IDEAS home Printed from https://ideas.repec.org/p/boe/boeewp/023298.html

Interest-rate fee substitution: credit facilitation in segmented markets

Author

Listed:
  • João Cocco

    (London Business School and CEPR)

  • S Lakshmi Naaraayanan

    (London Business School and CEPR)

  • Jagdish Tripathy

    (Bank of England)

Abstract

We use administrative data covering the universe of mortgage originations to individual real estate investors in the United Kingdom to study financing outcomes following a large, unanticipated increase in interest rates. Post-shock, originations become more concentrated among specialist lenders, who exhibit lower interest rate pass-through for larger borrowers. To offset these smaller rate increases, they charge higher loan fees, thereby attenuating the impact of higher rates on interest-coverage ratios and facilitating credit. High-frequency evidence from loans on offer show similar responses, indicating that specialist lenders adjust product design to target specific borrower types and, in doing so, reinforce market segmentation.

Suggested Citation

  • João Cocco & S Lakshmi Naaraayanan & Jagdish Tripathy, 2026. "Interest-rate fee substitution: credit facilitation in segmented markets," Bank of England Staff Working Paper series 1176, Bank of England.
    • Handle: RePEc:boe:boeewp:023298
    as

    Download full text from publisher

    File URL: https://www.bankofengland.co.uk/-/media/boe/files/working-paper/2026/interest-rate-fee-substitution-credit-facilitation-in-segmented-markets.pdf
    Download Restriction: no
    ---><---

    References listed on IDEAS

    as
    1. James Cloyne & Kilian Huber & Ethan Ilzetzki & Henrik Kleven, 2019. "The Effect of House Prices on Household Borrowing: A New Approach," American Economic Review, American Economic Association, vol. 109(6), pages 2104-2136, June.
    2. Victor Stango & Jonathan Zinman, 2014. "Limited and Varying Consumer Attention: Evidence from Shocks to the Salience of Bank Overdraft Fees," The Review of Financial Studies, Society for Financial Studies, vol. 27(4), pages 990-1030.
    3. Carlos Garriga & Finn E. Kydland & Roman Šustek, 2017. "Mortgages and Monetary Policy," The Review of Financial Studies, Society for Financial Studies, vol. 30(10), pages 3337-3375.
    4. Demyanyk, Yuliya & Loutskina, Elena, 2016. "Mortgage companies and regulatory arbitrage," Journal of Financial Economics, Elsevier, vol. 122(2), pages 328-351.
    5. Atif Mian & Amir Sufi, 2009. "The Consequences of Mortgage Credit Expansion: Evidence from the U.S. Mortgage Default Crisis," The Quarterly Journal of Economics, President and Fellows of Harvard College, vol. 124(4), pages 1449-1496.
    6. Albanesi, Stefania & DeGiorgi, Giacomo & Nosal, Jaromir, 2022. "Credit growth and the financial crisis: A new narrative," Journal of Monetary Economics, Elsevier, vol. 132(C), pages 118-139.
    7. Atif Mian & Amir Sufi, 2011. "House Prices, Home Equity-Based Borrowing, and the US Household Leverage Crisis," American Economic Review, American Economic Association, vol. 101(5), pages 2132-2156, August.
    8. John Y. Campbell & João F. Cocco, 2003. "Household Risk Management and Optimal Mortgage Choice," The Quarterly Journal of Economics, President and Fellows of Harvard College, vol. 118(4), pages 1449-1494.
    9. Daniel L. Greenwald & Adam Guren, 2025. "Do Credit Conditions Move House Prices?," American Economic Review, American Economic Association, vol. 115(10), pages 3559-3596, October.
    10. Andreas Fuster & Paul S. Willen, 2017. "Payment Size, Negative Equity, and Mortgage Default," American Economic Journal: Economic Policy, American Economic Association, vol. 9(4), pages 167-191, November.
    11. Daniel Paravisini & Veronica Rappoport & Philipp Schnabl & Daniel Wolfenzon, 2015. "Dissecting the Effect of Credit Supply on Trade: Evidence from Matched Credit-Export Data," The Review of Economic Studies, Review of Economic Studies Ltd, vol. 82(1), pages 333-359.
    12. Tobias Berg & Anthony Saunders & Sascha Steffen, 2016. "The Total Cost of Corporate Borrowing in the Loan Market: Don't Ignore the Fees," Journal of Finance, American Finance Association, vol. 71(3), pages 1357-1392, June.
    13. Blickle, Kristian & Parlatore Siritto, Cecilia & Saunders, Anthony, 2025. "Specialization in Banking," CEPR Discussion Papers 20674, Centre for Economic Policy Research.
    14. Manuel Adelino & Antoinette Schoar & Felipe Severino, 2016. "Editor's Choice Loan Originations and Defaults in the Mortgage Crisis: The Role of the Middle Class," The Review of Financial Studies, Society for Financial Studies, vol. 29(7), pages 1635-1670.
    15. Gene Amromin & Neil Bhutta & Benjamin J. Keys, 2020. "Refinancing, Monetary Policy, and the Credit Cycle," Annual Review of Financial Economics, Annual Reviews, vol. 12(1), pages 67-93, December.
    16. Matteo Benetton, 2021. "Leverage Regulation and Market Structure: A Structural Model of the U.K. Mortgage Market," Journal of Finance, American Finance Association, vol. 76(6), pages 2997-3053, December.
    17. Hong Ru & Antoinette Schoar, 2016. "Do Credit Card Companies Screen for Behavioral Biases?," NBER Working Papers 22360, National Bureau of Economic Research, Inc.
    18. Blickle, Kristian & He, Zhiguo & Huang, Jing & Parlatore, Cecilia, 2025. "Information-based pricing in specialized lending," Journal of Financial Economics, Elsevier, vol. 172(C).
    19. Matteo Benetton & Alessandro Gavazza & Paolo Surico, 2025. "Mortgage Pricing and Monetary Policy," American Economic Review, American Economic Association, vol. 115(3), pages 823-863, March.
    20. Jamie Coen & Anil Kashyap & May Rostom, 2021. "Price discrimination and mortgage choice," Bank of England Staff Working Paper series 926, Bank of England.
    21. Peter Ganong & Pascal Noel, 2020. "Liquidity versus Wealth in Household Debt Obligations: Evidence from Housing Policy in the Great Recession," American Economic Review, American Economic Association, vol. 110(10), pages 3100-3138, October.
    22. Buchak, Greg & Matvos, Gregor & Piskorski, Tomasz & Seru, Amit, 2018. "Fintech, regulatory arbitrage, and the rise of shadow banks," Journal of Financial Economics, Elsevier, vol. 130(3), pages 453-483.
    23. Paravisini, Daniel & Rappoport, Veronica & Schnabl, Philipp, 2023. "Specialization in bank lending: evidence from exporting firms," LSE Research Online Documents on Economics 119458, London School of Economics and Political Science, LSE Library.
    24. Manasa Gopal & Philipp Schnabl, 2022. "The Rise of Finance Companies and FinTech Lenders in Small Business Lending," The Review of Financial Studies, Society for Financial Studies, vol. 35(11), pages 4859-4901.
    25. Benjamin J. Keys & Tanmoy Mukherjee & Amit Seru & Vikrant Vig, 2010. "Did Securitization Lead to Lax Screening? Evidence from Subprime Loans," The Quarterly Journal of Economics, President and Fellows of Harvard College, vol. 125(1), pages 307-362.
    26. Rohan Ganduri, 2023. "What drives screening incentives in nonbank mortgage originators?," Real Estate Economics, American Real Estate and Urban Economics Association, vol. 51(6), pages 1321-1355, November.
    27. Erica Xuewei Jiang & Gregor Matvos & Tomasz Piskorski & Amit Seru, 2025. "Monetary Tightening, Commercial Real Estate Distress, and US Bank Fragility," Journal of Political Economy Macroeconomics, University of Chicago Press, vol. 3(4), pages 525-573.
    28. Jack Favilukis & Stijn Van Nieuwerburgh, 2021. "Out‐of‐Town Home Buyers and City Welfare," Journal of Finance, American Finance Association, vol. 76(5), pages 2577-2638, October.
    29. Brueckner Jan K., 1994. "Borrower Mobility, Adverse Selection, and Mortgage Points," Journal of Financial Intermediation, Elsevier, vol. 3(4), pages 416-441, September.
    30. Daniel Paravisini & Veronica Rappoport & Philipp Schnabl, 2023. "Specialization in Bank Lending: Evidence from Exporting Firms," Journal of Finance, American Finance Association, vol. 78(4), pages 2049-2085, August.
    31. Berger, Allen N. & Scott Frame, W. & Ioannidou, Vasso, 2011. "Tests of ex ante versus ex post theories of collateral using private and public information," Journal of Financial Economics, Elsevier, vol. 100(1), pages 85-97, April.
    32. Dean Corbae & Erwan Quintin, 2015. "Leverage and the Foreclosure Crisis," Journal of Political Economy, University of Chicago Press, vol. 123(1), pages 1-65.
    33. Marco Di Maggio & Amir Kermani & Benjamin J. Keys & Tomasz Piskorski & Rodney Ramcharan & Amit Seru & Vincent Yao, 2017. "Interest Rate Pass-Through: Mortgage Rates, Household Consumption, and Voluntary Deleveraging," American Economic Review, American Economic Association, vol. 107(11), pages 3550-3588, November.
    34. Umit G Gurun & Jiabin Wu & Steven Chong & Serena Wenjing & Tarun Ramadorai, 2023. "Do Wall Street Landlords Undermine Renters’ Welfare?," The Review of Financial Studies, Society for Financial Studies, vol. 36(1), pages 70-121.
    35. Pedro Gete & Michael Reher, 2021. "Mortgage Securitization and Shadow Bank Lending [The liquidity coverage ratio and liquidity risk monitoring tools]," The Review of Financial Studies, Society for Financial Studies, vol. 34(5), pages 2236-2274.
    Full references (including those not matched with items on IDEAS)

    Most related items

    These are the items that most often cite the same works as this one and are cited by the same works as this one.
    1. Francisco Gomes & Michael Haliassos & Tarun Ramadorai, 2021. "Household Finance," Journal of Economic Literature, American Economic Association, vol. 59(3), pages 919-1000, September.
    2. Piskorski, Tomasz & Seru, Amit, 2021. "Debt relief and slow recovery: A decade after Lehman," Journal of Financial Economics, Elsevier, vol. 141(3), pages 1036-1059.
    3. Nyholm, Juho & Silvo, Aino, 2026. "Household debt, the real economy, and financial stability: A literature review," Bank of Finland Research Discussion Papers 4/2026, Bank of Finland.
    4. Matteo Benetton & Philippe Bracke & João F Cocco & Nicola Garbarinoifo, 2022. "Housing Consumption and Investment: Evidence from Shared Equity Mortgages," The Review of Financial Studies, Society for Financial Studies, vol. 35(8), pages 3525-3573.
    5. Davis, Morris A. & Van Nieuwerburgh, Stijn, 2015. "Housing, Finance, and the Macroeconomy," Handbook of Regional and Urban Economics, in: Gilles Duranton & J. V. Henderson & William C. Strange (ed.), Handbook of Regional and Urban Economics, edition 1, volume 5, chapter 0, pages 753-811, Elsevier.
    6. Alina Bartscher & Moritz Kuhn & Moritz Schularick & Ulrike Steins, 2025. "The Distribution of Household Debt in the United States, 1950-2022," Review of Economic Dynamics, Elsevier for the Society for Economic Dynamics, vol. 57, July.
    7. José-Luis Peydró & Francesc Rodriguez-Tous & Jagdish Tripathy & Arzu Uluc, 2025. "Distributional consequences of borrower-based macroprudential tools," Bank of England Staff Working Paper series 1151, Bank of England.
    8. Liu, Lu, 2023. "The demand for long-term mortgage contracts and the role of collateral," ESRB Working Paper Series 142, European Systemic Risk Board.
    9. Adam M. Guren & Arvind Krishnamurthy & Timothy J. Mcquade, 2021. "Mortgage Design in an Equilibrium Model of the Housing Market," Journal of Finance, American Finance Association, vol. 76(1), pages 113-168, February.
    10. Daniel I. García, 2022. "Second‐home buying and the housing boom and bust," Real Estate Economics, American Real Estate and Urban Economics Association, vol. 50(1), pages 33-58, March.
    11. Christos A. Makridis & Michael Ohlrogge, 2022. "Foreclosure spillovers and individual well‐being: Evidence from the Great Recession," Real Estate Economics, American Real Estate and Urban Economics Association, vol. 50(1), pages 122-146, March.
    12. Gene Amromin & Jennifer Huang & Clemens Sialm & Edward Zhong, 2018. "Complex Mortgages [Why don’t lenders renegotiate more home mortgages? Redefaults, self-cures, and securitization]," Review of Finance, European Finance Association, vol. 22(6), pages 1975-2007.
    13. Lu Liu, 2023. "The demand for long-term mortgage contracts and the role of collateral," Bank of England Staff Working Paper series 1009, Bank of England.
    14. Nadav Ben Zeev, 2019. "Adjustable-Rate Mortgages, Systematic Monetary Policy, And The Root Cause Of The Financial Crisis," Working Papers 1908, Ben-Gurion University of the Negev, Department of Economics.
    15. Braggion, Fabio & Manconi, Alberto & Zhu, Haikun, 2018. "Can Technology Undermine Macroprudential Regulation? Evidence from Peer-to-Peer Credit in China," CEPR Discussion Papers 12668, Centre for Economic Policy Research.
    16. Matteo Benetton, 2021. "Leverage Regulation and Market Structure: A Structural Model of the U.K. Mortgage Market," Journal of Finance, American Finance Association, vol. 76(6), pages 2997-3053, December.
    17. Vives, Xavier & Ye, Zhiqiang, 2025. "Fintech entry, lending market competition, and welfare," Journal of Financial Economics, Elsevier, vol. 168(C).
    18. Piazzesi, M. & Schneider, M., 2016. "Housing and Macroeconomics," Handbook of Macroeconomics, in: J. B. Taylor & Harald Uhlig (ed.), Handbook of Macroeconomics, edition 1, volume 2, chapter 0, pages 1547-1640, Elsevier.
    19. Elliot Anenberg & Aurel Hizmo & Edward Kung & Raven Molloy, 2019. "Measuring mortgage credit availability: A frontier estimation approach," Journal of Applied Econometrics, John Wiley & Sons, Ltd., vol. 34(6), pages 865-882, September.
    20. Xiaoqing Zhou, 2022. "Mortgage borrowing and the boom-bust cycle in consumption and residential investment," Review of Economic Dynamics, Elsevier for the Society for Economic Dynamics, vol. 44, pages 244-268, April.

    More about this item

    Keywords

    ;
    ;
    ;
    ;
    ;

    JEL classification:

    • D1 - Microeconomics - - Household Behavior
    • G5 - Financial Economics - - Household Finance
    • R21 - Urban, Rural, Regional, Real Estate, and Transportation Economics - - Household Analysis - - - Housing Demand
    • E43 - Macroeconomics and Monetary Economics - - Money and Interest Rates - - - Interest Rates: Determination, Term Structure, and Effects

    NEP fields

    This paper has been announced in the following NEP Reports:

    Statistics

    Access and download statistics

    Corrections

    All material on this site has been provided by the respective publishers and authors. You can help correct errors and omissions. When requesting a correction, please mention this item's handle: RePEc:boe:boeewp:023298. See general information about how to correct material in RePEc.

    If you have authored this item and are not yet registered with RePEc, we encourage you to do it here. This allows to link your profile to this item. It also allows you to accept potential citations to this item that we are uncertain about.

    If CitEc recognized a bibliographic reference but did not link an item in RePEc to it, you can help with this form .

    If you know of missing items citing this one, you can help us creating those links by adding the relevant references in the same way as above, for each refering item. If you are a registered author of this item, you may also want to check the "citations" tab in your RePEc Author Service profile, as there may be some citations waiting for confirmation.

    For technical questions regarding this item, or to correct its authors, title, abstract, bibliographic or download information, contact: Research (email available below). General contact details of provider: https://edirc.repec.org/data/boegvuk.html .

    Please note that corrections may take a couple of weeks to filter through the various RePEc services.

    IDEAS is a RePEc service. RePEc uses bibliographic data supplied by the respective publishers.