Note 9 – Mortgage Servicing



Mortgage Servicing Rights – Amortization Method	Three Months Ended March 31,
Mortgage Servicing Rights – Amortization Method	2019		2018
Beginning balance	$	—	$	336,882
Fair value election - transfer of MSRs carried at fair value (1)	—		(361,670		)
Decrease in impairment valuation allowance (1) (2)	—		24,788
Ending balance	$	—	$	—

(1)

Effective January 1, 2018, we elected fair value accounting for our MSRs previously accounted for using the amortization method, which included Agency MSRs and government-insured MSRs. This irrevocable election applies to all subsequently acquired or originated servicing assets and liabilities that have characteristics consistent with each of these classes. We recorded a cumulative-effect adjustment of $82.0 million to retained earnings as of January 1, 2018 to reflect the excess of the fair value of the Agency MSRs over their carrying amount. We also recognized the tax effect of this adjustment through an increase in retained earnings of $6.8 million and a deferred tax asset for the same amount. However, we established a full valuation allowance on the resulting deferred tax asset through a reduction in retained earnings. The government-insured MSRs were impaired by $24.8 million at December 31, 2017; therefore, these MSRs were already effectively carried at fair value.


(2)	Impairment valuation allowance balance of $24.8 million was reclassified to reduce the carrying value of the related MSRs on January 1, 2018 in connection with our fair value election.



Mortgage Servicing Rights – Fair Value Measurement Method	Three Months Ended March 31,
Mortgage Servicing Rights – Fair Value Measurement Method	2019									2018
	Agency			Non-Agency			Total			Agency			Non-Agency			Total
Beginning balance	$	865,587		$	591,562		$	1,457,149		$	11,960		$	660,002		$	671,962
Fair value election - transfer from MSRs carried at amortized cost	—			—			—			336,882			—			336,882
Cumulative effect of fair value election	—			—			—			82,043			—			82,043
Sales and other transfers	(435		)	(132		)	(567		)	—			(131		)	(131		)
Additions:
Recognized on the sale of residential mortgage loans	1,510			—			1,510			2,378			—			2,378
Purchase of MSRs	54,410			—			54,410			—			—			—
Servicing transfers and adjustments	—			(3,313		)	(3,313		)	(1		)	(1,757		)	(1,758		)
Changes in fair value (1):
Changes in valuation inputs or other assumptions	(64,117		)	(156		)	(64,273		)	20,460			—			20,460
Realization of expected future cash flows and other changes	(31,263		)	(13,462		)	(44,725		)	(15,501		)	(22,088		)	(37,589		)
Ending balance	$	825,692		$	574,499		$	1,400,191		$	438,221		$	636,026		$	1,074,247


(1)	Changes in fair value are recognized in MSR valuation adjustments, net in the unaudited consolidated statements of operations.

Portfolio of Assets Serviced

The following table presents the composition of our residential primary servicing and subservicing portfolios as measured by UPB, including foreclosed real estate and small-balance commercial loans. The UPB amounts in the table below are not included on our unaudited consolidated balance sheets.



UPB at March 31, 2019
Servicing	$	75,288,090
Subservicing	49,805,407
NRZ	125,987,243
	$	251,080,740
UPB at December 31, 2018
Servicing	$	72,378,693
Subservicing	53,104,560
NRZ	130,517,237
	$	256,000,490
UPB at March 31, 2018
Servicing	$	73,264,640
Subservicing	1,792,880
NRZ	98,331,356
	$	173,388,876

During the three months ended March 31, 2019, we acquired MSRs on portfolios consisting of 22,083 loans with a UPB of $4.9 billion. During the three months ended March 31, 2019, we also sold MSRs on portfolios consisting of 304 loans with a UPB of $99.4 million.

A significant portion of the servicing agreements for our non-Agency servicing portfolio contain provisions where we could be terminated as servicer without compensation upon the failure of the serviced loans to meet certain portfolio delinquency or cumulative loss thresholds. As a result of the economic downturn beginning in 2007 - 2008, the portfolio delinquency and/or cumulative loss threshold provisions have been breached in many private-label securitizations in our non-Agency servicing portfolio. To date, terminations as servicer as a result of a breach of any of these provisions have been minimal.

At March 31, 2019, the S&P Global Ratings, Inc.’s (S&P) and Fitch Ratings, Inc.’s (Fitch) servicer ratings outlook for both OLS and PHH is stable. Moody’s Investors Service, Inc.’s (Moody’s) servicer ratings for OLS are on Review for Downgrade. Downgrades in servicer ratings could adversely affect our ability to sell or finance servicing advances and could impair our ability to consummate future servicing transactions or adversely affect our dealings with lenders, other contractual counterparties, and regulators, including our ability to maintain our status as an approved servicer by Fannie Mae and Freddie Mac. The servicer rating requirements of Fannie Mae do not necessarily require or imply immediate action, as Fannie Mae has discretion with respect to whether we are in compliance with their requirements and what actions it deems appropriate under the circumstances in the event that we fall below their desired servicer ratings.

Certain of our servicing agreements require that we maintain specified servicer ratings from rating agencies such as Moody’s and S&P. At March 31, 2019, 695 non-Agency servicing agreements with a UPB of $25.1 billion have minimum servicer ratings criteria. As a result of our current servicer ratings, 170 termination rights have been triggered in non-Agency servicing agreements with a UPB of $7.9 billion, or approximately 8% of our total non-Agency servicing portfolio. To date, terminations as servicer as a result of a breach of any of these provisions have been minimal.



Servicing Revenue	Three Months Ended March 31,
Servicing Revenue	2019		2018
Loan servicing and subservicing fees
Servicing	$	52,429	$	58,995
Subservicing	6,207		914
NRZ	155,847		127,017
	214,483		186,926
Late charges	15,439		14,589
Custodial accounts (float earnings)	11,934		7,263
Loan collection fees	4,349		5,018
Home Affordable Modification Program (HAMP) fees (1)	1,777		4,104
Other, net	7,881		4,238
	$	255,863	$	222,138


(1)	The HAMP expired on December 31, 2016. Borrowers who had requested assistance or to whom an offer of assistance had been extended as of that date had until September 30, 2017 to finalize their modification. We continue to earn HAMP success fees for HAMP modifications that remain less than 90 days delinquent at the first-, second- and third-year anniversary of the start of the trial modification.

Float balances (balances in custodial accounts, which represent collections of principal and interest that we receive from borrowers) are held in escrow by an unaffiliated bank and are excluded from our unaudited consolidated balance sheets. Float balances amounted to $1.8 billion and $1.6 billion at March 31, 2019 and March 31, 2018, respectively.