Q2 2026 Enact Holdings Inc Earnings Call

August 6, 2026

Operator 2: Hello, welcome to Enact's Q2 earnings call. Please be advised that today's conference is being recorded. I would now like to hand the conference over to your first speaker, Daniel Kohl, Vice President of Finance. You may begin.

Operator: Hello, welcome to Enact's Q2 earnings call. Please be advised that today's conference is being recorded. I would now like to hand the conference over to your first speaker, Daniel Kohl, Vice President of Finance. You may begin.

Speaker #1: You may begin.

Daniel Kohl: Thank you, good morning. Welcome to our Q2 earnings call. Joining me today are Rohit Gupta, President and Chief Executive Officer, and Dean Mitchell, Chief Financial Officer and Treasurer. Rohit will provide an overview of our business performance and progress against our strategy. Dean will discuss the details of our quarterly results before turning the call back to Rohit for closing remarks. We will take your questions. The earnings materials we issued after market close yesterday contain our financial results for the quarter, along with a comprehensive set of financial and operational metrics. These are available on the investor relations section of our website. Today's call is being recorded and will include the use of forward-looking statements. These statements are based on current assumptions, estimates, expectations, and projections as of today's date.

Speaker #2: Thank you and good morning. Welcome to our Q2 earnings call. Joining me today are Rohit Gupta, President and Chief Executive Officer; and Dean Mitchell, Chief Financial Officer and Treasurer.

Speaker #2: Rohit will provide an overview of our business performance and progress against our strategy. Dean will then discuss the details of our quarterly results before turning the call back to Rohit for closing remarks.

Speaker #2: We will then take your questions. The earnings materials we issued after market close yesterday contain our financial results for the quarter. Along with a comprehensive set of financial and operational metrics, these are available on the investor relations section of our website.

Speaker #2: Today's call is being recorded and will include the use of forward-looking statements. These statements are based on current assumptions estimates, expectations, and projections as of today's date.

Speaker #2: Additionally, they are subject to risks and uncertainties, which may cause actual results to be materially different, and we undertake no obligation to update or revise such statements as a result of new information.

Daniel Kohl: Additionally, they are subject to risks and uncertainties which may cause actual results to be materially different, and we undertake no obligation to update or revise such statements as a result of new information. For a discussion of these risks and uncertainties, please review the cautionary language regarding forward-looking statements in today's press release, as well as in our filings with the SEC, which will be available on our website. Please keep in mind the earnings materials and management's prepared remarks today include certain non-GAAP measures. Reconciliations of these measures to the most relevant GAAP metrics can be found in the press release, our earnings presentation, and our upcoming SEC filing on our website. With that, I'll turn the call over to Rohit.

Speaker #2: For a discussion of these risks and uncertainties, please review the cautionary language regarding forward-looking statements in our filings and in today’s press release, as well as with the FCC.

Speaker #2: These materials will be available on our website. Please keep in mind that the earnings materials and management's prepared remarks today include certain non-GAAP measures. Reconciliations of these measures to the most relevant GAAP metrics can be found in the press release, our earnings presentation, and our upcoming SEC filing on our website.

Speaker #2: With that, I'll turn the call over to Rohit.

Speaker #3: Thank you, Daniel. Good morning, everyone. Before discussing our Q2 results, I would like to begin by saying that our thoughts are with our board and strong supporter of Annex.

Rohit Gupta: Thank you, Daniel. Good morning, everyone. Before discussing our Q2 results, I would like to begin by saying that our thoughts are with Tom McInerney, who's a valued member of our board and strong supporter of Enact. We wish Tom a full and speedy recovery. I also want to express my support for Jerome Upton as he steps into the role of interim President and CEO of Genworth. Jerome has been an important member of Genworth's leadership team as well as Enact's board of directors for many years, and I'm confident he will provide thoughtful and steady leadership during this time, and I look forward to our continued partnership. Turning to our results, Enact closed the H1 of 2026 with another strong quarter, reflecting the disciplined execution of our strategy, resilient credit performance, and our continued focus on long-term sustainable value creation.

Speaker #3: We wish Tom a full and speedy recovery. I also want to express my support for Jerome Upton as he steps into the role of interim president and CEO of Genworth.

Speaker #3: Jerome has been an important member of Genwork's leadership team as well as Annex's board of directors for many years, and I'm confident he will provide Tom McInerney, who's a valued member thoughtful and steady leadership during this time.

Speaker #3: And I look forward to our continued partnership. Turning to our results, Annex closed the first half of 2026 with another strong quarter, reflecting the disciplined execution of our strategy, resilient credit performance, and our continued focus on long-term sustainable value creation.

Speaker #3: As a result of our strong performance, we are updating our 2026 capital return expectations to between 550 million and 600 million dollars, up from our prior guidance of 500 million dollars.

Rohit Gupta: As a result of our strong performance, we are updating our 2026 capital return expectations to between $550 million and $600 million, up from our prior guidance of $500 million. I will discuss this in more detail shortly. For the Q2, we reported adjusted operating income of $177 million or $1.26 per diluted share. Adjusted return on equity was 13%, and we generated strong new insurance written of $15 billion, resulting in total insurance in force of $274 billion. The macro and housing environment remained dynamic as elevated interest rates, geopolitical developments, and policy uncertainty continued to contribute to market volatility. At the same time, the US economy was resilient, supported by a healthy labor market and generally stable household balance sheets.

Speaker #3: I will discuss this in more detail shortly. For Q2, we reported adjusted operating income of $177 million, or $2.6 per diluted share.

Speaker #3: Adjusted return on equity was 13%, and we generated strong new insurance written of 15 billion insurance in force of 274 billion dollars. The macro and housing environment remained dynamic as elevated interest rates geopolitical developments and policy uncertainty continued to contribute to market volatility.

Speaker #3: At the same time, the US economy was resilient supported by a healthy labor market and generally stable household balance sheets. Within housing, underlying demand fundamentals are strong and while higher mortgage rates continue to temper overall transaction volumes, purchase application activity benefited from the spring selling season.

Rohit Gupta: Within housing, underlying demand fundamentals are strong, and while higher mortgage rates continue to temper overall transaction volumes, purchase application activity benefited from the spring selling season. From a credit perspective, our portfolio is performing well, with recent books performing in line with our expectations. Persistence remained elevated at 80% during the quarter. This is supported by the rate environment with approximately 57% of loans in our portfolio carrying mortgage rates below 6%. Looking ahead, we continue to believe the long-term fundamentals supporting the housing market remain intact, and we are confident that private mortgage insurance will continue to play a critical role in responsibly expanding access to sustainable homeownership while creating attractive opportunities for Enact. Our insurance in-force portfolio remains resilient with a risk-weighted average credit score of 746 and a risk-weighted average loan-to-value ratio of 93%.

Speaker #3: From a credit perspective, our portfolio is performing well with recent books performing in line with our expectations. Persistency remained elevated at 80% during the quarter, this is supported by the rate environment with approximately 57% of loans in our portfolio carrying mortgage rates below 6%.

Speaker #3: Looking ahead, we continue to believe the long-term fundamentals supporting the housing market remain intact, and we are confident that private mortgage insurance will continue to play a critical role in responsibly expanding access to sustainable homeownership, while creating attractive opportunities for Enact.

Speaker #3: Our insurance enforced portfolio remains resilient with a risk weighted average credit score of 746 and a risk weighted average loan-to-value ratio of 93%. Layered risk was 1.1% of risk Pricing remained constructive in the enforced.

Rohit Gupta: Layered risk was 1.1% of risk in force. Pricing remained constructive in the quarter while our participation was strong and our dynamic risk-adjusted pricing engine is enabling us to prudently target the right risk at the right price on a granular level as market conditions evolve. As we continue to leverage technology to enable better risk selection and improve operational efficiency, we are pleased to announce that in addition to our pricing engine, we recently launched our Enact Loan Level Assistant or ELLA. This new tool is our internal underwriting innovation that applies generative AI to help underwriters make smarter underwriting decisions by reviewing loan documents, identifying inconsistencies, and surfacing relevant insights more efficiently, ELLA reduces repetitive tasks, improves risk selection, and allows our underwriters to spend more time applying their expertise to making underwriting decisions.

Speaker #3: strong and our dynamic risk-adjusted pricing engine is enabling us to prudently target the right risk at the right price on a granular level as market conditions evolve.

Speaker #3: As we continue to leverage technology to enable better risk selection and improve operational efficiency, we are pleased to announce that in addition to our pricing engine, we recently launched our Annex Loan Level Assistant or ELA.

Speaker #3: This new tool is our internal underwriting innovation that applies generative AI to help underwriters make smarter underwriting decisions. By reviewing loan documents, identifying inconsistencies, and surfacing relevant insights more efficiently, ELA reduces repetitive tasks, improves risk selection, and allows our underwriters to spend more time applying their expertise to making underwriting decisions.

Speaker #3: While it's still early in its launch, adoption has grown rapidly and we believe ELA will create a strong foundation for future efficiency improvements. Turning to losses, new delinquencies were down 9% and cures were down 9% sequentially.

Rohit Gupta: While it's still early in its launch, adoption has grown rapidly. We believe ELLA will create a strong foundation for future efficiency improvements. Turning to losses, new delinquencies were down 9% and cures were down 9% sequentially, consistent with seasonal trends. Total delinquencies declined 1%. Our strong cure performance was driven by favorable credit trends and effective loss mitigation efforts. This drove a reserve release of $37 million in the quarter, resulting in a loss ratio of 14%. Credit performance remains strong. We are well reserved across a range of scenarios. We delivered another quarter of prudent expense management with operating expenses down year over year despite the inflationary environment. Dean will discuss the key drivers of this strong performance and our improved expectations for 2026.

Speaker #3: Consistent with seasonal trends. And total delinquencies declined 1%. Our strong cure performance was driven by favorable credit trends and effective loss mitigation efforts. This drove a reserve release of 37 million in the quarter resulting in a loss ratio of 14%.

Speaker #3: Credit performance remained strong and we are well reserved across a range of scenarios. We delivered another quarter of prudent expense management with operating expenses down year over year despite the inflationary environment.

Speaker #3: Dean will discuss the key drivers of this strong performance and our improved expectations for 2026. We continue to execute against our capital allocation priority maintaining a strong and resilient balance sheet to support existing policyholders investing to drive organic growth and operating efficiencies funding attractive new business opportunities such as Annex V and returning excess capital to shareholders.

Rohit Gupta: We continue to execute against our capital allocation priorities, maintaining a strong and resilient balance sheet to support existing policyholders, investing to drive organic growth and operating efficiencies, funding attractive new business opportunities such as Enact Re, and returning excess capital to shareholders. At the end of the quarter, our PMAR sufficiency ratio was 151%, providing significant financial flexibility. Our credit and investment portfolios were in excellent shape. Our strong capital position is further reinforced by our CRT program and the backing of our undrawn credits facility. We also continue to execute on our growth and diversification strategy. Enact Re delivered another quarter of strong performance, generating attractive risk-adjusted returns while remaining both capital and expense efficient. Finally, our strong performance supports continued robust returns to shareholders. During the quarter, we returned $127 million through share repurchases and dividends.

Speaker #3: At the end of the quarter, our PMI sufficiency ratio was 161% providing significant financial flexibility and our credit and investment portfolios were in excellent shape.

Speaker #3: Our strong capital position is further reinforced by our CRT program and the backing of our undrawn credit facility. We also continue to execute on our growth and diversification strategy.

Speaker #3: Annex V delivered another quarter of strong performance generating attractive risk-adjusted returns while remaining both capital and expense efficient. Finally, our strong performance supports continued robust returns to shareholders.

Speaker #3: During the quarter, we returned 127 million to share repurchases and dividends. As I mentioned, we have now increased our capital return expectations to between 550 to 600 million for 2026.

Rohit Gupta: As I mentioned, we have now increased our capital return expectations to between $550 to 600 million for 2026. This upward revision reflects our commitment to returning excess capital to shareholders while maintaining a strong balance sheet. I'd now like to take a moment to recognize our culture and our people. For the fourth time since our IPO, Enact was recognized as one of the best places to work by the Triangle Business Journal. We have always taken pride in fostering an environment where teams can do their best work for our customers and stakeholders. We are pleased to have received this recognition again. Turning to recent housing policy announcements. As I mentioned last quarter, Enact supports the FHFA and GSE's ongoing efforts to modernize credit evaluation in ways that responsibly expand access to sustainable homeownership.

Speaker #3: This upward revision reflects our commitment to returning excess capital to shareholders while maintaining a strong balance sheet. I'd now like to take a moment to recognize our culture and our people.

Speaker #3: For the fourth time since our IPO, Annex was recognized as one of the best places to work by the Triangle Business Journal. We have always taken pride in fostering an environment where teams can do their best work for our customers and stakeholders.

Speaker #3: And are pleased to have received this recognition again. Turning to recent housing policy announcements, as I mentioned last quarter, Annex supports the FHFA and GSE's ongoing efforts to modernize credit evaluation in ways that responsibly expands access to sustainable home ownership.

Speaker #3: During the quarter, we began participating in the market's limited rollout of Vantage Score 4 although its financial impact during the quarter was immaterial. We remain committed to supporting our customers and staying operationally aligned as initiatives are implemented and scaled in the market.

Rohit Gupta: During the quarter, we began participating in the market's limited rollout of VantageScore 4, although its financial impact during the quarter was immaterial. We remain committed to supporting our customers, staying operationally aligned as initiatives are implemented and scaled in the market. Overall, we had a great H1 of 2026 that positions Enact for long-term success. With that, I will now hand the call over to Dean.

Speaker #3: Overall, we've had a great first half of 2026 that positions Annex for long-term success. With that, I will now hand the call over to Dean.

Speaker #2: Thanks, Rohit. And good morning, everyone. We delivered another strong quarter of performance adjusted operating income was 177 million or $1.26 per diluted share compared to $1.15 per diluted share in the same period last year and $1.21 per diluted share in the first quarter of 2026.

Dean Mitchell: Thanks, Rohit, and good morning, everyone. We delivered another strong quarter of performance. Adjusted operating income was $177 million or $1.26 per diluted share, compared to $1.15 per diluted share in the same period last year, and $1.21 per diluted share in Q1 2026. Adjusted operating return on equity was 13.2%. A detailed reconciliation of GAAP net income to adjusted operating income can be found in our earnings release. Turning to revenue drivers, new insurance written was $15 billion in the quarter, up 19% sequentially and up 15% year over year, as rates remained elevated and seasonal dynamics played out across the period. Persistency was 80% in the quarter, flat sequentially and down 2 points year over year on lower prevailing mortgage rates.

Speaker #2: Adjusted operating return on equity was 13.2%. A detailed reconciliation of GAAP net income to adjusted operating income can be found in our earnings release.

Speaker #2: Turning to revenue drivers, new insurance written was $15 billion in the quarter up 19% sequentially and up 15% year over year as rates remained elevated and seasonal dynamics played out across the period.

Speaker #2: Persistency was 80% in the quarter flat sequentially and down 2 points year over year on lower prevailing mortgage rates. While rates increased over the quarter, our portfolio remains resilient with 12% of our mortgages in our portfolio having rates at least 50 basis points above June's average of 6.5%.

Dean Mitchell: While rates increased over the quarter, our portfolio remains resilient, with 12% of our mortgages in our portfolio having rates at least 50 basis points above June's average of 6.5%. At the same time, 57% of loans in our portfolio carry rates below 6%. Primary insurance in force was $274 billion in the quarter, up $1 billion or approximately 1% from Q1 2026 and up $4 billion or approximately 2% year over year. Total net premiums earned were $245 million, up $2 million sequentially and flat year over year. The sequential increase is primarily driven by premium growth from attractive adjacencies and growth in primary insurance in force. Our base premium rate of 39.1 basis points was down 0.3 basis points sequentially.

Speaker #2: At the same time, 57% of loans in our portfolio carry rates below 6%. Primary insurance in force was $274 billion in the quarter up 1 billion or approximately 1% from the first quarter of 2026 and up 4 billion or approximately 2% year over year.

Speaker #2: Total net premiums earned were $245 million up 2 million sequentially and flat year over year. The sequential increase is primarily driven by premium growth from attractive adjacencies and growth in primary insurance in force.

Speaker #2: Our base premium rate of 39.1 basis points was down 0.3 basis points sequentially as a reminder, our base premium rate is impacted by several factors including macro factors driving refinancing activity and tends to modestly fluctuate from quarter to quarter.

Dean Mitchell: As a reminder, our base premium rate is impacted by several factors, including macro factors driving refinancing activity and tends to modestly fluctuate from quarter to quarter. Our net earned premium rate was 34.1 basis points, down 0.2 basis points sequentially and aligned with the decrease in base premium rate. Investment income in Q2 was $73 million, up $2 million or 3% sequentially, and up $7 million or 11% year over year. Our new money investment yield was over 5% and contributed to an increase in the average portfolio book yield to 4.6% for the quarter. While we typically hold investments to maturity, we may selectively pursue income enhancement opportunities. During the quarter, we sold certain assets that will allow us to recoup realized losses through future higher net investment income. Turning to credit, we continue to see strong loss performance across our portfolio.

Speaker #2: Our net earned premium rate was 34.1 basis points down 0.2 basis points sequentially and aligned with the decrease in base premium rate. Investment income in the second quarter was 73 million up 2 million or 3% sequentially and up 7 million or 11% year over year.

Speaker #2: Our new money investment yield was over 5% and contributed to an increase in the average portfolio book yield to 4.6% for the quarter. While we typically hold investments to maturity, we may selectively pursue income enhancement opportunities.

Speaker #2: During the quarter, we sold certain assets that will allow us to recoup realized losses through future higher net investment income. During the credit, we continue to see strong loss performance across our portfolio.

Speaker #2: New delinquencies decreased sequentially to 12,300 in the quarter from 13,600 in the first quarter of 2026 in line with expected seasonal trends. Our new delinquency rate for the quarter remained consistent with pre-pandemic levels at 1.3% down 20 basis points from the first quarter of 2026 and an increase of 10 basis points from the second quarter of 2025.

Dean Mitchell: New delinquencies decreased sequentially to 12,300 in the quarter from 13,600 in Q1 2026, in line with expected seasonal trends. Our new delinquency rate for the quarter remained consistent with pre-pandemic levels at 1.3%, down 20 basis points from Q1 2026, and an increase of 10 basis points from Q2 2025. Our cure rate decreased 4 percentage points sequentially to 50%, in line with seasonal trends, and remains elevated. We maintained our claim rate on new delinquencies at 8%. Total delinquencies in Q2 decreased sequentially to 24,300 from 24,700, and the delinquency rate was flat sequentially at 2.6%. Losses in Q2 2026 were $33 million, and the loss ratio was 14%, compared to $37 million at 15% in Q1 2026, and $25 million and 10% in Q2 2025.

Speaker #2: Our cure rate decreased 4 percentage points sequentially to 50% in line with seasonal trends and remains elevated. We maintained our claim rate on new delinquencies at 8%.

Speaker #2: Total delinquencies in the second quarter decreased sequentially to 24,300 from 24,700, and the delinquency rate was flat sequentially at 2.6%. Losses in the second quarter of 2026 were $33 million and the loss ratio was 14%, compared to $37 million and 15% in the first quarter of 2026, and $25 million and 10% in the second quarter of 2025.

Speaker #2: The current quarter reserve release of $37 million from favorable cure performance and loss mitigation activities compares to a reserve release of $39 million in the first quarter of 2026 and $48 million in the second quarter of 2025.

Dean Mitchell: The current quarter reserve release of $37 million from favorable cure performance and loss mitigation activities compares to a reserve release of $39 million in Q1 2026 and $48 million in Q2 2025. Operating expenses in Q2 2026 were $52 million, and the expense ratio was 21%, compared to $49 million and 20% in Q1 2026, and $53 million and 22% in Q2 2025. In Q2 2026, we took actions that resulted in a $1 million reorganization charge that is excluded from our adjusted operating income. Based on H1 performance and full year 2026 outlook, we now forecast 2026 expenses, excluding reorganization costs, to be in the range of $205 to $210 million.

Speaker #2: Operating expenses in the second quarter of 2026 were 52 million and the expense ratio was 21% compared to 49 million and 20% in the first quarter of 2026 and 53 million and 22% in the second quarter of 2025.

Speaker #2: In the second quarter of 2026, we took actions that resulted in a $1 million reorganization charge that is excluded from our adjusted operating income.

Speaker #2: Based on first half performance and full year 2026 outlook, we now forecast 2026 expenses excluding reorganization cost to be in the range of $205 to $210 million.

Speaker #2: We continue to operate from a strong capital and liquidity position underpinned by our robust PMI sufficiency and the successful execution of our diversified CRT program.

Dean Mitchell: We continue to operate from a strong capital and liquidity position underpinned by our robust PMIERs sufficiency and the successful execution of our diversified CRT program. Our PMIERs sufficiency was 151%, or $1.9 billion above PMIERs' requirements, and our third-party CRT program provides $1.9 billion of PMIERs' capital credit at the end of the quarter. Turning now to capital allocation. During the quarter, we paid out approximately $34 million, or $0.24 per share through our quarterly dividend and bought back 2.2 million shares at an average price of $42.58 for $93 million. Through 31 July, we've repurchased an additional 0.7 million shares for $30 million. Today, we announced the Q3 dividend of $0.24 per common share payable 17 September 2026.

Speaker #2: Our PMI sufficiency was 161%, or $1.9 billion above PMI requirements, and our third-party CRT program provides $1.9 billion of PMI capital credit at the end of the quarter.

Speaker #2: Turning now to capital allocation, during the quarter we paid out approximately $34 million or 24 cents per share through our quarterly dividend and bought back 2.2 million shares at an average price of $42.58 for $93 million.

Speaker #2: Through July 31st, we've repurchased an additional 0.7 million shares for $30 million. Today we announce the third quarter dividend of $24 cents per common share payable September 17th, 2026.

Speaker #2: As Rohit mentioned earlier, we're increasing our 2026 total capital return guidance to be in the range of $550 to $600 million reflecting our continued strong financial position and confidence in our business.

Dean Mitchell: As Rohit mentioned earlier, we're increasing our 2026 total capital return guidance to be in the range of $550 to $600 million, reflecting our continued strong financial position and confidence in our business. As in the past, the final amount and form of capital return to shareholders will ultimately depend on business performance, market conditions, and regulatory approvals. Overall, we are pleased with our performance through the H1 of the year. As we look ahead, our disciplined approach to risk management, strong balance sheet, and financial flexibility position us well to navigate the evolving environment while continuing to deliver value to our shareholders. With that, let me turn the call back to Rohit.

Speaker #2: As in the past, the final amount and form of capital return to shareholders will ultimately depend on business performance, market conditions, and regulatory approvals.

Speaker #2: Overall, we are pleased with our performance through the first half of the year. As we look ahead, our disciplined approach to risk management, strong balance sheet, and financial flexibility position us well to navigate the evolving environment while continuing to deliver value to our shareholders.

Speaker #2: With that, let me turn the call back to Rohit.

Speaker #1: Thanks, Steve. An active position to succeed through market cycles and by combining disciplined underwriting, a strong balance sheet, thoughtful capital allocation, and continued investment and innovation, we are building an even stronger franchise for the long term.

Rohit Gupta: Thanks, Gene. Enact is positioned to succeed through market cycles. By combining disciplined underwriting, a strong balance sheet, thoughtful capital allocation, and continued investment in innovation, we are building an even stronger franchise for the long term. As always, our mission to responsibly help more people achieve the dream of homeownership remains at the center of everything we do. Operator, we are now ready for Q&A.

Speaker #1: As always, our mission to responsibly help more people achieve their remote home ownership remains at the center of everything we do. Operator, we are now ready for Q&A.

Speaker #3: Thank you. We will now begin the question and answer session. To ask a question, you will need to press start, then the number one on your telephone keypad.

Operator 2: Thank you. We will now begin the question and answer session. To ask a question, you will need to press star then the number one on your telephone keypad. If you would like to withdraw your question, press star one again. We will pause for just a moment to compile the Q&A roster. Your first question comes from the line of Mihir Bhatia with Bank of America. Your line is open.

Operator: Thank you. We will now begin the question and answer session. To ask a question, you will need to press star then the number one on your telephone keypad. If you would like to withdraw your question, press star one again. We will pause for just a moment to compile the Q&A roster. Your first question comes from the line of Mihir Bhatia with Bank of America. Your line is open.

Speaker #3: If you would like to withdraw your question, press star one again. We'll pause for just a moment to compile the Q&A roster. Your first question comes from the line of Mihir Bathia with Bank of America.

Speaker #3: Your line is open.

Mihir Bhatia: Hi. Good morning. Thank you for taking my questions. Wanted to start by just asking maybe about the base premium yield.

Mihir Bhatia: Hi. Good morning. Thank you for taking my questions. Wanted to start by just asking maybe about the base premium yield. It is relatively steady, but it is inside maybe the third decimal coming down a little bit for the last few quarters. Where do you expect that to settle out, and just any expectations you could guide us for the rest of the year? Just maybe related to that, if you want to just comment on competitive intensity too, that you are seeing.

Speaker #4: Hi, good morning. Thank you for taking my questions. I wanted to start by just asking maybe about the base premium yield it's I mean, it's relatively steady, but it is, you know, inside, you know, maybe the third decimal coming down a little bit.

Mihir Bhatia: It is relatively steady, but it is inside maybe the third decimal coming down a little bit for the last few quarters. Where do you expect that to settle out, and just any expectations you could guide us for the rest of the year? Just maybe related to that, if you want to just comment on competitive intensity too, that you are seeing.

Speaker #4: Through the for the last few quarters, where do you expect that to settle out and just any expectations you could guide us for like, you know, the rest of the year?

Speaker #4: Just and maybe related to that, if you want to just comment on competitive intensity too that you're seeing.

Speaker #2: Yeah, Mihir, it's Dean. I'll start with the answer on base premium rate trajectory and Rohit will I'm sure pick up from a competitive perspective in the market.

Dean Mitchell: Yeah, Mihir, it is Dean. I will start with the answer on base premium rate trajectory, and Rohit will, I am sure, pick up from a competitive perspective in the market. I would say despite the modest H1 pressure, our base premium rate outlook really remains consistent with our 2026 guidance that we gave at the beginning of the year that we expect it to be relatively flat versus 2025. I think you know that that could have a slight downward tilt, kind of like we saw in 2025. I would characterize that very much in line with the original guidance of relatively flat. I think we have talked about in prior periods that there is always going to be some over quarter volatility. That metric is influenced by a bunch of different variables.

Speaker #2: You know, I would say despite the modest first half pressure, our base premium rate outlook really means remains consistent with our 2026 guidance that we gave at the beginning of the year that we expect it to be relatively flat versus 2025.

Speaker #2: I think, you know, you know, that could have a slight downward tilt kind of like we saw in 2025, but, you know, I would characterize that very much in line with the original guidance of relatively flat.

Speaker #2: I think we've talked about in prior periods that there's always going to be some quarter-over-quarter volatility. That metric is influenced by a bunch of different variables.

Speaker #2: We've talked about NIW levels. We've talked about NIW mix specifically, as it relates to purchase and refi, which can, you know, change the nature of the risk and change the nature of the pricing.

Dean Mitchell: We've talked about NIW levels, we've talked about NIW mix, specifically as it relates to purchase refi, which can change the nature of the risk and change the nature of the pricing. Lapse, what book years are lapsing, and then things that aren't always associated with premium rate, like delinquent premium accrual. I think we saw some of that volatility play out this quarter, but overall, in terms of the impact on our overall guidance, I think it remains consistent to generally flat versus 2025. Rohit, you want to take competitive environment?

Speaker #2: Lapses—what book years are lapsing—and then things that aren't always associated with premium rate, like delinquent premium accrual. I think we saw some of that volatility play out this quarter.

Speaker #2: But overall, in terms of the impact on our overall guidance, I think it's it remains consistent to generally flat versus 2025. Rohit, you want to take competitive environment?

Speaker #1: Yeah. Thanks, Dean. Good morning, Mihir. Thank you for your question. So I would just say MI market continues to be dynamic, but remains constructive from our vantage point.

Rohit Gupta: Yeah. Thanks, Dean. Good morning, Mihir. Thank you for your question. I would just say MI market continues to be dynamic, but remains constructive from our vantage point. Pricing, as we have mentioned in the past, was competitive, but remains at levels that, in our view, still reflect somewhat elevated levels of economic uncertainty. From a pricing return perspective, they remain attractive from our vantage point on a risk-adjusted basis and accretive to economic value. We are very happy with the $15 plus billion of NIW we wrote in the quarter and the returns at which we wrote that NIW.

Speaker #1: Pricing, as we have mentioned in the past, was competitive, but remains at levels that in our view still reflects somewhat elevated levels of economic uncertainty.

Speaker #1: And from a pricing return perspective, they remain attractive from our vantage point on a risk adjusted basis and accreted to economic value. So we are very happy with the 15 plus billion dollars of NIW we wrote in the quarter and the returns at which we wrote that NIW.

Speaker #4: Can I just follow up on that, Rohit? Could you maybe like quantify the ROE on new business today and how does that compare to, I don't know, maybe the 2023, 2024 vintages?

Mihir Bhatia: Can I just follow up on that, Rohit? Could you maybe quantify the ROE on new business today? How does that compare to, I don't know, maybe the 2023, 2024 vintages?

Speaker #1: Yeah, Mihir, I think I'm going to have a tough time giving you any ROE guidance. We have not been providing ROE guidance. Either in a range or any kind of point estimate.

Rohit Gupta: Mihir, I think I'm going to have a tough time giving you any ROE guidance. We have not been providing ROE guidance either in a range or any kind of point estimate. I would say that we find the ROEs accretive to shareholder value. We've talked about this in the past, that we price NIW on a conditional basis, so not only from a consumer and loan attribute perspective, but down to each geography. Just given the granularity of our pricing and returns as well as the competitive nature of the market and the opaque pricing environment, it's tough to provide guidance on ROE quantitatively, but hopefully the qualitative color helps.

Speaker #1: I would say that we find the ROEs accreted to shareholder value. And we've talked about this in the past that we price NIW on a conditional basis.

Speaker #1: So not only from a consumer and loan attribute perspective, but down to each geography. So, just given the granularity of our pricing and returns, as well as the competitive nature of the market and the opaque pricing environment, it's tough to provide guidance on ROE quantitatively.

Speaker #1: But hopefully the qualitative color helps.

Speaker #4: Yeah. Okay. Maybe I'll ask one more, and then just jump back in the queue, just on the credit outlook from here. I think new notices fell, default rate was, you know, down a little bit.

Mihir Bhatia: Yeah. Okay. Maybe I'll ask one more and then just jump back in the queue. Just on the credit outlook from here. I think new notices filed, default rate was down a little bit. I guess, any guidance, any commentary on how you expect that to trend from here? Just talk some of the factors that are driving that strength, and how you expect default rates to trend from here.

Speaker #4: I guess any guidance, any commentary on how you expect that to trend from here just talk some of the factors that are driving that strength.

Speaker #4: And if we should how you expect default rates to trend from here.

Speaker #2: Yeah. Thanks, Mihir. I'll take that. This is Dean again. You know, I think you characterized the market, the credit market appropriately. We see credit performance remaining strong.

Dean Mitchell: Yeah. Thanks, Mihir. I'll take that. It's Dean again. I think you characterized the market, the credit market appropriately. We see credit performance remaining strong. That is across both new delinquency development and cures. Both news and cures were down sequentially. I think in our prepared remarks, we made the reference that that's really consistent with normal seasonality as you transition from Q1 to Q2 of any particular year. If we peel the onion back a little bit, we continue to assess performance across a variety of borrower and loan attributes. We don't see any material deviation from our pricing expectations when we set price and onboard the risk. I think across the risk continuum, we continue to see performance remain strong and really, again, not deviate from our expectations when we onboard the risk and price and ultimately price the policy.

Speaker #2: And that is across both new delinquency development and cures. Both news and cures were down sequentially. I think in our prepared remarks, we made the reference that that's really consistent with normal seasonality.

Speaker #2: As you transition from Q1 to Q2 of any particular year. You know, if we pull, you know, peel the onion back a little bit, you know, we continue to assess performance across a variety of borrower and loan attributes.

Speaker #2: We don't see any material deviation from our pricing expectations when we set price and onboard the risk. So I think, you know, across the risk continuum, we continue to see performance remain strong and really again, not deviate from our expectations when we onboard the risk and price and ultimately price the policy.

Speaker #2: You know, I guess it's, you know, the one of the certainly one of the underpinnings of strong cure performance has been home price appreciation.

Dean Mitchell: I guess it's certainly one of the underpinnings of strong cure performance has been home price appreciation. That's a key driver of cure performance to date. I think we continue to see strong embedded HPA across our policies in force and as well as our delinquencies. 88% of our delinquencies continue to have mark-to-market equity of 10% or more. I'd say just as you think about short to medium-term, I think that underpins ongoing strong cure performance again, in the short to medium-term. We talked about delq rate a little bit last Q as it relates to both the impact of some of the newer vintages contributing more delinquencies as they age up their normal loss development pattern. Of course, some of those newer vintages don't have as much HPA, embedded HPA.

Speaker #2: That's a key driver of cure performance to date. I think we continue to see you know, strong embedded HPA across our across our policies enforced.

Speaker #2: And as well as our delinquencies. So 88% of our delinquencies continue to have mark to market equity of 10% or more. And I'd say just, you know, as you think about short to medium term, I think that underpins ongoing strong cure performance again in the kind of in the short to medium term.

Speaker #2: You know, we talked about the DELC rate a little bit last quarter. As it relates to both, you know, the impact of some of the newer vintages contributing more delinquencies as they age up their normal loss development pattern, and of course, some of those newer vintages don't have as much HPA.

Speaker #2: Embedded HPA, I think that can be a contributor to an uptick in delinquency rate as we move forward in time. And then just in the short term from a DELC rate perspective, while we got the benefit of seasonality over the first half of the year, the second half seasonality tends to show an uptick in new delinquencies.

Dean Mitchell: I think that can be a contributor to an uptick in delinquency rate as we move forward in time. Just in the short term, from a delq rate perspective, while we got the benefit of seasonality over the H1 of the year. H2 seasonality tends to see an uptick in new delinquencies. I think it's reasonable to expect an uptick in delq rate from at least H1 levels in the short term from a delq rate perspective.

Speaker #2: And so I think it's reasonable to expect an uptick in DELC rate from at least first half levels in the short term from a DELC rate perspective.

Speaker #4: All right. Thank you. Thank you for taking my questions.

Mihir Bhatia: All right. Thank you. Thank you for taking my questions.

Speaker #1: Thank you.

Rohit Gupta: Thank you.

Speaker #3: Your next question comes from the line of boss George. With KBW, your line is open.

Operator 2: Your next question comes from the line of Bose George with KBW. Your line is open.

Operator: Your next question comes from the line of Bose George with KBW. Your line is open.

Speaker #4: Hey guys, good morning. Actually, just a follow-up on credit. Can you just talk about when you see delinquencies peaking, just from a normalized seasoning of the portfolio?

Bose George: Hey, guys. Good morning. Actually, just a follow-up on credit. Can you just talk about when you see delinquencies peaking just from a normalized seasoning of the portfolio?

Speaker #2: Yeah, Boz, it's Dean again. You know, I think much like we talked about just on that last answer, I think second-half seasonality, you're going to see an uptick in DELC rate.

Dean Mitchell: Yeah, Bose, it's Dean again. I think much like we talked about just on that last answer, I think H2 seasonality, you're going to see an uptick in delq rate or potentially an uptick in delq rate, given the H2 seasonality that we would expect vis-a-vis the H1. As you transition into 2027, you have different seasonality. Start to have a positive impact on cures, new delqs, and ultimately, that having an influence on delq rate. From a timing perspective, I think you're going to see a little bit of pressure to delq rate over the course of the H2 of 2026. From there, a lot of that's going to be dictated by macroeconomic drivers, what the macroeconomic trajectory is, and that'll be a pretty big influence on delq inventory and ultimately delq rate go forward.

Speaker #2: Or potentially an uptick in DELC rate given the second half seasonality that we would expect B2B the first half. You know, and then as you transition into 2027, you have different seasonality.

Speaker #2: So start to have a positive impact on cures new DELCs and ultimately that having an influence on DELC rate. So you know, from a timing perspective, I think you're going to see a little bit of pressure to DELC rate over the course of the second half.

Speaker #2: ...of 2026, and then from there, a lot of that's going to be dictated by macroeconomic drivers—what the macroeconomic trajectory is—and, you know, that'll be a pretty big influence on DELC inventory and ultimately DELC rate going forward.

Speaker #2: But from a seasonality perspective, you're going to see those two seasonality kind of drivers play out—a little bit of pressure in the second half, and then a pivot as we enter into 2027.

Dean Mitchell: From a seasonality perspective, you're going to see those two seasonality kind of drivers play out, a little bit of pressure in the H2 and then a pivot as we enter into 2027.

Speaker #4: Okay. No, that makes sense. But if say the macro remains stable, you know, just with the newer books that have less HPA for, you know, you and everyone in the industry, does it does it suggest that there is going to be sort of an uptrend just in normalized delinquencies as these as they become a bigger part of the inventory?

Bose George: Okay. No, that makes sense. If, say, the macro remains stable, just with the newer books that have less HPA for you and everyone in the industry, does it suggest that there is going to be sort of an uptrend just in normalized delinquencies as they become a bigger part of the inventory? Is that fair?

Speaker #4: Is that fair?

Speaker #2: Yeah, I think, you know, we've talked about the more recent books having aged through a more moderate home price appreciation path. They've also been originated in a purchase heavy market, which has modestly higher risk characteristics, a little higher LTVs, a little higher DTIs.

Dean Mitchell: Yeah, I think we've talked about the more recent books having aged through a more moderate home price appreciation path. They've also been originated in a purchase-heavy market, which has modestly higher risk characteristics, a little higher LTVs, a little higher DTIs. I think it's fair to expect those vintages to produce more new delinquencies as they age up their normal loss development curve. Again, like you posed the question, all things being equal. The good news there is we price for that risk when we onboard it. To date, from a new vintage perspective, I think Rohit made reference in his prepared remarks, we're not really seeing any deviation from our pricing expectations.

Speaker #2: So I think it's fair to expect you know, those vintages to produce more new delinquencies as they age up their normal loss development curve.

Speaker #2: You know, again, like you like you posed the question, all things being equal. The good news there is, you know, we've priced for that risk when we onboard it.

Speaker #2: And to date, from a new vintage perspective, I think Rohit made reference in his prepared remarks—we're not really seeing any deviation from our pricing expectations.

Speaker #2: But yeah, I think those new books are going to produce more delinquencies given their makeup and given the macroeconomic environment that they've aged through to date, vis-à-vis what we saw in 2020 and 2021 vintages just by way of example to have a tremendous amount of embedded HPA.

Dean Mitchell: Yeah, I think those new books are going to produce more delinquencies given their makeup and given the macroeconomic environment that they've aged through to date, vis-a-vis what we saw in 2020 and 2021 vintages, just by way of example. They have a tremendous amount of embedded HPA.

Bose George: Okay, great. Then just actually one on the VantageScore loans that you mentioned. Actually, do these loans just have VantageScore or do they also have a FICO? Then when you underwrite these loans, what do you do differently just given, I guess there is less history, et cetera?

Speaker #4: Okay, great. And then just actually one on the VantageScore loans that you mentioned. Do these loans just have a VantageScore, or do they also have a FICO?

Speaker #4: And then when you underwrite these loans, you know, how do you what do you do differently? You know, just given, I guess, there is less of a less history, etc.

Speaker #1: Yeah, good morning, Boz. Thank you for the question. So I would say these vantage loans typically come with just vantage score, but I would also say that we are in the early innings of the rollout of vantage score, as you might remember.

Rohit Gupta: Yeah. Good morning, Bose. Thank you for the question. I would say these Vantage loans typically come with just VantageScore, I would also say that we are in the early innings of the rollout of VantageScore. As you might remember, there was a limited market rollout, then it was rolled out subsequently for high LTV consumers. Number of lenders who are actually sending volume, especially volume in Q2, was very small. We will see how lender adoption changes, depending on which lenders are submitting loans, are they sending one score or both scores? That's the answer to your first question. From our side, from underwriting perspective, if you think about our guiding principles, our first guiding principle was right price for the right risk, which is our risk philosophy. We've been talking about that since our IPO.

Speaker #1: There was a limited market rollout, and then it was rolled out subsequently for high LTV consumers. So, the number of lenders who are actually sending volume, especially volume in the second quarter, was very small.

Speaker #1: So we will see how lender adoption changes. And depending on which lenders are submitting loans or they're sending one score or both scores. So that's the answer to your first question.

Speaker #1: From our side, from an underwriting perspective, if you think about our guiding principles, our first guiding principle was the right price for the right risk, which is our risk philosophy, and we've been talking about that since our IPO.

Speaker #1: So making sure that as we are switching from classic FICO to vantage, we have an ability to assess the capital the losses, expenses for that loan and then apply it as accurately as we were applying it on classic FICO.

Rohit Gupta: Making sure that as we are switching from classic FICO to Vantage, we have an ability to assess the capital, the losses, expenses for that loan, then apply it as accurately as we were applying it on classic FICO. We made progress, we rolled out with high confidence on that. Then also making sure that from an operational and financial perspective, we had the right controls and we were supporting our lender partners and consumers. At this point of time, we are in the market with VantageScore pricing, accurate down to a loan level. As the FICO 10T data is coming out, we are getting ready to basically build the same capabilities on FICO 10T so we can support that rollout as and when it happens. That's our mindset and hope that context helps.

Speaker #1: So, we made progress, and we rolled out with high confidence on that. And then, also making sure that from an operational and financial perspective, we had the right controls.

Speaker #1: And we were supporting our lender partners and consumers. So at this point in time, we are in the market with VantageScore pricing accurate down to a loan level.

Speaker #1: And as FICO 20 data is coming out, we are getting ready to basically build the same capabilities on FICO 20 so we can support that rollout as and when it happens.

Speaker #1: So that's our mindset and hope that context helps.

Speaker #4: Yeah, that's helpful. Thanks.

Bose George: Yeah. That's helpful. Thanks.

Speaker #1: Absolutely.

Rohit Gupta: Absolutely.

Speaker #3: Your next question comes from the line of Rick Shane with JP Morgan. Your line is open.

Operator 2: Your next question comes from the line of Rick Shane with JPMorgan. Your line is open.

Operator: Your next question comes from the line of Rick Shane with JPMorgan. Your line is open.

Speaker #2: Hey guys, thanks for taking my questions. Look, Boz and Mahir, asked a lot of great questions and it's a pretty straightforward quarter. So there's not a ton left to discuss, but conceptually I'd love to talk about one thing.

Rick Shane: Hey, guys. Thanks for taking my questions. Look, Bose and Mihir asked a lot of great questions, and it's a pretty straightforward quarter, so there's not a ton left to discuss. Conceptually, I'd love to talk about one thing. HPA is kind of a multifaceted challenge and opportunity for you guys. Obviously, it helps with credit on the back book. It potentially drives TAM expansion because it impacts affordability and people's ability to make down payments. But ultimately, there is an affordability issue that it creates. I'm curious where you guys think we really are in that cycle. We've been through this sort of really unprecedented period of HPA four or five years ago, and it started to moderate and probably been, for the last year or two, below historic average. How do we think about the dynamics for you guys related to that?

Speaker #2: HPA is kind of a multifaceted challenge and opportunity for you guys. Obviously, it helps with credit on the backbook, it potentially drives TAM expansion because it impacts affordability in people's ability to make down payments.

Speaker #2: But ultimately, there is an affordability issue that it creates. I'm curious where you guys think we really are in that cycle. We've been through this sort of really unprecedented period of HPA four or five years ago.

Speaker #2: And it started to moderate and probably been for the last year or two below historic average. How do we think about the dynamics for you guys related to that?

Speaker #1: Yeah, Rick, thank you for the question. So I would say that's a very complex and also a question that has different implications for our business in short term and long term.

Rohit Gupta: Yeah, Rick, thank you for the question. I would say that's a very complex and also a question that has different implications for our business in short term and long term. I would say we focus on affordability as a key metric when we think about the balance of all the components you talked about. I would think about home prices, I would definitely think about interest rates, and then I would add income or wage growth over that same time period. If you combine those three components, you essentially get the housing affordability index that we monitor both at the national level and then specifically at a geography level.

Speaker #1: I would say we focus on affordability as a key metric when we think about the balance of all the components you talked about. So I would think about home prices I would definitely think about interest rates and then I would add income or wage growth over that same time period.

Speaker #1: If you combine those three components, you essentially get the housing affordability index that we monitor both at the national level and then specifically at a geography level.

Speaker #1: To your point, in 2020, 2021, we saw significant increase in home prices, but affordability was still in a good place. Because we were seeing historically low interest rates in mortgages and wage growth was still good.

Rohit Gupta: To your point, in 2020, 2021, we saw a significant increase in home prices, but affordability was still in a good place because we were seeing historically low interest rates in mortgages, and wage growth was still good coming out of COVID. I think that helped affordability. The combination of home prices staying elevated and interest rates doubling coming out of COVID, obviously has kind of created this affordability pressure that we have felt for three and a half years now. In our mind, it's a relationship between wage growth and home price appreciation that matters in how affordability gets better. It's not that home price appreciation is bad. Historically, a 3% to 5% home price appreciation was seen as very normal, and that did not impact affordability because wage growth was about the same or wage growth was slightly above that home price appreciation.

Speaker #1: Coming out of COVID, so I think that helped affordability. But the combination of home prices staying elevated and interest rates doubling coming out of COVID obviously has kind of created this affordability pressure that we have felt for three, three and a half years now.

Speaker #1: So in our mind, it's a relationship between wage growth and home price appreciation that matters. And how affordability gets better. So it's not that home price appreciation is bad.

Speaker #1: Historically, a three to five percent home price appreciation was seen as very normal. And that did not impact affordability because wage growth was about the same or wage growth was slightly above that home price appreciation.

Speaker #1: And then at the same time, interest rates contributed in a constructive way because they were within an arrow range. I think the fact that we are operating in a higher rate environment in addition to continued elevated home prices leads to that affordability challenge that you're referring to.

Rohit Gupta: At the same time, interest rates contributed in a constructive way because they were within a narrow range. I think the fact that we are operating in a higher rate environment, in addition to continued elevated home prices, leads to that affordability challenge that you're referring to. With current conditions, obviously, it's going to take a lot longer for that affordability challenge to get solved. If we get relief in rates, which the administration is focused on, FHFA is focused on, if we get relief on either the underlying yield or the spreads, you could see rates coming into a range where consumers find those rates affordable enough. I'm not saying affordability will be back to 2020 levels, affordability is good enough for consumers who are on the sidelines to come off the sidelines and participate in the homeownership journey.

Speaker #1: With current conditions, obviously it's going to take a lot longer for that affordability challenge to get solved. But if we get relief in rates, which the administration is focused on, FHFA is focused on, if we get relief on either the underlying yield or the spreads, then you could see rates coming into a range where consumers find those rates affordable enough.

Speaker #1: I'm not saying affordability will be back to 2020 levels, but the affordability is good enough for consumers who are on the sidelines to come off the sidelines and participate in the homeownership journey.

Speaker #1: And we have seen proof points of that. If you look at the current affordability levels and if you think about the pent-up demand that continues to exist in the market for homeownership, when rates come into that six percent range for 30-year fixed mortgage, we have seen a lot of first-time home-ready consumers come to market and become homeowners.

Rohit Gupta: We have seen proof points of that. If you look at the current affordability levels, and if you think about the pent-up demand that continues to exist in the market for homeownership, when rates come into that 6% range for a 30-year fixed mortgage, we have seen a lot of first-time home-ready consumers come to market and become homeowners. That's the way we look at the entire picture. Hopefully, that provides some context.

Speaker #1: So that's the way we look at the entire picture. Hopefully that provides some context.

Speaker #2: No, it's very helpful. And then just one sort of related follow-up. If we go back to 2023, 2024 time frame, I asked you guys some tough questions about loans with one or temporary rate buydowns.

Rick Shane: No, it's very helpful. Just one sort of related follow-up. If we go back to 2023, 2024 timeframe, I asked you guys some tough questions about loans with one or temporary rate buydowns. I think you guys at the time said that you underwrite to life of loan. I'm sort of the view that a lot of those buyers were in the position, had expectations. All mortgage brokers and all mortgage borrowers are rate bulls. I think all those folks thought they were going to be able to refinance those loans down. Clearly, rates have held up a lot higher. We haven't seen anything in the credit to suggest that your strategy was riskier than you thought. I am curious, as you sort of think back now, was your view really validated? Were we overly cautious at the time?

Speaker #2: And I think you guys at the time said that you underwrite to life of loan. I'm sort of of the view that a lot of those buyers were in the position had expectations all mortgage brokers and all mortgage borrowers are rate bulls.

Speaker #2: And I think all those folks thought they were going to be able to refinance those loans down. Clearly, rates have held up a lot higher.

Speaker #2: We haven't seen anything in the credit to suggest that that was a that your strategy was riskier than you thought. But I am curious, as you sort of think back now, was that was your view really validated?

Speaker #2: And were we overly cautious at the time?

Speaker #1: Yeah, Rick, thank you again for another great question. I would say as a reminder, when we talked about rate buydowns, I think it was 2023, 2024, and even maybe later than that, first just out of the gate, there were two components of it.

Rohit Gupta: Rick, thank you again for another great question. I would say as a reminder, when we talked about rate buydowns, I think it was 2023, 2024, and even maybe later than that. First, just out of the gate, there were two components of it. The temporary rate buydowns, but a lot of builder-originated loans used to be forward commitments, or you can call them permanent buydowns. If you just think about temporary buydowns, those consumers were qualified at the fully indexed rates. From an underwriting perspective, those consumers were qualified at the right ratios, debt-to-income ratios, even if they were to get hit with those rate increases, which to your point, might have happened or are about to happen. For temporary buydowns, we have not seen a deterioration in performance. The performance has held up pretty well.

Speaker #1: The temporary rate buydowns, but a lot of builder-originated loans used to be forward commitments, or you can call them permanent buydowns. So if you just think about temporary buydowns, those consumers were qualified at the fully indexed rates.

Speaker #1: So from an underwriting perspective, those consumers were qualified at the right ratios, debt-to-income ratios, even if they were to get hit with those rate increases, which to your point might have happened or about to happen.

Speaker #1: So for temporary rate buydowns, we have not seen a deterioration in performance. The performance has held up pretty well. And then for the forward commitment or permanent rate buydowns, those consumers actually have no rate shock coming because the lender in this case actually had bought the rate down for the life of loan.

Rohit Gupta: For the forward commitment or permanent rate buydowns, those consumers actually have no rate shock coming because the lender, in this case, actually had bought the rate down for the life of loan. Those continue to perform very well.

Speaker #1: So those continue to perform very well.

Speaker #2: Got it. Appreciate the follow-up. Thank you guys.

Rick Shane: Got it. Appreciate the follow-up. Thank you, guys.

Speaker #1: Thank you.

Rohit Gupta: Thank you.

Speaker #3: Your next question comes from the line of Roland Mayer with RBC Capital Markets. Your line is open.

Operator 2: Your next question comes from the line of Roland Mayer with RBC Capital Markets. Your line is open.

Operator: Your next question comes from the line of Roland Mayer with RBC Capital Markets. Your line is open.

Speaker #1: Hi, good morning. Thank you for taking my questions. Just a quick numbers one to start. Does the expense guidance you offered include amortization or is it just your acquisition and operating expense line?

Roland Mayer: Hi. Good morning. Thank you for taking my questions. Just a quick numbers one to start. Does the expense guidance you offered include amortization or is it just your acquisition and operating expense line?

Rowland Mayor: Hi. Good morning. Thank you for taking my questions. Just a quick numbers one to start. Does the expense guidance you offered include amortization or is it just your acquisition and operating expense line?

Speaker #4: Thanks, Roland. This is Daniel. No, that's a good question. It includes both operating expenses and the amortization. On our P&L.

Daniel Kohl: Thanks, Roland. This is Daniel. No, that's a good question. It includes both operating expenses and the amortization on our P&L.

Speaker #1: Okay. And then going on that, could you just help me understand the trade-off between expenses and losses? If the prior year development comes down a bit, is there an expense offset due to lower variable comp?

Roland Mayer: Okay. Going on that, could you just help me understand the trade-off between expenses and losses? As the prior year development comes down a bit, is there an expense offset due to lower variable comp?

Rowland Mayor: Okay. Going on that, could you just help me understand the trade-off between expenses and losses? As the prior year development comes down a bit, is there an expense offset due to lower variable comp?

Speaker #4: No, there well, what I'd say is our expense guidance takes into account our expectations for the full year. And we're really happy with the expense guidance and really is just a reflection of our continued journey since the IPO, where we've been able to take out about 15 percent of our expense base and that's in a really high inflationary environment.

Daniel Kohl: No. Well, what I'd say is our expense guidance takes into account our expectations for the full year. We're really happy with the expense guidance, and really it's just a reflection of our continued journey since the IPO, where we've been able to take out about 15% of our expense base. That's in a really high inflationary environment. In fact, if you adjust for inflation, that's about 30% from an adjusted for inflation basis. That's just a continuation of our proven approach to expense management and really does reflect just that approach and that disciplined approach that we've taken in the last several years.

Speaker #4: And in fact, if you 30 percent from an adjusted for inflation basis. And so that just a continuation of our proven approach to expense management.

Speaker #4: And really does reflect just that approach and that discipline approach that we've taken in the last several years.

Speaker #1: Roland, as it pertains to impact of any kind of incentives and prior year development and this year's development, that essentially is reset every year anyway.

Rohit Gupta: Roland, as it pertains to impact of any kind of incentives and prior year development and this year's development, that essentially is reset every year anyway. Just think about the short-term incentives are set by the board every calendar year based on the projections for that calendar year. To a certain degree, it's not that we are going off year-over-year comparisons. The performance is measured against goals set for calendar year 2026.

Speaker #1: So, just think about it—short-term incentives are set by the board every calendar year based on the projections for that calendar year. But to a certain degree, it's not that we are going off year-over-year comparisons.

Speaker #1: The performance is measured against goals set for calendar year 2026.

Speaker #4: That's super helpful. And then if I could just do one more, can you help us understand the difference between like a 550 million capital return and 600 million?

Roland Mayer: That's super helpful. If I could just do one more. Can you help us understand the difference between a $550 million capital return and $600 million? It said that regulatory approvals were a factor. Are we waiting on a holdco dividend approval, or is it something else that would change the end of the range you end up on?

Rowland Mayor: That's super helpful. If I could just do one more. Can you help us understand the difference between a $550 million capital return and $600 million? It said that regulatory approvals were a factor. Are we waiting on a holdco dividend approval, or is it something else that would change the end of the range you end up on?

Speaker #4: It's said that regulatory approvals were a factor. Are we waiting on a hold code dividend approval or is it something else that would change the end of the range you end up on?

Speaker #2: Yeah, Roland, it's Dean again. Thanks for the question. I think we made reference to really three dynamics, three drivers that we look at and think about as it relates to our total capital return guidance, business performance, macroeconomic environment.

Dean Mitchell: Yeah, Roland, it's Dean again. Thanks for the question. I think we made reference to really three dynamics, three drivers that we look at and think about as it relates to our total capital return guidance, business performance, macroeconomic environment, the prevailing and prospective view on how the macroeconomic environment will influence the market and our business, and then regulatory environment. What I would say as kind of the fundamental driver for the increase in guidance from our prior $500 million to our new range of $550 to $600 million is really foundationally integrated into our business performance. Business performance has been very strong over the H1 of the year. First of all, it gives us additional excess capital, but in addition to that, it gives us additional confidence to return more capital to shareholders.

Speaker #2: So the prevailing and prospective view on how the macroeconomic environment will influence the market and our business. And then regulatory environment. What I would say as kind of the fundamental driver for the increase in guidance from our prior 500 million to our new range of 550 to 600 million is really foundationally integrated into our business performance.

Speaker #2: So business performance has been very strong over the first half of the year, gives us additional confidence. First of all, it gives us additional excess capital, but in addition to that, gives us additional confidence to return more capital to shareholders.

Speaker #2: Embedded in that business performance is obviously a picture of the market and NIW. And given that we're in a slightly smaller market than what we anticipated at the beginning of the year, another kind of foundational driver for why the increase in guidance for full year capital return for 2026.

Daniel Kohl: Embedded in that business performance is obviously a picture of the market and NIW, and given that we're in a slightly smaller market than what we anticipated at the beginning of the year, another kind of foundational driver for why the increase in guidance for full-year capital return for 2026. We'll continue to evaluate the other drivers as well. We think the macroeconomic environment has remained resilient, and there's really no change in the regulatory environment. It's still what we believe to be accommodative of the increased return to capital guidance that we gave.

Dean Mitchell: Embedded in that business performance is obviously a picture of the market and NIW, and given that we're in a slightly smaller market than what we anticipated at the beginning of the year, another kind of foundational driver for why the increase in guidance for full-year capital return for 2026. We'll continue to evaluate the other drivers as well. We think the macroeconomic environment has remained resilient, and there's really no change in the regulatory environment. It's still what we believe to be accommodative of the increased return to capital guidance that we gave.

Speaker #2: We'll continue to evaluate the other drivers as well. We think the macroeconomic environment has remained resilient. And there's really no change in the regulatory environment.

Speaker #2: It's still what we believe to be accommodative of the increased return to capital guidance that we gave.

Speaker #1: Thank you. I really appreciate the answers.

Roland Mayer: Thank you. Really appreciate the answers.

Rowland Mayor: Thank you. Really appreciate the answers.

Speaker #2: Yep. Thanks, Roland.

Daniel Kohl: Yeah. Thanks, Roland.

Speaker #3: Is there no further questions at this time? I will now turn the call back over to Rohit Gupta for closing remarks.

Operator 2: There are no further questions at this time. I will now turn the call back over to Rohit Gupta for closing remarks.

Operator: There are no further questions at this time. I will now turn the call back over to Rohit Gupta for closing remarks.

Speaker #1: Thank you, Denny. And thank you, everyone. We appreciate your interest in Enact, and we look forward to seeing many of you at Barclays 24th Annual Global Financial Services Conference on September 14 in New York.

Rohit Gupta: Thank you, Dani, and thank you, everyone. We appreciate your interest in Enact, and we look forward to seeing many of you at Barclays 24th Annual Global Financial Services Conference on 14 September in New York. Thank you.

Speaker #1: Thank you.

Operator 2: That concludes today's call. Thank you all for joining, and you may now disconnect.

Operator: That concludes today's call. Thank you all for joining, and you may now disconnect.

Q2 2026 Enact Holdings Inc Earnings Call

Request DemoDemo

Enact Holdings

Earnings