Powered by MOMENTUM MEDIA
lawyers weekly logo
Broker

‘Trail commission not dead’: MFAA

by Annie Kane10 minute read
The Adviser

The association is continuing to defend trail commissions and is advocating for its survival despite plans to ban the remuneration structure for new loans from next year, the CEO has said.

Speaking on The Adviser’s In Focus podcast, the CEO of the Mortgage & Finance Association of Australia Mike Felton said that he believed that the abolition of trail commissions (as recommended by the royal commission’s final report and adopted in the government and Labor Party’s responses to the royal commission) was not set in stone.

Mr Felton said: “I think that is still up in the air, I don’t think it’s dead. Obviously you have a royal commission, the Productivity Commission, government and Labor that have all called for its removal but we absolutely and emphatically state that the case has not been made for the abolition of trail.”

He continued: “In fact, if you look at the Treasury submission to the royal commission interim report, they in fact state that conflicts in the absence of a control mechanism, such as trail, would be worsened. So, it’s not going to improve the outcome, it’s actually going to worsen the outcome. So, we have spent a lot of time speaking to all sides of politics stating that it used to be paid upfront, it then became contingent income upon a good outcome being produced and how that control mechanism aligns interests and actually produces a better consumer outcome on average over the long-term.

“We will continue to get the message out there and believe that it still has some way to go before that is finalised, but clearly there is a lot of challenge to it.”

Mr Felton suggested that brokers reaching out to politicians and pushing out campaigns should ensure that their messages “protect the current economics”.

“That needs to be the key output here – there will be a significant amount of work done as we work through [the fallout from the royal commission]... clearly some of the recommendations, when you look at them at face value, don’t work in their current format. The economics, simply, will be too lopsided one way or another as you go and look at different times in a loan life. But, I think if there is a commitment to maintaining and protecting the current economics, that becomes a worthwhile exercise that you can then work through.

“I would say that needs to be the message: protect the viability of the channel by protecting current economics.”

The MFAA CEO’s stance on trail commissions echo those made by the managing director of the Finance Brokers Association of Australia (FBAA) Peter White, who recently told delegates at the Better Business Summit in Melbourne that conversations were still being had to advocate for trail commissions but industry should be aware of the “new reality”.

Speaking to The Adviser this week, Mr White elaborated: “We are fighting not to lose trail, we are fighting to retain the current structure. But the reality is that both sides of politics have said that trail should stop 1 July 2020.

“This hasn’t changed and we have to be careful that we don’t become delusional and wear rose-coloured glasses for something that might not exist. As much as we don’t like it and need to fight it, we have to deal with the realities today, and the reality is that the two main political parties think it should be all in an upfront and not paid over time in trail. But miracles do happen.”

Mr White said that the FBAA was “championing and reinvigorating a new campaign, which is more relevant to where things are at in the market today”, adding that brokers should still support these campaigns and sign the petition at change.org “because if you take the foot off the head of the tiger, the bastard is going to bite you”.

The managing director of the broker association continued: “The reality is that we’ve got to keep the pressure on the politicians to minimise the change or potential risks to the industry. So, we would all like to see things not change, but the reality is that the conversations politically are saying that trail is gone.

“In that conversation, trail is always seen as a deferred upfront, so the upfront is being bulked up under the current [Labor] plans – which is including, roughly, four years of trail. That is how they arrived at the 1.1 per cent (based on ASIC’s findings in its remuneration report that brokers get, on average, 0.54 up front and 0.14 trail. If the average life of a loan is four years, that is 1.1 per cent).”

He added: “What politicans are saying has gone is the ability to pay that upfront over a period of time, on a deferred basis. So, it is going to all be paid in one go from 1 July 2020.

“Currently, trail is more of a mechanism to get what you are paid upfront in a lay-by system. You get $2,500 today and the other $2,500 over time. Government and Labor are saying that they want this lay-by system to go, as the royal commissioner recommended, and that lenders should pay it all upfront, which is why Labor are speaking about this bulked up 1.1 per cent figure.

“I expect government will come out in the near future with a position statement with their take on it. It’s not like all brokers are going to get is 0.5 per cent upfront – they will get an upfront that incorporates the trail commission (based on a four-year loan).”

He concluded: “We need to optimise what we are getting, optimise the income we get and ensure we don’t lose the value of our businesses. We need to understand more granular details as to how this is going to play out – we have to deal with clawbacks, responsible lending obligations. The biggest risk out of this is having a two-tiered pricing structure where it becomes more expensive to go through brokers than through a bank branch, which certainly can’t happen.

“These are the things we need to have detail around to make sure that isn’t the unintended consequence. But we need to remember that these changes may not get through the House or the Senate, and there are plenty of senators and crossbenchers who are supportive of where we are today. So even if this legislation is created, they have to get the legislation through the House and that may be as big a hurdle as everything else.

“So, you never know, things may not change there. But if they do, we have to deal with the new world and we are better off grabbing the bull by the horns. There is a simple reality in this. These conversations are being had and I don’t think it is wise to ignore them. It is much smarter to deal with the realities.”

[Related: In Focus: Update on the royal commission]

 

default

JOIN THE DISCUSSION

You need to be a member to post comments. Become a member for free today!

AUTHOR

Annie Kane is the managing editor of Momentum's mortgage broking title, The Adviser.

As well as leading the editorial strategy, Annie writes news and features about the Australian broking industry, the mortgage market, financial regulation, fintechs and the wider lending landscape.

She is also the host of the Elite Broker, New Broker, Mortgage & Finance Leader, Women in Finance and In Focus podcasts and The Adviser Live webcasts. 

Annie regularly emcees industry events and awards, such as the Better Business Summit, the Women in Finance Summit as well as other industry events.

Prior to joining The Adviser in 2016, Annie wrote for The Guardian Australia and had a speciality in sustainability.

She has also had her work published in several leading consumer titles, including Elle (Australia) magazine, BBC Music, BBC History and Homes & Antiques magazines.  

Comments (92)

  • Vote One Nation.
    They are the only ones that want the trials to stay.
    -1
  • Spartacus out of curiosity, what is a good result for you, for broker renumeration?
    0
  • Spartacus wrote:
    Yep, and building a business that has no chance of success.

    This model sees a better than average broker making a net loss in the first 2 years & if they manage to stay in business, the 5 year point in their business they will have more or less maxed out their income paying trail book.

    I have a very accurate income and expense projecting spreadsheet for new brokers starting out in the industry to help with their business planning. Sorry but your model (which is never going to be implemented) is no good, & would hurt all brokers severely. Your model would destroy the industry. I'm not speculating, I'm dealing in facts.

    Now back to the real world.

    Spartacus
    0
  • "Miracles do happen", 0.5% upfront (incorrect), “because if you take the foot off the head of the tiger, the bastard is going to bite you”. These comments are not only inaccurate, but also unprofessional. Are these the people we pay to representing the industry. Get the facts right before representing me and what I do. I along with most other long term brokers, work extremely hard for the upfront and the trail we receive (on average 60 hours a week). If we don't find the best loan, interest rate and features for our clients (ensuring a good customer outcome), we would not only lose the trail to another broker or branch lender, but the upfront would be clawed back. This is a topic that appears to be taboo at the moment. I can assure you that if trail is abolished and clawbacks continue, the industry will collapse.

    The so called experts have not taken into account the implications to FHB's, the elderly, and the uneducated who will struggle with the policy, products and compliance. Add to this a $3000 to $5000 brokerage fee (which most people don’t have or will not pay) plus MI that will tip most FHB's outside of lenders policy guidelines and out of the property market. FHB’s currently struggle to save 5 to 10% to meet lender policy, the additional fee will make it impossible to get into market, even if capitalised. I suggest we unapologetically start telling the full story and stop making brokers scapegoats for the bank's misconduct (i.e. Rosemary Rogers) or making brokers seem like greedy small business owners only looking after their own interest. We provide a valuable service, establish long-term relationships and write complex business that the branch lenders can't or won't write, due to massive settlement and cross sell targets. Having worked for a major bank, and leaving due to the questionable conduct, that was encouraged and overlooked by management, I know for a fact that bank’s unreasonable targets are the issues that needs to be under the spot light.

    Let’s not forget that the banks continue to close branches across the country and in particular regional areas. Brokers not only provide 60% of mortgage business, but also maintain the relationships with our customers, who struggle to speak to a bank employee face to face and when they call are directed off shore to the Philippines or Bangalore. More recently, I find myself carrying out loan maintenance (unpaid) for clients that are unable to resolve directly with the bank, due to the inability to communicate with the bank themselves, or the inexperienced staff member not completing the task correctly. I currently have a client who was told by a major bank that they do not lodge FHOG application any longer, even though they are wrote the home loan, and the grant is required to complete the settlement.

    Non of these issues have been addressed, the focus is simply the greedy brokers getting a trail commission. Which commissioner Hanye has bundle in with FP’s trail commission, which was found to be fee for no service and charged to deceased clients.

    0
  • It's called building a busines Thursday, 07 March 2019
    Anonymous wrote:
    Hi Oracle,

    We don't need to waste energy suggesting another model that isn't going to fly. It's an interesting insider discussion among brokers, but we certainly don't need this sort of recommendation put to MP's who cannot grasp it.

    Can I also say, I just plugged this model into my very accurate broker income projection spreadsheet. This is a really bad model for brokers. Assuming above industry average settlement numbers (unlikely for a start up broker). This model would show a significant loss for a first year broker. Second year brokers would do better on the dole. Third year brokers would do better flipping burgers at Maccas.

    Spartacus
    0
    • Spartacus needs to keep his comments to himself.
      0
    • Yep, and building a business that has no chance of success.

      This model sees a better than average broker making a net loss in the first 2 years & if they manage to stay in business, the 5 year point in their business they will have more or less maxed out their income paying trail book.

      I have a very accurate income and expense projecting spreadsheet for new brokers starting out in the industry to help with their business planning. Sorry but your model (which is never going to be implemented) is no good, & would hurt all brokers severely. Your model would destroy the industry. I'm not speculating, I'm dealing in facts.

      Now back to the real world.

      Spartacus
      1
  • A 1% UFC will reduce broker commissions by approximately 63% over the life a loan.

    The 1% UFC is equivalent to current commissions based on 0.60% UFC and 0.15% TC for just 2 years and 9 months.

    This is just short of the industry reported average loan of approximately 4 years.

    Hearsay says that lenders breakeven term of a loan is, say 2 years or 3 years?

    If it is at 3 years then this is approximately the break even term for brokers based on Labors feeble minded plug a number from a pot 1% UFC only.

    The number crunching maybe a coincident or just plain bad luck for the lenders.

    THE BEST WAY FORWARD is to PAY TRAILER COMMISSION ONLY and do away with the magic mushroom formulae dreamed by the CIF (God bless their little minds) & get rid of claw back.

    The ideal TC only commission would be approximately 0.29% but lets give in and call it 0.25%.

    The above are all NPV calculations and all ex GST.
    -1
    • Brokers please stop with the crazy re-invention of the broking world commissions. It is of no value to anyone, and most of the recommendations are quite stupid and unworkable in the real world.

      I’ll give a simple summary refutation of this 0.25% trail only model.

      Variables:
      Broker settles 2 x $600K loans per months for 11 months of the year (yearly total settlements $13.2Mil - increasing by 3% CPI per year).
      Assume no settlements for the 1st 3 months for a brand new broker.
      General expenses: starting at a very conservative $34K / year (increasing 3% CPI per year).

      Year 1: broker loses $21K for the year
      Year 2: broker earns a taxable income $1K for the year
      Year 3: broker earns a taxable income of $22K for the year
      Year 4: broker earns a taxable income of $39K for the year
      Year 5: broker earns a taxable income of $53K for the year

      I can see entrepreneurs lining up in their millions to sign up for this incredible business prospect.

      Now back to the real world.

      Spartacus
      1
      • Spartacus if you’re only doing 2 loans a month then no wonder you are fighting tooth and nail to keep trail, maybe keep off the forums and work on prospecting new business.
        -2
        • Haha, I've never disclosed my loan volumes on this site. I'm not interested in bragging about my numbers.

          I used a volume that is above industry average, resulting in $13.2mil in settlements / year. Better than most start up brokers would achieve.

          The projection showed this model to be a fail. I'm just dealing in facts. Trying to direct brokers away from pushing for silly things that would ultimately harm our industry.

          Spartacus
          -1
  • Can we all just be satisfied with what’s on the table, honestly a month ago we were facing being unemployed, it’s not the best but it is the final offer from one side of the government, wait and see what the liberals come up with and go from there.
    -3
    • Well you can do that. But I'll keep fighting for both of us. & I encourage all other brokers to keep fighting. We changed Labor's stance once, lets keep the pressure on, the letters to Senators & MP's of all parties, facebook & linkedin posts, comments to editors and comments on blog sites.

      You get nothing unless you fight. We can carry those like anonymous above who can't be bothered fighting the good cause.

      Spartacus
      4
      • Hi Spartacus, I think that when you make comments (not just in this post) you need to get off your high horse and stop acting like you know better then everybody else.
        0
        • Thanks for your "advice"

          So what didn't you like, the fact that I'm fighting for both your business and mine?

          The fact that I encouraged brokers to continue the fight?

          The fact that I said you get nothing unless you fight?

          Or the fact that I said other brokers can carry those brokers (such as yourself) who couldn't be bothered fighting?

          Spartacus
          1
    • You may be happy to have your income and the value of your business reduced for the benefit of the banks, and not the customers, (as stated) but most of us aren't. I have built a business over a long period of time, and established many strong relationships with clients. I take exception at you suggesting we should all roll over and take whatever is handed to us, and also the suggestion that brokers are only in it for the short term gain. I put hundreds of hours into servicing customers loans for no return. Thanks for your misguided opinion anyway.
      2
      • So 1.35% per loan is reduced income? Pick up your numbers and make it work, keep in contact with previous clients for referrals and make the model work, trail is gone.
        -2
        • You have decided on 1.35% have you? First I've heard of this. I do keep in contact with my data base and only rewrite the business when there is a benefit to the client and the retentions team refuses to budge on the rate. I agree the trail is gone, but so will a lot of experienced people from the industry. I'm still to see a good customer outcome in any of this.
          1
          • At the moment it would be classed as 1.35%, your average aggregator taking of 20% equals 1.1%. The model says 1.1 to the broker not the aggregator.
            0
            • Hahahaha..omg really you think that the pollies get how we are remunerated. Some of you guys just crack me up.
              0
  • What a about SMSF and Commercial are these affected too. On Trail some lenders like Bankwest don't even pay trail for the 1st year - would be nice to see them pay 1.1 upfront
    0
    • BW started paying trail first in the first year last year!! Commercial not affected however assuming that the lenders will read it this way, SMSF well it's a dying product so little use.
      0
  • Wait until the banks see how much extra commission they have to pay us in the first few years of Labor's proposal of 1.1% upfront to the broker (not aggregator) plus our grandfathered trail. They will very quickly be lobbying the government to leave things as they are...
    3
  • Interesting, if trail is a deferred upfront why does trail cease when client is in arrears?
    If it is truly a deferment of a larger upfront fee paid to brokers to arrange the loan, client arrears should have no impact on trail, unless trail is actually paid to brokers to encourage them to keep clients up to date with their repayments.
    Wonder if banks will start charging clawbacks if clients go into arrears and no trail is being paid.
    1
    • Did you know that lenders, in particular those who increase customer interest rates when in default, actually make more money... Interest owing + default interest + default fee + $0 trail commission.
      And the added benefit, the customer will now struggle to refinance because a default is registered on their loan statement.
      Result = Bank win-win-win...

      Pro Broker
      5
      • Technically banks need to hold additional capital and provisions for loans that are in default so im not sure that this actually results in increased profits
        -1
        • When I spoke with a General Manager of a Non-Bank, his words were:
          'I have no issue with clients who default because we make more money'...
          Don't get me wrong, he wasn't encouraging it, he wasn't delaying staff contact to the customer to remedy immediately, in fact, their systems allowed for any default to be instantly rectified if there were surplus funds in an Offset Account or another loan split that had available equity, effectively avoiding any customer default fees and increase to their interest rate.
          I can guarantee, the Banks will not be making a loss if a client defaults and more to the point, if our Industry Bodies are only discussing our remuneration in isolation, they are missing a huge opportunity to address all of these other issues that Mortgage Brokers have been complaining about for decades!

          Pro Broker
          2
          • Non-banks dont have the same requirements as ADI's hence why they make more money from defaults
            0
        • OMG did you read what you posted....hold capital....after they sell the client up, count up all their extra money guess what they get to do with that capital on hold!!?? Seriously at first I was upset now I am just laughing.
          1
          • You guys know nothing about how banks work if you think they make profit from default loans.
            -1
            • Please enlighten us. Will come back so you may educate me. Look forward to it.
              0
Attach images by dragging & dropping or by selecting them.
The maximum file size for uploads is MB. Only files are allowed.
 
The maximum number of 3 allowed files to upload has been reached. If you want to upload more files you have to delete one of the existing uploaded files first.
The maximum number of 3 allowed files to upload has been reached. If you want to upload more files you have to delete one of the existing uploaded files first.
Posting as
You have4 free articles left this month.
Register for a free account to access unlimited free content, or become a PREMIUM MEMBER to enjoy a wide range of benefits
You have 4 free articles left this month.
Register for a free account to access unlimited free content, or become a PREMIUM MEMBER to enjoy a wide range of benefits