Rating Rationale
June 13, 2023 | Mumbai
 
Nirmaan RMBS Trust - Series V - 2014
(Originator: Piramal Capital & Housing Finance Limited)
Rating upgraded to 'CRISIL AA (SO)'
 
Rating Action
Transaction Name Details Amount Rated (Rs.Crore) Amount Outstanding& (Rs.Crore) Balance Tenure# (Months) Credit Collateral (Rs.Crore) Ratings/Credit Opinions Rating Action
Nirmaan RMBS Trust - Series V - 2014 Series A1 PTCs 285.01 30.79 492 22.86 CRISIL AA (SO) Upgraded from 'CRISIL A+ (SO)'
Series A2 PTCs 11.88 1.28 CRISIL AA (SO) Upgraded from 'CRISIL A+ (SO)'
Note: None of the Directors on CRISIL Ratings Limited’s Board are members of rating committee and thus do not participate in discussion or assignment of any ratings. The Board of Directors also does not discuss any ratings at its meetings.
1 crore = 10 million
Refer to annexure for Details of Instruments & Bank Facilities
#Indicates door to door tenure. Actual tenure will depend on the level of prepayments, interest rate movement in the pool and exercise of the clean-up option
&as after May 2023 payouts

 

Detailed Rationale

CRISIL Ratings has upgraded its rating to CRISIL AA (SO)’ rating from ‘CRISIL A+ (SO)’ on Series A1 & Series A2 PTCs under transactionNirmaan RMBS Trust Series V – 2014’. The pool is backed by home loan (HL) receivables originated by Piramal Capital & Housing Finance Limited (PCHFL; erstwhile Dewan Housing Finance Limited (DHFL), ‘CRISIL A1+’).

 

The credit opinion is based on the credit support available to the payouts, credit quality of underlying receivables, PCHFL’s origination and servicing capabilities, the payment mechanism, and soundness of the transaction’s legal structure.

 

The total credit support available in the trnsaction is as below:

Key Rating Drivers & Detailed Description

Supporting Factors

  • Credit support in the structure
    • Internal credit support in the form of scheduled EIS aggregating Rs 10.06 crore and credit collateral of Rs 22.86 crore provides credit support to Series A1 and A2 PTCs.
  • Low delinquencies
    • 110 payouts since securitisation, overdue is 0.2%, while 90+DPD is 0.6%. Cumulative collection ratios is 99.6% after May 2023 payout.

 

Constraining Factors

  • High geographical concentration with top city comprising ~61% of the balance pool
  • Basis Risk
    • Limited track record of servicing by PCHFL, post-implementation of CIRP
    • There is basis risk in the transaction as pool yield is floating and linked to originator’s prime lending rate whereas the investor yield is floating and linked to investor’s MCLR

Liquidity: Strong

Liquidity is strong given that the credit enhancement available in the structure is sufficient to cover losses exceeding 1.5 times the currently estimated base shortfalls

Rating Sensitivity factors

Upward

  • Credit enhancement exceeding 3.8 times the adjusted base shortfalls on the residual cash flows of the pool.

 

Downward

 

CRISIL Ratings has adequately factored these aspects in its rating analysis

About the Pool

The pool consists of HL contracts originated and currently serviced by PCHFL. At the time of securitisation, the pool was geographically concentrated with Maharashtra accounting for 67.0 per cent of the principal outstanding. The pool had a moderate seasoning profile (weighted average net seasoning of 17.7 months); all receivables in the pool were from contracts that were current on payment as on the pool cut-off date. The pool had a weighted average original tenure of 18.4 years and an average ticket size of Rs.15 lakh.

 

Pool Performance Summary (as after May 2023 payout)

Parameters

Nirmaan RMBS Trust Series V – 2014

Asset class

HL

Months post securitisation

110

Principal amortisation as % of initial pool principal

89.2%

Cumulative Collection Ratio (CCR)!

99.6%

Average Monthly Collection Ratio (MCR)^ over past 3 Months

98.7%

Credit collateral as % of future POS

71.3%

Credit collateral utilisation as % of initial credit collateral

0.0%

Cumulative prepayments as % of initial pool principal

67.0%

Threshold collection ratio (TCR) at current rates

44.0%

90+ delinquency as % of initial pool principal

0.6%

180+ delinquency as % of initial pool principal

0.6%

!CCR = {Total collections in the pool/(Total billings + opening overdues at the time of securitisation)}
^MCR = Monthly collections in the pool / Monthly billings

*TCR = The minimum cumulative collection ratio required on a pool’s future cash flows, to be able to service the investor payouts on time

 

Key Rating Assumptions

CRISIL Ratings has analysed the performance of the securitised housing loan pool of PCHFL as of May 2023 payout, as well as various risks associated with the transaction, in the context of the pandemic’s impact in the last few fiscals.

 

There is a basis risk in the transaction. The pool consists of loans at a floating rate of interest linked to base rate of PCHFL and the acquirer yield is also floating but linked to investor’s MCLR. At present, there is a comfortable gap between the pool yield and the yield promised to the acquirer. However, during the tenure of the transaction, adverse movement in base rate of the originator compared to the MCLR of the acquirer may compress the asset side cash flows in relation to the liability side cash flows, thus leading to basis risk. CRISIL has factored this aspect in its analysis by assuming various interest rate scenarios.

 

Based on the above analysis, past experience in rating similar pools, industry benchmarking, and factoring in the strengths and weaknesses of the pool, CRISIL has estimated the base case peak shortfalls to be in the range of 7.0% to 9.0% of the pool principal. CRISIL has assumed a stressed monthly prepayment rate of 1.5% to 2.5% in its analysis.

 

Counterparty Details

Capacity

Counterparty Name

Counterparty

Rating / Track record

Effect on credit ratings in case of non-performance

Originator and seller

PCHFL

CRISIL A1+'

No effect.

Servicer

PCHFL

CRISIL A1+'

Significant effect, because of change in servicing quality and replacement cost of servicer (not factored in by CRISIL). However, CRISIL does not envisage the requirement for replacement.

Collection and Payout Account Bank

Axis Bank Ltd.

Rated ‘CRISIL AAA/CRISIL AA+/Stable/CRISIL A1+’

Negligible effect. Account bank can be changed without impacting the rating.

Collateral in the form of Fixed Deposit

IDBI Bank Ltd.

Rated ‘CRISIL AA-/CRISIL A+/CRISIL A-/Stable/ CRISIL A1+’

Negligible effect. Bank with whom the fixed deposit is maintained can be changed without impacting the rating.

Trustee

IDBI Trusteeship Services Ltd.

Adequate past track record

Negligible effect. Can be replaced at minimal cost.

About the Originator

PCHFL was incorporated in February 2017. The entity was formed as a 100% subsidiary of Piramal Finance Ltd (PFL). PFL, itself, was a wholly-owned subsidiary of Piramal Enterprises Ltd. Till 2016, the financing portfolio was booked in PEL with limited operations in PFL. In fiscal 2017, following a business restructuring, Rs 13,706 crore of assets and Rs 12,575 crores of liabilities were transferred to PFL from PEL.

 

In August 2017, PCHFL received a certificate for commencement of housing finance business from National Housing Bank (NHB). Subsequently, the Board of Piramal Enterprises Ltd (PEL), the parent of PFL, approved a scheme of amalgamation of PFL and Piramal Capital Ltd (PCL) into PCHFL. PCL was a subsidiary of PEL and had limited operations. The merger process was completed in July 2018 with effect from March 31, 2018. Post the merger PCHFL became a wholly owned subsidiary of PEL.

 

Further, as per the resolution plan approved by the NCLT, the existing liabilities of DHFL were discharged by erstwhile PCHFL and a consideration of Rs. 34,250 crore (comprising upfront cash of Rs. 14,700 crore and issuance of debt instruments of Rs. 19,550 crore) was paid to DHFL’s creditors. The erstwhile PCHFL was reverse merged with DHFL with effect from September 30, 2021, and the amalgamated entity (DHFL) was renamed as Piramal Capital & Housing Finance Limited.

 

In 2022, the group has undergone restructuring with the pharma business within PEL being carved out into a new entity PPL. Further PHL Fininvest Limited got merged into PEL, thus PEL is now an NBFC with PCHFL as its 100% subsidiary.

 

Past Rated Pools

CRISIL Ratings has ratings outstanding on two securitisation transactions originated by PCHFL (erstwhile DHFL). CRISIL Ratings is receiving monthly performance reports pertaining to these transactions.

 

Key Financial Indicators - Piramal Capital & Housing Finance Limited – Standalone

As on/for the year ended

Unit

Sept-22*

Mar-22

Total Assets

Rs Cr

73,406

79,702

Total income

Rs Cr

2,301

6,105

Profit after tax

Rs Cr

-1242

536

Gross NPA / GS 3

%

3.25

3.25

Gearing (Gross)

Times

2.01

2.27

Return on assets

%

-3.25

0.67

*annualised

 

Key Financial Indicators - Piramal Capital & Housing Finance Limited – Consolidated

As on/for the year ended

Unit

Sept-22*

Mar-22

Total Assets

Rs Cr

80,389

99,873

Total income

Rs Cr

4077

7911

Profit after tax

Rs Cr

6619

1999

Gross NPA / GS 3

%

3.7

3.4

Gearing (Gross)

Times

2.4

2.7

Return on assets

%

15

1.3

*annualised

Any other information: Not applicable

Note on complexity levels of the rated instrument:
CRISIL Ratings` complexity levels are assigned to various types of financial instruments and are included (where applicable) in the 'Annexure - Details of Instrument' in this Rating Rationale.

CRISIL Ratings will disclose complexity level for all securities - including those that are yet to be placed - based on available information. The complexity level for instruments may be updated, where required, in the rating rationale published subsequent to the issuance of the instrument when details on such features are available.

For more details on the CRISIL Ratings` complexity levels please visit www.crisilratings.com. Users may also call the Customer Service Helpdesk with queries on specific instruments.

Annexure - Details of Instrument(s)

Transaction Name

Type of Instrument

Rated Amount

(Rs Crore)

Date of Allotment

Maturity date#

Coupon Rate (p.a.p.m.) (%)

Rating/

Credit Opinion

Complexity Level

Credit Collateral

(Rs Crore)

Nirmaan RMBS Trust - Series V - 2014

Series A1 PTCs

285.01

28-Mar-14

24-Nov-46

Floating^

CRISIL AA (SO)

Highly Complex

22.86

Series A2 PTCs

11.88

Floating@

CRISIL AA (SO)

Highly Complex

^Linked to base rate of investor.

@Linked to pool IRR.

# Indicates door to door tenure. Actual tenure will depend on the level of prepayments, interest rate movement in the pool and exercise of the clean up option.

Annexure - Rating History for last 3 Years
  Current 2023 (History) 2022  2021  2020  Start of 2020
Instrument Type Outstanding Amount Rating Date Rating Date Rating Date Rating Date Rating Rating
Series A1 PTCs LT 30.79 CRISIL AA (SO) 15-03-23 CRISIL A+ (SO) 13-12-22 CRISIL A+ (SO) 08-11-21 CRISIL B- (SO) /Watch Positive 30-06-20 CRISIL D (SO) --
      --   -- 17-06-22 CRISIL A+ (SO) 30-06-21 CRISIL D (SO) 28-01-20 CRISIL D (SO) --
      --   -- 19-04-22 CRISIL A+ (SO) 16-02-21 CRISIL D (SO)   -- --
Series A2 PTCs LT 1.28 CRISIL AA (SO) 15-03-23 CRISIL A+ (SO) 13-12-22 CRISIL A+ (SO) 08-11-21 CRISIL B- (SO) /Watch Positive 30-06-20 CRISIL D (SO) CRISIL C (SO)
      --   -- 17-06-22 CRISIL A+ (SO) 30-06-21 CRISIL D (SO) 28-01-20 CRISIL D (SO) --
      --   -- 19-04-22 CRISIL A+ (SO) 16-02-21 CRISIL D (SO)   -- --
All amounts are in Rs.Cr.
Criteria Details
Links to related criteria
CRISILs rating methodology for RMBS transactions
Evaluating risks in securitisation transactions - A primer
Legal analysis in structured finance transactions
Meaning and applicability of SO and CE symbol

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