic borrowers and a lower likelihood of resuming payments. However, strong house price appreciation in recent years, ...
Policy Hub* , Paper 2021-06

Journal Article
Lessons Learned from Mortgage Borrower Policies and Outcomes during the COVID-19 Pandemic
Lambie-Hanson, Lauren; Gerardi, Kristopher; Willen, Paul S. (2022-07-07)
This article evaluates how the most important policy responses to the COVID-19 pandemic affected the US mortgage market. In particular, we consider the Coronavirus Aid, Relief, and Economic Security (CARES) Act of 2020; the follow-on American Rescue Plan (ARP) Act of 2021, which extended many of the provisions in the CARES Act; and the Federal Reserve's large-scale asset purchase (LSAP) program that was announced in March 2020. Our analysis considers both the aggregate effects and the distributional effects of these policies on mortgage borrowers. Overall, we find that pandemic-era ...
Policy Hub , Volume 2022 , Issue 9

Journal Article
Aging, Deflation, and Secular Stagnation
Braun, R. Anton (2022-10-06)
Prior to the COVID pandemic, industrialized countries experienced a sustained episode of low inflation, low real interest rates, and low per capita gross domestic product (GDP) growth. As the logistical and other disruptions created by the COVID pandemic fade, will industrialized economies once again face downward pressure on prices, real interest rates, and output growth? We present evidence that the aging of the population was depressing the inflation rate, as well as real interest rates and GDP growth, prior to the COVID pandemic. Aging is ongoing in industrialized countries, and it will ...
Policy Hub , Volume 2022 , Issue 13

Journal Article
Racial Differences in Mortgage Refinancing, Distress, and Housing Wealth Accumulation during COVID-19
Lambie-Hanson, Lauren; Gerardi, Kristopher; Willen, Paul S. (2021-06-22)
The COVID-19 pandemic was characterized by both high refinancing volumes and high rates of mortgage nonpayment. Refinancing activity differed significantly across racial and ethnic groups, and we show that the benefits from the lower interest rate environment were not shared equally. Compared to white borrowers, Black and Hispanic mortgage borrowers experienced higher rates of nonpayment, which reflected both a greater transition into nonpayment status for Black and Hispanic borrowers and a lower likelihood of resuming payments. However, strong house price appreciation in recent years, ...
Policy Hub , Volume 2021 , Issue 6 , Pages 40

Journal Article
Evaluating the Benefits of a Streamlined Refinance Program
Gerardi, Kristopher; Willen, Paul S.; Loewenstein, Lara (2020-06-25)
Mortgage borrowers who have experienced employment disruptions as a result of the COVID-19 pandemic are unable to refinance their loans to take advantage of historically low market rates. In this article, we analyze the effects of a streamlined refinance ("refi") program for government-insured loans that would allow borrowers to refinance without needing to document employment or income. In addition, we consider a cash-out component that would allow borrowers to extract some of the substantial amount of housing equity that many have accumulated in recent years.
Policy Hub , Volume 2020 , Issue 8 , Pages 22

Working Paper
Mortgage Prepayment, Race, and Monetary Policy
Gerardi, Kristopher; Willen, Paul S.; Zhang, David Hao (2020-12-18)
During the period 2005 to 2020, Black borrowers with mortgages insured by Fannie Mae or Freddie Mac paid interest rates that were almost 50 basis points higher than those paid by non-Hispanic white borrowers. We show that the main reason is that non-Hispanic white borrowers are much more likely to exploit periods of falling interest rates by refinancing their mortgages or moving. Black and Hispanic white borrowers face challenges refinancing because, on average, they have lower credit scores, equity, and income. But even holding those factors constant, Black and Hispanic white borrowers ...
FRB Atlanta Working Paper , Paper 2020-22

Working Paper
Monetary Policy over the Life Cycle
Braun, R. Anton; Ikeda, Daisuke (2021-08-20)
A tighter monetary policy is generally associated with higher real interest rates on depositsand loans, weaker performance of equities and real estate, and slower growth in employment andwages. How does a household’s exposure to monetary policy vary with its age? The size andcomposition of both household income and asset portfolios exhibit large variation over the lifecycle inJapanese data. We formulate an overlapping generations model that reproduces these observationsand use it to analyze how household responses to monetary policy shocks vary over the lifecycle. Boththe signs and the ...
FRB Atlanta Working Paper , Paper 2021-20a

Working Paper
Why Aging Induces Deflation and Secular Stagnation
Braun, R. Anton; Ikeda, Daisuke (2022-09-29)
We provide a quantitative theory of deflation and secular stagnation. In our lifecycle framework, an aging population puts persistent downward pressure on the price level, real interest rates, and output. A novel feature of our theory is that it also recognizes the reactions of government policy. The central bank responds to falling prices by reducing its policy nominal interest rate, and the fiscal authority responds by allowing the public debt–gross domestic product ratio to rise.
FRB Atlanta Working Paper , Paper 2022-12

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