MR. COOPER GROUP INC., 10-Q filed on 4/30/2020
Quarterly Report
v3.20.1
Document and Entity Information - shares
 3 Months Ended
Mar. 31, 2020
Apr. 24, 2020
Document and Entity Information [Abstract]    
Entity Registrant Name Mr. Cooper Group Inc.  
Entity Central Index Key 0000933136  
Current Fiscal Year End Date --12-31  
Entity Filer Category Accelerated Filer  
Emerging Growth Company false  
Small Business Entity false  
Document Type 10-Q  
Document Period End Date Mar. 31, 2020  
Document Fiscal Year Focus 2020  
Document Fiscal Period Focus Q1  
Amendment Flag false  
Current Reporting Status Yes  
Entity Common Stock, Shares Outstanding   91,970,033
Entity Shell Company false  
v3.20.1
Consolidated Balance Sheets - USD ($)
$ in Millions
Mar. 31, 2020
Dec. 31, 2019
Assets    
Cash and cash equivalents $ 579 $ 329
Restricted cash 266 283
Mortgage servicing rights, $3,109 and $3,496 at fair value, respectively 3,115 3,502
Advances and other receivables, net of reserves of $193 and $175, respectively 685 988
Reverse mortgage interests, net of reserves of $3 and $3, respectively 5,955 6,279
Mortgage loans held for sale at fair value 3,922 4,077
Property and equipment, net of accumulated depreciation of $65 and $55, respectively 111 112
Deferred tax assets, net 1,411 1,345
Other assets 1,569 1,390
Total assets 17,613 18,305
Liabilities and Stockholders’ Equity    
Unsecured senior notes, net 2,259 2,366
Advance facilities, net 489 422
Warehouse facilities, net 4,551 4,575
Payables and other liabilities 1,965 2,016
MSR related liabilities - nonrecourse at fair value 1,285 1,348
Mortgage servicing liabilities 53 61
Other nonrecourse debt, net 4,945 5,286
Total liabilities 15,547 16,074
Commitments and contingencies (Note 18)
Preferred stock at $0.00001 - 10 million shares authorized, 1 million shares issued and outstanding, respectively; aggregate liquidation preference of ten dollars, respectively 0 0
Common stock at $0.01 par value - 300 million shares authorized, 92.0 million and 91.1 million shares issued, respectively 1 1
Additional paid-in-capital 1,108 1,109
Retained earnings 961 1,122
Total Mr. Cooper stockholders’ equity 2,070 2,232
Non-controlling interests (4) (1)
Total stockholders’ equity 2,066 2,231
Total liabilities and stockholders’ equity $ 17,613 $ 18,305
v3.20.1
Consolidated Balance Sheets (Parenthetical) - USD ($)
Mar. 31, 2020
Dec. 31, 2019
Statement of Financial Position [Abstract]    
Mortgage servicing rights at fair value $ 3,109,000,000 $ 3,496,000,000
Advances and other receivables, Reserves 193,000,000 175,000,000
Reverse mortgage interests, Reserves 3,000,000 3,000,000
Accumulated depreciation $ 65,000,000 $ 55,000,000
Preferred stock, par value (in dollars per share) $ 0.00001 $ 0.00001
Preferred stock, shares authorized 10,000,000 10,000,000
Preferred stock, shares issued 1,000,000 1,000,000
Preferred stock, shares outstanding 1,000,000 1,000,000
Preferred stock, liquidation preference $ 10 $ 10
Common stock, par value (in dollars per share) $ 0.01 $ 0.01
Common stock, shares authorized 300,000,000 300,000,000
Common stock, shares issued 92,000,000 91,100,000
v3.20.1
Unaudited Consolidated Statements of Operations - USD ($)
$ in Millions
 3 Months Ended
Mar. 31, 2020
Mar. 31, 2019
Revenues:    
Service related, net $ (53) $ 84
Net gain on mortgage loans held for sale 331 166
Total revenues 278 250
Expenses:    
Salaries, wages and benefits 246 215
General and administrative 198 228
Total expenses 444 443
Other income (expenses), net:    
Interest income 118 134
Interest expense (192) (189)
Other income, net 1 15
Total other income (expenses), net (73) (40)
Loss before income tax benefit (239) (233)
Less: Income tax benefit (68) (47)
Net loss (171) (186)
Less: Net loss attributable to non-controlling interests (3) 0
Net loss attributable to Mr. Cooper (168) (186)
Less: Undistributed earnings attributable to participating stockholders 0 0
Net loss attributable to common stockholders $ (168) $ (186)
Net loss per common share attributable to Mr. Cooper:    
Basic (in dollars per share) $ (1.84) $ (2.05)
Diluted (in dollars per share) $ (1.84) $ (2.05)
v3.20.1
Unaudited Consolidated Statements of Stockholders' Equity - USD ($)
shares in Thousands, $ in Millions
Total
Preferred Stock
Common Stock
Additional Paid-in Capital
Retained Earnings
Total Mr. Cooper Stockholders’ Equity
Non-controlling Interests
Shares outstanding, beginning balance (in shares) at Dec. 31, 2018   1,000 90,821        
Stockholders' equity, beginning balance at Dec. 31, 2018 $ 1,945 $ 0 $ 1 $ 1,093 $ 848 $ 1,942 $ 3
Increase (Decrease) in Stockholders' Equity [Roll Forward]              
Shares issued / (surrendered) under incentive compensation plan (in shares)     221        
Shares issued / (surrendered) under incentive compensation plan (2)     (2)   (2)  
Share-based compensation 4     4   4  
Net loss (186)       (186) (186)  
Stockholders' equity, ending balance at Mar. 31, 2019 1,761 $ 0 $ 1 1,095 662 1,758 3
Shares outstanding, ending balance (in shares) at Mar. 31, 2019   1,000 91,042        
Shares outstanding, beginning balance (in shares) at Dec. 31, 2019   1,000 91,118        
Stockholders' equity, beginning balance at Dec. 31, 2019 2,231 $ 0 $ 1 1,109 1,122 2,232 (1)
Increase (Decrease) in Stockholders' Equity [Roll Forward]              
Shares issued / (surrendered) under incentive compensation plan (in shares)     852        
Shares issued / (surrendered) under incentive compensation plan (5)     (5)   (5)  
Share-based compensation 4     4   4  
Net loss (171)       (168) (168) (3)
Stockholders' equity, ending balance at Mar. 31, 2020 $ 2,066 $ 0 $ 1 $ 1,108 $ 961 $ 2,070 $ (4)
Shares outstanding, ending balance (in shares) at Mar. 31, 2020   1,000 91,970        
v3.20.1
Unaudited Consolidated Statements of Cash Flows - USD ($)
$ in Millions
 3 Months Ended
Mar. 31, 2020
Mar. 31, 2019
Operating Activities    
Net loss $ (171) $ (186)
Adjustments to reconcile net loss to net cash attributable to operating activities:    
Deferred tax benefit (68) (47)
Net gain on mortgage loans held for sale (331) (166)
Interest income on reverse mortgage loans (62) (82)
Provision for reserves 8 11
Fair value changes and amortization/accretion of mortgage servicing rights/liabilities 526 379
Fair value changes in excess spread financing (35) (69)
Fair value changes in mortgage servicing rights financing liability 6 2
Fair value changes in mortgage loans held for investment 0 (1)
Amortization of premiums, net of discount accretion 23 2
Depreciation and amortization for property and equipment and intangible assets 19 21
Share-based compensation 4 4
Other loss 7 0
Repurchases of forward loan assets out of Ginnie Mae securitizations (919) (364)
Mortgage loans originated and purchased for sale, net of fees (12,375) (5,717)
Sales proceeds and loan payment proceeds for mortgage loans held for sale and held for investment 13,724 6,197
Changes in assets and liabilities:    
Advances and other receivables 300 120
Reverse mortgage interests 400 614
Other assets (91) (216)
Payables and other liabilities (255) (217)
Net cash attributable to operating activities 710 285
Investing Activities    
Acquisitions, net of cash acquired 0 (85)
Property and equipment additions, net of disposals (12) (10)
Purchase of forward mortgage servicing rights, net of liabilities incurred (27) (130)
Proceeds on sale of forward and reverse mortgage servicing rights 43 243
Net cash attributable to investing activities 4 18
Financing Activities    
(Decrease) increase in warehouse facilities (25) 307
Increase (decrease) in advance facilities 68 (30)
Repayment of notes payable 0 (294)
Proceeds from sale of HECM securitizations 0 20
Repayment of HECM securitizations (99) (127)
Proceeds from issuance of participating interest financing in reverse mortgage interests 55 86
Repayment of participating interest financing in reverse mortgage interests (330) (494)
Proceeds from issuance of excess spread financing 24 245
Settlements and repayments of excess spread financing (58) (50)
Issuance of unsecured senior debt 600 0
Repayment of nonrecourse debt – legacy assets 0 (3)
Redemption and repayment of unsecured senior notes (698) 0
Repayment of finance lease liability (1) (1)
Surrender of shares relating to stock vesting (5) (2)
Debt financing costs (12) (1)
Net cash attributable to financing activities (481) (344)
Net increase (decrease) in cash, cash equivalents, and restricted cash 233 (41)
Cash, cash equivalents, and restricted cash - beginning of period 612 561
Cash, cash equivalents, and restricted cash - end of period [1] 845 520
Supplemental Disclosures of Cash Activities    
Cash paid for interest expense $ 89 $ 74
[1] The following table provides a reconciliation of cash, cash equivalents and restricted cash to amount reported within the consolidated balance sheets. Cash and cash equivalents of $579 and $181, Restricted cash of $266 and $339 and Total cash, cash equivalents, and restricted cash of $845 and $520 as of March 31, 2020, and March 31, 2019, respectively
v3.20.1
Unaudited Consolidated Statements of Cash Flows - Supplemental Information - USD ($)
$ in Millions
Mar. 31, 2020
Dec. 31, 2019
Mar. 31, 2019
Dec. 31, 2018
Statement of Cash Flows [Abstract]        
Cash and cash equivalents $ 579 $ 329 $ 181  
Restricted cash 266 283 339  
Total cash, cash equivalents, and restricted cash $ 845 [1] $ 612 $ 520 [1] $ 561
[1] The following table provides a reconciliation of cash, cash equivalents and restricted cash to amount reported within the consolidated balance sheets. Cash and cash equivalents of $579 and $181, Restricted cash of $266 and $339 and Total cash, cash equivalents, and restricted cash of $845 and $520 as of March 31, 2020, and March 31, 2019, respectively
v3.20.1
Nature of Business and Basis of Presentation
 3 Months Ended
Mar. 31, 2020
Organization, Consolidation and Presentation of Financial Statements [Abstract]  
Nature of Business and Basis of Presentation
1. Nature of Business and Basis of Presentation

Nature of Business
Mr. Cooper Group Inc., collectively with its consolidated subsidiaries, (“Mr. Cooper”, the “Company”, “we”, “us” or “our”) provides servicing, origination and transaction-based services related to single family residences throughout the United States with operations under its primary brands: Mr. Cooper® and Xome®. Mr. Cooper is one of the largest home loan originators and servicers in the country focused on delivering a variety of servicing and lending products, services and technologies. Xome provides real estate data as well as a range of services including real estate brokerage, title, closing, valuation and field services to lenders, investors and consumers. The Company’s corporate website is located at www.mrcoopergroup.com. The Company has provided a glossary of terms, which defines certain industry-specific and other terms that are used herein, in the MD&A section of this Form 10-Q.

Mr. Cooper, which was previously known as WMIH Corp. (“WMIH”), is a corporation duly organized and existing under the laws of the State of Delaware since May 11, 2015. On July 31, 2018, Wand Merger Corporation (“Merger Sub”), a wholly-owned subsidiary of WMIH merged with and into Nationstar Mortgage Holdings Inc. (“Nationstar”), with Nationstar continuing as a wholly-owned subsidiary of WMIH (the “Merger”). Prior to the Merger, WMIH had limited operations other than its reinsurance business that operated in runoff mode. As a result of the Merger, shares of Nationstar common stock were delisted from the New York Stock Exchange. Following the Merger closing, the combined company traded on NASDAQ under the ticker symbol “WMIH” until October 10, 2018, when WMIH changed its name to “Mr. Cooper Group Inc.” and its ticker symbol to “COOP”.

Basis of Presentation
The consolidated interim financial statements of the Company have been prepared in accordance with U.S. generally accepted accounting principles (“GAAP”) for interim financial information and in accordance with the instructions to Form 10-Q and Article 10 of Regulation S-X as promulgated by the SEC. Accordingly, the financial statements do not include all of the information and footnotes required by GAAP for complete financial statements and should be read in conjunction with the audited consolidated financial statements and notes thereto included in the Company’s Annual Reports on Form 10-K for the year ended December 31, 2019.

The interim consolidated financial statements are unaudited; however, in the opinion of management, all adjustments, consisting of normal recurring items, considered necessary for a fair presentation of the results of the interim periods have been included. Dollar amounts are reported in millions, except per share data and other key metrics, unless otherwise noted.

The Company evaluated subsequent events through the date these interim consolidated financial statements were issued.

Basis of Consolidation
The consolidated financial statements include the accounts of the Company, its wholly-owned subsidiaries, other entities in which the Company has a controlling financial interest and those variable interest entities (“VIE”) where the Company’s wholly-owned subsidiaries are the primary beneficiaries. Assets and liabilities of VIEs and their respective results of operations are consolidated from the date that the Company became the primary beneficiary through the date the Company ceases to be the primary beneficiary. The Company applies the equity method of accounting to investments where it is able to exercise significant influence, but not control, over the policies and procedures of the entity and owns less than 50% of the voting interests. Investments in certain companies over which the Company does not exert significant influence are accounted for as cost method investments. Intercompany balances and transactions on consolidated entities have been eliminated. Business combinations are included in the consolidated financial statements from their respective dates of acquisition.

Use of Estimates
The preparation of the consolidated financial statements in conformity with GAAP requires management to make estimates and assumptions that affect the amounts reported in the consolidated financial statements and accompanying notes. Actual results could differ from these estimates due to factors such as adverse changes in the economy, changes in interest rates, secondary market pricing for loans held for sale and derivatives, strength of underwriting and servicing practices, changes in prepayment assumptions, declines in home prices or discrete events adversely affecting specific borrowers, and such differences could be material.



Recent Accounting Guidance Adopted
Accounting Standards Update No. 2016-13, Financial Instruments - Credit Losses (Topic 326), (“ASU 2016-13”) requires expected credit losses for financial instruments held at the reporting date to be measured based on historical experience, current conditions and reasonable and supportable forecasts, which is referred to as the current expected credit loss (“CECL”) methodology. The update eliminates the initial recognition of credit losses on an incurred basis in current GAAP and instead reflects an entity’s current estimate of all expected credit losses over the life of the asset. Previously, when credit losses were measured under GAAP, an entity generally only considered past events and current conditions in measuring the incurred loss. The new standard will reflect management’s best estimate of all expected credit losses for the Company’s financial assets that are recognized at amortized cost. The guidance is effective for the Company as of January 1, 2020, with a cumulative-effect adjustment to retained earnings as of that date.
Based upon management’s scoping analysis, the Company determined that reverse mortgage interests, net of reserves, advances and other receivables, net of reserves, and certain financial instruments included in other assets are within the scope of ASU 2016-13. Certain financial instruments within these respective line items have been determined to have limited expected credit-related losses due to the contractual servicing agreements with agencies and loan product guarantees. For advances and other receivables, net, the Company determined that the majority of estimated losses are due to servicing operational errors and credit-related losses are not significant because of the contractual relationships with the agencies. For reverse mortgage interests the Company determined that the guarantee from Federal Housing Administration (“FHA”) on Home Equity Conversion Mortgage (“HECM“) loan products limits credit-related losses to an immaterial amount with substantially all losses related to servicing operational errors. For other assets, primarily trade receivables, the Company determined that these are short-term in nature (less than one year), and the estimated credit-related losses over the life of these receivables are similar to those resulting from the Company’s existing loss reserve process.  For each of the aforementioned financial instruments carried at amortized cost, the Company enhanced its processes to consider and include the requirements of ASU 2016-13, as applicable, into the determination of credit-related losses.

On January 1, 2020, the Company adopted ASU 2016-13 using the modified retrospective method for the above-mentioned financial assets. Results for reporting periods after January 1, 2020 are presented under ASU 2016-13 while prior period amounts continue to be reported in accordance with previously applicable GAAP. The Company recorded transition adjustments aggregating to a net increase of $9, or $7 after tax, to retained earnings and a reduction of $7 to the advances and other receivables reserve and a $2 reduction in the other assets reserves, as of January 1, 2020 for the cumulative effect of adopting ASU 2016-13.
 
In connection with adoption of ASU 2016-13, the Company updated its accounting policies as follows:

For certain financial instruments included in advances and other receivables, net and certain trade receivables and accrued revenues included in other assets that within the scope of ASU 2016-13, the reserve methodology was revised to consider CECL losses. The revised CECL methodology considers expected lifetime loss rates calculated from historical data using a weighted average life to determine the current expected credit loss required. Due to the nature of the financial instrument, reverse mortgage interests, net of reserves, had limited impact from the adoption of CECL to the reserve methodology. See Note 4, Advances and Other Receivables, Net, Note 5, Reverse Mortgage Interests, Net, and Note 8, Other Assets, for additional information.

Factors that influenced management’s current estimate of expected credit losses for certain advances and other receivables and certain trade receivables and accrued revenues included the following: historical collection and loss rates, passage of time, weighted average life of receivables, various qualitative factors including current economic conditions.
Factors that influenced management’s current estimate of expected credit related losses for certain reverse mortgage interests included the following: historical collection and loss rates, foreclosure timelines, and values of underlying collateral.
Accounting Standards Update No. 2018-13, Fair Value Measurement (Topic 820) - Changes to the Disclosure Requirements for Fair Value Measurement, (“ASU 2018-13”) removes the requirement to disclose the amount of and reasons for transfers between Level 1 and Level 2 fair value measurement methodologies, the policy for timing of transfers between levels and the valuation processes for Level 3 fair value measurements. It also adds a requirement to disclose changes in unrealized gains and losses for the period included in other comprehensive income for recurring Level 3 fair value measurements held at the end of the reporting period and the range and weighted average of significant unobservable inputs used to develop Level 3 measurements. For certain unobservable inputs, entities may disclose other quantitative information in lieu of the weighted average if the other quantitative information would be a more reasonable and rational method to reflect the distribution of unobservable inputs used to develop Level 3 fair value measurements. The Company adopted ASU 2018-13 on January 1, 2020. The guidance does not have a material impact to the disclosures currently provided by the Company.
v3.20.1
Acquisitions
 3 Months Ended
Mar. 31, 2020
Business Combinations [Abstract]  
Acquisitions
2. Acquisitions

Acquisition of Pacific Union Financial, LLC
On February 1, 2019, the Company completed the acquisition of all the limited liability units of Pacific Union Financial, LLC (“Pacific Union”), a California limited liability company. Pacific Union was a privately held company that was engaged in the origination, as well as servicing of residential mortgage loans, and operated throughout the United States. The acquisition allows the Company to expand its servicing portfolio and increase its mortgage lending volume and capabilities.

The acquisition has been accounted for in accordance with Accounting Standards Codification 805, Business Combinations, using the acquisition method of accounting. Under the acquisition method of accounting, the Company allocated the purchase price of the acquisition to identifiable assets acquired and liabilities assumed based on their estimated fair values as of the acquisition date. The determination of fair value estimates requires management to make certain estimates about discount rates, future expected cash flows, market conditions, and other future events that are highly subjective in nature and may require adjustments. The final purchase price was $116, paid in cash. Based on the allocation of fair value, goodwill of $40 was recorded, which represents the excess of the purchase price over the estimated fair value of tangible and intangible assets acquired, net of the liabilities assumed. The goodwill is primarily attributable to the assembled workforce and synergies with the Company’s current operations. $28 and $12 of the goodwill is assigned to the Originations and Servicing segments, respectively, based on expected cash flows, and is expected to be deductible for tax purposes.

Final Estimated Fair Value of Net Assets Acquired:
 
Cash and cash equivalents
$
37

Restricted cash
2

Mortgage servicing rights
271

Advances and other receivables
84

Mortgage loans held for sale
536

Mortgage loans held for investment
1

Property and equipment
8

Other assets
483

Fair value of assets acquired
1,422

Notes payable(1)
294

Advance facilities
13

Warehouse facilities
393

Payables and other liabilities
530

Other nonrecourse debt
129

Fair value of liabilities assumed
1,359

Total fair value of net tangible assets acquired
63

Intangible assets:
 
Customer relationships(2)
13

Goodwill
40

Final purchase price
$
116


(1) 
Notes payable was subsequently paid off in February 2019 after the consummation of the acquisition.
(2) 
The estimated fair values for customer relationships were measured using the excess earnings method and were determined to have a remaining useful life of 10 years.

The Company incurred total acquisition costs of $2 during the three months ended March 31, 2019, of which $1 is included in salaries, wages and benefits expense and $1 in general and administrative expense in the Company’s consolidated statements of operations. The acquisition costs were primarily related to legal, accounting and consulting services. There were no acquisition costs incurred by the Company in the three months ended March 31, 2020.

For the three months ended March 31, 2019, the operations contributed by this acquisition generated total revenues of $39 and income before income tax of $14, respectively, which are reported in the Company’s consolidated statements of operations.

The following unaudited pro forma financial information presents the combined results of operations for the three months ended March 31, 2019, as if the acquisition had occurred on January 1, 2019:
 
Three Months Ended March 31, 2019
Pro forma financial information
(unaudited)
Pro forma total revenues
$
269

 
 
Pro forma net loss
$
(184
)
v3.20.1
Mortgage Servicing Rights ("MSRs") and Related Liabilities
 3 Months Ended
Mar. 31, 2020
Transfers and Servicing [Abstract]  
Mortgage Servicing Rights (MSRs) and Related Liabilities
3. Mortgage Servicing Rights and Related Liabilities

The following table sets forth the carrying value of the Company’s mortgage servicing rights (“MSRs”) and the related liabilities:
MSRs and Related Liabilities
March 31, 2020
 
December 31, 2019
Forward MSRs - fair value
$
3,109

 
$
3,496

Reverse MSRs - amortized cost
6

 
6

Mortgage servicing rights
$
3,115

 
$
3,502

 
 
 
 
Mortgage servicing liabilities - amortized cost
$
53

 
$
61

 
 
 
 
Excess spread financing - fair value
$
1,242

 
$
1,311

Mortgage servicing rights financing - fair value
43

 
37

MSR related liabilities - nonrecourse at fair value
$
1,285

 
$
1,348



Mortgage Servicing Rights
The Company owns and records at fair value the rights to service traditional residential mortgage (“forward”) loans for others, either as a result of purchase transactions or from the retained servicing associated with the sales and securitizations of loans originated. MSRs are comprised of servicing rights of both agency and non-agency loans.

The following table sets forth the activities of forward MSRs:
Forward MSRs - Fair Value
Three Months Ended March 31, 2020
 
Three Months Ended March 31, 2019
Fair value - beginning of period
$
3,496

 
$
3,665

Additions:
 
 
 
Servicing retained from mortgage loans sold
123

 
66

Purchases of servicing rights(1)
24

 
409

Dispositions:
 
 
 
Sales of servicing assets
—

 
(260
)
Changes in fair value:
 
 
 
Changes in valuation inputs or assumptions used in the valuation model
(401
)
 
(332
)
Other changes in fair value
(133
)
 
(67
)
Fair value - end of period
$
3,109

 
$
3,481



(1) 
Purchases of servicing rights during the three months ended March 31, 2019 includes $271 of mortgage servicing rights that were acquired from Pacific Union. See Note 2, Acquisitions, for further discussion.

From time to time, the Company sells its ownership interest in certain MSRs and is retained as the subservicer for the sold assets. The Company has evaluated the sale accounting requirements related to these transactions, including the Company’s continued involvement as the subservicer, and concluded that these transactions qualify for sale accounting treatment. During the three months ended March 31, 2020 and 2019, the Company sold $40 and $19,409 in unpaid principal balance (“UPB”) of forward MSRs, of which none and $19,276 were retained by the Company as subservicer, respectively.

MSRs measured at fair value are primarily segregated between credit sensitive and interest sensitive pools (referred to herein as “acquisition pools”). Credit sensitive pools are primarily impacted by borrower performance under specified repayment terms, which most directly impacts involuntary prepayments and delinquency rates. Interest sensitive pools are primarily impacted by changes in forecasted interest rates, which in turn impact voluntary prepayment speeds. The Company assesses whether acquired portfolios are more credit sensitive or interest sensitive in nature on the date of acquisition. Numerous factors are considered in making this assessment, including loan-to-value ratios, FICO scores, percentage of portfolio previously modified, portfolio seasoning and similar criteria. The determination between credit sensitive and interest sensitive for a pool is made at the date of acquisition, and no subsequent changes are made.

Credit sensitive portfolios generally consist of higher delinquency, single-family non-conforming residential forward mortgage loans serviced for agency and non-agency investors. Due to the Company’s focus on recapture and modifications, significant amounts of the credit sensitive portfolio have been re-underwritten and, therefore, behave more like the interest sensitive portfolio. Interest sensitive portfolios generally consist of lower delinquency, single-family conforming residential forward mortgage loans for agency investors.

MSRs measured at fair value are also segregated between investor type into agency and non-agency pools (referred to herein as “investor pools”) based on upon contractual servicing agreements with investors at the respective balance sheet date to evaluate the MSR portfolio and fair value of the portfolio.

The following table provides a breakdown of UPB and fair value for the Company’s forward MSRs:
 
March 31, 2020
 
December 31, 2019
Forward MSRs - UPB and fair value breakdown
UPB
 
Fair Value
 
UPB
 
Fair Value
Acquisition Pools
 
 
 
 
 
 
 
 Credit sensitive
$
138,726

 
$
1,386

 
$
147,895

 
$
1,613

 Interest sensitive
151,908

 
1,723

 
148,887

 
1,883

Total
$
290,634

 
$
3,109

 
$
296,782

 
$
3,496

 
 
 
 
 
 
 
 
Investors Pools
 
 
 
 
 
 
 
 Agency(1)
$
238,956

 
$
2,618

 
$
240,688

 
$
2,944

 Non-agency(2)
51,678

 
491

 
56,094

 
552

Total
$
290,634

 
$
3,109

 
$
296,782

 
$
3,496



(1) 
Agency investors primarily consist of government sponsored enterprises (“GSE”), such as the Federal National Mortgage Association (“Fannie Mae” or “FNMA”) and the Federal Home Loan Mortgage Corp (“Freddie Mac” or “FHLMC”), and the Government National Mortgage Association (“Ginnie Mae” or “GNMA”).
(2) 
Non-agency investors consist of investors in private-label securitizations.

The Company used the following key weighted-average inputs and assumptions in estimating the fair value of forward MSRs:
Forward MSRs - Key inputs and assumptions
March 31, 2020
 
December 31, 2019
Total MSR Portfolio
 
 
 
Discount rate
9.7
%
 
9.7
%
Prepayment speeds
13.4
%
 
13.1
%
Average life
5.7 years

 
5.8 years

 
 
 
 
Acquisition Pools:
 
 
 
Credit Sensitive
 
 
 
Discount rate
10.2
%
 
10.4
%
Prepayment speeds
13.0
%
 
12.7
%
Average life
5.9 years

 
6.0 years

 
 
 
 
Interest Sensitive
 
 
 
Discount rate
9.1
%
 
9.1
%
Prepayment speeds
13.8
%
 
13.5
%
Average life
5.5 years

 
5.7 years

 
 
 
 
Investor Pools:
 
 
 
Agency
 
 
 
Discount rate
9.0
%
 
9.0
%
Prepayment speeds
13.2
%
 
13.0
%
Average life
5.6 years

 
5.8 years

 
 
 
 
Non-agency
 
 
 
Discount rate
12.6
%
 
12.6
%
Prepayment speeds
14.3
%
 
13.8
%
Average life
6.1 years

 
6.2 years



The following table shows the hypothetical effect on the fair value of the Company’s forward MSRs when applying certain unfavorable variations of key assumptions to these assets for the dates indicated:
 
Discount Rate
 
Total Prepayment Speeds
Forward MSRs - Hypothetical Sensitivities
100 bps
Adverse
Change
 
200 bps
Adverse
Change
 
10%
Adverse
Change
 
20%
Adverse
Change
March 31, 2020
 
 
 
 
 
 
 
Mortgage servicing rights
$
(111
)
 
$
(214
)
 
$
(158
)
 
$
(305
)
 
 
 
 
 
 
 
 
December 31, 2019
 
 
 
 
 
 
 
Mortgage servicing rights
$
(127
)
 
$
(245
)
 
$
(165
)
 
$
(317
)


These hypothetical sensitivities should be evaluated with care. The effect on fair value of a 10% adverse change in assumptions generally cannot be determined because the relationship of the change in assumptions to the fair value may not be linear. Additionally, the impact of a variation in a particular assumption on the fair value is calculated while holding other assumptions constant. In reality, changes in one factor may lead to changes in other factors, which could impact the above hypothetical effects.

Reverse Mortgage Servicing Rights and Liabilities - Amortized Cost
The Company services certain HECM reverse mortgage loans with an unpaid principal balance of $21,590 and $22,725 as of March 31, 2020 and December 31, 2019, respectively. The following table sets forth the activities of reverse MSRs and mortgage servicing liabilities (“MSL”) for three months ended March 31, 2020 and 2019:
 
Three Months Ended March 31,
 
2020
 
2019
Reverse MSRs and Liabilities - Amortized Cost
Assets
 
Liabilities
 
Assets
 
Liabilities
Balance - beginning of period
$
6

 
$
61

 
$
11

 
$
71

Amortization/accretion
—

 
(8
)
 
—

 
(18
)
Adjustments(1)
—

 
—

 
(4
)
 
37

Balance - end of the period
$
6

 
$
53

 
$
7

 
$
90

Fair value - end of period
$
6

 
$
27

 
$
7

 
$
75


(1) 
Reverse MSR and MSL net adjustments recorded by the Company during the three months ended March 31, 2019 primarily relate to the fair value adjustments for reverse MSR and MSL assumed from the Merger resulting from the revised cost to service assumption used in the valuation of reverse MSR and MSL during the measurement period.

Management evaluates reverse MSRs and MSLs each reporting period for impairment. Based on management’s assessment at March 31, 2020, no impairment or increased obligation was needed.

Excess Spread Financing - Fair Value
In order to finance the acquisition of certain MSRs on various Portfolios, the Company has entered into sale and assignment agreements with third parties and sold to these entities the right to receive a specified percentage of the excess cash flow generated from the portfolios in excess of a fixed base servicing fee per loan. The Company retains all the base servicing fee, ancillary income and interest float earnings on principal along with interest payments and escrows, and also incurs costs to service the specified pool. The Company is the legal owner and the servicer of the portfolios and provides all servicing and advancing functions.

In connection with the above transactions, the Company entered into recapture agreement obligations with third parties that require the Company to transfer the new loan or a replacement loan of similar economic characteristics into the respective portfolio if the Company recaptures any loan in the portfolio. The new or replacement loan will be governed by the same terms set forth in the sale and assignment agreement described above. Accordingly, a recapture assumption is included within excess spread valuation.

The Company used the following weighted-average assumptions in the Company’s valuation of excess spread financing:
Excess Spread Financing Assumptions
March 31, 2020
 
December 31, 2019
Discount rate
11.6
%
 
11.6
%
Prepayment speeds
12.8
%
 
12.6
%
Recapture rate
18.6
%
 
20.1
%
Average life
5.7 years

 
5.8 years


The following table shows the hypothetical effect on the Company’s excess spread financing fair value when applying certain unfavorable variations of key assumptions to these liabilities for the dates indicated:
 
Discount Rate
 
Prepayment Speeds
Excess Spread Financing - Hypothetical Sensitivities
100 bps
Adverse
Change
 
200 bps
Adverse
Change
 
10%
Adverse
Change
 
20%
Adverse
Change
March 31, 2020
 
 
 
 
 
 
 
Excess spread financing
$
43

 
$
89

 
$
48

 
$
98

 
 
 
 
 
 
 
 
December 31, 2019
 
 
 
 
 
 
 
Excess spread financing
$
46

 
$
95

 
$
46

 
$
96



These hypothetical sensitivities should be evaluated with care. The effect on fair value of a 10% variation in assumptions generally cannot be determined because the relationship of the change in assumptions to the fair value may not be linear. Additionally, the impact of a variation in a particular assumption on the fair value is calculated while holding other assumptions constant. In reality, changes in one factor may lead to changes in other factors, which could impact the above hypothetical effects. Also, a positive change in the above assumptions would not necessarily correlate with the corresponding decrease in the net carrying amount of the excess spread financing. Excess Spread financing’s cash flow assumptions that are utilized in determining fair value are based on the related cash flow assumptions used in the financed MSRs. Any fair value change recognized in the financed MSRs attributable to related cash flows assumptions would inherently have an inverse impact on the carrying amount of the related excess spread financing.

Mortgage Servicing Rights Financing - Fair Value
From December 2013 through June 2014, the Company entered into agreements to sell a contractually specified base servicing fee component of certain MSRs and servicing advances under specified terms to a joint venture capitalized by third-party investors. The purpose of this transaction was to facilitate the financing of advances for private label mortgages. The Company continues to be the named servicer, and, for accounting purposes, ownership of the MSR resides with the Company. Accordingly, the Company records the MSR and an MSR financing liability associated with this transaction in its consolidated balance sheets. The MSR financing liability reflects the incremental costs of this transaction relative to the market participant assumptions contained in the MSR valuation.

The following table sets forth the weighted-average assumptions used in the valuation of the mortgage servicing rights financing liability:
Mortgage Servicing Rights Financing Assumptions
March 31, 2020
 
December 31, 2019
Advance financing rates
1.7
%
 
3.5
%
Annual advance recovery rates
18.4
%
 
18.8
%


Servicing Segment Revenues
The following table sets forth the items comprising total revenues for the Servicing segment:
Total Revenues - Servicing
Three Months Ended March 31, 2020
 
Three Months Ended March 31, 2019
Contractually specified servicing fees(1)
$
297

 
$
281

Other service-related income(1)
49

 
50

Incentive and modification income(1)
10

 
7

Late fees(1)
27

 
25

Reverse servicing fees
6

 
9

Mark-to-market adjustments(2)
(383
)
 
(293
)
Counterparty revenue share(3)
(76
)
 
(48
)
Amortization, net of accretion(4)
(76
)
 
(23
)
Total revenues - Servicing
$
(146
)
 
$
8



(1) 
The Company recognizes revenue on an earned basis for services performed. Amounts include subservicing related revenues.
(2) 
Mark-to-market (“MTM”) adjustments include fair value adjustments on MSR, excess spread financing and MSR financing liabilities. The amount of MSR MTM includes the impact of negative modeled cash flows which have been transferred to reserves on advances and other receivables. The negative modeled cash flows relate to advances and other receivables associated with inactive and liquidated loans that are no longer part of the MSR portfolio. The impact of negative modeled cash flows for the Company was $10 and $11 for the three months ended March 31, 2020 and 2019, respectively.
(3) 
Counterparty revenue share represents the excess servicing fee that the Company pays to the counterparties under the excess spread financing arrangements and the payments made associated with MSR financing arrangements.
(4) 
Amortization for the Company is net of excess spread accretion of $68 and $36 and MSL accretion of $8 and $18 for the three months ended March 31, 2020 and 2019, respectively.
v3.20.1
Advances and Other Receivables, Net
 3 Months Ended
Mar. 31, 2020
Receivables [Abstract]  
Advances and Other Receivables, Net
4. Advances and Other Receivables, Net

Advances and other receivables, net consists of the following:
Advances and Other Receivables, Net
March 31, 2020
 
December 31, 2019
Servicing advances, net of $125 and $131 discount, respectively
$
688

 
$
970

Receivables from agencies, investors and prior servicers, net of $21 and $21 discount, respectively
190

 
193

Reserves
(193
)
 
(175
)
Total advances and other receivables, net
$
685

 
$
988



The Company, as loan servicer, is contractually responsible to advance funds on behalf of the borrower and investor primarily for loan principal and interest, property taxes and hazard insurance and foreclosure costs. Advances are primarily recovered through reimbursement from the investor, proceeds from sale of loan collateral or mortgage insurance claims or the borrower. Reserves for advances and other receivables on loans liquidated or purchased out of the MSR portfolio are established within advances and other receivables.

The following table sets forth the activities of the servicing reserves for advances and other receivables:
Reserves for Advances and Other Receivables
Three Months Ended March 31, 2020
 
Three Months Ended March 31, 2019
Balance - beginning of period
$
168

 
$
47

Provision and other additions(1)
30

 
30

Write-offs
(5
)
 
(6
)
Balance - end of period
$
193

 
$
71


(1) 
The Company recorded a provision of $10 and $11 through the MTM adjustments in revenues - service related, net, in the consolidated statements of operations for the three months ended March 31, 2020 and 2019, respectively, for inactive and liquidated loans that are no longer part of the MSR portfolio. Other additions represent reclassifications of required reserves provisioned within other balance sheet accounts as associated serviced loans become inactive or liquidate.

Purchase Discount for Advances and Other Receivables
In connection with the acquisition of Pacific Union in February 2019, the Company recorded the acquired advances and other receivables at estimated fair value as of the acquisition date, which resulted in a purchase discount of $19. Refer to Note 2, Acquisitions, for discussion of the Pacific Union acquisition. In 2018, the Company recorded the acquired advances and other receivables in connection with the Merger at estimated fair value as of the acquisition date, which resulted in a purchase discount of $302.

As of March 31, 2020, a total of $175 purchase discount has been utilized, with $146 purchase discount remaining.

The following table sets forth the activities of the purchase discounts for advances and other receivables:
 
Three Months Ended March 31, 2020
 
Three Months Ended March 31, 2019
Purchase Discounts
Servicing Advances
 
Receivables from Agencies, Investors and Prior Servicers
 
Servicing Advances
 
Receivables from Agencies, Investors and Prior Servicers
Balance - beginning of period
$
131

 
$
21

 
$
205

 
$
48

Addition from acquisition
—

 
—

 
19

 
—

Utilization of purchase discounts
(6
)
 
—

 
(55
)
 
—

Balance - end of period
$
125

 
$
21

 
$
169

 
$
48



Credit Loss for Advances and Other Receivables
As described in Note 1, Nature of Business and Basis of Presentation, advances and other receivables are within the scope of ASU 2016-13, and the Company modified its accounting policy regarding its assessment of reserves for credit-related losses in accordance with CECL framework. Upon applying ASU 2016-13, the Company reduced its reserve for credit-related losses by $7 as of January 1, 2020. During the three months ended March 31, 2020, the Company increased the CECL reserve by $6. As of March 31, 2020, the total CECL reserve was $23.

Based upon the Company’s application of ASU 2016-13, the Company determined that the credit-related risk associated with applicable financial instruments typically increase with the passage of time. The CECL reserve methodology considers these financial instruments collectible to a point in time of 39 months. Any projected remaining balance at the end of the collection period is considered a loss and factors into the overall CECL loss rate required.
v3.20.1
Reverse Mortgage Interests, Net
 3 Months Ended
Mar. 31, 2020
Reverse Mortgage Interests [Abstract]  
Reverse Mortgage Interests, Net
5. Reverse Mortgage Interests, Net

Reverse mortgage interests, net consists of the following:
Reverse Mortgage Interests, Net
March 31, 2020
 
December 31, 2019
Participating interests in HECM mortgage-backed securities (“HMBS”), net of $16 and $10 purchase discount and premium, respectively
$
4,027

 
$
4,292

Other interests securitized, net of $44 and $56 purchase discount, respectively
851

 
938

Unsecuritized interests, net of $69 and $68 purchase discount, respectively
1,080

 
1,052

Reserves
(3
)
 
(3
)
Total reverse mortgage interests, net
$
5,955

 
$
6,279



Participating Interests in HMBS
Participating interests in HMBS consist of the Company’s reverse mortgage interests in HECM loans which have been transferred to GNMA and subsequently securitized through the issuance of HMBS. The Company does not own these loans, but due to HMBS program buyout requirements, such interests are consolidated in Company’s consolidated balance sheets. The Company does not originate reverse mortgages, but during the three months ended March 31, 2020 and 2019, a total of $52 and $82 in UPB associated with new draws on existing loans was transferred to GNMA and securitized by the Company, respectively.

In March 2019, the Company entered into an agreement with Fannie Mae for the transfer of reverse mortgage loans. As a result, $61 was transferred from Fannie Mae and securitized into GNMA HMBS during the three months ended March 31, 2019. There was no such activity during the three months ended March 31, 2020.

Other Interests Securitized
Other interests securitized consist of reverse mortgage interests that no longer meet HMBS program eligibility criteria primarily because they have reached 98% of their Max Claim Amount (“MCA”), which is established at origination and in accordance with HMBS program guidelines, requiring a repurchase of loans from the respective HMBS trust. These reverse mortgage interests have subsequently been transferred to private securitization trusts and are accounted for as a secured borrowing. No such securitizations occurred during the three months ended March 31, 2020 and 2019. The Company sold $20 UPB of Trust 2018-3 during the three months ended March 31, 2019. Refer to Other Nonrecourse Debt in Note 10, Indebtedness, for additional information.

Unsecuritized Interests
Unsecuritized interests in reverse mortgages consist of the following:
Unsecuritized interests
March 31, 2020
 
December 31, 2019
Repurchased HECM loans (exceeds 98% MCA)
$
782

 
$
789

HECM related receivables(1)
257

 
250

Funded borrower draws not yet securitized
64

 
67

Real estate owned (“REO”) related receivables
46

 
14

Purchase discount, net
(69
)
 
(68
)
Total unsecuritized interests
$
1,080

 
$
1,052



(1) 
HECM related receivables consist primarily of receivables from FNMA for corporate advances and service fees and claims receivables from the U.S. Department of Housing and Urban Development (“HUD”) on reverse mortgage interests.

Unsecuritized interests include repurchased HECM loans for which the Company is required to repurchase from the HMBS pool when the outstanding principal balance of the HECM loan is equal to or greater than 98% of the MCA established at origination and in accordance with HMBS program guidelines. These unsecuritized interests are primarily financed through available warehouse lines. The Company repurchased a total of $383 and $740 of HECM loans out of GNMA HMBS securitizations during the three months ended March 31, 2020 and 2019, respectively, of which $103 and $188 were subsequently assigned to a third party in accordance with applicable servicing agreements, respectively. To the extent a loan is not subject to applicable servicing agreements and assigned to a third party, the loan is either subject to assignment to HUD, per contractual obligations with GNMA, liquidated via a payoff from the borrower or liquidated via a foreclosure according to the terms of the underlying mortgage. The Company assigned a total of $266 and $514 of HECM loans to HUD during the three months ended March 31, 2020 and 2019, respectively.

Reserves for Reverse Mortgage Interests
The Company records reserves related to reverse mortgage interests based on potential unrecoverable costs and loss exposures expected to be realized. Recoverability is primarily determined based on the Company’s ability to meet HUD servicing guidelines and is assessed with respect to both financial and operational exposures.

The following table sets forth the activities of the servicing reserves for reverse mortgage interests:
Reserves for reverse mortgage interests
Three Months Ended March 31, 2020
 
Three Months Ended March 31, 2019
Balance - beginning of period
$
3

 
$
13

Provision (release), net
—

 
—

Write-offs
—

 
(5
)
Balance - end of period
$
3

 
$
8



Purchase Discount for Reverse Mortgage Interests
In connection with the Merger, the Company recorded the acquired reverse mortgage interests at estimated fair value as of the acquisition date, which resulted in a purchase premium of $42 for participating interests in HMBS, and a purchase discount of $298 for Other Interest Securitized and Unsecuritized Interests due to the higher exposure to financial and operational losses of servicing the loans through foreclosure and collateral liquidation. The premium and discount are amortized and accreted, respectively, based on the effective yield method, whereby the Company updates its prepayment assumptions for actual prepayments on a quarterly basis.

The following table sets forth the activities of the purchase premiums and discounts for reverse mortgage interests:
 
Three Months Ended March 31, 2020
Purchase premiums and discounts for reverse mortgage interests
Net Discount for Participating Interests in HMBS(1)
 
Net Discount for Other Interest Securitized(1)
 
Net Discount for Unsecuritized Interests(1)
Balance - beginning of period
$
10

 
$
(56
)
 
$
(68
)
Utilization of purchase discounts(2)
—

 
5

 
5

(Amortization)/Accretion
(44
)
 
17

 
2

Transfers(3)
18

 
(10
)
 
(8
)
Balance - end of period
$
(16
)
 
$
(44
)
 
$
(69
)

 
Three Months Ended March 31, 2019
Purchase premiums and discounts for reverse mortgage interests
Net Premium for Participating Interests in HMBS(1)
 
Net Discount for Other Interest Securitized(1)
 
Net Discount for Unsecuritized Interests(1)
Balance - beginning of period
$
58

 
$
(100
)
 
$
(122
)
Adjustments(4)
(16
)
 
(2
)
 
(6
)
Utilization of purchase discounts(2)
—

 
6

 
22

(Amortization)/Accretion
(14
)
 
(15
)
 
18

Transfers(3)
8

 
(1
)
 
(7
)
Balance - end of period
$
36

 
$
(112
)
 
$
(95
)

(1) 
Net position as certain items are in a premium/(discount) position, based on the characteristics of underlying tranches of loans.
(2) 
Utilization of purchase discounts on liquidated loans, for which the remaining receivable was written-off.
(3) 
Transfer of premium/(discount) based on the transfer of associated loans between categories consistent with the underlying loan characteristics.
(4) 
Adjustments to premium/(discount) due to revised cost to service assumption utilized in the valuation of reverse mortgage assets and liabilities acquired from the Merger during the measurement period.

Credit Loss for Reverse Mortgage Interests
As described in Note 1, Nature of Business and Basis of Presentation, reverse mortgage interests are within the scope of ASU 2016-13, requiring an assessment of reserves regarding credit-related losses in accordance with the CECL framework. Upon applying ASU 2016-13, the Company determined that credit-related losses are immaterial given the government insured nature of the HECM loan product. Any expected credit-related losses are contemplated in the Company’s existing reserve methodology due to the nature of this financial instrument. Accordingly, no cumulative effect adjustment was required upon adoption of ASU 2016-13 on January 1, 2020 and no additional CECL reserve was recorded as of March 31, 2020.

The credit-risk characteristics of reverse mortgage interests do not vary with time as the financial instruments have no contractual life or financial profile as the primary counterparty is the government agency insuring the loans.

Reverse Mortgage Interest Income
The Company accrues interest income for its participating interest in reverse mortgages based on the stated rates underlying HECM loans, in accordance with FHA guidelines. Total interest earned on the Company’s reverse mortgage interests was $62 and $82 for the three months ended March 31, 2020 and 2019, respectively.
v3.20.1
Mortgage Loans Held for Sale and Investment
 3 Months Ended
Mar. 31, 2020
Mortgage Loans Held for Sale and Investment [Abstract]  
Mortgage Loans Held for Sale
6. Mortgage Loans Held for Sale

The Company maintains a strategy of originating and purchasing residential mortgage loan products primarily for the purpose of selling to GSEs or other third-party investors in the secondary market on a servicing-retained basis. The Company purchases closed loans through its correspondent channel and assists customers currently in the Company’s servicing portfolio with refinancing of loans or new home purchases through its Direct to Consumer channel. Generally, all newly originated mortgage loans held for sale are securitized and transferred to GSEs or delivered to third-party purchasers shortly after origination on a servicing-retained basis.

Mortgage loans held for sale are recorded at fair value as set forth below:
Mortgage Loans Held for Sale
March 31, 2020
 
December 31, 2019
Mortgage loans held for sale – UPB
$
3,735

 
$
3,949

Mark-to-market adjustment(1)
187

 
128

Total mortgage loans held for sale
$
3,922

 
$
4,077



(1) 
The mark-to-market adjustment is recorded in net gain on mortgage loans held for sale in the consolidated statements of operations.

The Company accrues interest income as earned and places loans on non-accrual status after any portion of principal or interest has been delinquent for more than 90 days. Accrued interest is recorded as interest income in the consolidated statements of operations.

The total UPB and fair value of mortgage loans held for sale on non-accrual status was as follows:
 
March 31, 2020
 
December 31, 2019
Mortgage Loans Held for Sale
UPB
 
Fair Value
 
UPB
 
Fair Value
Non-accrual(1)
$
33

 
$
23

 
$
29

 
$
22



(1) 
Non-accrual - UPB includes $28 and $25 of UPB related to Ginnie Mae repurchased loans as of March 31, 2020 and December 31, 2019, respectively.

The total UPB of mortgage loans held for sale for which the Company has begun formal foreclosure proceedings was $24 and $21 as of March 31, 2020 and December 31, 2019, respectively.

The following table sets forth the activities of mortgage loans held for sale:
Mortgage Loans Held for Sale
Three Months Ended March 31, 2020
 
Three Months Ended March 31, 2019
Balance - beginning of period
$
4,077

 
$
1,631

Loans sold
(13,510
)
 
(6,088
)
Mortgage loans originated and purchased, net of fees(1)
12,375

 
6,253

Repurchase of loans out of Ginnie Mae securitizations
919

 
364

Changes in fair value
61

 
10

Net transfers of mortgage loans held for sale(2)
—

 
—

Balance - end of period
$
3,922

 
$
2,170



(1) 
Mortgage loans originated and purchased during the three months ended March 31, 2019 includes $536 of loans held for sale that were acquired from Pacific Union. See Note 2, Acquisitions, for further discussion.
(2) 
Amount reflects transfers to other assets for loans transitioning into REO status and transfers to advances and other receivables, net for claims made on certain government insurance mortgage loans. Transfers out are net of transfers in upon receipt of proceeds from an REO sale or claim filing.

For the three months ended March 31, 2020 and 2019, the Company received proceeds of $13,724 and $6,194, respectively, on the sale of mortgage loans held for sale, resulting in gains of $275 and $106, respectively.

The Company has the right to repurchase any individual loan in a Ginnie Mae securitization pool if that loan meets certain criteria, including being delinquent greater than 90 days. The majority of Ginnie Mae repurchased loans are repurchased in connection with loan modifications and loan resolution activity, with the intent to re-pool into new Ginnie Mae securitizations upon re-performance of the loan or to otherwise sell to third-party investors. Therefore, these loans are classified as held for sale.
v3.20.1
Leases
 3 Months Ended
Mar. 31, 2020
Leases [Abstract]  
Leases, Operating
7. Leases

Operating leases in which the Company is the lessee are recorded as operating lease right-of-use (“ROU”) assets and operating lease liabilities, included in other assets and payables and other liabilities, respectively, on the consolidated balance sheets as of March 31, 2020. The Company does not currently have any significant finance leases in which it is the lessee. Operating lease ROU assets represent the Company’s right to use an underlying asset during the lease term and operating lease liabilities represent the Company’s obligation to make lease payments arising from the lease. ROU assets and operating lease liabilities are recognized at lease commencement based on the present value of the remaining lease payments using a discount rate that represents the Company’s incremental borrowing rate at the lease commencement date. ROU assets are further adjusted for lease incentives. Operating lease expense, which is comprised of amortization of the ROU asset and the implicit interest accreted on the operating lease liability, is recognized on a straight-line basis over the lease term, and is recorded in general and administrative expenses in the consolidated statements of operations. The Company’s leases relate primarily to office space and equipment, with remaining lease terms of generally 1 to 9 years. Certain lease arrangements contain extension options, which typically range from 3 to 5 years, at the then fair market rental rates. As these extension options are not generally considered reasonably certain of exercise, they are not included in the lease term. As most of the Company’s leases do not provide an implicit rate, the Company uses its incremental borrowing rate based on the information available at the lease commencement date in determining the present value of the lease payments. As of March 31, 2020, operating lease ROU assets and liabilities were $111 and $125, respectively.

The table below summarizes the Company’s net lease cost:
Net lease cost
Three Months Ended March 31, 2020
 
Three Months Ended March 31, 2019
Operating lease cost
$
10

 
$
8

Short-term lease cost
—

 
1

Sublease income
(1
)
 
—

Net lease cost
$
9

 
$
9


The table below summarizes other information related to the Company’s operating leases:
Operating leases
Three Months Ended March 31, 2020
 
Three Months Ended March 31, 2019
Cash paid for amounts included in the measurement of lease liabilities:
 
 
 
Operating cash flows from operating leases
$
10

 
$
6

Leased assets obtained in exchange for new operating lease liabilities
$
—

 
$
127

Weighted average remaining lease term
5.6 years

 
5.5 years

Weighted average discount rate
5.0
%
 
5.0
%


Maturities of operating lease liabilities as of March 31, 2020 are as follows:
Year Ending December 31,
 
Operating Leases
2020(1)
 
$
37

2021
 
29

2022
 
20

2023
 
16

2024
 
11

2025 and thereafter
 
30

Total future minimum lease payments
 
143

Less: imputed interest
 
18

Total operating lease liabilities
 
$
125


(1) 
Excluding the three months ended March 31, 2020.
v3.20.1
Other Assets
 3 Months Ended
Mar. 31, 2020
Deferred Costs, Capitalized, Prepaid, and Other Assets Disclosure [Abstract]  
Other Assets
8. Other Assets

Other assets consist of the following:
Other assets
March 31, 2020
 
December 31, 2019
Loans subject to repurchase right from Ginnie Mae
$
468

 
$
560

Derivative financial instruments
294

 
153

Trade receivables and accrued revenues
143

 
126

Goodwill
120

 
120

Right-of-use assets
111

 
121

Intangible assets
61

 
74

Other
372

 
236

Total other assets
$
1,569

 
$
1,390



Loans Subject to Repurchase Right from Ginnie Mae
Forward loans are sold to Ginnie Mae in conjunction with the issuance of mortgage backed securities. The Company, as the issuer of the mortgage backed securities, has the unilateral right to repurchase any individual loan in a Ginnie Mae securitization pool if that loan meets certain criteria, including being delinquent greater than 90 days. Once the Company has the unilateral right to repurchase a delinquent loan, it has effectively regained control over the loan and recognizes these rights to the loan on its consolidated balance sheets and establishes a corresponding repurchase liability regardless of the Company’s intention to repurchase the loan.

Derivative Financial Instruments
See Note 9, Derivative Financial Instruments, for further details on derivative financial instruments.

Trade Receivables and Accrued Revenues
Trade receivables and accrued revenues are primarily comprised of trade receivables and service fees earned but not received based upon the terms of the Company’s servicing and subservicing agreements. As described in Note 1, Nature of Business and Basis of Presentation, certain trade receivables and accrued revenues included in other assets are within the scope of ASU 2016-13, requiring an assessment of CECL losses. Upon applying ASU 2016-13, the Company reduced its other assets allowances by $2 as of January 1, 2020. The CECL reserve as of March 31, 2020 was $6.

The credit-risk characteristics of trade receivables included in other assets and within the scope of ASU 2016-13 do not change with time as they are primarily short-term in nature. However, the Company does monitor the financial status of customers to determine if any specific loss considerations are required.
Goodwill and Intangible Assets
In 2019, the Company recorded goodwill and intangible assets of $40 and $13, respectively, in connection with the acquisition of Pacific Union. See further discussion in Note 2, Acquisitions. The Company recorded a $4 impairment of technology intangible assets within Corporate/Other segment during the three months ended March 31, 2020 in connection with an ancillary business. The impairment charges were included in the general and administrative expenses in the consolidated statements of operations. There was no impairment expense for intangible assets during the three months ended March 31, 2019.

Right-of-Use Assets
See Note 7, Leases, for further details on right-of-use assets.

Other
Other primarily includes prepaid expenses, margin call deposits, REO, tax receivables, receivables related to recent loan transfers and various receivables due from investors. REO, net includes $12 and $11 of REO-related receivables with government insurance as of March 31, 2020 and December 31, 2019, respectively, limiting loss exposure to the Company.
v3.20.1
Derivative Financial Instruments
 3 Months Ended
Mar. 31, 2020
Derivative Instruments and Hedging Activities Disclosure [Abstract]  
Derivative Financial Instruments
9. Derivative Financial Instruments

Derivative instruments are used as part of the overall strategy to manage exposure to market risks primarily associated with fluctuations in interest rates related to originations. Derivative instruments utilized by the Company primarily include interest rate lock commitments (“IRLCs”), loan purchase commitments (“LPCs”), forward Mortgage Backed Securities (“MBS”) purchase commitments, Eurodollar and Treasury futures and interest rate swap agreements.

Associated with the Company’s derivatives are $178 and $6 in collateral deposits on derivative instruments recorded in other assets on the Company’s consolidated balance sheets as of March 31, 2020 and December 31, 2019, respectively. The Company does not offset fair value amounts recognized for derivative instruments with amounts collected or deposited on derivative instruments in the consolidated balance sheets.

The following tables provide the outstanding notional balances, fair values of outstanding positions and recorded gains/(losses) for the derivative financial instruments:
 
 
 
March 31, 2020
 
Three Months Ended March 31, 2020
Derivative Financial Instruments
Expiration
Dates
 
Outstanding
Notional
 
Fair
Value
 
Recorded Gains/(Losses)
Assets
 
 
 
 
 
 
 
Mortgage loans held for sale
 
 
 
 
 
 
 
Loan sale commitments
2020
 
$
2,598

 
$
111

 
$
79

Derivative financial instruments
 
 
 
 
 
 
 
IRLCs
2020
 
6,923

 
263

 
128

LPCs
2020
 
834

 
25

 
13

Forward MBS trades
2020
 
886

 
6

 
—

Eurodollar futures
2020-2021
 
6

 
—

 
—

Total derivative financial instruments - assets
 
 
$
8,649

 
$
294

 
$
141

Liabilities
 
 
 
 
 
 
 
Derivative financial instruments
 
 
 
 
 
 
 
IRLCs
2020
 
$
22

 
$
—

 
$
—

LPCs
2020
 
10

 
—

 
(3
)
Forward MBS trades
2020
 
10,229

 
223

 
211

Eurodollar futures
2020-2021
 
6

 
—

 
—

Total derivative financial instruments - liabilities
 
 
$
10,267

 
$
223

 
$
208



 
 
 
March 31, 2019
 
Three Months Ended March 31, 2019
Derivative Financial Instruments
Expiration
Dates
 
Outstanding
Notional
 
Fair
Value
 
Recorded Gains/(Losses)
Assets
 
 
 
 
 
 
 
Mortgage loans held for sale
 
 
 
 
 
 
 
Loan sale commitments
2019
 
$
365

 
$
17

 
$
(9
)
Derivative financial instruments
 
 
 
 
 
 
 
IRLCs
2019
 
2,557

 
69

 
9

LPCs
2019
 
216

 
2

 
1

Forward MBS trades
2019
 
410

 
1

 
(1
)
Eurodollar futures
2019-2021
 
7

 
—

 
—

Total derivative financial instruments - assets
 
 
$
3,190

 
$
72

 
$
9

Liabilities
 
 
 
 
 
 
 
Derivative financial instruments
 
 
 
 
 
 
 
LPCs
2019
 
$
52

 
$
—

 
$
—

Forward MBS trades
2019
 
3,804

 
22

 
(3
)
Eurodollar futures
2019-2021
 
13

 
—

 
—

Total derivative financial instruments - liabilities
 
 
$
3,869

 
$
22

 
$
(3
)
v3.20.1
Indebtedness
 3 Months Ended
Mar. 31, 2020
Debt Disclosure [Abstract]  
Indebtedness
10. Indebtedness

Notes Payable
 
 
 
 
 
 
 
 
 
 
March 31, 2020
 
December 31, 2019
Advance Facilities
 
Interest Rate
 
Maturity Date
 
Collateral
 
Capacity Amount
 
Outstanding
 
Collateral Pledged
 
Outstanding
 
Collateral pledged
$325 advance facility(1)
 
LIBOR+1.5% to 6.5%
 
August 2021
 
Servicing advance receivables
 
$
325

 
$
223

 
$
283

 
$
224

 
$
285

$250 advance facility(2)
 
LIBOR+1.5% to 2.6%
 
December 2020
 
Servicing advance receivables
 
250

 
118

 
138

 
98

 
167

$200 advance facility
 
LIBOR+2.5%
 
January 2021
 
Servicing advance receivables
 
200

 
83

 
117

 
63

 
125

$125 advance facility(3)
 
LIBOR+1.5% to 7.4%
 
July 2020
 
Servicing advance receivables
 
125

 
66

 
76

 
37

 
88

Advance facilities principal amount
 
 
 
 
 
490

 
$
614

 
422

 
$
665

Unamortized debt issuance costs
 
 
 
 
 
(1
)
 
 
 
—

 
 
Advance facilities, net
 
 
 
$
489



 
$
422

 



(1) 
The capacity amount was subsequently increased to $425 in April 2020 with a maturity date of October 2021.
(2) 
This advance facility was subsequently terminated and transferred to another advance facility in April 2020.
(3) 
The capacity amount was subsequently increased to $875 in April 2020 with a maturity date of April 2021.

 
 
 
 
 
 
 
 
 
 
March 31, 2020
 
December 31, 2019
Warehouse Facilities
 
Interest Rate
 
Maturity Date
 
Collateral
 
Capacity Amount
 
Outstanding
 
Collateral pledged
 
Outstanding
 
Collateral pledged
$1,500 warehouse facility
 
LIBOR+1.0%
 
June 2020
 
Mortgage loans or MBS
 
$
1,500

 
$
1,214

 
$
1,160

 
$
759

 
$
733

$1,200 warehouse facility
 
LIBOR+1.5% to 3.0%
 
November 2020
 
Mortgage loans or MBS
 
1,200

 
566

 
602

 
683

 
724

$1,000 warehouse facility
 
LIBOR+1.4% to 2.3%
 
September 2020
 
Mortgage loans or MBS
 
1,000

 
593

 
608

 
762

 
783

$800 warehouse facility(1)
 
LIBOR+2.1% to 3.8%
 
April 2021
 
Mortgage loans or MBS
 
800

 
528

 
639

 
589

 
656

$750 warehouse facility
 
LIBOR+1.4% to 2.8%
 
September 2020
 
Mortgage loans or MBS
 
750

 
347

 
355

 
411

 
425

$700 warehouse facility
 
LIBOR+1.3% to 2.2%
 
November 2020
 
Mortgage loans or MBS
 
700

 
628

 
649

 
469

 
488

$600 warehouse facility
 
LIBOR+2.0%
 
February 2021
 
Mortgage loans or MBS
 
600

 
169

 
203

 
174

 
202

$500 warehouse facility
 
LIBOR+2.0% to 4.0%
 
May 2020
 
Mortgage loans or MBS
 
500

 
22

 
23

 
336

 
349

$200 warehouse facility
 
LIBOR+1.4%
 
January 2021
 
Mortgage loans or MBS
 
200

 
100

 
101

 
136

 
136

$200 warehouse facility
 
LIBOR+1.2%
 
April 2021
 
Mortgage loans or MBS
 
200

 
21

 
21

 
27

 
27

$200 warehouse facility
 
LIBOR+2.0%
 
May 2020
 
Mortgage loans or MBS
 
200

 
59

 
83

 
54

 
78

$200 warehouse facility
 
LIBOR+1.3%
 
October 2020
 
Mortgage loans or MBS
 
200

 
—

 
—

 
—

 
—

$50 warehouse facility
 
LIBOR+2.0% to 6.0%
 
June 2020
 
Mortgage loans or MBS
 
50

 
4

 
6

 
11

 
15

$40 warehouse facility
 
LIBOR+3.3%
 
September 2020
 
Mortgage loans or MBS
 
40

 
6

 
7

 
5

 
6

Warehouse facilities principal amount
 
4,257

 
4,457

 
4,416

 
4,622

MSR Facility
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
$400 warehouse facility
 
LIBOR+3.5% or 6.1%
 
January 2023
 
Mortgage loans or MBS
 
400

 
150

 
836

 
150

 
945

$400 warehouse facility
 
LIBOR+2.3%
 
December 2020
 
Mortgage loans or MBS
 
400

 
75

 
190

 
—

 
200

$150 warehouse facility(1)
 
LIBOR+2.8%
 
April 2021
 
Mortgage loans or MBS
 
150

 
40

 
119

 
—

 
130

$50 warehouse facility
 
LIBOR+2.8%
 
August 2020
 
Mortgage loans or MBS
 
50

 
30

 
71

 
10

 
84

MSR facilities principal amount
 
295

 
1,216

 
160

 
1,359

Warehouse and MSR facilities principal amount
 
4,552

 
$
5,673

 
4,576

 
$
5,981

Unamortized debt issuance costs
 
 
 
 
 
 
 
(1
)
 
 
 
(1
)
 
 
Warehouse facilities, net
 
$
4,551

 
 
 
$
4,575

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Pledged Collateral:
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Mortgage loans held for sale
 
 
 
 
 
 
 
$
3,659

 
$
3,748

 
$
3,826

 
$
3,931

Reverse mortgage interests
 
 
 
 
 
 
 
598

 
709

 
590

 
691

MSR
 
 
 
 
 
 
 
295

 
1,216

 
160

 
1,359


(1) 
Total capacity amount for this facility is $800 of which $150 is a sublimit for MSR financing.


Unsecured Senior Notes
Unsecured senior notes consist of the following:
Unsecured senior notes
March 31, 2020
 
December 31, 2019
$950 face value, 8.125% interest rate payable semi-annually, due July 2023
$
950

 
$
950

$750 face value, 9.125% interest rate payable semi-annually, due July 2026
750

 
750

$600 face value, 6.000% interest rate payable semi-annually, due January 2027(1)
600

 
—

$600 face value, 6.500% interest rate payable semi-annually, due July 2021(2)
—

 
492

$300 face value, 6.500% interest rate payable semi-annually, due June 2022(2)
—

 
206

Unsecured senior notes principal amount
2,300

 
2,398

Unamortized debt issuance costs, premium and discount
(41
)
 
(32
)
Unsecured senior notes, net
$
2,259

 
$
2,366



(1) 
On January 16, 2020, the Company completed an offering of $600 aggregate principal amount of 6.000% Senior Notes due 2027 (the “2027 notes”).
(2) 
This note was redeemed in full on February 15, 2020 using the net proceeds of the 2027 notes offering, together with cash on hand.

The ratios included in the indentures for the unsecured senior notes are incurrence-based compared to the customary ratio covenants that are often found in credit agreements that require a company to maintain a certain ratio. The incurrence-based covenants limit the issuer(s) and restricted subsidiaries ability to incur additional indebtedness, pay dividends, make certain investments, create liens, consolidate, merge or sell substantially all of their assets or enter into certain transactions with affiliates. The indentures contain certain events of default, including (subject, in some cases, to customary cure periods and materiality thresholds) defaults based on (i) the failure to make payments under the applicable indenture when due, (ii) breach of covenants, (iii) cross-defaults to certain other indebtedness, (iv) certain bankruptcy or insolvency events, (v) material judgments and (vi) invalidity of material guarantees.

The indentures provide that on or before certain fixed dates, the Company may redeem up to 40% of the aggregate principal amount of the unsecured senior notes with the net proceeds of certain equity offerings at fixed redemption prices, plus accrued and unpaid interest, to the redemption dates, subject to compliance with certain conditions. In addition, the Company may redeem all or a portion of the unsecured senior notes at any time on or after certain fixed dates at the applicable redemption prices set forth in the indentures plus accrued and unpaid interest, to the redemption dates. During the three months ended March 31, 2020, the Company repaid $100 in principal of outstanding notes. Additionally, the Company redeemed $598 in principal of outstanding notes during the three months ended March 31, 2020, resulting in a gain of $1. No notes were repurchased or redeemed during the three months ended March 31, 2019.

As of March 31, 2020, the expected maturities of the Company’s unsecured senior notes based on contractual maturities are as follows:
Year Ending December 31,
 
Amount
2020
 
$
—

2021
 
—

2022
 
—

2023
 
950

2024
 
—

Thereafter
 
1,350

Total unsecured senior notes principal amount
 
$
2,300



Other Nonrecourse Debt
Other nonrecourse debt consists of the following:
 
 
 
 
 
 
 
 
 
March 31, 2020
 
December 31, 2019
Other nonrecourse debt
Issue Date
 
Maturity Date
 
Class of Note
 
Collateral Amount
 
Outstanding
 
Outstanding
Participating interest financing(1)
—
 
—
 
—
 
$
—

 
$
4,045

 
$
4,284

Securitization of nonperforming HECM loans
 
 
 
 
 
 
 
 
 
 
 
Trust 2019-2
November 2019
 
November 2029
 
A, M1, M2, M3, M4, M5
 
306

 
297

 
333

Trust 2019-1
June 2019
 
June 2029
 
A, M1, M2, M3, M4, M5
 
286

 
269

 
302

Trust 2018-3
November 2018
 
November 2028
 
A, M1, M2, M3, M4, M5
 
209

 
190

 
209

Trust 2018-2
July 2018
 
July 2028
 
A, M1, M2, M3, M4, M5
 
157

 
137

 
148

Other nonrecourse debt principal amount
 
 
 
 
 
 
 
 
4,938

 
5,276

Unamortized debt issuance costs, premium and discount
 
 
 
 
 
 
 
 
7

 
10

Other nonrecourse debt, net
 
 
 
 
 
 
 
 
$
4,945

 
$
5,286


(1) 
Amounts represent the Company’s participating interest in GNMA HMBS securitized portfolios.

Participating Interest Financing
Participating interest financing represents the obligation of HMBS pools to third-party security holders. The Company issues HMBS in connection with the securitization of borrower draws and accrues interest on HECM loans. Proceeds are received in exchange for securitized advances on the HECM loan amounts transferred to GNMA, and the Company retains a beneficial interest (referred to as a “participating interest”) in the securitization trust in which the HECM loans and HMBS obligations are held and assume both issuer and servicer responsibilities in accordance with GNMA HMBS program guidelines. Monthly cash flows generated from the HECM loans are used to service the HMBS obligations. The interest rate is based on the underlying HMBS rate with a range of 1.8% to 5.6%.

Securitizations of Nonperforming HECM Loans
From time to time, the Company securitizes its interests in non-performing reverse mortgages. The transactions provide investors with the ability to invest in a pool of both non-performing HECM loans secured by one-to-four-family residential properties and a pool of REO properties acquired through foreclosure of a deed in lieu of foreclosure in connection with HECM loans that are covered by FHA insurance. The transactions provide the Company with access to liquidity for the non-performing HECM loan portfolio, ongoing servicing fees, and potential residual returns. The transactions are structured as secured borrowings with the reverse mortgage loans included in the consolidated financial statements as reverse mortgage interests and the related financing included in other nonrecourse debt. Interest is accrued at a rate of 2.3% to 6.0% on the outstanding securitized notes and recorded as interest expense in consolidated statements of operations. The HECM securitizations are callable with expected weighted average lives of less than one to three years. The Company may re-securitize the previously called loans from earlier HECM securitizations to achieve a lower cost of funds.

Financial Covenants
The Company’s credit facilities contain various financial covenants which primarily relate to required tangible net worth amounts, liquidity reserves, leverage requirements, and profitability requirements, which are measured at the Company’s operating subsidiary, Nationstar Mortgage LLC. The Company was in compliance with its required financial covenants as of March 31, 2020.
v3.20.1
Payables and Other Liabilities
 3 Months Ended
Mar. 31, 2020
Payables and Accruals [Abstract]  
Payables and Other Liabilities
11. Payables and Other Liabilities

Payables and other liabilities consist of the following:
Payables and other liabilities
March 31, 2020
 
December 31, 2019
Loans subject to repurchase right from Ginnie Mae
$
468

 
$
560

Payables to servicing and subservicing investors
407

 
423

Derivative financial instruments
223

 
15

Payable to GSEs and securitized trusts
148

 
182

Operating lease liabilities
125

 
135

Other liabilities
594

 
701

Total payables and other liabilities
$
1,965

 
$
2,016



Loans Subject to Repurchase Right from Ginnie Mae
See Note 8, Other Assets, for a description of assets and liabilities related to loans subject to repurchase right from Ginnie Mae.

Payables to Servicing and Subservicing Investors and Payables to GSEs and Securitized Trusts
Payables to servicing and subservicing investors, GSEs and securitized trusts represent amounts due to investors, GSEs and securitized trusts in connection with loans serviced that are paid from collections of the underlying loans, insurance proceeds or proceeds from property disposal.

Derivative Financial Instruments
See Note 9, Derivative Financial Instruments, for further details on derivative financial instruments.

Operating Lease Liabilities
See Note 7, Leases, for further details on operating lease liabilities.

MSR Purchases Payable Including Advances
MSR purchases payable including advances represents the amounts owed to the seller in connection with the purchase of MSRs.

Other Liabilities
Other liabilities primarily include accrued bonus and payroll, accrued interest, accrued legal expenses, payables to insurance carriers and insurance cancellation reserves, repurchase reserves, accounts payable and other accrued liabilities. Payables to insurance carriers and insurance cancellation reserves consist of insurance premiums received from borrower payments awaiting disbursement to the insurance carrier and/or amounts due to third-party investors on liquidated loans.

The following table sets forth the activities of the repurchase reserves:
Repurchase Reserves
Three Months Ended March 31, 2020
 
Three Months Ended March 31, 2019
Balance - beginning of period
$
25

 
$
8

Provisions
5

 
8

Releases
(1
)
 
—

Balance - end of period
$
29

 
$
16


The provision for repurchases represents an estimate of losses to be incurred on the repurchase of loans or indemnification of purchaser’s losses related to forward loans. Certain sale contracts and GSE standards require the Company to repurchase a loan or indemnify the purchaser or insurer for losses if a borrower fails to make initial loan payments or if the accompanying mortgage loan fails to meet certain customary representations and warranties with respect to underwriting standards.

The Company regularly evaluates the adequacy of repurchase reserves based on trends in repurchase and indemnification requests, actual loss experience, settlement negotiation, estimated future loss exposure and other relevant factors including economic conditions. Current loss rates have significantly declined attributable to stronger underwriting standards and due to the falloff of loans underwritten prior to the mortgage loan crisis period prior to 2008. The Company believes its reserve balance as of March 31, 2020 is sufficient to cover loss exposure associated with repurchase contingencies.
v3.20.1
Securitizations and Financings
 3 Months Ended
Mar. 31, 2020
Variable Interest Entities and Securitizations [Abstract]  
Securitizations and Financings
12. Securitizations and Financings

Variable Interest Entities (VIE)
In the normal course of business, the Company enters into various types of on- and off-balance sheet transactions with special purpose entities (“SPEs”) determined to be VIEs, which primarily consist of securitization trusts established for a limited purpose. Generally, these SPEs are formed for the purpose of securitization transactions in which the Company transfers assets to an SPE, which then issues to investors various forms of debt obligations supported by those assets.

The Company has determined that the SPEs created in connection with the (i) Nationstar Mortgage Advance Receivables Trust (NMART), (ii) Nationstar Agency Advance Financing Trust (NAAFT) and (iii) Nationstar Advance Agency Receivables Trust (NAART) should be consolidated as the Company is the primary beneficiary of each of these entities. Also, the Company consolidated four reverse mortgage SPEs as it is the primary beneficiary of each of these entities. These SPEs include the Nationstar HECM Loan Trusts.

A summary of the assets and liabilities of the Company’s transactions with VIEs included in the Company’s consolidated financial statements is presented below:
 
March 31, 2020
 
December 31, 2019
Consolidated transactions with VIEs
Transfers
Accounted for as
Secured
Borrowings
 
Reverse Secured Borrowings
 
Transfers
Accounted for as
Secured
Borrowings
 
Reverse Secured Borrowings
Assets
 
 
 
 
 
 
 
Restricted cash
$
53

 
$
43

 
$
66

 
$
42

Reverse mortgage interests, net(1)
—

 
4,878

 
—

 
5,230

Advances and other receivables, net
498

 
—

 
540

 
—

Total assets
$
551

 
$
4,921

 
$
606

 
$
5,272

 
 
 
 
 
 
 
 
Liabilities
 
 
 
 
 
 
 
Advance facilities(2)
$
407

 
$
—

 
$
359

 
$
—

Payables and other liabilities
—

 
1

 
1

 
1

Participating interest financing
—

 
4,045

 
—

 
4,284

HECM Securitizations (HMBS)
 
 
 
 
 
 
 
Trust 2019-2
—

 
297

 
—

 
333

Trust 2019-1
—

 
269

 
—

 
302

Trust 2018-3
—

 
190

 
—

 
209

Trust 2018-2
—

 
137

 
—

 
148

Total liabilities
$
407

 
$
4,939

 
$
360

 
$
5,277



(1) 
Amounts include net purchase discount of $60 and $46 as of March 31, 2020 and December 31, 2019, respectively.
(2) 
Amounts include the Nationstar agency advance financing facility and notes payable recorded by the Nationstar Mortgage Advance Receivable Trust, and the Nationstar Agency Advance Receivables Trust. Refer to Notes Payable in Note 10, Indebtedness, for additional information.

The following table shows a summary of the outstanding collateral and certificate balances for securitization trusts for which the Company was the transferor, including any retained beneficial interests and MSRs, that were not consolidated by the Company:
Unconsolidated securitization trusts
March 31, 2020
 
December 31, 2019
Total collateral balances - UPB
$
1,460

 
$
1,503

Total certificate balances
$
1,467

 
$
1,512



The Company has not retained any variable interests in the unconsolidated securitization trusts that were outstanding as of March 31, 2020 and December 31, 2019 and therefore does not have a significant maximum exposure to loss related to these unconsolidated VIEs.

A summary of mortgage loans transferred by the Company to unconsolidated securitization trusts that are 60 days or more past due are presented below:
Principal Amount of Transferred Loans 60 Days or More Past Due
March 31, 2020
 
December 31, 2019
Unconsolidated securitization trusts
$
184

 
$
193
v3.20.1
Stockholders' Equity
 3 Months Ended
Mar. 31, 2020
Equity [Abstract]  
Stockholders' Equity
13. Stockholders' Equity

Equity-based awards under the 2019 Omnibus Incentive Plan (the “2019 Plan”) include (i) restricted stock units (“RSUs”) granted to employees of the Company, consultants, and non-employee directors and (ii) performance stock units (“PSUs”) granted to certain executive officers. The RSUs are valued at the fair market value of the Company’s common stock on the grant date as defined in the 2019 Plan. The PSUs are valued at the fair market value of the Company’s common stock on the grant date as defined in the 2019 Plan and a Monte Carlo simulation model. During the three months ended March 31, 2020 and 2019, certain key employees of the Company, consultants, and non-employee directors of the Company were granted 1.1 million and 1.9 million RSUs, respectively. The stock awards for employees generally vest in equal installments on each of the first three anniversaries of the awards, provided that (i) the participant remains continuously employed with the Company during that time or (ii) the participant’s employment has terminated by reason of retirement. The stock awards for non-employee directors generally vest the earlier of (a) the first anniversary of the grant date or (b) the date of the next annual stockholders meeting following the grant date. In addition, upon death or disability, the unvested shares of an award will vest. During the three months ended March 31, 2020, certain executives of the Company were granted 0.5 million PSUs. For the 2020 PSU program, PSUs are eligible to vest and be settled into shares of Common Stock in an amount between 0% and 200% of a target award based on achievement of total shareholder return performance vesting criteria over a period of three years beginning March 1, 2020, with one-third of the units also eligible to vest based on performance through March 1, 2021.

The Company recorded $4 and $4 of expenses related to equity-based awards during the three months ended March 31, 2020 and 2019, respectively.
v3.20.1
Earnings Per Share
 3 Months Ended
Mar. 31, 2020
Earnings Per Share [Abstract]  
Earnings Per Share
14. Earnings Per Share

The Company computes earnings per share using the two-class method, which is an earnings allocation formula that determines earnings per share for common stock and any participating securities according to dividends declared (whether paid or unpaid) and participation rights in undistributed earnings. The Series A Preferred Stock is considered participating securities because it has dividend rights determined on an as-converted basis in the event of Company’s declaration of a dividend or distribution for common shares.

The following table sets forth the computation of basic and diluted net loss per common share (amounts in millions, except per share amounts):
Computation of earnings per share
Three Months Ended March 31, 2020
 
Three Months Ended March 31, 2019
Net loss attributable to Mr. Cooper
$
(168
)
 
$
(186
)
Less: Undistributed earnings attributable to participating stockholders
—

 
—

Net loss attributable to common stockholders
$
(168
)
 
$
(186
)
 
 
 
 
Net loss per common share attributable to Mr. Cooper:
 
 
 
Basic
$
(1.84
)
 
$
(2.05
)
Diluted
$
(1.84
)
 
$
(2.05
)
 
 
 
 
Weighted average shares of common stock outstanding (in thousands):
 
 
 
Basic
91,385

 
90,828

Dilutive effect of stock awards(1)
—

 
—

Dilutive effect of participating securities(1)
—

 
—

Diluted
91,385

 
90,828


(1) 
Due to year-to-date loss, the Company excluded potential common shares from the computation of diluted EPS because inclusion would be antidilutive.
v3.20.1
Income Taxes
 3 Months Ended
Mar. 31, 2020
Income Tax Disclosure [Abstract]  
Income Taxes
15. Income Taxes

The components of income tax benefit were as follows:
Income taxes
Three Months Ended March 31, 2020
 
Three Months Ended March 31, 2019
Loss before income tax benefit
$
(239
)
 
$
(233
)
 
 
 
 
Income tax benefit
$
(68
)
 
$
(47
)
 
 
 
 
Effective tax rate(1)
28.4
%
 
20.3
%

(1) 
Effective tax rate is calculated using whole numbers.

For the three months ended March 31, 2020, the effective tax rate differed from the statutory federal rate of 21% primarily due to state income taxes, as well as unfavorable permanent differences including executive compensation disallowed under Internal Revenue Code Section 162(m). The increase in the effective tax rate as compared to the three months ended March 31, 2019 is primarily attributable to the increased relative unfavorable tax impacts of the permanent differences on the annual effective rate.

For the three months ended March 31, 2019, the effective tax rate differed from the statutory federal rate of 21% primarily due to permanent differences including executive compensation disallowed under Internal Revenue Code Section 162(m) and nondeductible meals and entertainment expenses, as well as other recurring items such as the state tax benefit.
v3.20.1
Fair Value Measurements
 3 Months Ended
Mar. 31, 2020
Fair Value Disclosures [Abstract]  
Fair Value Measurements
16. Fair Value Measurements

Fair value is a market-based measurement, not an entity-specific measurement, and should be determined based on the assumptions that market participants would use in pricing the asset or liability. As a basis for considering market participant assumptions in fair value measurements, a three-tiered fair value hierarchy has been established based on the level of observable inputs used in the measurement of fair value (e.g., Level 1 representing quoted prices for identical assets or liabilities in an active market; Level 2 representing values using observable inputs other than quoted prices included within Level 1; and Level 3 representing estimated values based on significant unobservable inputs).

The following describes the methods and assumptions used by the Company in estimating fair values:

Cash and Cash Equivalents, Restricted Cash (Level 1) – The carrying amount reported in the consolidated balance sheets approximates fair value.

Mortgage Loans Held for Sale (Level 2) – The Company originates mortgage loans in the U.S. that it intends to sell into Fannie Mae, Freddie Mac and Ginnie Mae MBS. Additionally, the Company holds mortgage loans that it intends to sell into the secondary markets via whole loan sales or securitizations. The Company measures newly originated prime residential mortgage loans held for sale at fair value.

Mortgage loans held for sale are typically pooled together and sold into certain exit markets, depending upon underlying attributes of the loan, such as agency eligibility, product type, interest rate and credit quality. Mortgage loans held for sale are valued on a recurring basis using a market approach by utilizing either: (i) the fair value of securities backed by similar mortgage loans, adjusted for certain factors to approximate the fair value of a whole mortgage loan, including the value attributable to mortgage servicing and credit risk, (ii) current commitments to purchase loans or (iii) recent observable market trades for similar loans, adjusted for credit risk and other individual loan characteristics. As these prices are derived from market observable inputs, the Company classifies these valuations as Level 2 in the fair value disclosures.

The Company may acquire mortgage loans held for sale from various securitization trusts for which it acts as servicer through the exercise of various clean-up call options as permitted through the respective pooling and servicing agreements. The Company has elected to account for these loans at the lower of cost or market. The Company classifies these valuations as Level 2 in the fair value disclosures.

The Company may also purchase loans out of a Ginnie Mae securitization pool if that loan meets certain criteria, including being delinquent greater than 90 days. The Company has elected to carry these loans at fair value. See Note 6, Mortgage Loans Held for Sale, for more information.

Mortgage Servicing Rights – Fair Value (Level 3) – The Company estimates the fair value of its forward MSRs on a recurring basis using a process that combines the use of a discounted cash flow model and analysis of current market data to arrive at an estimate of fair value. The cash flow assumptions and prepayment assumptions used in the model are based on various factors, with the key assumptions being mortgage prepayment speeds, discount rates, ancillary revenues, earnings on escrow and costs to service. These assumptions are generated and applied based on collateral stratifications including product type, remittance type, geography, delinquency and coupon dispersion. These assumptions require the use of judgment by the Company and can have a significant impact on the fair value of the MSRs. Quarterly, management obtains third-party valuations to assess the reasonableness of the fair value calculations provided by the internal cash flow model. Because of the nature of the valuation inputs, the Company classifies these valuations as Level 3 in the fair value disclosures. See Note 3, Mortgage Servicing Rights and Related Liabilities, for more information.

Advances and Other Receivables, Net (Level 3) - Advances and other receivables, net are valued at their net realizable value after taking into consideration the reserves. Advances have no stated maturity. Their net realizable value approximates fair value as the net present value based on discounted cash flow is not materially different from the net realizable value. See Note 4, Advances and Other Receivables, Net for more information.

Reverse Mortgage Interests, Net (Level 3) – The Company’s reverse mortgage interests are primarily comprised of HECM loans that are insured by FHA and guaranteed by Ginnie Mae upon securitization. Quarterly, the Company estimates fair value using discounted cash flows, obtained from a third-party and supplemented with historical loss experience on similar assets, with the discount rate approximating that of similar financial instruments, as observed from recent trades with the HMBS. Key assumptions within the model are based on market participant benchmarks and include discount rates, cost to service, weighted average life of the portfolio, and estimated participating income. Discounted cash flows are applied based on collateral stratifications and include loan rate type, loan status (active vs. inactive), and securitization. Prices are also influenced from both internal models and other observable inputs. The Company determined fair value for all loans based on the applicable tranches established during the Merger valuation. Tranches are segregated based on participation percentages, original loan status as of the Merger date, and interest rate types, and loan status (active vs inactive). Prices are also influenced from both internal models and other observable inputs, including applicable forward interest rate curves. Additionally, historical loss factors are considered within the overall valuation. Because of the unobservable nature of the valuation inputs, the Company classifies these valuations as Level 3 in the fair value disclosures. See Note 5, Reverse Mortgage Interests, Net for more information.

Derivative Financial Instruments (Level 2) – The Company enters into a variety of derivative financial instruments as part of its hedging strategy and measures these instruments at fair value on a recurring basis in the consolidated balance sheets. These derivatives are exchange-traded or traded within highly active dealer markets. In order to determine the fair value of these instruments, the Company utilizes the exchange price or dealer market price for the particular derivative contract; therefore, these contracts are classified as Level 2. In addition, the Company enters into IRLCs and LPCs with prospective borrowers and other loan originators. These commitments are carried at fair value based on the fair value of underlying mortgage loans which are based on observable market data. The Company adjusts the outstanding IRLCs with prospective borrowers based on an expectation that it will be exercised, and the loan will be funded. IRLCs and LPCs are recorded in derivative financial instruments in the consolidated balance sheets. These commitments are classified as Level 2 in the fair value disclosures, as the valuations are based on market observable inputs. The Company has entered into Eurodollar futures contracts as part of its hedging strategy. The futures contracts are measured at fair value on a recurring basis and classified as Level 2 in the fair value disclosures as the valuation is based on market observable data. Derivative financial instruments are recorded in other assets and payables and other liabilities within the consolidated balance sheets. See Note 9, Derivative Financial Instruments, for more information.

Advance Facilities and Warehouse Facilities (Level 2) – As the underlying warehouse and advance finance facilities bear interest at a rate that is periodically adjusted based on a market index, the carrying amount reported at amortized cost on the consolidated balance sheets approximates fair value. See Note 10, Indebtedness, for more information.

Unsecured Senior Notes (Level 1) – The fair value of unsecured senior notes, which are carried at amortized cost, is based on quoted market prices and is considered Level 1 from the market observable inputs used to determine fair value. See Note 10, Indebtedness, for more information.

Excess Spread Financing (Level 3) – The Company estimates fair value on a recurring basis based on the present value of future expected discounted cash flows with the discount rate approximating current market value for similar financial instruments. The cash flow assumptions and prepayment assumptions used in the model are based on various factors, with the key assumptions being mortgage prepayment speeds, average life, recapture rates and discount rate. As these prices are derived from a combination of internally developed valuation models and quoted market prices based on the value of the underlying MSRs, the Company classifies these valuations as Level 3 in the fair value disclosures. Excess spread financing is recorded in MSR related liabilities within the consolidated balance sheets. See Note 3, Mortgage Servicing Rights and Related Liabilities, for more information.

Mortgage Servicing Rights Financing Liability (Level 3) - The Company estimates fair value on a recurring basis based on the present value of future expected discounted cash flows with the discount rate approximating current market value for similar financial instruments. The cash flow assumptions and prepayment assumptions used in the model are based on various factors, with the key assumptions being advance financing rates and annual advance recovery rates. As these assumptions are derived from internally developed valuation models based on the value of the underlying MSRs, the Company classifies these valuations as Level 3 in the fair value disclosures. Mortgage servicing rights financing liability is recorded in MSR related liabilities within the consolidated balance sheets. See Note 3, Mortgage Servicing Rights and Related Liabilities, for more information.

Participating Interest Financing (Level 3) – The Company estimates fair value based on the present value of future expected discounted cash flows with the discount rate approximating that of similar financial instruments. As the prices are derived from both internal models and other observable inputs, the Company classifies these valuations as Level 3 in the fair value disclosures. Participating interest financing is recorded in other nonrecourse debt within the consolidated balance sheets. See Note 5, Reverse Mortgage Interests, Net, and Note 10, Indebtedness, for more information.

HECM Securitizations (Level 3) – The Company estimates fair value using a market approach by utilizing the fair value of executed HECM securitizations. Since the executed HECM securitizations are private placements, the Company classifies these valuations as Level 3 in the fair value disclosures. HECM securitizations are recorded at amortized cost in other nonrecourse debt within the consolidated balance sheets. See Note 10, Indebtedness for more information.

The following table presents the estimated carrying amount and fair value of the Company’s financial instruments and other assets and liabilities measured at fair value on a recurring basis:
 
March 31, 2020
 
 
 
Recurring Fair Value Measurements
Fair value - Recurring basis
Total Fair Value
 
Level 1
 
Level 2
 
Level 3
Assets
 
 
 
 
 
 
 
Mortgage loans held for sale
$
3,922

 
$
—

 
$
3,922

 
$
—

Forward mortgage servicing rights
3,109

 
—

 
—

 
3,109

Derivative financial instruments
 
 
 
 
 
 
 
IRLCs
263

 
—

 
263

 
—

Forward MBS trades
6

 
—

 
6

 
—

LPCs
25

 
—

 
25

 
—

Total assets
$
7,325

 
$
—

 
$
4,216

 
$
3,109

Liabilities
 
 
 
 
 
 
 
Derivative financial instruments
 
 
 
 
 
 
 
Forward MBS trades
$
223

 
$
—

 
$
223

 
$
—

Mortgage servicing rights financing
43

 
—

 
—

 
43

Excess spread financing
1,242

 
—

 
—

 
1,242

Total liabilities
$
1,508

 
$
—

 
$
223

 
$
1,285


 
December 31, 2019
 
 
 
Recurring Fair Value Measurements
Fair value - Recurring basis
Total Fair Value
 
Level 1
 
Level 2
 
Level 3
Assets
 
 
 
 
 
 
 
Mortgage loans held for sale
$
4,077

 
$
—

 
$
4,077

 
$
—

Forward mortgage servicing rights
3,496

 
—

 
—

 
3,496

Derivative financial instruments
 
 
 
 
 
 
 
IRLCs
135

 
—

 
135

 
—

Forward MBS trades
7

 
—

 
7

 
—

LPCs
12

 
—

 
12

 
—

Total assets
$
7,727

 
$
—

 
$
4,231

 
$
3,496

Liabilities
 
 
 
 
 
 
 
Derivative financial instruments
 
 
 
 
 
 
 
Forward MBS trades
$
12

 
$
—

 
$
12

 
$
—

LPCs
3

 
—

 
3

 
—

Mortgage servicing rights financing
37

 
—

 
—

 
37

Excess spread financing
1,311

 
—

 
—

 
1,311

Total liabilities
$
1,363

 
$
—

 
$
15

 
$
1,348


The tables below present a reconciliation for all of the Company’s Level 3 assets and liabilities measured at fair value on a recurring basis:
 
Three Months Ended March 31, 2020
 
Assets
 
Liabilities
Fair value - Level 3 assets and liabilities
Mortgage servicing rights
 
Excess spread financing
 
Mortgage servicing rights financing
Balance - beginning of period
$
3,496

 
$
1,311

 
$
37

Total gains or losses included in earnings
(534
)
 
(35
)
 
6

Purchases, issuances, sales, repayments and settlements
 
 
 
 
 
Purchases
24

 
—

 
—

Issuances
123

 
24

 
—

Settlements and repayments
—

 
(58
)
 
—

Balance - end of period
$
3,109

 
$
1,242

 
$
43


 
Three Months Ended March 31, 2019
 
Assets
 
Liabilities
Fair value - Level 3 assets and liabilities
Mortgage servicing rights
 
Excess spread financing
 
Mortgage servicing rights financing
Balance - beginning of period
$
3,665

 
$
1,184

 
$
32

Total gains or losses included in earnings
(399
)
 
(69
)
 
2

Purchases, issuances, sales, repayments and settlements
 
 
 
 
 
Purchases
409

 
—

 
—

Issuances
66

 
245

 
—

Sales
(260
)
 
—

 
—

Settlements and repayments
—

 
(51
)
 
—

Balance - end of period
$
3,481

 
$
1,309

 
$
34



As of March 31, 2020 and December 31, 2019, the Company had no financial instruments classified as mortgage loans held for investment as the related portfolio was sold in September 2019. During the three months ended March 31, 2019, the Company had an immaterial change in mortgage loans held for investment.

No transfers were made into or out of Level 3 fair value assets and liabilities for the Company for the three months ended March 31, 2020 and 2019, respectively.

The tables below present a summary of the estimated carrying amount and fair value of the Company’s financial instruments:
 
March 31, 2020
 
Carrying
Amount
 
Fair Value
Financial instruments
Level 1
 
Level 2
 
Level 3
Financial assets
 
 
 
 
 
 
 
Cash and cash equivalents
$
579

 
$
579

 
$
—

 
$
—

Restricted cash
266

 
266

 
—

 
—

Advances and other receivables, net
685

 
—

 
—

 
685

Reverse mortgage interests, net
5,955

 
—

 
—

 
6,015

Mortgage loans held for sale
3,922

 
—

 
3,922

 
—

Derivative financial instruments
294

 
—

 
294

 
—

Financial liabilities
 
 
 
 
 
 
 
Unsecured senior notes(1)
2,259

 
2,055

 
—

 
—

Advance facilities(1)
489

 
—

 
489

 
—

Warehouse facilities(1)
4,551

 
—

 
4,551

 
—

Mortgage servicing rights financing liability
43

 
—

 
—

 
43

Excess spread financing
1,242

 
—

 
—

 
1,242

Derivative financial instruments
223

 
—

 
223

 
—

Participating interest financing(1)
4,056

 
—

 
—

 
4,056

HECM Securitization (HMBS)(1)
 
 
 
 
 
 
 
Trust 2019-2
295

 
—

 
—

 
295

Trust 2019-1
268

 
—

 
—

 
268

Trust 2018-3
189

 
—

 
—

 
189

Trust 2018-2
137

 
—

 
—

 
137



(1) 
The amounts are presented net of unamortized debt issuance costs, premium and discount.

 
December 31, 2019
 
Carrying
Amount
 
Fair Value
Financial instruments
Level 1
 
Level 2
 
Level 3
Financial assets
 
 
 
 
 
 
 
Cash and cash equivalents
$
329

 
$
329

 
$
—

 
$
—

Restricted cash
283

 
283

 
—

 
—

Advances and other receivables, net
988

 
—

 
—

 
988

Reverse mortgage interests, net
6,279

 
—

 
—

 
6,318

Mortgage loans held for sale
4,077

 
—

 
4,077

 
—

Derivative financial instruments
153

 
—

 
153

 
—

Financial liabilities
 
 
 
 
 
 
 
Unsecured senior notes(1)
2,366

 
2,505

 
—

 
—

Advance facilities
422

 
—

 
422

 
—

Warehouse facilities(1)
4,575

 
—

 
4,575

 
—

Mortgage servicing rights financing liability
37

 
—

 
—

 
37

Excess spread financing
1,311

 
—

 
—

 
1,311

Derivative financial instruments
15

 
—

 
15

 
—

Participating interest financing(1)
4,299

 
—

 
—

 
4,299

HECM Securitization (HMBS)(1)
 
 
 
 
 
 
 
Trust 2019-2
331

 
—

 
—

 
331

Trust 2019-1
300

 
—

 
—

 
300

Trust 2018-3
208

 
—

 
—

 
208

Trust 2018-2
148

 
—

 
—

 
148


(1) 
The amounts are presented net of unamortized debt issuance costs, premium and discount.
v3.20.1
Capital Requirements
 3 Months Ended
Mar. 31, 2020
Mortgage Banking [Abstract]  
Capital Requirements
17. Capital Requirements

Certain of the Company’s secondary market investors require minimum net worth (“capital”) requirements, as specified in the respective selling and servicing agreements. In addition, these investors may require capital ratios in excess of the stated requirements to approve large servicing transfers. To the extent that these requirements are not met, the Company’s secondary market investors may utilize a range of remedies ranging from sanctions, suspension or ultimately termination of the Company’s selling and servicing agreements, which would prohibit the Company from further originating or securitizing these specific types of mortgage loans or being an approved servicer. The Company’s various capital requirements related to its outstanding selling and servicing agreements are measured based on the Company’s operating subsidiary, Nationstar Mortgage LLC. As of March 31, 2020, the Company was in compliance with its selling and servicing capital requirements.
v3.20.1
Commitments and Contingencies
 3 Months Ended
Mar. 31, 2020
Commitments and Contingencies Disclosure [Abstract]  
Commitments and Contingencies
18. Commitments and Contingencies

Litigation and Regulatory
The Company and its subsidiaries are routinely and currently involved in a significant number of legal proceedings, including, but not limited to, judicial, arbitration, regulatory and governmental proceedings related to matters that arise in connection with the conduct of the Company’s business. The legal proceedings are at varying stages of adjudication, arbitration or investigation and are generally based on alleged violations of consumer protection, securities, employment, contract, tort, common law fraud and other numerous laws, including, without limitation, the Equal Credit Opportunity Act, Fair Debt Collection Practices Act, Fair Credit Reporting Act, Real Estate Settlement Procedures Act, National Housing Act, Homeowners Protection Act, Service Member’s Civil Relief Act, Telephone Consumer Protection Act, Truth in Lending Act, Financial Institutions Reform, Recovery, and Enforcement Act of 1989, unfair, deceptive or abusive acts or practices in violation of the Dodd-Frank Act, the Securities Act of 1933, the Securities Exchange Act of 1934, the Home Mortgage Disclosure Act, Title 11 of the United States Code (aka the “Bankruptcy Code”), False Claims Act and Making Home Affordable loan modification programs.

In addition, along with others in its industry, the Company is subject to repurchase and indemnification claims and may continue to receive claims in the future, regarding alleged breaches of representations and warranties relating to the sale of mortgage loans, the placement of mortgage loans into securitization trusts or the servicing of mortgage loans securitizations. The Company is also subject to legal actions or proceedings related to loss sharing and indemnification provisions of its various acquisitions. Certain of the pending or threatened legal proceedings include claims for substantial compensatory, punitive and/or statutory damages or claims for an indeterminate amount of damages.

The Company’s business is also subject to extensive examinations, investigations and reviews by various federal, state and local governmental, regulatory and enforcement agencies. The Company has historically had a number of open investigations with these agencies and that trend continues. The Company is currently the subject of various governmental or regulatory investigations, subpoenas, examinations and inquiries related to its residential loan servicing and origination practices, bankruptcy and collections practices, its financial reporting and other aspects of its businesses. These matters include investigations by the Consumer Financial Protection Bureau (the “CFPB”), the Securities and Exchange Commission, the Executive Office of the United States Trustees, the Department of Justice, the Office of the Special Inspector General for the Troubled Asset Relief Program, the U.S. Department of Housing and Urban Development, the multi-state committee of mortgage banking regulators and various State Attorneys General. These specific matters and other pending or potential future investigations, subpoenas, examinations or inquiries may lead to administrative, civil or criminal proceedings or settlements, and possibly result in remedies including fines, penalties, restitution, or alterations in the Company’s business practices, and additional expenses and collateral costs. Responding to these matters requires the Company to devote substantial resources, resulting in higher costs and lower net cash flows.

For example, the Company continues to progress towards resolution of certain legacy regulatory matters involving examination findings for alleged violations of certain laws related to the Company’s business practices. The Company has been in discussions with the multi-state committee of mortgage banking regulators and various State Attorneys General concerning a potential resolution of their investigations. The Company is continuing to cooperate with all parties and in connection with these discussions, the Company previously recorded an accrual. These discussions may not result in a settlement of the matter; furthermore, any such settlement may exceed the amount accrued as of March 31, 2020. Moreover, if the discussions do not result in a settlement, the regulators and State Attorneys General may seek to exercise their enforcement authority through litigation or other proceedings and seek injunctive relief, damages, restitution and civil monetary penalties, which could have a material adverse effect on the Company’s business, reputation, financial condition and results of operations.

Further, on April 24, 2018, the CFPB notified Nationstar that, in accordance with the CFPB’s discretionary Notice and Opportunity to Respond and Advise (“NORA”) process, the CFPB’s Office of Enforcement is considering whether to recommend that the CFPB take enforcement action against the Company, alleging violations of the Real Estate Settlement Procedures Act, the Consumer Financial Protection Act, and the Homeowners Protection Act, which stems from a 2014 examination. The purpose of a NORA letter is to provide a party being investigated an opportunity to present its position to the CFPB before an enforcement action may be recommended or commenced. The CFPB may seek to exercise its enforcement authority through settlement, administrative proceedings or litigation and seek injunctive relief, damages, restitution and civil monetary penalties, which could have a material adverse effect on the Company’s business, reputation, financial condition and results of operations. The Company has not recorded an accrual related to this matter as of March 31, 2020 because it does not believe that the possible loss or range of loss arising from any such action is estimable. The Company is continuing to cooperate with the CFPB.

Similarly, the Company is in discussions with the Executive Office of the United States Trustees concerning certain legacy issues with respect to bankruptcy servicing practices.  In connection with these discussions, the Company is undertaking certain voluntary remediation activities with respect to loans at issue in these matters. While the Company and the Executive Office of the United States Trustees are engaged in discussions to potentially resolve these issues, there is no guarantee a resolution will occur.  Moreover, if the discussions do not result in a resolution, the Executive Office of the United States Trustees may seek redress through litigation or other proceedings and seek injunctive relief, damages and restitution in addition to the remediation activities, which could have a material adverse effect on the Company’s business, reputation, financial condition and results of operations. However, the Company believes it is premature to predict the potential outcome or to estimate the financial impact to the Company in connection with any potential action or settlement arising from this matter, including the voluntary remediation activities undertaken and to be undertaken by the Company. 

The Company seeks to resolve all legal proceedings and other matters in the manner management believes is in the best interest of the Company and contests liability, allegations of wrongdoing and, where applicable, the amount of damages or scope of any penalties or other relief sought as appropriate in each pending matter. The Company has entered into agreements with a number of entities and regulatory agencies that toll applicable limitations periods with respect to their claims.

On at least a quarterly basis, the Company assesses its liabilities and contingencies in connection with outstanding legal and regulatory and governmental proceedings utilizing the latest information available. Where available information indicates that it is probable, a liability has been incurred, and the Company can reasonably estimate the amount of the loss, an accrued liability is established. The actual costs of resolving these proceedings may be substantially higher or lower than the amounts accrued.

As a legal matter develops, the Company, in conjunction with any outside counsel handling the matter, evaluates on an ongoing basis whether such matter presents a loss contingency that is both probable and estimable. If, at the time of evaluation, the loss contingency is not both probable and reasonably estimable, the matter will continue to be monitored for further developments that would make such loss contingency both probable and reasonably estimable. Once the matter is deemed to be both probable and reasonably estimable, the Company will establish an accrued liability and record a corresponding amount to legal-related expense. The Company will continue to monitor the matter for further developments that could affect the amount of the accrued liability that has been previously established. Legal-related expense for the Company, which includes legal settlements and the fees paid to external legal service providers, of $15 and $11 for the three months ended March 31, 2020 and 2019, respectively, was included in general and administrative expenses on the consolidated statements of operations.

For a number of matters for which a loss is probable or reasonably possible in future periods, whether in excess of a related accrued liability or where there is no accrued liability, the Company may be able to estimate a range of possible loss. In determining whether it is possible to provide an estimate of loss or range of possible loss, the Company reviews and evaluates its material legal matters on an ongoing basis, in conjunction with any outside counsel handling the matter. For those matters for which an estimate is possible, management currently believes the aggregate range of reasonably possible loss is $17 to $47 in excess of the accrued liability (if any) related to those matters as of March 31, 2020. This estimated range of possible loss is based upon currently available information and is subject to significant judgment, numerous assumptions and known and unknown uncertainties. The matters underlying the estimated range will change from time to time, and actual results may vary substantially from the current estimate. Those matters for which an estimate is not possible are not included within the estimated range. Therefore, this estimated range of possible loss represents what management believes to be an estimate of possible loss only for certain matters meeting these criteria. It does not represent the Company’s maximum loss exposure and the Company cannot provide assurance that its litigations reserves will not need to be adjusted in the future. Thus, the Company’s exposure and ultimate losses may be higher, possibly significantly so, than the amounts accrued or this aggregate amount.

In the Company’s experience, legal proceedings are inherently unpredictable. One or more of the following factors frequently contribute to this inherent unpredictability: the proceeding is in its early stages; the damages sought are unspecified, unsupported or uncertain; it is unclear whether a case brought as a class action will be allowed to proceed on that basis or, if permitted to proceed as a class action, how the class will be defined; the other party is seeking relief other than or in addition to compensatory damages (including, in the case of regulatory and governmental investigations and inquiries, the possibility of fines and penalties); the matter presents meaningful legal uncertainties, including novel issues of law; the Company has not engaged in meaningful settlement discussions; discovery has not started or is not complete; there are significant facts in dispute; predicting possible outcomes depends on making assumptions about future decisions of courts or governmental or regulatory bodies or the behavior of other parties; and there are a large number of parties named as defendants (including where it is uncertain how damages or liability, if any, will be shared among multiple defendants). Generally, the less progress that has been made in the proceedings or the broader the range of potential results, the harder it is for the Company to estimate losses or ranges of losses that is reasonably possible the Company could incur.

Based on current knowledge, and after consultation with counsel, management believes that the current legal accrued liability within payables and accrued liabilities, is appropriate, and the amount of any incremental liability arising from these matters is not expected to have a material adverse effect on the consolidated financial condition of the Company, although the outcome of such proceedings could be material to the Company’s operating results and cash flows for a particular period depending, on among other things, the level of the Company’s revenues or income for such period. However, in the event of significant developments on existing cases, it is possible that the ultimate resolution, if unfavorable, may be material to the Company’s consolidated financial statements.

Other Loss Contingencies
As part of the Company’s ongoing operations, it acquires servicing rights of forward and reverse mortgage loan portfolios that are subject to indemnification based on the representations and warranties of the seller. From time to time, the Company will seek recovery under these representations and warranties for incurred costs. The Company believes all balances sought from sellers recorded in advances and other receivables and reverse mortgage interests represent valid claims. However, the Company acknowledges that the claims process can be prolonged due to the required time to perfect claims at the loan level. Because of the required time to perfect or remediate these claims, management relies on the sufficiency of documentation supporting the claim, current negotiations with the counterparty and other evidence to evaluate whether a reserve is required for non-recoverable balances. In the absence of successful negotiations with the seller, all amounts claimed may not be recovered. Balances may be written-off and charged against earnings when management identifies amounts where recoverability from the seller is not likely. As of March 31, 2020, the Company believes all recorded balances for which recovery is sought from the seller are valid claims, and no evidence suggests additional reserves are warranted.

Loan and Other Commitments
The Company enters into IRLCs with prospective borrowers whereby the Company commits to lend a certain loan amount under specific terms and interest rates to the borrower. The Company also enters into LPCs with prospective sellers. These loan commitments are treated as derivatives and are carried at fair value. See Note 9, Derivative Financial Instruments, for more information.

The Company had certain reverse MSRs, reverse MSLs and reverse mortgage loans related to approximately $21,590 and $22,725 of UPB in reverse mortgage loans as of March 31, 2020 and December 31, 2019, respectively. As a servicer for these reverse mortgage loans, among other things, the Company is obligated to fund borrowers’ draws to the loan customers as required in accordance with the loan agreement. As of March 31, 2020 and December 31, 2019, the Company’s maximum unfunded advance obligation to fund borrower draws related to these MSRs and loans was approximately $2,504 and $2,617, respectively. Upon funding any portion of these draws, the Company expects to securitize and sell the advances in transactions that will be accounted for as secured borrowings.
v3.20.1
Business Segment Reporting
 3 Months Ended
Mar. 31, 2020
Segment Reporting [Abstract]  
Business Segment Reporting
19. Business Segment Reporting

The Company’s segments are based upon the Company’s organizational structure, which focuses primarily on the services offered. Corporate functional expenses are allocated to individual segments based on the actual cost of services performed based on direct resource utilization, estimate of percentage use for shared services or headcount percentage for certain functions. Facility costs are allocated to individual segments based on cost per headcount for specific facilities utilized. Group insurance costs are allocated to individual segments based on global cost per headcount. Non-allocated corporate expenses include the administrative costs of executive management and other corporate functions that are not directly attributable to Company’s operating segments. Revenues generated on inter-segment services performed are valued based on similar services provided to external parties.

The following tables present financial information by segment:
 
Three Months Ended March 31, 2020
Financial information by segment
Servicing
 
Originations
 
Xome
 
Elimination
 
Total Operating Segments
 
Corporate/Other
 
Consolidated
Revenues
 
 
 
 
 
 
 
 
 
 
 
 
 
Service related, net
$
(180
)
 
$
20

 
$
106

 
$
(1
)
 
$
(55
)
 
$
2

 
$
(53
)
Net gain on mortgage loans held for sale
34

 
297

 
—

 
—

 
331

 
—

 
331

Total revenues
(146
)
 
317

 
106

 
(1
)
 
276

 
2

 
278

Total expenses
149

 
166

 
96

 
(1
)
 
410

 
34

 
444

Other income (expenses), net:

 

 

 

 
 
 

 

Interest income
83

 
34

 
—

 
—

 
117

 
1

 
118

Interest expense
(113
)
 
(27
)
 
—

 
—

 
(140
)
 
(52
)
 
(192
)
Other income (expenses), net
—

 
—

 
1

 
—

 
1

 
—

 
1

Total other income (expenses), net
(30
)
 
7

 
1

 
—

 
(22
)
 
(51
)
 
(73
)
(Loss) income before income tax (benefit) expense
$
(325
)
 
$
158

 
$
11

 
$
—

 
$
(156
)
 
$
(83
)
 
$
(239
)
Depreciation and amortization for property and equipment and intangible assets
$
3

 
$
3

 
$
3

 
$
—

 
$
9

 
$
10

 
$
19

Total assets
$
10,142

 
$
9,608

 
$
534

 
$
(5,964
)
 
$
14,320

 
$
3,293

 
$
17,613


 
Three Months Ended March 31, 2019
Financial information by segment
Servicing
 
Originations
 
Xome
 
Elimination
 
Total Operating Segments
 
Corporate/Other
 
Consolidated
Revenues
 
 
 
 
 
 
 
 
 
 
 
 
 
Service related, net
$
(27
)
 
$
15

 
$
96

 
$
—

 
$
84

 
$
—

 
$
84

Net gain on mortgage loans held for sale
35

 
131

 
—

 
—

 
166

 
—

 
166

Total revenues
8

 
146

 
96

 
—

 
250

 
—

 
250

Total expenses
195

 
104

 
99

 
—

 
398

 
45

 
443

Other income (expenses), net:
 
 
 
 
 
 
 
 
 
 
 
 
 
Interest income
115

 
17

 
—

 
—

 
132

 
2

 
134

Interest expense
(114
)
 
(18
)
 
—

 
—

 
(132
)
 
(57
)
 
(189
)
Other income, net
—

 
4

 
11

 
—

 
15

 
—

 
15

Total other income (expenses), net
1

 
3

 
11

 
—

 
15

 
(55
)
 
(40
)
(Loss) income before income tax (benefit) expense
$
(186
)
 
$
45

 
$
8

 
$
—

 
$
(133
)
 
$
(100
)
 
$
(233
)
Depreciation and amortization for property and equipment and intangible assets
$
4

 
$
3

 
$
4

 
$
—

 
$
11

 
$
10

 
$
21

Total assets
$
13,642

 
$
4,865

 
$
502

 
$
(4,100
)
 
$
14,909

 
$
2,737

 
$
17,646
v3.20.1
Nature of Business and Basis of Presentation (Policies)
 3 Months Ended
Mar. 31, 2020
Organization, Consolidation and Presentation of Financial Statements [Abstract]  
Basis of Presentation
Basis of Presentation
The consolidated interim financial statements of the Company have been prepared in accordance with U.S. generally accepted accounting principles (“GAAP”) for interim financial information and in accordance with the instructions to Form 10-Q and Article 10 of Regulation S-X as promulgated by the SEC. Accordingly, the financial statements do not include all of the information and footnotes required by GAAP for complete financial statements and should be read in conjunction with the audited consolidated financial statements and notes thereto included in the Company’s Annual Reports on Form 10-K for the year ended December 31, 2019.

The interim consolidated financial statements are unaudited; however, in the opinion of management, all adjustments, consisting of normal recurring items, considered necessary for a fair presentation of the results of the interim periods have been included. Dollar amounts are reported in millions, except per share data and other key metrics, unless otherwise noted.

The Company evaluated subsequent events through the date these interim consolidated financial statements were issued.
Basis of Consolidation
Basis of Consolidation
The consolidated financial statements include the accounts of the Company, its wholly-owned subsidiaries, other entities in which the Company has a controlling financial interest and those variable interest entities (“VIE”) where the Company’s wholly-owned subsidiaries are the primary beneficiaries. Assets and liabilities of VIEs and their respective results of operations are consolidated from the date that the Company became the primary beneficiary through the date the Company ceases to be the primary beneficiary. The Company applies the equity method of accounting to investments where it is able to exercise significant influence, but not control, over the policies and procedures of the entity and owns less than 50% of the voting interests. Investments in certain companies over which the Company does not exert significant influence are accounted for as cost method investments. Intercompany balances and transactions on consolidated entities have been eliminated. Business combinations are included in the consolidated financial statements from their respective dates of acquisition.
Use of Estimates
Use of Estimates
The preparation of the consolidated financial statements in conformity with GAAP requires management to make estimates and assumptions that affect the amounts reported in the consolidated financial statements and accompanying notes. Actual results could differ from these estimates due to factors such as adverse changes in the economy, changes in interest rates, secondary market pricing for loans held for sale and derivatives, strength of underwriting and servicing practices, changes in prepayment assumptions, declines in home prices or discrete events adversely affecting specific borrowers, and such differences could be material.
Recent Accounting Guidance Adopted and Not Yet Adopted
Recent Accounting Guidance Adopted
Accounting Standards Update No. 2016-13, Financial Instruments - Credit Losses (Topic 326), (“ASU 2016-13”) requires expected credit losses for financial instruments held at the reporting date to be measured based on historical experience, current conditions and reasonable and supportable forecasts, which is referred to as the current expected credit loss (“CECL”) methodology. The update eliminates the initial recognition of credit losses on an incurred basis in current GAAP and instead reflects an entity’s current estimate of all expected credit losses over the life of the asset. Previously, when credit losses were measured under GAAP, an entity generally only considered past events and current conditions in measuring the incurred loss. The new standard will reflect management’s best estimate of all expected credit losses for the Company’s financial assets that are recognized at amortized cost. The guidance is effective for the Company as of January 1, 2020, with a cumulative-effect adjustment to retained earnings as of that date.
Based upon management’s scoping analysis, the Company determined that reverse mortgage interests, net of reserves, advances and other receivables, net of reserves, and certain financial instruments included in other assets are within the scope of ASU 2016-13. Certain financial instruments within these respective line items have been determined to have limited expected credit-related losses due to the contractual servicing agreements with agencies and loan product guarantees. For advances and other receivables, net, the Company determined that the majority of estimated losses are due to servicing operational errors and credit-related losses are not significant because of the contractual relationships with the agencies. For reverse mortgage interests the Company determined that the guarantee from Federal Housing Administration (“FHA”) on Home Equity Conversion Mortgage (“HECM“) loan products limits credit-related losses to an immaterial amount with substantially all losses related to servicing operational errors. For other assets, primarily trade receivables, the Company determined that these are short-term in nature (less than one year), and the estimated credit-related losses over the life of these receivables are similar to those resulting from the Company’s existing loss reserve process.  For each of the aforementioned financial instruments carried at amortized cost, the Company enhanced its processes to consider and include the requirements of ASU 2016-13, as applicable, into the determination of credit-related losses.

On January 1, 2020, the Company adopted ASU 2016-13 using the modified retrospective method for the above-mentioned financial assets. Results for reporting periods after January 1, 2020 are presented under ASU 2016-13 while prior period amounts continue to be reported in accordance with previously applicable GAAP. The Company recorded transition adjustments aggregating to a net increase of $9, or $7 after tax, to retained earnings and a reduction of $7 to the advances and other receivables reserve and a $2 reduction in the other assets reserves, as of January 1, 2020 for the cumulative effect of adopting ASU 2016-13.
 
In connection with adoption of ASU 2016-13, the Company updated its accounting policies as follows:

For certain financial instruments included in advances and other receivables, net and certain trade receivables and accrued revenues included in other assets that within the scope of ASU 2016-13, the reserve methodology was revised to consider CECL losses. The revised CECL methodology considers expected lifetime loss rates calculated from historical data using a weighted average life to determine the current expected credit loss required. Due to the nature of the financial instrument, reverse mortgage interests, net of reserves, had limited impact from the adoption of CECL to the reserve methodology. See Note 4, Advances and Other Receivables, Net, Note 5, Reverse Mortgage Interests, Net, and Note 8, Other Assets, for additional information.

Factors that influenced management’s current estimate of expected credit losses for certain advances and other receivables and certain trade receivables and accrued revenues included the following: historical collection and loss rates, passage of time, weighted average life of receivables, various qualitative factors including current economic conditions.
Factors that influenced management’s current estimate of expected credit related losses for certain reverse mortgage interests included the following: historical collection and loss rates, foreclosure timelines, and values of underlying collateral.
Accounting Standards Update No. 2018-13, Fair Value Measurement (Topic 820) - Changes to the Disclosure Requirements for Fair Value Measurement, (“ASU 2018-13”) removes the requirement to disclose the amount of and reasons for transfers between Level 1 and Level 2 fair value measurement methodologies, the policy for timing of transfers between levels and the valuation processes for Level 3 fair value measurements. It also adds a requirement to disclose changes in unrealized gains and losses for the period included in other comprehensive income for recurring Level 3 fair value measurements held at the end of the reporting period and the range and weighted average of significant unobservable inputs used to develop Level 3 measurements. For certain unobservable inputs, entities may disclose other quantitative information in lieu of the weighted average if the other quantitative information would be a more reasonable and rational method to reflect the distribution of unobservable inputs used to develop Level 3 fair value measurements. The Company adopted ASU 2018-13 on January 1, 2020. The guidance does not have a material impact to the disclosures currently provided by the Company.
Fair Value Measurement

Fair value is a market-based measurement, not an entity-specific measurement, and should be determined based on the assumptions that market participants would use in pricing the asset or liability. As a basis for considering market participant assumptions in fair value measurements, a three-tiered fair value hierarchy has been established based on the level of observable inputs used in the measurement of fair value (e.g., Level 1 representing quoted prices for identical assets or liabilities in an active market; Level 2 representing values using observable inputs other than quoted prices included within Level 1; and Level 3 representing estimated values based on significant unobservable inputs).

The following describes the methods and assumptions used by the Company in estimating fair values:

Cash and Cash Equivalents, Restricted Cash (Level 1) – The carrying amount reported in the consolidated balance sheets approximates fair value.

Mortgage Loans Held for Sale (Level 2) – The Company originates mortgage loans in the U.S. that it intends to sell into Fannie Mae, Freddie Mac and Ginnie Mae MBS. Additionally, the Company holds mortgage loans that it intends to sell into the secondary markets via whole loan sales or securitizations. The Company measures newly originated prime residential mortgage loans held for sale at fair value.

Mortgage loans held for sale are typically pooled together and sold into certain exit markets, depending upon underlying attributes of the loan, such as agency eligibility, product type, interest rate and credit quality. Mortgage loans held for sale are valued on a recurring basis using a market approach by utilizing either: (i) the fair value of securities backed by similar mortgage loans, adjusted for certain factors to approximate the fair value of a whole mortgage loan, including the value attributable to mortgage servicing and credit risk, (ii) current commitments to purchase loans or (iii) recent observable market trades for similar loans, adjusted for credit risk and other individual loan characteristics. As these prices are derived from market observable inputs, the Company classifies these valuations as Level 2 in the fair value disclosures.

The Company may acquire mortgage loans held for sale from various securitization trusts for which it acts as servicer through the exercise of various clean-up call options as permitted through the respective pooling and servicing agreements. The Company has elected to account for these loans at the lower of cost or market. The Company classifies these valuations as Level 2 in the fair value disclosures.

The Company may also purchase loans out of a Ginnie Mae securitization pool if that loan meets certain criteria, including being delinquent greater than 90 days. The Company has elected to carry these loans at fair value. See Note 6, Mortgage Loans Held for Sale, for more information.

Mortgage Servicing Rights – Fair Value (Level 3) – The Company estimates the fair value of its forward MSRs on a recurring basis using a process that combines the use of a discounted cash flow model and analysis of current market data to arrive at an estimate of fair value. The cash flow assumptions and prepayment assumptions used in the model are based on various factors, with the key assumptions being mortgage prepayment speeds, discount rates, ancillary revenues, earnings on escrow and costs to service. These assumptions are generated and applied based on collateral stratifications including product type, remittance type, geography, delinquency and coupon dispersion. These assumptions require the use of judgment by the Company and can have a significant impact on the fair value of the MSRs. Quarterly, management obtains third-party valuations to assess the reasonableness of the fair value calculations provided by the internal cash flow model. Because of the nature of the valuation inputs, the Company classifies these valuations as Level 3 in the fair value disclosures. See Note 3, Mortgage Servicing Rights and Related Liabilities, for more information.

Advances and Other Receivables, Net (Level 3) - Advances and other receivables, net are valued at their net realizable value after taking into consideration the reserves. Advances have no stated maturity. Their net realizable value approximates fair value as the net present value based on discounted cash flow is not materially different from the net realizable value. See Note 4, Advances and Other Receivables, Net for more information.

Reverse Mortgage Interests, Net (Level 3) – The Company’s reverse mortgage interests are primarily comprised of HECM loans that are insured by FHA and guaranteed by Ginnie Mae upon securitization. Quarterly, the Company estimates fair value using discounted cash flows, obtained from a third-party and supplemented with historical loss experience on similar assets, with the discount rate approximating that of similar financial instruments, as observed from recent trades with the HMBS. Key assumptions within the model are based on market participant benchmarks and include discount rates, cost to service, weighted average life of the portfolio, and estimated participating income. Discounted cash flows are applied based on collateral stratifications and include loan rate type, loan status (active vs. inactive), and securitization. Prices are also influenced from both internal models and other observable inputs. The Company determined fair value for all loans based on the applicable tranches established during the Merger valuation. Tranches are segregated based on participation percentages, original loan status as of the Merger date, and interest rate types, and loan status (active vs inactive). Prices are also influenced from both internal models and other observable inputs, including applicable forward interest rate curves. Additionally, historical loss factors are considered within the overall valuation. Because of the unobservable nature of the valuation inputs, the Company classifies these valuations as Level 3 in the fair value disclosures. See Note 5, Reverse Mortgage Interests, Net for more information.

Derivative Financial Instruments (Level 2) – The Company enters into a variety of derivative financial instruments as part of its hedging strategy and measures these instruments at fair value on a recurring basis in the consolidated balance sheets. These derivatives are exchange-traded or traded within highly active dealer markets. In order to determine the fair value of these instruments, the Company utilizes the exchange price or dealer market price for the particular derivative contract; therefore, these contracts are classified as Level 2. In addition, the Company enters into IRLCs and LPCs with prospective borrowers and other loan originators. These commitments are carried at fair value based on the fair value of underlying mortgage loans which are based on observable market data. The Company adjusts the outstanding IRLCs with prospective borrowers based on an expectation that it will be exercised, and the loan will be funded. IRLCs and LPCs are recorded in derivative financial instruments in the consolidated balance sheets. These commitments are classified as Level 2 in the fair value disclosures, as the valuations are based on market observable inputs. The Company has entered into Eurodollar futures contracts as part of its hedging strategy. The futures contracts are measured at fair value on a recurring basis and classified as Level 2 in the fair value disclosures as the valuation is based on market observable data. Derivative financial instruments are recorded in other assets and payables and other liabilities within the consolidated balance sheets. See Note 9, Derivative Financial Instruments, for more information.

Advance Facilities and Warehouse Facilities (Level 2) – As the underlying warehouse and advance finance facilities bear interest at a rate that is periodically adjusted based on a market index, the carrying amount reported at amortized cost on the consolidated balance sheets approximates fair value. See Note 10, Indebtedness, for more information.

Unsecured Senior Notes (Level 1) – The fair value of unsecured senior notes, which are carried at amortized cost, is based on quoted market prices and is considered Level 1 from the market observable inputs used to determine fair value. See Note 10, Indebtedness, for more information.

Excess Spread Financing (Level 3) – The Company estimates fair value on a recurring basis based on the present value of future expected discounted cash flows with the discount rate approximating current market value for similar financial instruments. The cash flow assumptions and prepayment assumptions used in the model are based on various factors, with the key assumptions being mortgage prepayment speeds, average life, recapture rates and discount rate. As these prices are derived from a combination of internally developed valuation models and quoted market prices based on the value of the underlying MSRs, the Company classifies these valuations as Level 3 in the fair value disclosures. Excess spread financing is recorded in MSR related liabilities within the consolidated balance sheets. See Note 3, Mortgage Servicing Rights and Related Liabilities, for more information.

Mortgage Servicing Rights Financing Liability (Level 3) - The Company estimates fair value on a recurring basis based on the present value of future expected discounted cash flows with the discount rate approximating current market value for similar financial instruments. The cash flow assumptions and prepayment assumptions used in the model are based on various factors, with the key assumptions being advance financing rates and annual advance recovery rates. As these assumptions are derived from internally developed valuation models based on the value of the underlying MSRs, the Company classifies these valuations as Level 3 in the fair value disclosures. Mortgage servicing rights financing liability is recorded in MSR related liabilities within the consolidated balance sheets. See Note 3, Mortgage Servicing Rights and Related Liabilities, for more information.

Participating Interest Financing (Level 3) – The Company estimates fair value based on the present value of future expected discounted cash flows with the discount rate approximating that of similar financial instruments. As the prices are derived from both internal models and other observable inputs, the Company classifies these valuations as Level 3 in the fair value disclosures. Participating interest financing is recorded in other nonrecourse debt within the consolidated balance sheets. See Note 5, Reverse Mortgage Interests, Net, and Note 10, Indebtedness, for more information.

HECM Securitizations (Level 3) – The Company estimates fair value using a market approach by utilizing the fair value of executed HECM securitizations. Since the executed HECM securitizations are private placements, the Company classifies these valuations as Level 3 in the fair value disclosures. HECM securitizations are recorded at amortized cost in other nonrecourse debt within the consolidated balance sheets. See Note 10, Indebtedness for more information.
v3.20.1
Acquisitions (Tables)
 3 Months Ended
Mar. 31, 2020
Business Combinations [Abstract]  
Schedule of Assets Acquired and Liabilities Assumed
Final Estimated Fair Value of Net Assets Acquired:
 
Cash and cash equivalents
$
37

Restricted cash
2

Mortgage servicing rights
271

Advances and other receivables
84

Mortgage loans held for sale
536

Mortgage loans held for investment
1

Property and equipment
8

Other assets
483

Fair value of assets acquired
1,422

Notes payable(1)
294

Advance facilities
13

Warehouse facilities
393

Payables and other liabilities
530

Other nonrecourse debt
129

Fair value of liabilities assumed
1,359

Total fair value of net tangible assets acquired
63

Intangible assets:
 
Customer relationships(2)
13

Goodwill
40

Final purchase price
$
116


(1) 
Notes payable was subsequently paid off in February 2019 after the consummation of the acquisition.
(2) 
The estimated fair values for customer relationships were measured using the excess earnings method and were determined to have a remaining useful life of 10 years.
Schedule of Pro Forma Information
The following unaudited pro forma financial information presents the combined results of operations for the three months ended March 31, 2019, as if the acquisition had occurred on January 1, 2019:
 
Three Months Ended March 31, 2019
Pro forma financial information
(unaudited)
Pro forma total revenues
$
269

 
 
Pro forma net loss
$
(184
)
v3.20.1
Mortgage Servicing Rights ("MSRs") and Related Liabilities (Tables)
 3 Months Ended
Mar. 31, 2020
Transfers and Servicing [Abstract]  
Schedule of Servicing Assets at Fair Value
The following table sets forth the carrying value of the Company’s mortgage servicing rights (“MSRs”) and the related liabilities:
MSRs and Related Liabilities
March 31, 2020
 
December 31, 2019
Forward MSRs - fair value
$
3,109

 
$
3,496

Reverse MSRs - amortized cost
6

 
6

Mortgage servicing rights
$
3,115

 
$
3,502

 
 
 
 
Mortgage servicing liabilities - amortized cost
$
53

 
$
61

 
 
 
 
Excess spread financing - fair value
$
1,242

 
$
1,311

Mortgage servicing rights financing - fair value
43

 
37

MSR related liabilities - nonrecourse at fair value
$
1,285

 
$
1,348



The following table sets forth the activities of forward MSRs:
Forward MSRs - Fair Value
Three Months Ended March 31, 2020
 
Three Months Ended March 31, 2019
Fair value - beginning of period
$
3,496

 
$
3,665

Additions:
 
 
 
Servicing retained from mortgage loans sold
123

 
66

Purchases of servicing rights(1)
24

 
409

Dispositions:
 
 
 
Sales of servicing assets
—

 
(260
)
Changes in fair value:
 
 
 
Changes in valuation inputs or assumptions used in the valuation model
(401
)
 
(332
)
Other changes in fair value
(133
)
 
(67
)
Fair value - end of period
$
3,109

 
$
3,481



(1) 
Purchases of servicing rights during the three months ended March 31, 2019 includes $271 of mortgage servicing rights that were acquired from Pacific Union. See Note 2, Acquisitions, for further discussion.

The following table provides a breakdown of UPB and fair value for the Company’s forward MSRs:
 
March 31, 2020
 
December 31, 2019
Forward MSRs - UPB and fair value breakdown
UPB
 
Fair Value
 
UPB
 
Fair Value
Acquisition Pools
 
 
 
 
 
 
 
 Credit sensitive
$
138,726

 
$
1,386

 
$
147,895

 
$
1,613

 Interest sensitive
151,908

 
1,723

 
148,887

 
1,883

Total
$
290,634

 
$
3,109

 
$
296,782

 
$
3,496

 
 
 
 
 
 
 
 
Investors Pools
 
 
 
 
 
 
 
 Agency(1)
$
238,956

 
$
2,618

 
$
240,688

 
$
2,944

 Non-agency(2)
51,678

 
491

 
56,094

 
552

Total
$
290,634

 
$
3,109

 
$
296,782

 
$
3,496



(1) 
Agency investors primarily consist of government sponsored enterprises (“GSE”), such as the Federal National Mortgage Association (“Fannie Mae” or “FNMA”) and the Federal Home Loan Mortgage Corp (“Freddie Mac” or “FHLMC”), and the Government National Mortgage Association (“Ginnie Mae” or “GNMA”).
(2) 
Non-agency investors consist of investors in private-label securitizations.
Schedule of Assumptions for Fair Value of Mortgage Service Rights
The Company used the following weighted-average assumptions in the Company’s valuation of excess spread financing:
Excess Spread Financing Assumptions
March 31, 2020
 
December 31, 2019
Discount rate
11.6
%
 
11.6
%
Prepayment speeds
12.8
%
 
12.6
%
Recapture rate
18.6
%
 
20.1
%
Average life
5.7 years

 
5.8 years

The Company used the following key weighted-average inputs and assumptions in estimating the fair value of forward MSRs:
Forward MSRs - Key inputs and assumptions
March 31, 2020
 
December 31, 2019
Total MSR Portfolio
 
 
 
Discount rate
9.7
%
 
9.7
%
Prepayment speeds
13.4
%
 
13.1
%
Average life
5.7 years

 
5.8 years

 
 
 
 
Acquisition Pools:
 
 
 
Credit Sensitive
 
 
 
Discount rate
10.2
%
 
10.4
%
Prepayment speeds
13.0
%
 
12.7
%
Average life
5.9 years

 
6.0 years

 
 
 
 
Interest Sensitive
 
 
 
Discount rate
9.1
%
 
9.1
%
Prepayment speeds
13.8
%
 
13.5
%
Average life
5.5 years

 
5.7 years

 
 
 
 
Investor Pools:
 
 
 
Agency
 
 
 
Discount rate
9.0
%
 
9.0
%
Prepayment speeds
13.2
%
 
13.0
%
Average life
5.6 years

 
5.8 years

 
 
 
 
Non-agency
 
 
 
Discount rate
12.6
%
 
12.6
%
Prepayment speeds
14.3
%
 
13.8
%
Average life
6.1 years

 
6.2 years

The following table sets forth the weighted-average assumptions used in the valuation of the mortgage servicing rights financing liability:
Mortgage Servicing Rights Financing Assumptions
March 31, 2020
 
December 31, 2019
Advance financing rates
1.7
%
 
3.5
%
Annual advance recovery rates
18.4
%
 
18.8
%
Schedule of Sensitivity Analysis of Fair Value, Transferor's Interests in Transferred Financial Assets
The following table shows the hypothetical effect on the fair value of the Company’s forward MSRs when applying certain unfavorable variations of key assumptions to these assets for the dates indicated:
 
Discount Rate
 
Total Prepayment Speeds
Forward MSRs - Hypothetical Sensitivities
100 bps
Adverse
Change
 
200 bps
Adverse
Change
 
10%
Adverse
Change
 
20%
Adverse
Change
March 31, 2020
 
 
 
 
 
 
 
Mortgage servicing rights
$
(111
)
 
$
(214
)
 
$
(158
)
 
$
(305
)
 
 
 
 
 
 
 
 
December 31, 2019
 
 
 
 
 
 
 
Mortgage servicing rights
$
(127
)
 
$
(245
)
 
$
(165
)
 
$
(317
)
The following table shows the hypothetical effect on the Company’s excess spread financing fair value when applying certain unfavorable variations of key assumptions to these liabilities for the dates indicated:
 
Discount Rate
 
Prepayment Speeds
Excess Spread Financing - Hypothetical Sensitivities
100 bps
Adverse
Change
 
200 bps
Adverse
Change
 
10%
Adverse
Change
 
20%
Adverse
Change
March 31, 2020
 
 
 
 
 
 
 
Excess spread financing
$
43

 
$
89

 
$
48

 
$
98

 
 
 
 
 
 
 
 
December 31, 2019
 
 
 
 
 
 
 
Excess spread financing
$
46

 
$
95

 
$
46

 
$
96
Schedule of Reverse Mortgage Servicing Rights and Liabilities - Amortized Cost
The following table sets forth the activities of reverse MSRs and mortgage servicing liabilities (“MSL”) for three months ended March 31, 2020 and 2019:
 
Three Months Ended March 31,
 
2020
 
2019
Reverse MSRs and Liabilities - Amortized Cost
Assets
 
Liabilities
 
Assets
 
Liabilities
Balance - beginning of period
$
6

 
$
61

 
$
11

 
$
71

Amortization/accretion
—

 
(8
)
 
—

 
(18
)
Adjustments(1)
—

 
—

 
(4
)
 
37

Balance - end of the period
$
6

 
$
53

 
$
7

 
$
90

Fair value - end of period
$
6

 
$
27

 
$
7

 
$
75


(1) 
Reverse MSR and MSL net adjustments recorded by the Company during the three months ended March 31, 2019 primarily relate to the fair value adjustments for reverse MSR and MSL assumed from the Merger resulting from the revised cost to service assumption used in the valuation of reverse MSR and MSL during the measurement period.
Schedule of Fees Earned in Exchange for Servicing Financial Assets
The following table sets forth the items comprising total revenues for the Servicing segment:
Total Revenues - Servicing
Three Months Ended March 31, 2020
 
Three Months Ended March 31, 2019
Contractually specified servicing fees(1)
$
297

 
$
281

Other service-related income(1)
49

 
50

Incentive and modification income(1)
10

 
7

Late fees(1)
27

 
25

Reverse servicing fees
6

 
9

Mark-to-market adjustments(2)
(383
)
 
(293
)
Counterparty revenue share(3)
(76
)
 
(48
)
Amortization, net of accretion(4)
(76
)
 
(23
)
Total revenues - Servicing
$
(146
)
 
$
8



(1) 
The Company recognizes revenue on an earned basis for services performed. Amounts include subservicing related revenues.
(2) 
Mark-to-market (“MTM”) adjustments include fair value adjustments on MSR, excess spread financing and MSR financing liabilities. The amount of MSR MTM includes the impact of negative modeled cash flows which have been transferred to reserves on advances and other receivables. The negative modeled cash flows relate to advances and other receivables associated with inactive and liquidated loans that are no longer part of the MSR portfolio. The impact of negative modeled cash flows for the Company was $10 and $11 for the three months ended March 31, 2020 and 2019, respectively.
(3) 
Counterparty revenue share represents the excess servicing fee that the Company pays to the counterparties under the excess spread financing arrangements and the payments made associated with MSR financing arrangements.
(4) 
Amortization for the Company is net of excess spread accretion of $68 and $36 and MSL accretion of $8 and $18 for the three months ended March 31, 2020 and 2019, respectively.
v3.20.1
Advances and Other Receivables, Net (Tables)
 3 Months Ended
Mar. 31, 2020
Receivables [Abstract]  
Schedule of Accounts Receivable
Advances and other receivables, net consists of the following:
Advances and Other Receivables, Net
March 31, 2020
 
December 31, 2019
Servicing advances, net of $125 and $131 discount, respectively
$
688

 
$
970

Receivables from agencies, investors and prior servicers, net of $21 and $21 discount, respectively
190

 
193

Reserves
(193
)
 
(175
)
Total advances and other receivables, net
$
685

 
$
988



The following table sets forth the activities of the servicing reserves for advances and other receivables:
Reserves for Advances and Other Receivables
Three Months Ended March 31, 2020
 
Three Months Ended March 31, 2019
Balance - beginning of period
$
168

 
$
47

Provision and other additions(1)
30

 
30

Write-offs
(5
)
 
(6
)
Balance - end of period
$
193

 
$
71


(1) 
The Company recorded a provision of $10 and $11 through the MTM adjustments in revenues - service related, net, in the consolidated statements of operations for the three months ended March 31, 2020 and 2019, respectively, for inactive and liquidated loans that are no longer part of the MSR portfolio. Other additions represent reclassifications of required reserves provisioned within other balance sheet accounts as associated serviced loans become inactive or liquidate.

The following table sets forth the activities of the purchase discounts for advances and other receivables:
 
Three Months Ended March 31, 2020
 
Three Months Ended March 31, 2019
Purchase Discounts
Servicing Advances
 
Receivables from Agencies, Investors and Prior Servicers
 
Servicing Advances
 
Receivables from Agencies, Investors and Prior Servicers
Balance - beginning of period
$
131

 
$
21

 
$
205

 
$
48

Addition from acquisition
—

 
—

 
19

 
—

Utilization of purchase discounts
(6
)
 
—

 
(55
)
 
—

Balance - end of period
$
125

 
$
21

 
$
169

 
$
48
v3.20.1
Reverse Mortgage Interests, Net (Tables)
 3 Months Ended
Mar. 31, 2020
Reverse Mortgage Interests [Abstract]  
Schedule of Reverse Mortgage Interest
The following table sets forth the activities of the servicing reserves for reverse mortgage interests:
Reserves for reverse mortgage interests
Three Months Ended March 31, 2020
 
Three Months Ended March 31, 2019
Balance - beginning of period
$
3

 
$
13

Provision (release), net
—

 
—

Write-offs
—

 
(5
)
Balance - end of period
$
3

 
$
8

The following table sets forth the activities of the purchase premiums and discounts for reverse mortgage interests:
 
Three Months Ended March 31, 2020
Purchase premiums and discounts for reverse mortgage interests
Net Discount for Participating Interests in HMBS(1)
 
Net Discount for Other Interest Securitized(1)
 
Net Discount for Unsecuritized Interests(1)
Balance - beginning of period
$
10

 
$
(56
)
 
$
(68
)
Utilization of purchase discounts(2)
—

 
5

 
5

(Amortization)/Accretion
(44
)
 
17

 
2

Transfers(3)
18

 
(10
)
 
(8
)
Balance - end of period
$
(16
)
 
$
(44
)
 
$
(69
)

 
Three Months Ended March 31, 2019
Purchase premiums and discounts for reverse mortgage interests
Net Premium for Participating Interests in HMBS(1)
 
Net Discount for Other Interest Securitized(1)
 
Net Discount for Unsecuritized Interests(1)
Balance - beginning of period
$
58

 
$
(100
)
 
$
(122
)
Adjustments(4)
(16
)
 
(2
)
 
(6
)
Utilization of purchase discounts(2)
—

 
6

 
22

(Amortization)/Accretion
(14
)
 
(15
)
 
18

Transfers(3)
8

 
(1
)
 
(7
)
Balance - end of period
$
36

 
$
(112
)
 
$
(95
)

(1) 
Net position as certain items are in a premium/(discount) position, based on the characteristics of underlying tranches of loans.
(2) 
Utilization of purchase discounts on liquidated loans, for which the remaining receivable was written-off.
(3) 
Transfer of premium/(discount) based on the transfer of associated loans between categories consistent with the underlying loan characteristics.
(4) 
Adjustments to premium/(discount) due to revised cost to service assumption utilized in the valuation of reverse mortgage assets and liabilities acquired from the Merger during the measurement period.

Reverse mortgage interests, net consists of the following:
Reverse Mortgage Interests, Net
March 31, 2020
 
December 31, 2019
Participating interests in HECM mortgage-backed securities (“HMBS”), net of $16 and $10 purchase discount and premium, respectively
$
4,027

 
$
4,292

Other interests securitized, net of $44 and $56 purchase discount, respectively
851

 
938

Unsecuritized interests, net of $69 and $68 purchase discount, respectively
1,080

 
1,052

Reserves
(3
)
 
(3
)
Total reverse mortgage interests, net
$
5,955

 
$
6,279

Unsecuritized interests in reverse mortgages consist of the following:
Unsecuritized interests
March 31, 2020
 
December 31, 2019
Repurchased HECM loans (exceeds 98% MCA)
$
782

 
$
789

HECM related receivables(1)
257

 
250

Funded borrower draws not yet securitized
64

 
67

Real estate owned (“REO”) related receivables
46

 
14

Purchase discount, net
(69
)
 
(68
)
Total unsecuritized interests
$
1,080

 
$
1,052



(1) 
HECM related receivables consist primarily of receivables from FNMA for corporate advances and service fees and claims receivables from the U.S. Department of Housing and Urban Development (“HUD”) on reverse mortgage interests.
v3.20.1
Mortgage Loans Held for Sale and Investment (Tables)
 3 Months Ended
Mar. 31, 2020
Mortgage Loans Held for Sale and Investment [Abstract]  
Schedule of Mortgage Loans Held-for-Sale
Mortgage loans held for sale are recorded at fair value as set forth below:
Mortgage Loans Held for Sale
March 31, 2020
 
December 31, 2019
Mortgage loans held for sale – UPB
$
3,735

 
$
3,949

Mark-to-market adjustment(1)
187

 
128

Total mortgage loans held for sale
$
3,922

 
$
4,077



(1) 
The mark-to-market adjustment is recorded in net gain on mortgage loans held for sale in the consolidated statements of operations.
The total UPB and fair value of mortgage loans held for sale on non-accrual status was as follows:
 
March 31, 2020
 
December 31, 2019
Mortgage Loans Held for Sale
UPB
 
Fair Value
 
UPB
 
Fair Value
Non-accrual(1)
$
33

 
$
23

 
$
29

 
$
22



(1) 
Non-accrual - UPB includes $28 and $25 of UPB related to Ginnie Mae repurchased loans as of March 31, 2020 and December 31, 2019, respectively.
Schedule of Reconciliation of Mortgage Loans Held-for-Sale to Cash Flow
The following table sets forth the activities of mortgage loans held for sale:
Mortgage Loans Held for Sale
Three Months Ended March 31, 2020
 
Three Months Ended March 31, 2019
Balance - beginning of period
$
4,077

 
$
1,631

Loans sold
(13,510
)
 
(6,088
)
Mortgage loans originated and purchased, net of fees(1)
12,375

 
6,253

Repurchase of loans out of Ginnie Mae securitizations
919

 
364

Changes in fair value
61

 
10

Net transfers of mortgage loans held for sale(2)
—

 
—

Balance - end of period
$
3,922

 
$
2,170



(1) 
Mortgage loans originated and purchased during the three months ended March 31, 2019 includes $536 of loans held for sale that were acquired from Pacific Union. See Note 2, Acquisitions, for further discussion.
(2) 
Amount reflects transfers to other assets for loans transitioning into REO status and transfers to advances and other receivables, net for claims made on certain government insurance mortgage loans. Transfers out are net of transfers in upon receipt of proceeds from an REO sale or claim filing.
v3.20.1
Leases (Tables)
 3 Months Ended
Mar. 31, 2020
Leases [Abstract]  
Schedule of Lease costs
The table below summarizes the Company’s net lease cost:
Net lease cost
Three Months Ended March 31, 2020
 
Three Months Ended March 31, 2019
Operating lease cost
$
10

 
$
8

Short-term lease cost
—

 
1

Sublease income
(1
)
 
—

Net lease cost
$
9

 
$
9


The table below summarizes other information related to the Company’s operating leases:
Operating leases
Three Months Ended March 31, 2020
 
Three Months Ended March 31, 2019
Cash paid for amounts included in the measurement of lease liabilities:
 
 
 
Operating cash flows from operating leases
$
10

 
$
6

Leased assets obtained in exchange for new operating lease liabilities
$
—

 
$
127

Weighted average remaining lease term
5.6 years

 
5.5 years

Weighted average discount rate
5.0
%
 
5.0
%
Schedule of Lease Maturity, Operating
Maturities of operating lease liabilities as of March 31, 2020 are as follows:
Year Ending December 31,
 
Operating Leases
2020(1)
 
$
37

2021
 
29

2022
 
20

2023
 
16

2024
 
11

2025 and thereafter
 
30

Total future minimum lease payments
 
143

Less: imputed interest
 
18

Total operating lease liabilities
 
$
125


(1) 
Excluding the three months ended March 31, 2020.
v3.20.1
Other Assets (Tables)
 3 Months Ended
Mar. 31, 2020
Deferred Costs, Capitalized, Prepaid, and Other Assets Disclosure [Abstract]  
Schedule of Other Assets
Other assets consist of the following:
Other assets
March 31, 2020
 
December 31, 2019
Loans subject to repurchase right from Ginnie Mae
$
468

 
$
560

Derivative financial instruments
294

 
153

Trade receivables and accrued revenues
143

 
126

Goodwill
120

 
120

Right-of-use assets
111

 
121

Intangible assets
61

 
74

Other
372

 
236

Total other assets
$
1,569

 
$
1,390
v3.20.1
Derivative Financial Instruments (Tables)
 3 Months Ended
Mar. 31, 2020
Derivative Instruments and Hedging Activities Disclosure [Abstract]  
Schedule of Derivative Instruments
The following tables provide the outstanding notional balances, fair values of outstanding positions and recorded gains/(losses) for the derivative financial instruments:
 
 
 
March 31, 2020
 
Three Months Ended March 31, 2020
Derivative Financial Instruments
Expiration
Dates
 
Outstanding
Notional
 
Fair
Value
 
Recorded Gains/(Losses)
Assets
 
 
 
 
 
 
 
Mortgage loans held for sale
 
 
 
 
 
 
 
Loan sale commitments
2020
 
$
2,598

 
$
111

 
$
79

Derivative financial instruments
 
 
 
 
 
 
 
IRLCs
2020
 
6,923

 
263

 
128

LPCs
2020
 
834

 
25

 
13

Forward MBS trades
2020
 
886

 
6

 
—

Eurodollar futures
2020-2021
 
6

 
—

 
—

Total derivative financial instruments - assets
 
 
$
8,649

 
$
294

 
$
141

Liabilities
 
 
 
 
 
 
 
Derivative financial instruments
 
 
 
 
 
 
 
IRLCs
2020
 
$
22

 
$
—

 
$
—

LPCs
2020
 
10

 
—

 
(3
)
Forward MBS trades
2020
 
10,229

 
223

 
211

Eurodollar futures
2020-2021
 
6

 
—

 
—

Total derivative financial instruments - liabilities
 
 
$
10,267

 
$
223

 
$
208



 
 
 
March 31, 2019
 
Three Months Ended March 31, 2019
Derivative Financial Instruments
Expiration
Dates
 
Outstanding
Notional
 
Fair
Value
 
Recorded Gains/(Losses)
Assets
 
 
 
 
 
 
 
Mortgage loans held for sale
 
 
 
 
 
 
 
Loan sale commitments
2019
 
$
365

 
$
17

 
$
(9
)
Derivative financial instruments
 
 
 
 
 
 
 
IRLCs
2019
 
2,557

 
69

 
9

LPCs
2019
 
216

 
2

 
1

Forward MBS trades
2019
 
410

 
1

 
(1
)
Eurodollar futures
2019-2021
 
7

 
—

 
—

Total derivative financial instruments - assets
 
 
$
3,190

 
$
72

 
$
9

Liabilities
 
 
 
 
 
 
 
Derivative financial instruments
 
 
 
 
 
 
 
LPCs
2019
 
$
52

 
$
—

 
$
—

Forward MBS trades
2019
 
3,804

 
22

 
(3
)
Eurodollar futures
2019-2021
 
13

 
—

 
—

Total derivative financial instruments - liabilities
 
 
$
3,869

 
$
22

 
$
(3
)
v3.20.1
Indebtedness (Tables)
 3 Months Ended
Mar. 31, 2020
Debt Disclosure [Abstract]  
Schedule of Notes Payable
Notes Payable
 
 
 
 
 
 
 
 
 
 
March 31, 2020
 
December 31, 2019
Advance Facilities
 
Interest Rate
 
Maturity Date
 
Collateral
 
Capacity Amount
 
Outstanding
 
Collateral Pledged
 
Outstanding
 
Collateral pledged
$325 advance facility(1)
 
LIBOR+1.5% to 6.5%
 
August 2021
 
Servicing advance receivables
 
$
325

 
$
223

 
$
283

 
$
224

 
$
285

$250 advance facility(2)
 
LIBOR+1.5% to 2.6%
 
December 2020
 
Servicing advance receivables
 
250

 
118

 
138

 
98

 
167

$200 advance facility
 
LIBOR+2.5%
 
January 2021
 
Servicing advance receivables
 
200

 
83

 
117

 
63

 
125

$125 advance facility(3)
 
LIBOR+1.5% to 7.4%
 
July 2020
 
Servicing advance receivables
 
125

 
66

 
76

 
37

 
88

Advance facilities principal amount
 
 
 
 
 
490

 
$
614

 
422

 
$
665

Unamortized debt issuance costs
 
 
 
 
 
(1
)
 
 
 
—

 
 
Advance facilities, net
 
 
 
$
489



 
$
422

 



(1) 
The capacity amount was subsequently increased to $425 in April 2020 with a maturity date of October 2021.
(2) 
This advance facility was subsequently terminated and transferred to another advance facility in April 2020.
(3) 
The capacity amount was subsequently increased to $875 in April 2020 with a maturity date of April 2021.

 
 
 
 
 
 
 
 
 
 
March 31, 2020
 
December 31, 2019
Warehouse Facilities
 
Interest Rate
 
Maturity Date
 
Collateral
 
Capacity Amount
 
Outstanding
 
Collateral pledged
 
Outstanding
 
Collateral pledged
$1,500 warehouse facility
 
LIBOR+1.0%
 
June 2020
 
Mortgage loans or MBS
 
$
1,500

 
$
1,214

 
$
1,160

 
$
759

 
$
733

$1,200 warehouse facility
 
LIBOR+1.5% to 3.0%
 
November 2020
 
Mortgage loans or MBS
 
1,200

 
566

 
602

 
683

 
724

$1,000 warehouse facility
 
LIBOR+1.4% to 2.3%
 
September 2020
 
Mortgage loans or MBS
 
1,000

 
593

 
608

 
762

 
783

$800 warehouse facility(1)
 
LIBOR+2.1% to 3.8%
 
April 2021
 
Mortgage loans or MBS
 
800

 
528

 
639

 
589

 
656

$750 warehouse facility
 
LIBOR+1.4% to 2.8%
 
September 2020
 
Mortgage loans or MBS
 
750

 
347

 
355

 
411

 
425

$700 warehouse facility
 
LIBOR+1.3% to 2.2%
 
November 2020
 
Mortgage loans or MBS
 
700

 
628

 
649

 
469

 
488

$600 warehouse facility
 
LIBOR+2.0%
 
February 2021
 
Mortgage loans or MBS
 
600

 
169

 
203

 
174

 
202

$500 warehouse facility
 
LIBOR+2.0% to 4.0%
 
May 2020
 
Mortgage loans or MBS
 
500

 
22

 
23

 
336

 
349

$200 warehouse facility
 
LIBOR+1.4%
 
January 2021
 
Mortgage loans or MBS
 
200

 
100

 
101

 
136

 
136

$200 warehouse facility
 
LIBOR+1.2%
 
April 2021
 
Mortgage loans or MBS
 
200

 
21

 
21

 
27

 
27

$200 warehouse facility
 
LIBOR+2.0%
 
May 2020
 
Mortgage loans or MBS
 
200

 
59

 
83

 
54

 
78

$200 warehouse facility
 
LIBOR+1.3%
 
October 2020
 
Mortgage loans or MBS
 
200

 
—

 
—

 
—

 
—

$50 warehouse facility
 
LIBOR+2.0% to 6.0%
 
June 2020
 
Mortgage loans or MBS
 
50

 
4

 
6

 
11

 
15

$40 warehouse facility
 
LIBOR+3.3%
 
September 2020
 
Mortgage loans or MBS
 
40

 
6

 
7

 
5

 
6

Warehouse facilities principal amount
 
4,257

 
4,457

 
4,416

 
4,622

MSR Facility
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
$400 warehouse facility
 
LIBOR+3.5% or 6.1%
 
January 2023
 
Mortgage loans or MBS
 
400

 
150

 
836

 
150

 
945

$400 warehouse facility
 
LIBOR+2.3%
 
December 2020
 
Mortgage loans or MBS
 
400

 
75

 
190

 
—

 
200

$150 warehouse facility(1)
 
LIBOR+2.8%
 
April 2021
 
Mortgage loans or MBS
 
150

 
40

 
119

 
—

 
130

$50 warehouse facility
 
LIBOR+2.8%
 
August 2020
 
Mortgage loans or MBS
 
50

 
30

 
71

 
10

 
84

MSR facilities principal amount
 
295

 
1,216

 
160

 
1,359

Warehouse and MSR facilities principal amount
 
4,552

 
$
5,673

 
4,576

 
$
5,981

Unamortized debt issuance costs
 
 
 
 
 
 
 
(1
)
 
 
 
(1
)
 
 
Warehouse facilities, net
 
$
4,551

 
 
 
$
4,575

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Pledged Collateral:
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Mortgage loans held for sale
 
 
 
 
 
 
 
$
3,659

 
$
3,748

 
$
3,826

 
$
3,931

Reverse mortgage interests
 
 
 
 
 
 
 
598

 
709

 
590

 
691

MSR
 
 
 
 
 
 
 
295

 
1,216

 
160

 
1,359


(1) 
Total capacity amount for this facility is $800 of which $150 is a sublimit for MSR financing.
Schedule of Unsecured Senior Notes
Unsecured senior notes consist of the following:
Unsecured senior notes
March 31, 2020
 
December 31, 2019
$950 face value, 8.125% interest rate payable semi-annually, due July 2023
$
950

 
$
950

$750 face value, 9.125% interest rate payable semi-annually, due July 2026
750

 
750

$600 face value, 6.000% interest rate payable semi-annually, due January 2027(1)
600

 
—

$600 face value, 6.500% interest rate payable semi-annually, due July 2021(2)
—

 
492

$300 face value, 6.500% interest rate payable semi-annually, due June 2022(2)
—

 
206

Unsecured senior notes principal amount
2,300

 
2,398

Unamortized debt issuance costs, premium and discount
(41
)
 
(32
)
Unsecured senior notes, net
$
2,259

 
$
2,366



(1) 
On January 16, 2020, the Company completed an offering of $600 aggregate principal amount of 6.000% Senior Notes due 2027 (the “2027 notes”).
(2) 
This note was redeemed in full on February 15, 2020 using the net proceeds of the 2027 notes offering, together with cash on hand.
Schedule of Maturities of Long-term Debt
As of March 31, 2020, the expected maturities of the Company’s unsecured senior notes based on contractual maturities are as follows:
Year Ending December 31,
 
Amount
2020
 
$
—

2021
 
—

2022
 
—

2023
 
950

2024
 
—

Thereafter
 
1,350

Total unsecured senior notes principal amount
 
$
2,300
Schedule of Other Nonrecourse Debt
Other nonrecourse debt consists of the following:
 
 
 
 
 
 
 
 
 
March 31, 2020
 
December 31, 2019
Other nonrecourse debt
Issue Date
 
Maturity Date
 
Class of Note
 
Collateral Amount
 
Outstanding
 
Outstanding
Participating interest financing(1)
—
 
—
 
—
 
$
—

 
$
4,045

 
$
4,284

Securitization of nonperforming HECM loans
 
 
 
 
 
 
 
 
 
 
 
Trust 2019-2
November 2019
 
November 2029
 
A, M1, M2, M3, M4, M5
 
306

 
297

 
333

Trust 2019-1
June 2019
 
June 2029
 
A, M1, M2, M3, M4, M5
 
286

 
269

 
302

Trust 2018-3
November 2018
 
November 2028
 
A, M1, M2, M3, M4, M5
 
209

 
190

 
209

Trust 2018-2
July 2018
 
July 2028
 
A, M1, M2, M3, M4, M5
 
157

 
137

 
148

Other nonrecourse debt principal amount
 
 
 
 
 
 
 
 
4,938

 
5,276

Unamortized debt issuance costs, premium and discount
 
 
 
 
 
 
 
 
7

 
10

Other nonrecourse debt, net
 
 
 
 
 
 
 
 
$
4,945

 
$
5,286


(1) 
Amounts represent the Company’s participating interest in GNMA HMBS securitized portfolios.
v3.20.1
Payables and Other Liabilities (Tables)
 3 Months Ended
Mar. 31, 2020
Payables and Accruals [Abstract]  
Schedule of Payables and Accrued Liabilities
Payables and other liabilities consist of the following:
Payables and other liabilities
March 31, 2020
 
December 31, 2019
Loans subject to repurchase right from Ginnie Mae
$
468

 
$
560

Payables to servicing and subservicing investors
407

 
423

Derivative financial instruments
223

 
15

Payable to GSEs and securitized trusts
148

 
182

Operating lease liabilities
125

 
135

Other liabilities
594

 
701

Total payables and other liabilities
$
1,965

 
$
2,016
Schedule of Loans Subject to Repurchase Reserve
The following table sets forth the activities of the repurchase reserves:
Repurchase Reserves
Three Months Ended March 31, 2020
 
Three Months Ended March 31, 2019
Balance - beginning of period
$
25

 
$
8

Provisions
5

 
8

Releases
(1
)
 
—

Balance - end of period
$
29

 
$
16
v3.20.1
Securitizations and Financings (Tables)
 3 Months Ended
Mar. 31, 2020
Variable Interest Entities and Securitizations [Abstract]  
Schedule of Assets and Liabilities of VIEs Included in Financial Statements
A summary of the assets and liabilities of the Company’s transactions with VIEs included in the Company’s consolidated financial statements is presented below:
 
March 31, 2020
 
December 31, 2019
Consolidated transactions with VIEs
Transfers
Accounted for as
Secured
Borrowings
 
Reverse Secured Borrowings
 
Transfers
Accounted for as
Secured
Borrowings
 
Reverse Secured Borrowings
Assets
 
 
 
 
 
 
 
Restricted cash
$
53

 
$
43

 
$
66

 
$
42

Reverse mortgage interests, net(1)
—

 
4,878

 
—

 
5,230

Advances and other receivables, net
498

 
—

 
540

 
—

Total assets
$
551

 
$
4,921

 
$
606

 
$
5,272

 
 
 
 
 
 
 
 
Liabilities
 
 
 
 
 
 
 
Advance facilities(2)
$
407

 
$
—

 
$
359

 
$
—

Payables and other liabilities
—

 
1

 
1

 
1

Participating interest financing
—

 
4,045

 
—

 
4,284

HECM Securitizations (HMBS)
 
 
 
 
 
 
 
Trust 2019-2
—

 
297

 
—

 
333

Trust 2019-1
—

 
269

 
—

 
302

Trust 2018-3
—

 
190

 
—

 
209

Trust 2018-2
—

 
137

 
—

 
148

Total liabilities
$
407

 
$
4,939

 
$
360

 
$
5,277



(1) 
Amounts include net purchase discount of $60 and $46 as of March 31, 2020 and December 31, 2019, respectively.
(2) 
Amounts include the Nationstar agency advance financing facility and notes payable recorded by the Nationstar Mortgage Advance Receivable Trust, and the Nationstar Agency Advance Receivables Trust. Refer to Notes Payable in Note 10, Indebtedness, for additional information.

A summary of mortgage loans transferred by the Company to unconsolidated securitization trusts that are 60 days or more past due are presented below:
Principal Amount of Transferred Loans 60 Days or More Past Due
March 31, 2020
 
December 31, 2019
Unconsolidated securitization trusts
$
184

 
$
193

The following table shows a summary of the outstanding collateral and certificate balances for securitization trusts for which the Company was the transferor, including any retained beneficial interests and MSRs, that were not consolidated by the Company:
Unconsolidated securitization trusts
March 31, 2020
 
December 31, 2019
Total collateral balances - UPB
$
1,460

 
$
1,503

Total certificate balances
$
1,467

 
$
1,512
v3.20.1
Earnings Per Share (Tables)
 3 Months Ended
Mar. 31, 2020
Earnings Per Share [Abstract]  
Schedule of Earnings Per Share
The following table sets forth the computation of basic and diluted net loss per common share (amounts in millions, except per share amounts):
Computation of earnings per share
Three Months Ended March 31, 2020
 
Three Months Ended March 31, 2019
Net loss attributable to Mr. Cooper
$
(168
)
 
$
(186
)
Less: Undistributed earnings attributable to participating stockholders
—

 
—

Net loss attributable to common stockholders
$
(168
)
 
$
(186
)
 
 
 
 
Net loss per common share attributable to Mr. Cooper:
 
 
 
Basic
$
(1.84
)
 
$
(2.05
)
Diluted
$
(1.84
)
 
$
(2.05
)
 
 
 
 
Weighted average shares of common stock outstanding (in thousands):
 
 
 
Basic
91,385

 
90,828

Dilutive effect of stock awards(1)
—

 
—

Dilutive effect of participating securities(1)
—

 
—

Diluted
91,385

 
90,828


(1) 
Due to year-to-date loss, the Company excluded potential common shares from the computation of diluted EPS because inclusion would be antidilutive.
v3.20.1
Income Taxes (Tables)
 3 Months Ended
Mar. 31, 2020
Income Tax Disclosure [Abstract]  
Schedule of Components of Income Tax Expense (Benefit)
The components of income tax benefit were as follows:
Income taxes
Three Months Ended March 31, 2020
 
Three Months Ended March 31, 2019
Loss before income tax benefit
$
(239
)
 
$
(233
)
 
 
 
 
Income tax benefit
$
(68
)
 
$
(47
)
 
 
 
 
Effective tax rate(1)
28.4
%
 
20.3
%

(1) 
Effective tax rate is calculated using whole numbers.
v3.20.1
Fair Value Measurements (Tables)
 3 Months Ended
Mar. 31, 2020
Fair Value Disclosures [Abstract]  
Schedule of Fair Value, Assets and Liabilities Measured on Recurring Basis
The following table presents the estimated carrying amount and fair value of the Company’s financial instruments and other assets and liabilities measured at fair value on a recurring basis:
 
March 31, 2020
 
 
 
Recurring Fair Value Measurements
Fair value - Recurring basis
Total Fair Value
 
Level 1
 
Level 2
 
Level 3
Assets
 
 
 
 
 
 
 
Mortgage loans held for sale
$
3,922

 
$
—

 
$
3,922

 
$
—

Forward mortgage servicing rights
3,109

 
—

 
—

 
3,109

Derivative financial instruments
 
 
 
 
 
 
 
IRLCs
263

 
—

 
263

 
—

Forward MBS trades
6

 
—

 
6

 
—

LPCs
25

 
—

 
25

 
—

Total assets
$
7,325

 
$
—

 
$
4,216

 
$
3,109

Liabilities
 
 
 
 
 
 
 
Derivative financial instruments
 
 
 
 
 
 
 
Forward MBS trades
$
223

 
$
—

 
$
223

 
$
—

Mortgage servicing rights financing
43

 
—

 
—

 
43

Excess spread financing
1,242

 
—

 
—

 
1,242

Total liabilities
$
1,508

 
$
—

 
$
223

 
$
1,285


 
December 31, 2019
 
 
 
Recurring Fair Value Measurements
Fair value - Recurring basis
Total Fair Value
 
Level 1
 
Level 2
 
Level 3
Assets
 
 
 
 
 
 
 
Mortgage loans held for sale
$
4,077

 
$
—

 
$
4,077

 
$
—

Forward mortgage servicing rights
3,496

 
—

 
—

 
3,496

Derivative financial instruments
 
 
 
 
 
 
 
IRLCs
135

 
—

 
135

 
—

Forward MBS trades
7

 
—

 
7

 
—

LPCs
12

 
—

 
12

 
—

Total assets
$
7,727

 
$
—

 
$
4,231

 
$
3,496

Liabilities
 
 
 
 
 
 
 
Derivative financial instruments
 
 
 
 
 
 
 
Forward MBS trades
$
12

 
$
—

 
$
12

 
$
—

LPCs
3

 
—

 
3

 
—

Mortgage servicing rights financing
37

 
—

 
—

 
37

Excess spread financing
1,311

 
—

 
—

 
1,311

Total liabilities
$
1,363

 
$
—

 
$
15

 
$
1,348
Schedule of Fair Value, Assets and Liabilities Measured on Recurring Basis, Unobservable Input Reconciliation
The tables below present a reconciliation for all of the Company’s Level 3 assets and liabilities measured at fair value on a recurring basis:
 
Three Months Ended March 31, 2020
 
Assets
 
Liabilities
Fair value - Level 3 assets and liabilities
Mortgage servicing rights
 
Excess spread financing
 
Mortgage servicing rights financing
Balance - beginning of period
$
3,496

 
$
1,311

 
$
37

Total gains or losses included in earnings
(534
)
 
(35
)
 
6

Purchases, issuances, sales, repayments and settlements
 
 
 
 
 
Purchases
24

 
—

 
—

Issuances
123

 
24

 
—

Settlements and repayments
—

 
(58
)
 
—

Balance - end of period
$
3,109

 
$
1,242

 
$
43


 
Three Months Ended March 31, 2019
 
Assets
 
Liabilities
Fair value - Level 3 assets and liabilities
Mortgage servicing rights
 
Excess spread financing
 
Mortgage servicing rights financing
Balance - beginning of period
$
3,665

 
$
1,184

 
$
32

Total gains or losses included in earnings
(399
)
 
(69
)
 
2

Purchases, issuances, sales, repayments and settlements
 
 
 
 
 
Purchases
409

 
—

 
—

Issuances
66

 
245

 
—

Sales
(260
)
 
—

 
—

Settlements and repayments
—

 
(51
)
 
—

Balance - end of period
$
3,481

 
$
1,309

 
$
34
Schedule of Fair Value, by Balance Sheet Grouping
The tables below present a summary of the estimated carrying amount and fair value of the Company’s financial instruments:
 
March 31, 2020
 
Carrying
Amount
 
Fair Value
Financial instruments
Level 1
 
Level 2
 
Level 3
Financial assets
 
 
 
 
 
 
 
Cash and cash equivalents
$
579

 
$
579

 
$
—

 
$
—

Restricted cash
266

 
266

 
—

 
—

Advances and other receivables, net
685

 
—

 
—

 
685

Reverse mortgage interests, net
5,955

 
—

 
—

 
6,015

Mortgage loans held for sale
3,922

 
—

 
3,922

 
—

Derivative financial instruments
294

 
—

 
294

 
—

Financial liabilities
 
 
 
 
 
 
 
Unsecured senior notes(1)
2,259

 
2,055

 
—

 
—

Advance facilities(1)
489

 
—

 
489

 
—

Warehouse facilities(1)
4,551

 
—

 
4,551

 
—

Mortgage servicing rights financing liability
43

 
—

 
—

 
43

Excess spread financing
1,242

 
—

 
—

 
1,242

Derivative financial instruments
223

 
—

 
223

 
—

Participating interest financing(1)
4,056

 
—

 
—

 
4,056

HECM Securitization (HMBS)(1)
 
 
 
 
 
 
 
Trust 2019-2
295

 
—

 
—

 
295

Trust 2019-1
268

 
—

 
—

 
268

Trust 2018-3
189

 
—

 
—

 
189

Trust 2018-2
137

 
—

 
—

 
137



(1) 
The amounts are presented net of unamortized debt issuance costs, premium and discount.

 
December 31, 2019
 
Carrying
Amount
 
Fair Value
Financial instruments
Level 1
 
Level 2
 
Level 3
Financial assets
 
 
 
 
 
 
 
Cash and cash equivalents
$
329

 
$
329

 
$
—

 
$
—

Restricted cash
283

 
283

 
—

 
—

Advances and other receivables, net
988

 
—

 
—

 
988

Reverse mortgage interests, net
6,279

 
—

 
—

 
6,318

Mortgage loans held for sale
4,077

 
—

 
4,077

 
—

Derivative financial instruments
153

 
—

 
153

 
—

Financial liabilities
 
 
 
 
 
 
 
Unsecured senior notes(1)
2,366

 
2,505

 
—

 
—

Advance facilities
422

 
—

 
422

 
—

Warehouse facilities(1)
4,575

 
—

 
4,575

 
—

Mortgage servicing rights financing liability
37

 
—

 
—

 
37

Excess spread financing
1,311

 
—

 
—

 
1,311

Derivative financial instruments
15

 
—

 
15

 
—

Participating interest financing(1)
4,299

 
—

 
—

 
4,299

HECM Securitization (HMBS)(1)
 
 
 
 
 
 
 
Trust 2019-2
331

 
—

 
—

 
331

Trust 2019-1
300

 
—

 
—

 
300

Trust 2018-3
208

 
—

 
—

 
208

Trust 2018-2
148

 
—

 
—

 
148


(1) 
The amounts are presented net of unamortized debt issuance costs, premium and discount.
v3.20.1
Business Segment Reporting (Tables)
 3 Months Ended
Mar. 31, 2020
Segment Reporting [Abstract]  
Schedule of Segment Reporting Information
The following tables present financial information by segment:
 
Three Months Ended March 31, 2020
Financial information by segment
Servicing
 
Originations
 
Xome
 
Elimination
 
Total Operating Segments
 
Corporate/Other
 
Consolidated
Revenues
 
 
 
 
 
 
 
 
 
 
 
 
 
Service related, net
$
(180
)
 
$
20

 
$
106

 
$
(1
)
 
$
(55
)
 
$
2

 
$
(53
)
Net gain on mortgage loans held for sale
34

 
297

 
—

 
—

 
331

 
—

 
331

Total revenues
(146
)
 
317

 
106

 
(1
)
 
276

 
2

 
278

Total expenses
149

 
166

 
96

 
(1
)
 
410

 
34

 
444

Other income (expenses), net:

 

 

 

 
 
 

 

Interest income
83

 
34

 
—

 
—

 
117

 
1

 
118

Interest expense
(113
)
 
(27
)
 
—

 
—

 
(140
)
 
(52
)
 
(192
)
Other income (expenses), net
—

 
—

 
1

 
—

 
1

 
—

 
1

Total other income (expenses), net
(30
)
 
7

 
1

 
—

 
(22
)
 
(51
)
 
(73
)
(Loss) income before income tax (benefit) expense
$
(325
)
 
$
158

 
$
11

 
$
—

 
$
(156
)
 
$
(83
)
 
$
(239
)
Depreciation and amortization for property and equipment and intangible assets
$
3

 
$
3

 
$
3

 
$
—

 
$
9

 
$
10

 
$
19

Total assets
$
10,142

 
$
9,608

 
$
534

 
$
(5,964
)
 
$
14,320

 
$
3,293

 
$
17,613


 
Three Months Ended March 31, 2019
Financial information by segment
Servicing
 
Originations
 
Xome
 
Elimination
 
Total Operating Segments
 
Corporate/Other
 
Consolidated
Revenues
 
 
 
 
 
 
 
 
 
 
 
 
 
Service related, net
$
(27
)
 
$
15

 
$
96

 
$
—

 
$
84

 
$
—

 
$
84

Net gain on mortgage loans held for sale
35

 
131

 
—

 
—

 
166

 
—

 
166

Total revenues
8

 
146

 
96

 
—

 
250

 
—

 
250

Total expenses
195

 
104

 
99

 
—

 
398

 
45

 
443

Other income (expenses), net:
 
 
 
 
 
 
 
 
 
 
 
 
 
Interest income
115

 
17

 
—

 
—

 
132

 
2

 
134

Interest expense
(114
)
 
(18
)
 
—

 
—

 
(132
)
 
(57
)
 
(189
)
Other income, net
—

 
4

 
11

 
—

 
15

 
—

 
15

Total other income (expenses), net
1

 
3

 
11

 
—

 
15

 
(55
)
 
(40
)
(Loss) income before income tax (benefit) expense
$
(186
)
 
$
45

 
$
8

 
$
—

 
$
(133
)
 
$
(100
)
 
$
(233
)
Depreciation and amortization for property and equipment and intangible assets
$
4

 
$
3

 
$
4

 
$
—

 
$
11

 
$
10

 
$
21

Total assets
$
13,642

 
$
4,865

 
$
502

 
$
(4,100
)
 
$
14,909

 
$
2,737

 
$
17,646
v3.20.1
Nature of Business and Basis of Presentation - Additional Information (Details) - Accounting Standards Update 2016-13
$ in Millions
Jan. 01, 2020
USD ($)
New Accounting Pronouncements or Change in Accounting Principle [Line Items]  
Cumulative effect of new accounting principle in period of adoption $ 7
Cumulative Effect, Period of Adoption, Adjustment | Advances and other receivables  
New Accounting Pronouncements or Change in Accounting Principle [Line Items]  
Cumulative effect of new accounting principle in period of adoption 7
Allowance for credit losses (7)
Cumulative Effect, Period of Adoption, Adjustment | Other Assets  
New Accounting Pronouncements or Change in Accounting Principle [Line Items]  
Cumulative effect of new accounting principle in period of adoption 2
Allowance for credit losses (2)
Retained Earnings | Cumulative Effect, Period of Adoption, Adjustment  
New Accounting Pronouncements or Change in Accounting Principle [Line Items]  
Cumulative effect of new accounting principle in period of adoption 9
Retained Earnings | Cumulative Effect, Period of Adoption, Adjustment After Tax  
New Accounting Pronouncements or Change in Accounting Principle [Line Items]  
Cumulative effect of new accounting principle in period of adoption $ 7
v3.20.1
Acquisitions - Narrative (Details) - USD ($)
 3 Months Ended
Feb. 01, 2019
Mar. 31, 2020
Mar. 31, 2019
Dec. 31, 2019
Business Acquisition [Line Items]        
Goodwill   $ 120,000,000   $ 120,000,000
Pacific Union        
Business Acquisition [Line Items]        
Cash consideration $ 116,000,000      
Goodwill 40,000,000     $ 40,000,000
Acquisition costs   $ 0 $ 2,000,000  
Revenue since acquisition     39,000,000  
Income from acquisition     14,000,000  
Salaries, Wages and Benefits | Pacific Union        
Business Acquisition [Line Items]        
Acquisition costs     1,000,000  
General and Administrative Expense | Pacific Union        
Business Acquisition [Line Items]        
Acquisition costs     $ 1,000,000  
Originations Segment | Pacific Union        
Business Acquisition [Line Items]        
Goodwill 28,000,000      
Servicing Segment | Pacific Union        
Business Acquisition [Line Items]        
Goodwill $ 12,000,000      
v3.20.1
Acquisitions - Assets Acquired and Liabilities Assumed (Details) - USD ($)
$ in Millions
Feb. 01, 2019
Mar. 31, 2020
Dec. 31, 2019
Mar. 31, 2019
Liabilities:        
Goodwill   $ 120 $ 120  
Pacific Union        
Assets:        
Cash and cash equivalents $ 37      
Restricted cash 2      
Mortgage servicing rights 271      
Advances and other receivables 84      
Mortgage loans held for sale 536     $ 536
Mortgage loans held for investment 1      
Property and equipment 8      
Other assets 483      
Fair value of assets acquired 1,422      
Liabilities:        
Notes payable 294      
Advance facilities 13      
Warehouse facilities 393      
Payables and other liabilities 530      
Other nonrecourse debt 129      
Fair value of liabilities assumed 1,359      
Total fair value of net tangible assets acquired 63      
Intangible assets 13      
Goodwill 40   $ 40  
Final purchase price $ 116      
Customer relationships | Pacific Union        
Liabilities:        
Useful life, assets acquired 10 years      
v3.20.1
Acquisitions - Pro Forma Information (Details)
$ in Millions
 3 Months Ended
Mar. 31, 2019
USD ($)
Business Combinations [Abstract]  
Pro forma total revenues $ 269
Pro forma net income (loss) $ (184)
v3.20.1
Mortgage Servicing Rights ("MSRs") and Related Liabilities - MSRs and Related Liabilities (Details) - USD ($)
$ in Millions
Mar. 31, 2020
Dec. 31, 2019
Mortgage Servicing Rights [Line Items]    
Mortgage servicing rights at fair value $ 3,109 $ 3,496
Mortgage servicing rights - fair value and amortized cost 3,115 3,502
Mortgage servicing liabilities - amortized cost 53 61
Excess spread financing - fair value 1,242 1,311
Mortgage servicing rights financing - fair value 43 37
MSR related liabilities - nonrecourse at fair value 1,285 1,348
Mortgage servicing rights    
Mortgage Servicing Rights [Line Items]    
Mortgage servicing rights at fair value 3,109 3,496
Mortgage servicing right at amortized cost 6 6
Mortgage servicing rights - fair value and amortized cost 3,115 3,502
Mortgage servicing liabilities - amortized cost $ 53 $ 61
v3.20.1
Mortgage Servicing Rights ("MSRs") and Related Liabilities - MSR's at Fair Value (Details) - USD ($)
$ in Millions
 3 Months Ended
Mar. 31, 2020
Mar. 31, 2019
Feb. 01, 2019
Servicing Asset at Fair Value, Amount [Roll Forward]      
Fair value - beginning of period $ 3,496    
Fair value - end of period 3,109    
Mortgage servicing rights      
Servicing Asset at Fair Value, Amount [Roll Forward]      
Fair value - beginning of period 3,496 $ 3,665  
Servicing retained from mortgage loans sold 123 66  
Purchases of servicing rights 24 409  
Sales of servicing assets 0 260  
Changes in valuation inputs or assumptions used in the valuation model (401) (332)  
Other changes in fair value (133) (67)  
Fair value - end of period $ 3,109 3,481  
Pacific Union      
Servicing Asset at Fair Value, Amount [Roll Forward]      
Mortgage servicing rights     $ 271
Pacific Union | Mortgage servicing rights      
Servicing Asset at Fair Value, Amount [Roll Forward]      
Mortgage servicing rights   $ 271  
v3.20.1
Mortgage Servicing Rights ("MSRs") and Related Liabilities - UPB related to owned MSRs (Details) - USD ($)
$ in Millions
Mar. 31, 2020
Dec. 31, 2019
Owned Service Loans [Line Items]    
Fair Value $ 3,109 $ 3,496
Mortgage servicing rights    
Owned Service Loans [Line Items]    
UPB 290,634 296,782
Fair Value 3,109 3,496
Credit sensitive | Mortgage servicing rights    
Owned Service Loans [Line Items]    
UPB 138,726 147,895
Fair Value 1,386 1,613
Interest sensitive | Mortgage servicing rights    
Owned Service Loans [Line Items]    
UPB 151,908 148,887
Fair Value 1,723 1,883
Agency(1) | Mortgage servicing rights    
Owned Service Loans [Line Items]    
UPB 238,956 240,688
Fair Value 2,618 2,944
Non-agency(2) | Mortgage servicing rights    
Owned Service Loans [Line Items]    
UPB 51,678 56,094
Fair Value $ 491 $ 552
v3.20.1
Mortgage Servicing Rights ("MSRs") and Related Liabilities - Fair Value Assumptions (Details)
 3 Months Ended 12 Months Ended
Mar. 31, 2020
Dec. 31, 2019
Mortgage servicing rights    
Assumption for Fair Value of Mortgage Servicing Rights    
Discount rate 9.70% 9.70%
Prepayment speeds 13.40% 13.10%
Average life 5 years 8 months 5 years 9 months
Mortgage servicing rights | Credit sensitive    
Assumption for Fair Value of Mortgage Servicing Rights    
Discount rate 10.20% 10.40%
Prepayment speeds 13.00% 12.70%
Average life 5 years 10 months 8 days 6 years
Mortgage servicing rights | Interest sensitive    
Assumption for Fair Value of Mortgage Servicing Rights    
Discount rate 9.10% 9.10%
Prepayment speeds 13.80% 13.50%
Average life 5 years 6 months 5 years 8 months
Excess spread financing | Weighted-average    
Assumption for Fair Value of Mortgage Servicing Rights    
Discount rate 11.60% 11.60%
Prepayment speeds 12.80% 12.60%
Recapture rate 18.60% 20.10%
Average life 5 years 8 months 12 days 5 years 9 months 18 days
MSR Financing Liability | Financing rates    
Assumption for Fair Value of Mortgage Servicing Rights    
Advance financing rates 1.70% 3.50%
MSR Financing Liability | Recovery rates    
Assumption for Fair Value of Mortgage Servicing Rights    
Annual advance recovery rates 18.40% 18.80%
Agency(1) | Mortgage servicing rights    
Assumption for Fair Value of Mortgage Servicing Rights    
Discount rate 9.00% 9.00%
Prepayment speeds 13.20% 13.00%
Average life 5 years 7 months 5 years 9 months
Non-agency(2) | Mortgage servicing rights    
Assumption for Fair Value of Mortgage Servicing Rights    
Discount rate 12.60% 12.60%
Prepayment speeds 14.30% 13.80%
Average life 6 years 1 month 6 years 2 months
v3.20.1
Mortgage Servicing Rights ("MSRs") and Related Liabilities - Narrative (Details) - USD ($)
 3 Months Ended
Mar. 31, 2020
Dec. 31, 2019
Mar. 31, 2019
Forward MSRs Sold      
Servicing Asset at Amortized Cost [Line Items]      
UPB $ 40,000,000   $ 19,409,000,000
Forward MSRs Sold, Subservicing Retained      
Servicing Asset at Amortized Cost [Line Items]      
UPB 0   $ 19,276,000,000
Reverse mortgage servicing rights      
Servicing Asset at Amortized Cost [Line Items]      
UPB 21,590,000,000 $ 22,725,000,000  
Mortgage servicing rights      
Servicing Asset at Amortized Cost [Line Items]      
UPB 290,634,000,000 $ 296,782,000,000  
Impairment $ 0    
v3.20.1
Mortgage Servicing Rights ("MSRs") and Related Liabilities - Fair Value Sensitivity Analysis (Details) - USD ($)
$ in Millions
Mar. 31, 2020
Dec. 31, 2019
Mortgage servicing rights    
Sensitivity Analysis of Fair Value of Interests Continued to be Held by Transferor, Servicing Assets or Liabilities, Impact of Adverse Change in Assumption [Line Items]    
Total Prepayment Speeds, 10% Adverse Change $ (158) $ (165)
Total Prepayment Speeds, 20% Adverse Change (305) (317)
Excess spread financing    
Sensitivity Analysis of Fair Value of Interests Continued to be Held by Transferor, Servicing Assets or Liabilities, Impact of Adverse Change in Assumption [Line Items]    
Total Prepayment Speeds, 10% Adverse Change 48 46
Total Prepayment Speeds, 20% Adverse Change 98 96
100 Basis Points | Mortgage servicing rights    
Sensitivity Analysis of Fair Value of Interests Continued to be Held by Transferor, Servicing Assets or Liabilities, Impact of Adverse Change in Assumption [Line Items]    
Discount Rate, Adverse Change (111) (127)
100 Basis Points | Excess spread financing    
Sensitivity Analysis of Fair Value of Interests Continued to be Held by Transferor, Servicing Assets or Liabilities, Impact of Adverse Change in Assumption [Line Items]    
Discount Rate, Adverse Change 43 46
200 Basis Points | Mortgage servicing rights    
Sensitivity Analysis of Fair Value of Interests Continued to be Held by Transferor, Servicing Assets or Liabilities, Impact of Adverse Change in Assumption [Line Items]    
Discount Rate, Adverse Change (214) (245)
200 Basis Points | Excess spread financing    
Sensitivity Analysis of Fair Value of Interests Continued to be Held by Transferor, Servicing Assets or Liabilities, Impact of Adverse Change in Assumption [Line Items]    
Discount Rate, Adverse Change $ 89 $ 95
v3.20.1
Mortgage Servicing Rights ("MSRs") and Related Liabilities - Reverse MSRs and Liabilities - Amortized Cost (Details) - USD ($)
$ in Millions
 3 Months Ended
Mar. 31, 2020
Mar. 31, 2019
Servicing Asset at Amortized Cost, Balance [Roll Forward]    
Fair value - end of period $ 3,109  
Servicing Liability at Amortized Cost [Roll Forward]    
Servicing liability at amortized cost, beginning balance 61  
Servicing liability at amortized cost, ending balance 53  
Reverse mortgage servicing rights    
Servicing Asset at Amortized Cost, Balance [Roll Forward]    
Servicing asset at amortized cost, beginning balance 6 $ 11
Servicing asset, amortization 0 0
Servicing asset, adjustments 0 (4)
Servicing asset at amortized cost, ending balance 6 7
Fair value - end of period 6 7
Mortgage servicing rights financing    
Servicing Liability at Amortized Cost [Roll Forward]    
Servicing liability at amortized cost, beginning balance 61 71
Servicing liability, amortization/accretion (8) (18)
Servicing liability, adjustments 0 37
Servicing liability at amortized cost, ending balance 53 90
Fair value - end of period $ 27 $ 75
v3.20.1
Mortgage Servicing Rights ("MSRs") and Related Liabilities - Servicing Revenue (Details) - USD ($)
$ in Millions
 3 Months Ended
Mar. 31, 2020
Mar. 31, 2019
Transfers and Servicing [Abstract]    
Contractually specified servicing fees $ 297 $ 281
Other service-related income 49 50
Incentive and modification income 10 7
Late fees 27 25
Reverse servicing fees 6 9
Mark-to-market adjustments (383) (293)
Counterparty revenue share (76) (48)
Amortization, net of accretion (76) (23)
Total servicing revenue (146) 8
Cumulative incurred losses related to advances and other receivables associated with inactive and liquidated loans 10 11
Servicing fee income accretion expense 68 36
Accretion of MSL $ 8 $ 18
v3.20.1
Advances and Other Receivables, Net - Schedule of Accounts Receivable (Details) - USD ($)
$ in Millions
Mar. 31, 2020
Dec. 31, 2019
Mar. 31, 2019
Dec. 31, 2018
Receivables [Abstract]        
Servicing advances, net of $125 and $131 discount, respectively $ 688 $ 970    
Receivables from agencies, investors and prior servicers, net of $21 and $21 discount, respectively 190 193    
Reserves (193) (175)    
Total advances and other receivables, net 685 988    
Servicing advances discount 125 131 $ 169 $ 205
Receivables discount $ 21 $ 21 $ 48 $ 48
v3.20.1
Advances and Other Receivables, Net - Advances and Other Receivables Roll Forward (Details) - USD ($)
$ in Millions
 3 Months Ended
Mar. 31, 2020
Mar. 31, 2019
Advances And Other Receivables, Reserves [Roll Forward]    
Balance - beginning of period $ 168 $ 47
Provision and other additions 30 30
Write-offs (5) (6)
Balance - end of period 193 71
Cumulative incurred losses related to advances and other receivables associated with inactive and liquidated loans $ (10) $ (11)
v3.20.1
Advances and Other Receivables, Net - Narrative (Details) - USD ($)
$ in Millions
 3 Months Ended
Mar. 31, 2020
Jan. 01, 2020
Dec. 31, 2019
Mar. 31, 2019
Feb. 28, 2019
Dec. 31, 2018
Accounts, Notes, Loans and Financing Receivable [Line Items]            
Receivables discount $ 21   $ 21 $ 48   $ 48
Utilization of purchase discounts 175          
Purchase discount, including servicing advances and receivables with imputed interest 146          
Financing receivable, allowance for credit loss $ 23          
Financial instruments collection period 39 months          
Pacific Union            
Accounts, Notes, Loans and Financing Receivable [Line Items]            
Receivables discount         $ 19  
WMIH Corp And Wand Merger Corporation            
Accounts, Notes, Loans and Financing Receivable [Line Items]            
Receivables discount           $ 302
Advances and other receivables | Accounting Standards Update 2016-13            
Accounts, Notes, Loans and Financing Receivable [Line Items]            
Provision for credit loss $ 6          
Cumulative Effect, Period of Adoption, Adjustment | Advances and other receivables | Accounting Standards Update 2016-13            
Accounts, Notes, Loans and Financing Receivable [Line Items]            
Allowance for credit losses   $ (7)        
v3.20.1
Advances and Other Receivables, Net - Purchase Discount (Details) - USD ($)
$ in Millions
 3 Months Ended
Mar. 31, 2020
Mar. 31, 2019
Servicing Advances    
Balance - beginning of period $ 131 $ 205
Addition from acquisition 0 19
Utilization of purchase discounts (6) (55)
Balance - end of period 125 169
Receivables from Agencies, Investors and Prior Servicers    
Balance - beginning of period 21 48
Addition from acquisition 0 0
Utilization of purchase discounts 0 0
Balance - end of period $ 21 $ 48
v3.20.1
Reverse Mortgage Interests, Net - Schedule of Reverse Mortgage Interest (Details) - USD ($)
$ in Millions
Mar. 31, 2020
Dec. 31, 2019
Mar. 31, 2019
Dec. 31, 2018
Accounts, Notes, Loans and Financing Receivable [Line Items]        
Participating interests in HECM mortgage-backed securities (“HMBS”), net of $16 and $10 purchase discount and premium, respectively $ 4,027 $ 4,292    
Other interests securitized, net of $44 and $56 purchase discount, respectively 851 938    
Unsecuritized interests, net of $69 and $68 purchase discount, respectively 1,080 1,052    
Reserves (3) (3) $ (8) $ (13)
Total reverse mortgage interests, net 5,955 6,279    
Other interests securitized, purchase discount 44 56 112 100
Unsecuritized interests, purchase discount 69 68 $ 95 $ 122
Mortgage-backed debt        
Accounts, Notes, Loans and Financing Receivable [Line Items]        
Debt premium $ 16 $ 10    
v3.20.1
Reverse Mortgage Interests, Net - Narrative (Details) - USD ($)
$ in Millions
 3 Months Ended
Mar. 31, 2020
Mar. 31, 2019
Dec. 31, 2019
Aug. 01, 2018
Accounts, Notes, Loans and Financing Receivable [Line Items]        
Fair Value $ 23   $ 22  
Purchase discount 60   46  
Unsecuritized HECM        
Accounts, Notes, Loans and Financing Receivable [Line Items]        
Interest earned on HECM loans 62 $ 82    
Trust 2018-3        
Accounts, Notes, Loans and Financing Receivable [Line Items]        
UPB sold   20    
Participating Interests in HMBS        
Accounts, Notes, Loans and Financing Receivable [Line Items]        
UPB securitized 52 82    
Government National Mortgage Association (GNMA) Insured Loans        
Accounts, Notes, Loans and Financing Receivable [Line Items]        
UPB securitized   61    
Other Interest Securitized and Unsecuritized Interests        
Accounts, Notes, Loans and Financing Receivable [Line Items]        
Purchase discount       $ 298
Reverse Mortgage Interests, Unsecuritized | HECM        
Accounts, Notes, Loans and Financing Receivable [Line Items]        
Repurchase of HECM loans 383 740    
Repurchase of HECM loans funded by prior servicer 103 188    
Housing And Urban Development, Home Equity Conversion Mortgage Loans        
Accounts, Notes, Loans and Financing Receivable [Line Items]        
Unsecuritized interests 266 $ 514    
Mortgage-backed debt        
Accounts, Notes, Loans and Financing Receivable [Line Items]        
Debt premium $ 16   $ 10  
Mortgage-backed debt | Participating Interests in HMBS        
Accounts, Notes, Loans and Financing Receivable [Line Items]        
Debt premium       $ 42
v3.20.1
Reverse Mortgage Interests, Net - Unsecuritized Interest (Details) - USD ($)
$ in Millions
Mar. 31, 2020
Dec. 31, 2019
Mar. 31, 2019
Dec. 31, 2018
Reverse Mortgage Interest [Abstract]        
Repurchased HECM loans (exceeds 98% MCA) $ 782 $ 789    
HECM related receivables(1) 257 250    
Funded borrower draws not yet securitized 64 67    
Real estate owned (“REO”) related receivables 46 14    
Purchase discount, net (69) (68) $ (95) $ (122)
Total unsecuritized interests $ 1,080 $ 1,052    
v3.20.1
Reverse Mortgage Interests, Net - Reserves Roll Forward (Details) - USD ($)
$ in Millions
 3 Months Ended
Mar. 31, 2020
Mar. 31, 2019
Reverse Mortgage Interests Reserves [Roll Forward]    
Balance - beginning of period $ 3 $ 13
Provision (release), net 0 0
Write-offs 0 (5)
Balance - end of period $ 3 $ 8
v3.20.1
Reverse Mortgage Interests, Net - Purchase Discount Rollforward (Details) - USD ($)
$ in Millions
 3 Months Ended
Mar. 31, 2020
Mar. 31, 2019
Net Discount for Other Interest Securitized    
Balance - beginning of period $ (56) $ (100)
Adjustments   (2)
Utilization of purchase discounts 5 6
Accretion 17 (15)
Transfers (10) (1)
Balance - end of period (44) (112)
Net Discount for Unsecuritized Interests    
Balance - beginning of period (68) (122)
Additions   (6)
Utilization of purchase discounts 5 22
Accretion 2 18
Transfers (8) (7)
Balance - end of period (69) (95)
Participating Interests in HMBS | Mortgage-backed debt    
Net Premium for Participating Interests in HMBS    
Balance - beginning of period 10 58
Adjustments   16
Utilization of purchase discounts 0 0
Amortization (44) (14)
Transfers 18 8
Balance - end of period $ (16) $ 36
v3.20.1
Mortgage Loans Held for Sale and Investment - Mortgage Loans Held for Sale (Details) - USD ($)
$ in Millions
Mar. 31, 2020
Dec. 31, 2019
Accounts, Notes, Loans and Financing Receivable [Line Items]    
Mortgage loans held for sale – UPB $ 3,735 $ 3,949
Mark-to-market adjustment 187 128
Total mortgage loans held for sale 3,922 4,077
UPB 33 29
Ginnie Mae Repurchased Loans    
Accounts, Notes, Loans and Financing Receivable [Line Items]    
UPB $ 28 $ 25
v3.20.1
Mortgage Loans Held for Sale and Investment - Narrative (Details) - USD ($)
$ in Millions
 3 Months Ended
Mar. 31, 2020
Mar. 31, 2019
Dec. 31, 2019
Mortgage Loans Held for Sale and Investment [Abstract]      
Mortgage loans held for sale in foreclosure $ 24   $ 21
Sale of mortgage loans held for sale 13,724 $ 6,194  
Gain on sale of mortgage loans held for sale $ 275 $ 106  
v3.20.1
Mortgage Loans Held for Sale and Investment - Reconciliation to Cash Flow (Details) - USD ($)
$ in Millions
 3 Months Ended
Mar. 31, 2020
Mar. 31, 2019
Feb. 01, 2019
Loans Receivable Held-for-sale, Net, Reconciliation to Cash Flow [Roll Forward]      
Balance - beginning of period $ 4,077 $ 1,631  
Loans sold (13,510) (6,088)  
Mortgage loans originated and purchased, net of fees 12,375 6,253  
Repurchase of loans out of Ginnie Mae securitizations 919 364  
Changes in fair value 61 10  
Net transfers of mortgage loans held for sale from REO in other assets and transfer from mortgage loans held for investment 0 0  
Balance - end of period $ 3,922 2,170  
Pacific Union      
Loans Receivable Held-for-sale, Net, Reconciliation to Cash Flow [Roll Forward]      
Mortgage loans held for sale   $ 536 $ 536
v3.20.1
Leases - Narrative (Details) - USD ($)
$ in Millions
Mar. 31, 2020
Dec. 31, 2019
Lessee, Lease, Description [Line Items]    
ROU asset $ 111 $ 121
Operating lease liabilities $ 125 $ 135
Minimum    
Lessee, Lease, Description [Line Items]    
Term of lease 1 year  
Term of extension 3 years  
Maximum    
Lessee, Lease, Description [Line Items]    
Term of lease 9 years  
Term of extension 5 years  
v3.20.1
Leases - Net Lease Costs (Details) - USD ($)
$ in Millions
 3 Months Ended
Mar. 31, 2020
Mar. 31, 2019
Leases [Abstract]    
Operating lease cost $ 10 $ 8
Short-term lease cost 0 1
Sublease income (1) 0
Net lease cost $ 9 $ 9
v3.20.1
Leases - Other Information (Details) - USD ($)
$ in Millions
 3 Months Ended
Mar. 31, 2020
Mar. 31, 2019
Leases [Abstract]    
Operating cash flows from operating leases $ 10 $ 6
Leased assets obtained in exchange for new operating lease liabilities $ 0 $ 127
Weighted average remaining lease term, in years 5 years 7 months 6 days 5 years 6 months
Weighted average discount rate 5.00% 5.00%
v3.20.1
Leases - Maturity of Lease Liabilities (Details) - USD ($)
$ in Millions
Mar. 31, 2020
Dec. 31, 2019
Operating Leases    
2020 $ 37  
2021 29  
2022 20  
2023 16  
2024 11  
2025 and thereafter 30  
Total future minimum lease payments 143  
Less: imputed interest 18  
Total operating lease liabilities $ 125 $ 135
v3.20.1
Other Assets - Schedule of Others Assets (Details) - USD ($)
$ in Millions
Mar. 31, 2020
Dec. 31, 2019
Deferred Costs, Capitalized, Prepaid, and Other Assets Disclosure [Abstract]    
Loans subject to repurchase right from Ginnie Mae $ 468 $ 560
Derivative financial instruments 294 153
Trade receivables and accrued revenues 143 126
Goodwill 120 120
Right-of-use assets 111 121
Intangible assets 61 74
Other 372 236
Total other assets $ 1,569 $ 1,390
v3.20.1
Other Assets - Narrative (Details) - USD ($)
 3 Months Ended
Mar. 31, 2020
Jan. 01, 2020
Dec. 31, 2019
Feb. 01, 2019
Other Assets [Line Items]        
Goodwill $ 120,000,000   $ 120,000,000  
Impairment expense 0      
REO loans with government guarantee 12,000,000   11,000,000  
Accounting Standards Update 2016-13 | Trade Accounts Receivable        
Other Assets [Line Items]        
Allowance for credit losses 6,000,000      
Cumulative Effect, Period of Adoption, Adjustment | Accounting Standards Update 2016-13 | Other Assets        
Other Assets [Line Items]        
Allowance for credit losses   $ (2,000,000)    
Corporate and Other        
Other Assets [Line Items]        
Impairment expense $ 4,000,000      
Pacific Union        
Other Assets [Line Items]        
Goodwill     40,000,000 $ 40,000,000
Intangible assets     $ 13,000,000  
v3.20.1
Derivative Financial Instruments - Narrative (Details) - USD ($)
$ in Millions
Mar. 31, 2020
Dec. 31, 2019
Derivative Instruments and Hedging Activities Disclosure [Abstract]    
Collateral deposit assets (liabilities) $ 178 $ 6
v3.20.1
Derivative Financial Instruments - Derivative Instruments (Details) - USD ($)
$ in Millions
 3 Months Ended
Mar. 31, 2020
Mar. 31, 2019
Dec. 31, 2019
Derivatives, Fair Value [Line Items]      
Fair Value - Asset $ 294.0   $ 153.0
Derivative Assets      
Derivatives, Fair Value [Line Items]      
Outstanding Notional 8,649.0 $ 3,190.0  
Fair Value - Asset 294.0 72.0  
Recorded Gains/(Losses) 141.0 9.0  
Derivative Assets | Loan sale commitments      
Derivatives, Fair Value [Line Items]      
Outstanding Notional 2,598.0 365.0  
Fair Value - Asset 111.0 17.0  
Recorded Gains/(Losses) 79.0 (9.0)  
Derivative Assets | IRLCs      
Derivatives, Fair Value [Line Items]      
Outstanding Notional 6,923.0 2,557.0  
Fair Value - Asset 263.0 69.0  
Recorded Gains/(Losses) 128.0 9.0  
Derivative Assets | Forward MBS trades      
Derivatives, Fair Value [Line Items]      
Outstanding Notional 886.0 410.0  
Fair Value - Asset 6.0 1.0  
Recorded Gains/(Losses) 0.0 (1.0)  
Derivative Assets | LPCs      
Derivatives, Fair Value [Line Items]      
Outstanding Notional 834.0 216.0  
Fair Value - Asset 25.0 2.0  
Recorded Gains/(Losses) 13.0 1.0  
Derivative Assets | Eurodollar futures      
Derivatives, Fair Value [Line Items]      
Outstanding Notional 6.0 7.0  
Fair Value - Asset 0.0 0.0  
Recorded Gains/(Losses) 0.0 0.0  
Derivative Liabilities      
Derivatives, Fair Value [Line Items]      
Outstanding Notional 10,267.0 3,869.0  
Fair Value - Liability 223.0 22.0  
Recorded Gains/(Losses) 208.0 (3.0)  
Derivative Liabilities | IRLCs      
Derivatives, Fair Value [Line Items]      
Outstanding Notional 22.0    
Fair Value - Liability 0.0    
Recorded Gains/(Losses) 0.0    
Derivative Liabilities | Forward MBS trades      
Derivatives, Fair Value [Line Items]      
Outstanding Notional 10,229.0 3,804.0  
Fair Value - Liability 223.0 22.0  
Recorded Gains/(Losses) 211.0 (3.0)  
Derivative Liabilities | LPCs      
Derivatives, Fair Value [Line Items]      
Outstanding Notional 10.0 52.0  
Fair Value - Liability 0.0 0.0  
Recorded Gains/(Losses) (3.0) 0.0  
Derivative Liabilities | Eurodollar futures      
Derivatives, Fair Value [Line Items]      
Outstanding Notional 6.0 13.0  
Fair Value - Liability 0.0 0.0  
Recorded Gains/(Losses) $ 0.0 $ 0.0  
v3.20.1
Indebtedness - Notes Payable Summary (Details) - USD ($)
 3 Months Ended
Mar. 31, 2020
Apr. 30, 2020
Dec. 31, 2019
Debt Instrument [Line Items]      
Debt Outstanding $ 489,000,000   $ 422,000,000
Originations Segment | Mortgage servicing rights      
Debt Instrument [Line Items]      
Capacity Amount 150,000,000    
Originations Segment | Mortgage loans, net      
Debt Instrument [Line Items]      
Debt Outstanding 3,659,000,000   3,826,000,000
Collateral Pledged 3,748,000,000   3,931,000,000
Originations Segment | Reverse mortgage interests      
Debt Instrument [Line Items]      
Debt Outstanding 598,000,000   590,000,000
Collateral Pledged 709,000,000   691,000,000
Originations Segment | MSR      
Debt Instrument [Line Items]      
Debt Outstanding 295,000,000   160,000,000
Collateral Pledged 1,216,000,000   1,359,000,000
Advance Facilities | Servicing Segment      
Debt Instrument [Line Items]      
Debt outstanding, gross 490,000,000   422,000,000
Unamortized debt issuance costs (1,000,000)   0
Debt Outstanding 489,000,000   422,000,000
Collateral Pledged 614,000,000   665,000,000
Advance Facilities | Servicing Segment | Loans Payable | $325 advance facility(1)      
Debt Instrument [Line Items]      
Capacity Amount 325,000,000    
Debt outstanding, gross 223,000,000   224,000,000
Collateral Pledged $ 283,000,000   285,000,000
Advance Facilities | Servicing Segment | Loans Payable | $325 advance facility(1) | LIBOR | Minimum      
Debt Instrument [Line Items]      
Basis spread on rate 1.50%    
Advance Facilities | Servicing Segment | Loans Payable | $325 advance facility(1) | LIBOR | Maximum      
Debt Instrument [Line Items]      
Basis spread on rate 6.50%    
Advance Facilities | Servicing Segment | Loans Payable | $250 advance facility(2)      
Debt Instrument [Line Items]      
Capacity Amount $ 250,000,000    
Debt outstanding, gross 118,000,000   98,000,000
Collateral Pledged $ 138,000,000   167,000,000
Advance Facilities | Servicing Segment | Loans Payable | $250 advance facility(2) | LIBOR | Minimum      
Debt Instrument [Line Items]      
Basis spread on rate 1.50%    
Advance Facilities | Servicing Segment | Loans Payable | $250 advance facility(2) | LIBOR | Maximum      
Debt Instrument [Line Items]      
Basis spread on rate 2.60%    
Advance Facilities | Servicing Segment | Loans Payable | $125 advance facility(3)      
Debt Instrument [Line Items]      
Capacity Amount $ 125,000,000    
Debt outstanding, gross 66,000,000   37,000,000
Collateral Pledged $ 76,000,000   88,000,000
Advance Facilities | Servicing Segment | Loans Payable | $125 advance facility(3) | LIBOR | Minimum      
Debt Instrument [Line Items]      
Basis spread on rate 1.50%    
Advance Facilities | Servicing Segment | Loans Payable | $125 advance facility(3) | LIBOR | Maximum      
Debt Instrument [Line Items]      
Basis spread on rate 7.40%    
Advance Facilities | Servicing Segment | Notes Payable to Banks | $200 advance facility      
Debt Instrument [Line Items]      
Capacity Amount $ 200,000,000    
Debt outstanding, gross 83,000,000   63,000,000
Collateral Pledged $ 117,000,000   125,000,000
Advance Facilities | Servicing Segment | Notes Payable to Banks | $200 advance facility | LIBOR      
Debt Instrument [Line Items]      
Basis spread on rate 2.50%    
Warehouse Facilities | Originations Segment      
Debt Instrument [Line Items]      
Debt outstanding, gross $ 4,257,000,000   4,416,000,000
Collateral Pledged 4,457,000,000   4,622,000,000
Warehouse Facilities | Originations Segment | $800 warehouse facility      
Debt Instrument [Line Items]      
Capacity Amount 800,000,000    
Warehouse Facilities | Originations Segment | Notes Payable to Banks | $1,500 warehouse facility      
Debt Instrument [Line Items]      
Capacity Amount 1,500,000,000    
Debt outstanding, gross 1,214,000,000   759,000,000
Collateral Pledged $ 1,160,000,000   733,000,000
Warehouse Facilities | Originations Segment | Notes Payable to Banks | $1,500 warehouse facility | LIBOR      
Debt Instrument [Line Items]      
Basis spread on rate 1.00%    
Warehouse Facilities | Originations Segment | Notes Payable to Banks | $1,200 warehouse facility      
Debt Instrument [Line Items]      
Capacity Amount $ 1,200,000,000    
Debt outstanding, gross 566,000,000   683,000,000
Collateral Pledged $ 602,000,000   724,000,000
Warehouse Facilities | Originations Segment | Notes Payable to Banks | $1,200 warehouse facility | LIBOR | Minimum      
Debt Instrument [Line Items]      
Basis spread on rate 1.50%    
Warehouse Facilities | Originations Segment | Notes Payable to Banks | $1,200 warehouse facility | LIBOR | Maximum      
Debt Instrument [Line Items]      
Basis spread on rate 3.00%    
Warehouse Facilities | Originations Segment | Notes Payable to Banks | $1,000 warehouse facility      
Debt Instrument [Line Items]      
Capacity Amount $ 1,000,000,000    
Debt outstanding, gross 593,000,000   762,000,000
Collateral Pledged $ 608,000,000   783,000,000
Warehouse Facilities | Originations Segment | Notes Payable to Banks | $1,000 warehouse facility | LIBOR | Minimum      
Debt Instrument [Line Items]      
Basis spread on rate 1.40%    
Warehouse Facilities | Originations Segment | Notes Payable to Banks | $1,000 warehouse facility | LIBOR | Maximum      
Debt Instrument [Line Items]      
Basis spread on rate 2.30%    
Warehouse Facilities | Originations Segment | Notes Payable to Banks | $800 warehouse facility      
Debt Instrument [Line Items]      
Capacity Amount $ 800,000,000    
Debt outstanding, gross 528,000,000   589,000,000
Collateral Pledged $ 639,000,000   656,000,000
Warehouse Facilities | Originations Segment | Notes Payable to Banks | $800 warehouse facility | LIBOR | Minimum      
Debt Instrument [Line Items]      
Basis spread on rate 2.10%    
Warehouse Facilities | Originations Segment | Notes Payable to Banks | $800 warehouse facility | LIBOR | Maximum      
Debt Instrument [Line Items]      
Basis spread on rate 3.80%    
Warehouse Facilities | Originations Segment | Notes Payable to Banks | $750 warehouse facility      
Debt Instrument [Line Items]      
Capacity Amount $ 750,000,000    
Debt outstanding, gross 347,000,000   411,000,000
Collateral Pledged $ 355,000,000   425,000,000
Warehouse Facilities | Originations Segment | Notes Payable to Banks | $750 warehouse facility | LIBOR | Minimum      
Debt Instrument [Line Items]      
Basis spread on rate 1.40%    
Warehouse Facilities | Originations Segment | Notes Payable to Banks | $750 warehouse facility | LIBOR | Maximum      
Debt Instrument [Line Items]      
Basis spread on rate 2.80%    
Warehouse Facilities | Originations Segment | Notes Payable to Banks | $700 warehouse facility      
Debt Instrument [Line Items]      
Capacity Amount $ 700,000,000    
Debt outstanding, gross 628,000,000   469,000,000
Collateral Pledged $ 649,000,000   488,000,000
Warehouse Facilities | Originations Segment | Notes Payable to Banks | $700 warehouse facility | LIBOR | Minimum      
Debt Instrument [Line Items]      
Basis spread on rate 1.30%    
Warehouse Facilities | Originations Segment | Notes Payable to Banks | $700 warehouse facility | LIBOR | Maximum      
Debt Instrument [Line Items]      
Basis spread on rate 2.20%    
Warehouse Facilities | Originations Segment | Notes Payable to Banks | $600 warehouse facility      
Debt Instrument [Line Items]      
Capacity Amount $ 600,000,000    
Debt outstanding, gross 169,000,000   174,000,000
Collateral Pledged $ 203,000,000   202,000,000
Warehouse Facilities | Originations Segment | Notes Payable to Banks | $600 warehouse facility | LIBOR      
Debt Instrument [Line Items]      
Basis spread on rate 2.00%    
Warehouse Facilities | Originations Segment | Notes Payable to Banks | $500 warehouse facility      
Debt Instrument [Line Items]      
Capacity Amount $ 500,000,000    
Debt outstanding, gross 22,000,000   336,000,000
Collateral Pledged $ 23,000,000   349,000,000
Warehouse Facilities | Originations Segment | Notes Payable to Banks | $500 warehouse facility | LIBOR | Minimum      
Debt Instrument [Line Items]      
Basis spread on rate 2.00%    
Warehouse Facilities | Originations Segment | Notes Payable to Banks | $500 warehouse facility | LIBOR | Maximum      
Debt Instrument [Line Items]      
Basis spread on rate 4.00%    
Warehouse Facilities | Originations Segment | Notes Payable to Banks | $200 warehouse facility      
Debt Instrument [Line Items]      
Capacity Amount $ 200,000,000    
Debt outstanding, gross 100,000,000   136,000,000
Collateral Pledged $ 101,000,000   136,000,000
Warehouse Facilities | Originations Segment | Notes Payable to Banks | $200 warehouse facility | LIBOR      
Debt Instrument [Line Items]      
Basis spread on rate 1.40%    
Warehouse Facilities | Originations Segment | Notes Payable to Banks | $200 warehouse facility      
Debt Instrument [Line Items]      
Capacity Amount $ 200,000,000    
Debt outstanding, gross 21,000,000   27,000,000
Collateral Pledged $ 21,000,000   27,000,000
Warehouse Facilities | Originations Segment | Notes Payable to Banks | $200 warehouse facility | LIBOR      
Debt Instrument [Line Items]      
Basis spread on rate 1.20%    
Warehouse Facilities | Originations Segment | Notes Payable to Banks | $200 warehouse facility      
Debt Instrument [Line Items]      
Capacity Amount $ 200,000,000    
Debt outstanding, gross 59,000,000   54,000,000
Collateral Pledged $ 83,000,000   78,000,000
Warehouse Facilities | Originations Segment | Notes Payable to Banks | $200 warehouse facility | LIBOR      
Debt Instrument [Line Items]      
Basis spread on rate 2.00%    
Warehouse Facilities | Originations Segment | Notes Payable to Banks | $200 warehouse facility      
Debt Instrument [Line Items]      
Capacity Amount $ 200,000,000    
Debt outstanding, gross 0   0
Collateral Pledged $ 0   0
Warehouse Facilities | Originations Segment | Notes Payable to Banks | $200 warehouse facility | LIBOR      
Debt Instrument [Line Items]      
Basis spread on rate 1.30%    
Warehouse Facilities | Originations Segment | Notes Payable to Banks | $50 warehouse facility      
Debt Instrument [Line Items]      
Capacity Amount $ 50,000,000    
Debt outstanding, gross 4,000,000   11,000,000
Collateral Pledged $ 6,000,000   15,000,000
Warehouse Facilities | Originations Segment | Notes Payable to Banks | $50 warehouse facility | LIBOR | Minimum      
Debt Instrument [Line Items]      
Basis spread on rate 2.00%    
Warehouse Facilities | Originations Segment | Notes Payable to Banks | $50 warehouse facility | LIBOR | Maximum      
Debt Instrument [Line Items]      
Basis spread on rate 6.00%    
Warehouse Facilities | Originations Segment | Notes Payable to Banks | $40 warehouse facility      
Debt Instrument [Line Items]      
Capacity Amount $ 40,000,000    
Debt outstanding, gross 6,000,000   5,000,000
Collateral Pledged $ 7,000,000   6,000,000
Warehouse Facilities | Originations Segment | Notes Payable to Banks | $40 warehouse facility | LIBOR      
Debt Instrument [Line Items]      
Basis spread on rate 3.30%    
MSR Facility | Originations Segment      
Debt Instrument [Line Items]      
Debt outstanding, gross $ 295,000,000   160,000,000
Collateral Pledged 1,216,000,000   1,359,000,000
MSR Facility | Originations Segment | Notes Payable to Banks | $400 warehouse facility      
Debt Instrument [Line Items]      
Capacity Amount 400,000,000    
Debt outstanding, gross 150,000,000   150,000,000
Collateral Pledged $ 836,000,000   945,000,000
MSR Facility | Originations Segment | Notes Payable to Banks | $400 warehouse facility | LIBOR | Minimum      
Debt Instrument [Line Items]      
Basis spread on rate 3.50%    
MSR Facility | Originations Segment | Notes Payable to Banks | $400 warehouse facility | LIBOR | Maximum      
Debt Instrument [Line Items]      
Basis spread on rate 6.10%    
MSR Facility | Originations Segment | Notes Payable to Banks | $400 warehouse facility      
Debt Instrument [Line Items]      
Capacity Amount $ 400,000,000    
Debt outstanding, gross 75,000,000   0
Collateral Pledged $ 190,000,000   200,000,000
MSR Facility | Originations Segment | Notes Payable to Banks | $400 warehouse facility | LIBOR      
Debt Instrument [Line Items]      
Basis spread on rate 2.30%    
MSR Facility | Originations Segment | Notes Payable to Banks | $150 warehouse facility      
Debt Instrument [Line Items]      
Capacity Amount $ 150,000,000    
Debt outstanding, gross 40,000,000   0
Collateral Pledged $ 119,000,000   130,000,000
MSR Facility | Originations Segment | Notes Payable to Banks | $150 warehouse facility | LIBOR      
Debt Instrument [Line Items]      
Basis spread on rate 2.80%    
MSR Facility | Originations Segment | Notes Payable to Banks | $50 warehouse facility      
Debt Instrument [Line Items]      
Capacity Amount $ 50,000,000    
Debt outstanding, gross 30,000,000   10,000,000
Collateral Pledged $ 71,000,000   84,000,000
MSR Facility | Originations Segment | Notes Payable to Banks | $50 warehouse facility | LIBOR      
Debt Instrument [Line Items]      
Basis spread on rate 2.80%    
Warehouse and MSR Facilities      
Debt Instrument [Line Items]      
Unamortized debt issuance costs $ (1,000,000)   (1,000,000)
Debt Outstanding 4,551,000,000   4,575,000,000
Warehouse and MSR Facilities | Originations Segment      
Debt Instrument [Line Items]      
Debt outstanding, gross 4,552,000,000   4,576,000,000
Collateral Pledged $ 5,673,000,000   $ 5,981,000,000
Subsequent Event | Advance Facilities | Servicing Segment | Loans Payable | $325 advance facility(1)      
Debt Instrument [Line Items]      
Capacity Amount   $ 425,000,000  
Subsequent Event | Advance Facilities | Servicing Segment | Loans Payable | $125 advance facility(3)      
Debt Instrument [Line Items]      
Capacity Amount   $ 875,000,000  
v3.20.1
Indebtedness - Summary of Unsecured Senior Notes (Details) - USD ($)
Mar. 31, 2020
Dec. 31, 2019
Debt Instrument [Line Items]    
Unsecured senior notes, net $ 2,259,000,000 $ 2,366,000,000
Unsecured Senior Notes    
Debt Instrument [Line Items]    
Unsecured senior notes principal amount 2,300,000,000 2,398,000,000
Unamortized debt issuance costs, premium and discount (41,000,000) (32,000,000)
Unsecured senior notes, net 2,259,000,000 2,366,000,000
Face Value 2,300,000,000  
Unsecured Senior Notes | $950 face value, 8.125% interest rate payable semi-annually, due July 2023    
Debt Instrument [Line Items]    
Unsecured senior notes principal amount 950,000,000 950,000,000
Face Value $ 950,000,000  
Interest Rate 8.125%  
Unsecured Senior Notes | $750 face value, 9.125% interest rate payable semi-annually, due July 2026    
Debt Instrument [Line Items]    
Unsecured senior notes principal amount $ 750,000,000 750,000,000
Face Value $ 750,000,000  
Interest Rate 9.125%  
Unsecured Senior Notes | $600 face value, 6.000% interest rate payable semi-annually, due January 2027(1)    
Debt Instrument [Line Items]    
Unsecured senior notes principal amount $ 600,000,000 0
Face Value $ 600,000,000  
Interest Rate 6.00%  
Unsecured Senior Notes | $600 face value, 6.500% interest rate payable semi-annually, due July 2021    
Debt Instrument [Line Items]    
Unsecured senior notes principal amount $ 0 492,000,000
Face Value $ 600,000,000  
Interest Rate 6.50%  
Unsecured Senior Notes | $300 face value, 6.500% interest rate payable semi-annually, due June 2022(2)    
Debt Instrument [Line Items]    
Unsecured senior notes principal amount $ 0 $ 206,000,000
Face Value $ 300,000,000  
Interest Rate 6.50%  
v3.20.1
Indebtedness - Narrative (Details)
$ in Millions
 3 Months Ended
Mar. 31, 2020
USD ($)
Unsecured Senior Notes  
Debt Instrument [Line Items]  
Maximum percentage redeemable on unsecured debt 40.00%
Unsecured Senior Notes  
Debt Instrument [Line Items]  
Repayments of debt $ 100
Amount of principal amount outstanding repaid 598
Loss on repurchase of debt $ 1
Minimum | Nonrecourse debt–legacy assets  
Debt Instrument [Line Items]  
Interest rate 1.80%
Minimum | Secured Debt | HECM Securitizations  
Debt Instrument [Line Items]  
Interest rate 2.30%
Maximum | Nonrecourse debt–legacy assets  
Debt Instrument [Line Items]  
Interest rate 5.60%
Maximum | Secured Debt | HECM Securitizations  
Debt Instrument [Line Items]  
Interest rate 6.00%
v3.20.1
Indebtedness - Schedule of Notes Maturity (Details) - Unsecured Senior Notes
Mar. 31, 2020
USD ($)
Debt Instrument [Line Items]  
2020 $ 0
2021 0
2022 0
2023 950,000,000
2024 0
Thereafter 1,350,000,000
Total unsecured senior notes principal amount $ 2,300,000,000
v3.20.1
Indebtedness - Summary of Other Non-Recourse Debt (Details) - USD ($)
$ in Millions
Mar. 31, 2020
Dec. 31, 2019
Debt Instrument [Line Items]    
Non-recourse debt $ 4,945 $ 5,286
Unamortized debt issuance costs, premium and discount 7 10
Participating interest financing(1)    
Debt Instrument [Line Items]    
Non-recourse debt 4,045 4,284
Trust 2019-2    
Debt Instrument [Line Items]    
Collateral Amount 306  
Non-recourse debt 297 333
Trust 2019-1    
Debt Instrument [Line Items]    
Collateral Amount 286  
Non-recourse debt 269 302
Trust 2018-3    
Debt Instrument [Line Items]    
Collateral Amount 209  
Non-recourse debt 190 209
Trust 2018-2    
Debt Instrument [Line Items]    
Collateral Amount 157  
Non-recourse debt 137 148
Other    
Debt Instrument [Line Items]    
Non-recourse debt 4,938 $ 5,276
Nonrecourse debt–legacy assets | Participating interest financing(1)    
Debt Instrument [Line Items]    
Collateral Amount $ 0  
v3.20.1
Payables and Other Liabilities - Schedule of Accounts Payable (Details) - USD ($)
$ in Millions
Mar. 31, 2020
Dec. 31, 2019
Payables and Accruals [Abstract]    
Loans subject to repurchase right from Ginnie Mae $ 468 $ 560
Payables to servicing and subservicing investors 407 423
Derivative financial instruments 223 15
Payable to GSEs and securitized trusts 148 182
Operating lease liabilities 125 135
Other liabilities 594 701
Total payables and other liabilities $ 1,965 $ 2,016
v3.20.1
Payables and Other Liabilities - Repurchase Reserves (Details) - USD ($)
$ in Millions
 3 Months Ended
Mar. 31, 2020
Mar. 31, 2019
Loans Subject to Repurchase Reserve [Roll Forward]    
Balance - beginning of period $ 25 $ 8
Provisions 5 8
Releases (1) 0
Balance - end of period $ 29 $ 16
v3.20.1
Securitizations and Financings - Assets and Liabilities of Consolidated VIEs (Details)
$ in Millions
 3 Months Ended
Mar. 31, 2020
USD ($)
special_purpose_entity
Dec. 31, 2019
USD ($)
Assets and Associated Liabilities of Transfers Accounted for as Secured Borrowings [Line Items]    
Number of SPEs | special_purpose_entity 4  
Assets - transfers accounted for as secured borrowings $ 551 $ 606
Assets - reverse secured borrowings 4,921 5,272
Liabilities - transfers accounted for as secured borrowings 407 360
Liabilities - reverse secured borrowings 4,939 5,277
Purchase discount 60 46
Residential Mortgage | Restricted cash    
Assets and Associated Liabilities of Transfers Accounted for as Secured Borrowings [Line Items]    
Assets - transfers accounted for as secured borrowings 53 66
Assets - reverse secured borrowings 43 42
Residential Mortgage | Reverse mortgage interests    
Assets and Associated Liabilities of Transfers Accounted for as Secured Borrowings [Line Items]    
Assets - transfers accounted for as secured borrowings 0 0
Assets - reverse secured borrowings 4,878 5,230
Residential Mortgage | Advances and other receivables, net    
Assets and Associated Liabilities of Transfers Accounted for as Secured Borrowings [Line Items]    
Assets - transfers accounted for as secured borrowings 498 540
Assets - reverse secured borrowings 0 0
Residential Mortgage | Advance facilities    
Assets and Associated Liabilities of Transfers Accounted for as Secured Borrowings [Line Items]    
Liabilities - transfers accounted for as secured borrowings 407 359
Liabilities - reverse secured borrowings 0 0
Residential Mortgage | Payables and other liabilities    
Assets and Associated Liabilities of Transfers Accounted for as Secured Borrowings [Line Items]    
Liabilities - transfers accounted for as secured borrowings 0 1
Liabilities - reverse secured borrowings 1 1
Residential Mortgage | Participating interest financing    
Assets and Associated Liabilities of Transfers Accounted for as Secured Borrowings [Line Items]    
Liabilities - transfers accounted for as secured borrowings 0 0
Liabilities - reverse secured borrowings 4,045 4,284
Residential Mortgage | Trust 2019-2 | HECM Securitizations (HMBS)    
Assets and Associated Liabilities of Transfers Accounted for as Secured Borrowings [Line Items]    
Liabilities - transfers accounted for as secured borrowings 0 0
Liabilities - reverse secured borrowings 297 333
Residential Mortgage | Trust 2019-1 | HECM Securitizations (HMBS)    
Assets and Associated Liabilities of Transfers Accounted for as Secured Borrowings [Line Items]    
Liabilities - transfers accounted for as secured borrowings 0 0
Liabilities - reverse secured borrowings 269 302
Residential Mortgage | Trust 2018-3 | HECM Securitizations (HMBS)    
Assets and Associated Liabilities of Transfers Accounted for as Secured Borrowings [Line Items]    
Liabilities - transfers accounted for as secured borrowings 0 0
Liabilities - reverse secured borrowings 190 209
Residential Mortgage | Trust 2018-2 | HECM Securitizations (HMBS)    
Assets and Associated Liabilities of Transfers Accounted for as Secured Borrowings [Line Items]    
Liabilities - transfers accounted for as secured borrowings 0 0
Liabilities - reverse secured borrowings $ 137 $ 148
v3.20.1
Securitizations and Financings - Securitization Trusts (Details) - USD ($)
$ in Millions
Mar. 31, 2020
Dec. 31, 2019
Variable Interest Entities and Securitizations [Abstract]    
Total collateral balances - UPB $ 1,460 $ 1,503
Total certificate balances 1,467 1,512
Unconsolidated securitization trusts $ 184 $ 193
v3.20.1
Stockholders' Equity - Narrative (Details)
shares in Millions, $ in Millions
 3 Months Ended 12 Months Ended
Mar. 31, 2020
USD ($)
shares
Mar. 31, 2019
USD ($)
shares
Dec. 31, 2019
Class of Stock [Line Items]      
Compensation expense | $ $ 4 $ 4  
RSUs      
Class of Stock [Line Items]      
Shares granted (in shares) 1.1 1.9  
Number of installment anniversaries     3
PSUs      
Class of Stock [Line Items]      
Shares granted (in shares) 0.5    
Vesting period 3 years    
PSUs | Base Grant Multiplied By Achieved TSR In Initial Year (up to)      
Class of Stock [Line Items]      
Vesting percentage 33.333%    
PSUs | Base Grant Multiplied BY Achieved TSR in Final Year Less Initial Year Vesting (up to)      
Class of Stock [Line Items]      
Vesting percentage 100.00%    
Minimum | PSUs      
Class of Stock [Line Items]      
Shares of common stock, target based award, percentage 0.00%    
Maximum | PSUs      
Class of Stock [Line Items]      
Shares of common stock, target based award, percentage 200.00%    
v3.20.1
Earnings Per Share (Details) - USD ($)
$ / shares in Units, shares in Thousands, $ in Millions
 3 Months Ended
Mar. 31, 2020
Mar. 31, 2019
Earnings Per Share [Abstract]    
Net loss attributable to Mr. Cooper $ (168) $ (186)
Less: Undistributed earnings attributable to participating stockholders 0 0
Net loss attributable to common stockholders $ (168) $ (186)
Net loss per common share attributable to Mr. Cooper:    
Basic (in dollars per share) $ (1.84) $ (2.05)
Diluted (in dollars per share) $ (1.84) $ (2.05)
Weighted average shares of common stock outstanding (in thousands):    
Basic (in shares) 91,385 90,828
Dilutive effect of stock awards (in shares) 0 0
Dilutive effect of participating securities (in shares) 0 0
Diluted (in shares) 91,385 90,828
v3.20.1
Income Taxes - Schedule of Income Taxes (Details) - USD ($)
$ in Millions
 3 Months Ended
Mar. 31, 2020
Mar. 31, 2019
Income Tax Disclosure [Abstract]    
Loss before income tax benefit $ (239) $ (233)
Income tax benefit $ (68) $ (47)
Effective tax rate 28.40% 20.30%
v3.20.1
Fair Value Measurements - Measured on a Recurring Basis (Details) - USD ($)
$ in Millions
Mar. 31, 2020
Dec. 31, 2019
Assets    
Mortgage loans held for sale $ 3,922.0 $ 4,077.0
Mortgage servicing rights 3,109.0 3,496.0
Derivative financial instruments 294.0 153.0
Liabilities    
Mortgage servicing rights financing 43.0 37.0
Recurring Fair Value Measurements    
Assets    
Mortgage loans held for sale 3,922.0 4,077.0
Mortgage servicing rights 3,109.0 3,496.0
Derivative financial instruments 294.0 153.0
Total assets 7,325.0 7,727.0
Liabilities    
Mortgage servicing rights financing 43.0 37.0
Excess spread financing 1,242.0 1,311.0
Total liabilities 1,508.0 1,363.0
Recurring Fair Value Measurements | IRLCs    
Assets    
Derivative financial instruments 263.0 135.0
Recurring Fair Value Measurements | Forward MBS trades    
Assets    
Derivative financial instruments 6.0 7.0
Liabilities    
Derivative financial instruments 223.0 12.0
Recurring Fair Value Measurements | LPCs    
Assets    
Derivative financial instruments 25.0 12.0
Liabilities    
Derivative financial instruments   3.0
Recurring Fair Value Measurements | Level 1    
Assets    
Mortgage loans held for sale 0.0 0.0
Mortgage servicing rights 0.0 0.0
Derivative financial instruments 0.0 0.0
Total assets 0.0 0.0
Liabilities    
Mortgage servicing rights financing 0.0 0.0
Excess spread financing 0.0 0.0
Total liabilities 0.0 0.0
Recurring Fair Value Measurements | Level 1 | IRLCs    
Assets    
Derivative financial instruments 0.0 0.0
Recurring Fair Value Measurements | Level 1 | Forward MBS trades    
Assets    
Derivative financial instruments 0.0 0.0
Liabilities    
Derivative financial instruments 0.0 0.0
Recurring Fair Value Measurements | Level 1 | LPCs    
Assets    
Derivative financial instruments 0.0 0.0
Liabilities    
Derivative financial instruments   0.0
Recurring Fair Value Measurements | Level 2    
Assets    
Mortgage loans held for sale 3,922.0 4,077.0
Mortgage servicing rights 0.0 0.0
Derivative financial instruments 294.0 153.0
Total assets 4,216.0 4,231.0
Liabilities    
Mortgage servicing rights financing 0.0 0.0
Excess spread financing 0.0 0.0
Total liabilities 223.0 15.0
Recurring Fair Value Measurements | Level 2 | IRLCs    
Assets    
Derivative financial instruments 263.0 135.0
Recurring Fair Value Measurements | Level 2 | Forward MBS trades    
Assets    
Derivative financial instruments 6.0 7.0
Liabilities    
Derivative financial instruments 223.0 12.0
Recurring Fair Value Measurements | Level 2 | LPCs    
Assets    
Derivative financial instruments 25.0 12.0
Liabilities    
Derivative financial instruments   3.0
Recurring Fair Value Measurements | Level 3    
Assets    
Mortgage loans held for sale 0.0 0.0
Mortgage servicing rights 3,109.0 3,496.0
Derivative financial instruments 0.0 0.0
Total assets 3,109.0 3,496.0
Liabilities    
Mortgage servicing rights financing 43.0 37.0
Excess spread financing 1,242.0 1,311.0
Total liabilities 1,285.0 1,348.0
Recurring Fair Value Measurements | Level 3 | IRLCs    
Assets    
Derivative financial instruments 0.0 0.0
Recurring Fair Value Measurements | Level 3 | Forward MBS trades    
Assets    
Derivative financial instruments 0.0 0.0
Liabilities    
Derivative financial instruments 0.0 0.0
Recurring Fair Value Measurements | Level 3 | LPCs    
Assets    
Derivative financial instruments $ 0.0 0.0
Liabilities    
Derivative financial instruments   $ 0.0
v3.20.1
Fair Value Measurements - Level 3 Reconciliation (Details) - USD ($)
$ in Millions
 3 Months Ended
Mar. 31, 2020
Mar. 31, 2019
Excess spread financing    
Fair Value, Liabilities Measured on Recurring Basis, Unobservable Input Reconciliation, Calculation [Roll Forward]    
Balance - beginning of period $ 1,311 $ 1,184
Total gains or losses included in earnings (35) (69)
Payments received from borrowers   0
Purchases 0 0
Issuances 24 245
Sales   0
Settlements (58) (51)
Balance - end of period 1,242 1,309
Mortgage servicing rights financing    
Fair Value, Liabilities Measured on Recurring Basis, Unobservable Input Reconciliation, Calculation [Roll Forward]    
Balance - beginning of period 37 32
Total gains or losses included in earnings 6 2
Payments received from borrowers   0
Purchases 0 0
Issuances 0 0
Sales   0
Settlements 0 0
Balance - end of period 43 34
Mortgage servicing rights    
Fair Value, Assets Measured on Recurring Basis, Unobservable Input Reconciliation, Calculation [Roll Forward]    
Balance - beginning of period 3,496 3,665
Total gains or losses included in earnings (534) (399)
Payments received from borrowers   0
Purchases 24 409
Issuances 123 66
Sales   (260)
Settlements 0 0
Balance - end of period $ 3,109 $ 3,481
v3.20.1
Fair Value Measurements - Fair Value by Balance Sheet Line Item (Details) - USD ($)
$ in Millions
Mar. 31, 2020
Dec. 31, 2019
Financial assets    
Reverse mortgage interests, net $ 5,955.0 $ 6,279.0
Mortgage loans held for sale 3,922.0 4,077.0
Derivative financial instruments 294.0 153.0
Financial liabilities    
Unsecured senior notes(1) 2,259.0 2,366.0
Advance facilities(1) 489.0 422.0
Warehouse facilities(1) 4,551.0 4,575.0
Mortgage servicing rights financing liability 43.0 37.0
Excess spread financing 1,242.0 1,311.0
Derivative financial instruments 223.0 15.0
Other nonrecourse debt 4,945.0 5,286.0
Participating interest financing(1)    
Financial liabilities    
Other nonrecourse debt 4,045.0 4,284.0
Trust 2019-2    
Financial liabilities    
Other nonrecourse debt 297.0 333.0
Trust 2019-1    
Financial liabilities    
Other nonrecourse debt 269.0 302.0
Trust 2018-3    
Financial liabilities    
Other nonrecourse debt 190.0 209.0
Trust 2018-2    
Financial liabilities    
Other nonrecourse debt 137.0 148.0
Recurring Fair Value Measurements    
Financial assets    
Cash and cash equivalents 579.0 329.0
Restricted cash 266.0 283.0
Advances and other receivables, net 685.0 988.0
Mortgage loans held for sale 3,922.0 4,077.0
Derivative financial instruments 294.0 153.0
Financial liabilities    
Advance facilities(1) 489.0 422.0
Warehouse facilities(1) 4,551.0 4,575.0
Mortgage servicing rights financing liability 43.0 37.0
Excess spread financing 1,242.0 1,311.0
Derivative financial instruments 223.0 15.0
Recurring Fair Value Measurements | Level 1    
Financial assets    
Cash and cash equivalents 579.0 329.0
Restricted cash 266.0 283.0
Advances and other receivables, net 0.0 0.0
Mortgage loans held for sale 0.0 0.0
Derivative financial instruments 0.0 0.0
Financial liabilities    
Advance facilities(1) 0.0 0.0
Warehouse facilities(1) 0.0 0.0
Mortgage servicing rights financing liability 0.0 0.0
Excess spread financing 0.0 0.0
Derivative financial instruments 0.0 0.0
Recurring Fair Value Measurements | Level 2    
Financial assets    
Cash and cash equivalents 0.0 0.0
Restricted cash 0.0 0.0
Advances and other receivables, net 0.0 0.0
Mortgage loans held for sale 3,922.0 4,077.0
Derivative financial instruments 294.0 153.0
Financial liabilities    
Advance facilities(1) 489.0 422.0
Warehouse facilities(1) 4,551.0 4,575.0
Mortgage servicing rights financing liability 0.0 0.0
Excess spread financing 0.0 0.0
Derivative financial instruments 223.0 15.0
Recurring Fair Value Measurements | Level 3    
Financial assets    
Cash and cash equivalents 0.0 0.0
Restricted cash 0.0 0.0
Advances and other receivables, net 685.0 988.0
Mortgage loans held for sale 0.0 0.0
Derivative financial instruments 0.0 0.0
Financial liabilities    
Advance facilities(1) 0.0 0.0
Warehouse facilities(1) 0.0 0.0
Mortgage servicing rights financing liability 43.0 37.0
Excess spread financing 1,242.0 1,311.0
Derivative financial instruments 0.0 0.0
Nonrecurring Fair Value Measurements    
Financial assets    
Reverse mortgage interests, net 5,955.0 6,279.0
Financial liabilities    
Unsecured senior notes(1) 2,259.0 2,366.0
Nonrecurring Fair Value Measurements | Participating interest financing(1)    
Financial liabilities    
Other nonrecourse debt 4,056.0 4,299.0
Nonrecurring Fair Value Measurements | Trust 2019-2    
Financial liabilities    
Other nonrecourse debt 295.0 331.0
Nonrecurring Fair Value Measurements | Trust 2019-1    
Financial liabilities    
Other nonrecourse debt 268.0 300.0
Nonrecurring Fair Value Measurements | Trust 2018-3    
Financial liabilities    
Other nonrecourse debt 189.0 208.0
Nonrecurring Fair Value Measurements | Trust 2018-2    
Financial liabilities    
Other nonrecourse debt 137.0 148.0
Nonrecurring Fair Value Measurements | Level 1    
Financial assets    
Reverse mortgage interests, net 0.0 0.0
Financial liabilities    
Unsecured senior notes(1) 2,055.0 2,505.0
Nonrecurring Fair Value Measurements | Level 1 | Participating interest financing(1)    
Financial liabilities    
Other nonrecourse debt 0.0 0.0
Nonrecurring Fair Value Measurements | Level 1 | Trust 2019-2    
Financial liabilities    
Other nonrecourse debt 0.0 0.0
Nonrecurring Fair Value Measurements | Level 1 | Trust 2019-1    
Financial liabilities    
Other nonrecourse debt 0.0 0.0
Nonrecurring Fair Value Measurements | Level 1 | Trust 2018-3    
Financial liabilities    
Other nonrecourse debt 0.0 0.0
Nonrecurring Fair Value Measurements | Level 1 | Trust 2018-2    
Financial liabilities    
Other nonrecourse debt 0.0 0.0
Nonrecurring Fair Value Measurements | Level 2    
Financial assets    
Reverse mortgage interests, net 0.0 0.0
Financial liabilities    
Unsecured senior notes(1) 0.0 0.0
Nonrecurring Fair Value Measurements | Level 2 | Participating interest financing(1)    
Financial liabilities    
Other nonrecourse debt 0.0 0.0
Nonrecurring Fair Value Measurements | Level 2 | Trust 2019-2    
Financial liabilities    
Other nonrecourse debt 0.0 0.0
Nonrecurring Fair Value Measurements | Level 2 | Trust 2019-1    
Financial liabilities    
Other nonrecourse debt 0.0 0.0
Nonrecurring Fair Value Measurements | Level 2 | Trust 2018-3    
Financial liabilities    
Other nonrecourse debt 0.0 0.0
Nonrecurring Fair Value Measurements | Level 2 | Trust 2018-2    
Financial liabilities    
Other nonrecourse debt 0.0 0.0
Nonrecurring Fair Value Measurements | Level 3    
Financial assets    
Reverse mortgage interests, net 6,015.0 6,318.0
Financial liabilities    
Unsecured senior notes(1) 0.0 0.0
Nonrecurring Fair Value Measurements | Level 3 | Participating interest financing(1)    
Financial liabilities    
Other nonrecourse debt 4,056.0 4,299.0
Nonrecurring Fair Value Measurements | Level 3 | Trust 2019-2    
Financial liabilities    
Other nonrecourse debt 295.0 331.0
Nonrecurring Fair Value Measurements | Level 3 | Trust 2019-1    
Financial liabilities    
Other nonrecourse debt 268.0 300.0
Nonrecurring Fair Value Measurements | Level 3 | Trust 2018-3    
Financial liabilities    
Other nonrecourse debt 189.0 208.0
Nonrecurring Fair Value Measurements | Level 3 | Trust 2018-2    
Financial liabilities    
Other nonrecourse debt $ 137.0 $ 148.0
v3.20.1
Commitments and Contingencies - Narrative (Details) - USD ($)
$ in Millions
 3 Months Ended
Mar. 31, 2020
Mar. 31, 2019
Dec. 31, 2019
Loss Contingencies [Line Items]      
Legal fees $ 15 $ 11  
Reverse Mortgage Servicing Rights, Excluding Subservicing      
Loss Contingencies [Line Items]      
UPB 21,590   $ 22,725
Warehouse facilities, net of unamortized debt issuance costs      
Loss Contingencies [Line Items]      
Unfunded advance obligations 2,504   $ 2,617
Litigation and Regulatory Matters | Minimum      
Loss Contingencies [Line Items]      
Estimate of possible loss 17    
Litigation and Regulatory Matters | Maximum      
Loss Contingencies [Line Items]      
Estimate of possible loss $ 47    
v3.20.1
Business Segment Reporting - Financial Information (Details) - USD ($)
$ in Millions
 3 Months Ended
Mar. 31, 2020
Mar. 31, 2019
Dec. 31, 2019
Revenues:      
Service related, net $ (53) $ 84  
Net gain on mortgage loans held for sale 331 166  
Total revenues 278 250  
Total Expenses 444 443  
Other income (expenses)      
Interest income 118 134  
Interest expense (192) (189)  
Other 1 15  
Total other income (expenses), net (73) (40)  
Loss before income tax benefit (239) (233)  
Depreciation and amortization for property and equipment and intangible assets 19 21  
Total assets 17,613 17,646 $ 18,305
Operating Segments      
Revenues:      
Service related, net (55) 84  
Net gain on mortgage loans held for sale 331 166  
Total revenues 276 250  
Total Expenses 410 398  
Other income (expenses)      
Interest income 117 132  
Interest expense (140) (132)  
Other 1 15  
Total other income (expenses), net (22) 15  
Loss before income tax benefit (156) (133)  
Depreciation and amortization for property and equipment and intangible assets 9 11  
Total assets 14,320 14,909  
Operating Segments | Servicing Segment      
Revenues:      
Service related, net (180) (27)  
Net gain on mortgage loans held for sale 34 35  
Total revenues (146) 8  
Total Expenses 149 195  
Other income (expenses)      
Interest income 83 115  
Interest expense (113) (114)  
Other 0 0  
Total other income (expenses), net (30) 1  
Loss before income tax benefit (325) (186)  
Depreciation and amortization for property and equipment and intangible assets 3 4  
Total assets 10,142 13,642  
Operating Segments | Originations Segment      
Revenues:      
Service related, net 20 15  
Net gain on mortgage loans held for sale 297 131  
Total revenues 317 146  
Total Expenses 166 104  
Other income (expenses)      
Interest income 34 17  
Interest expense (27) (18)  
Other 0 4  
Total other income (expenses), net 7 3  
Loss before income tax benefit 158 45  
Depreciation and amortization for property and equipment and intangible assets 3 3  
Total assets 9,608 4,865  
Operating Segments | Xome Segment      
Revenues:      
Service related, net 106 96  
Net gain on mortgage loans held for sale 0 0  
Total revenues 106 96  
Total Expenses 96 99  
Other income (expenses)      
Interest income 0 0  
Interest expense 0 0  
Other 1 11  
Total other income (expenses), net 1 11  
Loss before income tax benefit 11 8  
Depreciation and amortization for property and equipment and intangible assets 3 4  
Total assets 534 502  
Eliminations/Reclassification      
Revenues:      
Service related, net (1) 0  
Net gain on mortgage loans held for sale 0 0  
Total revenues (1) 0  
Total Expenses (1) 0  
Other income (expenses)      
Interest income 0 0  
Interest expense 0 0  
Other 0 0  
Total other income (expenses), net 0 0  
Loss before income tax benefit 0 0  
Depreciation and amortization for property and equipment and intangible assets 0 0  
Total assets (5,964) (4,100)  
Corporate/Other      
Revenues:      
Service related, net 2 0  
Net gain on mortgage loans held for sale 0 0  
Total revenues 2 0  
Total Expenses 34 45  
Other income (expenses)      
Interest income 1 2  
Interest expense (52) (57)  
Other 0 0  
Total other income (expenses), net (51) (55)  
Loss before income tax benefit (83) (100)  
Depreciation and amortization for property and equipment and intangible assets 10 10  
Total assets $ 3,293 $ 2,737