loanDepot Q4 2023 Earnings Call Transcript

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March 12, 2024

There are 8 speakers on the call.

Operator

you. I would now like to turn the conference over to Gerhard Erdaly, Senior Vice President, Investor Relations. Please go ahead.

Speaker 1

Good afternoon, everyone, and thank you for joining Loandepot's 4th quarter year end 2023 earnings call. Before we begin, I would like to remind everyone that this conference call may include forward looking statements regarding the company's operating and financial performance in future periods. All statements other than statements of historical fact are statements that could be deemed forward looking statements, including, but not limited to, guidance to our pull through weighted rate lock volume, origination volume, pull through weighted gain on sale margin and expense trends. These statements are based on the company's current expectations and available information. Actual results for future periods may differ materially from these forward looking statements due to risks or other factors that are described in the Risk Factors section of our filings with the SEC.

Speaker 1

A webcast and transcript of this call will be posted on the company's Investor Relations website at investors. Loandepot.com under the Events and Presentations tab. On today's call, we have Loandepot President and Chief Executive Officer, Frank Martell and Chief Financial Officer, Dave Hayes, to provide an overview of our quarter as well as our financial and operational results, outlook and to answer your questions. We are also joined by LDI Mortgage President, Jeff Walsh to help address any questions you might have after our prepared remarks. And with that, I'll turn things over to Frank

Speaker 2

to get us started. Frank? Thank you, Gerhard, and thank you all for joining us today. I look forward to sharing my perspective on the market and on our results. LoanDepot made significant progress in 2023, substantially resetting our cost structure and making critical investments in our organization, technology platforms, as well as business processes, which we believe position us to capture the benefits of the eventual rebound in mortgage volumes.

Speaker 2

Our revenues were down 22% for the full year of 2023. This decline was largely the result of lower market volumes and our exit of the wholesale channel in the middle of 2022. Over the same period of time, we reduced our expenses 36% as we continued our laser focus on implementing Vision 2025. The aggressive reset of our cost structure resulted in a significant narrowing of our Together with investments in platforms and systems, our Vision 2025 productivity improvements achieved in 20222023, combined with in flight actions expected to benefit 2024 are the necessary foundation of our planned return to profitability. As you may recall, Vision 2025 focused on 4 main areas.

Speaker 2

1st, transforming our originations business to drive purchase money transactions with an expanded emphasis on purpose driven lending. 2nd, investing in profitable growth, generating initiatives and critical business operating platforms and processes to support operating leverage at best in class quality and delivery. 3rd, aggressively rightsizing our cost structure to address current and future projected market conditions and 4th and finally, optimizing and simplifying our organization structure. Since we launched Vision 2025 in July 2022, we have reduced our annualized non volume related expenses by over $666,000,000 or approximately 40%. At the same time, we invested in successful growth related initiatives such as expanding our servicing portfolio and launching our HELOC product.

Speaker 2

In addition, we achieved significantly improved quality and delivery metrics and implemented important process and platform improvements, which we expect will continue to benefit the company post market recovery. Finally, we reinvested in our team with expanded employee benefits and training programs. In the Q4, on a year over year basis, our revenues were 35% higher on relatively flat pull through weighted lock volume. This was primarily due to the increase in our servicing revenue and the benefit of our heightened focus on loan quality, which resulted in lower repurchase reserves. In late 2022, the launch and growth of our HELOC offering was also a meaningful contributor to our year over year revenue growth.

Speaker 2

Over the same period, quarter 4 expenses decreased 12% due to the positive results of our Vision 2025 program, primarily from lower salary and occupancy costs. Regarding 2024, we expect to achieve additional productivity benefits of approximately $120,000,000 on an annualized basis. These gains will come primarily from lower third party spend, process and organizational efficiencies and lower real estate related expenses. LoanDepot has continued to make significant investments in our systems, platforms and processes that align with our strategy of being the partner of choice for the increasingly diverse communities representing growing number of home buyers. Looking ahead, we expect higher levels of automation and the benefit of productivity programs will support expanded operating leverage and fund important reinvestment in our servicing and origination platforms.

Speaker 2

One tangible example of recent reinvestments is our automated Melo Now underwriting engine. Melo Now utilizes a digital verification process that swiftly analyze credit reports, detects fraud and validates income and employment data at the point of sale and delivers a conditional loan approval to customers in minutes rather than hours or days. The launch of MellowNow helped Loandepot earn HousingWire's 2024 Tech 100 Mortgage Award, which celebrates the most innovative organizations in housing. I believe LoanDepot has a long standing reputation of forward thinking excellence in the technology space. And with this initiative and others like it, we expect to continue to build our brand as a leading innovator in the mortgage industry.

Speaker 2

We are entering 2024 with a more durable revenue model built around a strong multichannel origination business and an efficient high quality servicing platform that underpins our strategy to become a trusted partner for the entire homeownership journey. In 2023, we successfully brought our 500,000 customer servicing portfolio in house. Despite all the challenges that were presented by the market in 2023, we prioritized growing our assets under management, which ended the year at $145,000,000,000 up from $141,000,000,000 in 2022. As we look ahead to this year, we believe market volumes will improve from 2023 levels. Most recently published forecasts from the Mortgage Bankers Association called for a boost in 2024 mortgage unit volumes of approximately 17%.

Speaker 2

Higher mortgage market volumes together with our successful implementation of Vision 2025 imperatives are expected to be provide foundational support as we push to achieve our goal of returning to profitability. Before I turn

Speaker 3

the call over to Dave, I'd

Speaker 2

like to briefly touch on the cyber incident we experienced in January. As we recently disclosed, that event will have an impact on our Q1 financial results, but is not expected to have a material impact from a full year perspective. Although the company is able to recover from this event operationally in short order, sensitive personal information related to approximately 16,900,000 individuals was subject to unauthorized access. We deeply regret any possible concern or impact this has on these individuals. The company has moved very quickly to provide credit monitoring and identity theft protection services at no charge to these individuals.

Speaker 2

The challenge is presented by the increasing sophistication of the perpetrators of cyber attacks requires unprecedented focus and close coordination between the public and private sectors, ensure that the private sector's ability to prevent these types of intrusions in the future. Due to the sensitive nature of the cyber incident, we will not take any questions related to this matter in Q and A portion of this call. I want to conclude my prepared remarks today by thanking Team Loandepot and other key stakeholders for their support. Our markets remain challenging, no doubt, but I believe we have demonstrated very important positive change and forward momentum for the company. I'll now turn this call over to Dave, who'll take us through our financial results in more detail.

Speaker 4

Thanks, Frank, and good afternoon, everyone. During the Q4, our adjusted net loss modestly increased from $25,400,000 in the 3rd quarter to $26,700,000 This was primarily driven by the lower revenues due to seasonal slowdown in home purchase activity, offset somewhat by higher servicing fee income. Our quarterly expenses also included higher non recurring restructuring costs and asset impairment charges as we began implementing our supplemental cost reduction program. During the Q4, loan origination volume was $5,400,000,000 a decrease of 12% from the Q3 of 2023, primarily reflecting seasonality. This was within the guidance we issued last quarter of between $4,000,000,000 $6,000,000,000 4th quarter volume consisted of $4,100,000,000 in purchased loan originations and $1,300,000,000 in refinance loan originations, primarily cash out refinance.

Speaker 4

As part of Vision 2025, our focus on purpose driven lending and the launch of new products and services contributed to the company's growth in market share during the quarter. Based on data from the Mortgage Bankers Association, our unit share improved from 177 basis points in the 3rd quarter to 180 basis points in the 4th quarter and purchase share improved even more from 132 basis points to 143 basis points quarter over quarter. Despite the headwinds, we're competing effectively and growing market share. Our pull through weighted rate lock volume of $4,400,000,000 for the Q4 contributed to the total revenue of $220,000,000 which represented a 14% decrease from the 3rd quarter, primarily reflecting the seasonal decrease in the home purchase season. Rate lock volume also came in within the guidance we issued last quarter of $3,800,000,000 to $5,800,000,000 The decrease in revenue is primarily a result of lower loan origination income from a decrease in rate lock volume offset somewhat by higher gain on sale margins in servicing revenue.

Speaker 4

Our pull through weighted gain on sale margin for the Q3 came in at 2.96 basis points above our guidance of 2.45 to 2.85 basis points. Our higher gain on sale margin was primarily due to an increase in volume and profit margins of our HELOC product and wider profit margins on our conforming and FHA production offset somewhat of the seasonally larger proportional contribution from our joint venture channel. Turning now to our servicing portfolio. The unpaid principal balance of our servicing portfolio increased to $145,000,000,000 from $144,000,000,000 quarter over quarter. Servicing fee income increased from $121,000,000 in the 3rd quarter of 2023 to $132,000,000 in the Q4 of 2023.

Speaker 4

We hedge our servicing portfolio, so we do not record the full impact of the changes in fair value in the results of our operations. We believe this strategy protects against volatility in our earnings and liquidity. Our strategy for hedging the servicing portfolio is dynamic and we adjust our hedge positions in reaction to the changing interest rate environments. We believe our servicing portfolio is well protected against the potential rising defaults. As of December 31, the weighted average FICO was 7.38, the weighted average coupon was 3.5% and the weighted average LTV at origination was 72%.

Speaker 4

These characteristics contributed to a low delinquency rate with only 96 basis points of the portfolio more than 60 days past due at quarter end and should generate reliable ongoing revenue during these uncertain economic times. Another major component of Vision 2025 is to align our expense base with the smaller mortgage market and create efficiencies to improve operating leverage and financial performance over time. Our total expenses for the Q4 of 2023 decreased by $3,000,000 or 1% from the prior quarter. 4th quarter expenses including higher restructuring related charges, lease and other asset impairment costs and legal expenses. Our volume related expenses consisting commissions and direct origination expenses decreased by $7,000,000 reflecting lower origination volumes.

Speaker 4

Restructuring related and asset impairment charges totaled $4,300,000 up from $2,200,000 in the prior quarter, primarily due to the impact of launching our supplemental cost reduction program targeting $120,000,000 of annualized productivity improvements expected to benefit 2024. During the Q4, we also accrued $3,700,000 of legal expenses related to expected settlement of legacy litigation, up from $2,000,000 in the 3rd quarter. Adjusting for volume related expenses, restructuring and asset impairment charges and the litigation settlement accrual, our operating expenses are essentially unchanged and do not reflect the full impact of the supplemental cost reduction actions we began in the 4th quarter. Through the end of February of this year, we have confirmed $103,000,000 or 86% of our $120,000,000 productivity improvement plan. These were primarily achieved through lower third party vendor spend, salary expense and real estate related costs.

Speaker 4

We expect to achieve the remainder of the planned savings in early 2024. Looking ahead to the Q1, we expect both origination and pull through weighted lock volume of between $3,500,000,000 $5,500,000,000 Volume guidance reflects the seasonal decrease in home buying activity and the impact of the January cyber event. We also expect our Q1 pull through weighted gain on sale margin to be between 270 basis points and 300 basis points. During the Q1, we expect expenses will decrease somewhat, primarily due to seasonally lower marketing expense as well as reduced restructuring and other related charges. These benefits will be partially offset by the impact of approximately $12,000,000 to $17,000,000 of expenses directly related to the January cyber incident, net of expected insurance recovery.

Speaker 4

Our cost reset has allowed us to maintain a strong liquidity position, ending the quarter with over $650,000,000 of cash and at the same time support reinvestment in critical platforms and programs. As the housing and mortgage markets begin to recover, we believe we enter 2024 position for success through a relentless focus on delivering against the pillars of Vision 2025. With that, we're ready to turn it back to the operator for Q and A. Operator?

Operator

Thank you. Your first question comes from the line of Doug Harter from UBS. Please go ahead.

Speaker 5

Thanks. On the incremental expense saves that you're talking about for 2024. Can you talk about those? Are those kind of non volume expenses? Is that a lowering of your increased productivity in volume related expenses?

Speaker 5

How should we think about those?

Speaker 4

Yes, it's David. The vast majority of those are non volume related, approximately $100,000,000 of the $120,000,000

Speaker 5

Great. And then I guess along those lines, how do you think about the scalability of the expense base kind of if when industry volumes start to ramp back up?

Speaker 2

Yes, I'll take that one. So I think that a lot of what we've done the last 2 years is really invest in fundamental systems and automation. So we feel pretty good about our ability to leverage those and drive the benefits of productivity and operating leverage as the market does rebound. So and a good example is Know Now, for example, which is a the system I discussed earlier, which automates a chunk of the underwriting process and also helps on delivery time. So we think those investments, despite the pressure in the market, we've been able to make those and we think we'll benefit from those significantly as we go forward.

Speaker 5

Great. Thank you.

Operator

Your next question comes from the line of Kyle Joseph from Jefferies. Please go ahead.

Speaker 6

Hey, good afternoon. Thanks for taking my questions. Just kind of want to get your sense for the cadence of originations quarter to date, how are they trending in January and then kind of post the January CPI print, were they ahead of your expectations in January? And also kind of on that note, what sort of impact that if you can give us a ballpark do you think on the data breach? How much is that impacting your guidance for this quarter?

Speaker 3

Well, this is Jeff. In terms of kind of volume recovery, we feel we're in good shape. We did regain our ability to operate fairly quickly and did a good job of hanging on to our pipeline and point through the loans that we had at the time of the event. So we seem to now have kind of been stabilized and we're back on track and tracking towards our goal in Q1.

Speaker 6

Got it. Yes. And kind of on that note, in terms of your outlook for margins, obviously, relatively strong compared with last year, particularly on a year over year basis and sequentially. So in terms of competitive dynamics, has the industry really gotten to an equilibrium or just give us a sense of the evolution of the competitive environment?

Speaker 3

Yes. I mean, we've obviously seen a good amount of capacity come out of the marketplace. And based on the recent numbers that I've seen, we're still seeing capacity come out of the marketplace. And that bodes well for those of us who are in the game for the duration and have the infrastructure and the ability to capitalize when the market turns. But that certainly plays a big role on the margin improvement

Speaker 2

as we see capacity further come out of marketplace.

Speaker 6

Great. That's it for me. Thanks for taking my questions.

Operator

Your next question comes from the line of John Davis from Raymond James. Please go ahead.

Speaker 7

Hey guys, thanks for taking the question. This is Taylor on for JD. Maybe just to start with purchase originations, it's good to see unit market share increase over 8% quarter over quarter. So could you just give any additional color on what drove this relative success during the Q4?

Speaker 3

Yes. This is Jeff again. We're strong in the builder space, both in our JV partnership channel as well as in our retail channel. We're the number one kind of non builder owned builder lender. So we certainly take advantage from the market share increase of newbuild as well as our in market originators where we've kind of shifted our profile over the last year and really been able to maintain our top talent in the business.

Speaker 3

And so I think all of that kind of played into our ability to kind of gain momentum in Q4 and carried into this year.

Speaker 7

Got it. Thanks. And then just on the refi consumer direct recapture rate, it looks like it decreased quarter over quarter to 58%. So just any color there on what kind of drove that quarter over quarter decline would be great.

Speaker 3

Yes. It was seasonally driven as well as some operational impact in Q4. It was a much smaller number. So from a unit impact basis, it wasn't that big. But on a percentage basis, it looked large.

Speaker 3

But we see now that those percentage have kind of stabilized back at historical levels.

Speaker 7

Got it. Thank you. That's it for me.

Operator

Your next question comes from the line of Doug Harter from UBS. Please go ahead.

Speaker 5

Yes. First a follow-up question on the servicing income. Was there what was behind the $11,000,000 sequential increase on what looked like a similar sized portfolio?

Speaker 4

Yes. This is David again. So as we've said before, you will see timing and variations quarter to quarter depending on cash collections for the period. So some of the seasonality impact of that came in. We also saw a slight reduction in prepaid speeds, which favorably impacted the number.

Speaker 4

And then finally, we did have a reclass of some interest income out of net interest margin into servicing fee that slightly elevated that as well.

Speaker 5

Got it. I guess just on the seasonality or just how to think about a normalized run rate for 2024. Should we think about the 3Q or the 4Q level as more representative?

Speaker 4

I would say 3Q, but it was slightly higher with the reclass. So probably in the 121 to 120Q range.

Speaker 5

Got it. And then just on the overall market size, I guess is what you're seeing so far in the Q1, is that kind of consistent with the up 17% that for MBA volumes that you're talking about? Or kind of how are you viewing kind of the overall market size given kind of where rates are versus kind of what some of those forecasts assume?

Speaker 2

Yes. I think Doug, this is Frank. I think the NBA forecast was for roughly $2,000,000,000,000 for this year. And that's against a 2023 number and $1,600,000,000,000 So they're up, and that's on a dollar basis. You look at the units, obviously, you have to deified a little bit.

Speaker 2

But I think that a little bit slower in the 1st part of the year because they were assuming a more aggressive rate profile than I think is actually going to play out. But assuming that we get some moderation rates in the second half, it's going to come pretty close, we think, maybe a little bit more back end loaded. But most of that pressure will be in the Q1. And from what we're seeing now in our volumes, we're trending pretty closely to what we had forecast. So, so far so good on that perspective.

Speaker 2

But we're still thinking the NBA number for the full year is a pretty good one. And it may be a little bit timing wise, a little bit more skewed to the second half than the first half.

Speaker 5

Great. Appreciate that. And if I could sneak in one more, just you're about a year and a half away from the first or a little more than a year and a half away from the first unsecured debt issuance, debt maturity. Kind of how are you thinking about your unsecured debt?

Speaker 4

Yes. We're actively monitoring that. We're very closely focused on the debt markets that are quite constructive. Our goal is to get that sort of resolved probably in the second or Q3 of this year. So we'll be focused on it during those periods.

Speaker 4

We'll hit the market once appropriate.

Speaker 5

Great. Thank you.

Operator

And we have no further questions in our queue at this time. I will now turn the call back over to Frank Mortel for closing remarks.

Speaker 2

Thanks, Christa. Hello. Thanks. Thank you all for joining us today, and we appreciate the questions as well. On behalf of David Gearhart, Jeff and myself and the rest of Team LANDipo, we really thank everybody, including our key stakeholders for their support.

Speaker 2

We look forward to improving market conditions this year, which are being forecast, as I just discussed, by the Mortgage Bankers Association and others. And certainly, we're looking forward to a constructive second half from a mortgage volume perspective as we push toward profitability. And look, we'll continue to keep everybody appraised as we progress, and we're laser focused on delivering against Vision 2025, which we think is the foundation for the future of the company as the market rebounds. So with that, thanks again for joining us today.

Operator

This concludes today's conference call. Thank you for your participation, and you may now disconnect.

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loanDepot Q4 2023
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