Major upgrade to the CreditFactors Knowledgebase

KBPublisher is the software I’m using to organize CreditFactors subscriber resources and it currently contains 166 articles on credit reporting, disputes, FICO credit scoring, dealing with collectors and lawsuits — all organized by category and searchable.

I have been using the free KBPublisher software since 2007 after trying software costing $500 and more and I was so impressed by the functionality and ease of use, I even wrote to Evgeny (the developer) that it is the kind of software I’d gladly pay for.

Since I maintain several websites and blogs using a variety of blogging software and forums requiring my constant attention and upgrades, I was really happy to have to do NOTHING to KBPublisher.

I love the way I can attach RELATED articles, making it easy for subscribers to see what to read next.

The GLOSSARY is also very helpful since most subscribers are brand new to credit.

Being able to manually order articles is extremely important and the MIRROR feature is also very nice as some articles are relevant in multiple categories.

Occasionally I attach files such as court opinions or filings and I actually set up a second KBPublisher installation to post and organize credit and collection-related LEGAL opinions and attorney court filings.  I don’t want legalese to show up in the search for subscribers who are not interested in litigation and I will continue to keep the legal knowledgebase separate.

Credit reporting continually changes and I’ll (once again) go through all articles to make sure they’re up to date over the next couple of weeks.

One feature I really missed was the ability to edit articles without logging in as admin. I frequently post links to articles about specific credit or FICO scoring concepts and sample disputes for subscribers who post questions in the CreditFactors member forum as well as for my clients with private forums.  And that’s when I see typos or the need for updates, but it was too disruptive to have to go into admin and get sidetracked instead of staying focused on the client’s or subscriber’s problems.   So the new quick editing feature was my primary reason for the upgrade.

Now I’m thrilled with the many new features!

The option to get EMAIL notifications of CHANGES to articles and not just for new articles in a certain category is fantastic. My CreditSuit blog has 338 subscribers and 266 chose email notification over RSS and I have to admit that while I’m capable of subscribing via RSS, I much prefer an email notice for IMPORTANT subscriptions.

I really wish I could take advantage of the feature to have some articles available to the public and some for paying subscribers, but currently the entire installation is only accessible to subscribers so that subscriptions are activated automatically and instantly. And that’s really too bad, I’d love to show off how well organized and easy to use the CreditFactors knowledgebase is.  Maybe I’ll post some screenshots.

I’ve been VERY busy,  but am looking forward to making the best credit, collection and FICO scoring resource even better!

ONE inquiry is the 3rd negative factor for 725 Equifax FICO score

Sorry I haven’t posted here in such a long time, been SO busy.

Below are the Equifax FICO score factors proving that just ONE inquiry can seriously lower the FICO scores.  And it’s an OLD inquiry from 1/29/09 — about to be ignored.  This was not a credit application, but for an AT& T cell phone.

Don’t believe the myFICO (formerly Fair Isaac) lies that the occasional inquiry is insignificant.  As the 3rd most important negative score factor, it’s costing my client at least 20 FICO score points.

HOWEVER, while I’m certain that the inquiry also was the 3rd negative factor last August, they only provided us with TWO negative score factors.  As the scores get higher, they disclose fewer score factors.

Most likely, myFICO limits the number of negative score factors for “high scorers” because they are worried that people with high scores would question the scores and factors AND have the money to DO something about it.

Equifax FICO score 725

[was 733 in 8/09, but score is lower now due to higher revolving balances]

Top Negative Factors

1. You’ve made heavy use of your available revolving credit.

Ratio of your revolving balances to your credit limits 61%
– was 53% and 2nd factor

2. The amount owed on your revolving accounts is too high.

Total owed on revolving accounts $47741
– was $36945 and was 1st factor

3. You’ve recently been looking for credit.

Your applications for credit in the past year 1 inquiry
– new factor because the score is lower

What’s helping your FICO score

You have no missed payments on your credit accounts

Number of your accounts with a missed payment 0 accounts

You have an established credit history.
Your oldest account was opened 26 Years, 2 Months ago
Average age of your accounts 8 years

You’ve shown recent use of credit cards.
Your FICO score evaluates your mix of credit cards [?], installment loans and mortgages. People who demonstrate responsible use of different types of credit are generally less risky to lenders. You helped your FICO score by showing recent use of a credit card.


You can see the impact of the higher revolving balances. And now just ONE almost 1-year old inquiry is a negative factor.

Positive score factors should be taken with a grain of salt.

They are NOT provided to lenders and often make NO sense at all.

However, lenders often get MORE negative score factors and I highly recommend reviewing the MORTGAGE credit report if you apply for a mortgage.  It usually contains FOUR negative score factors and it usually indicates that inquiries impacted on the scores even if inquiries are NOT one of the four most important factors.

KEEP those mortgage credit reports, they’re great if your FICO scores are high enough to not receive 4 negative factors and of course establish DAMAGES if you get anything less than the best rate.

Update: White v. Experian class action settlement

I previously posted White v. Experian et al: CRAs must update SOME discharged accounts after bankruptcy filing with the detailed analysis of the settlement with respect to credit reporting.

Recently they sent notices to the class members and here is my post with more information on the settlement:

White v Experian class action: how to claim your award for incorrectly reported discharged accounts

Collections do NOT have to be disputed “in writing”

Another interesting excerpt from the Midland / Brent opinion:

In addition to clerical mistakes, the Sixth Circuit has also allowed the bona fide error defense for mistakes of law.

Jerman, 538 F.3d at 472-73. The debt collector in Jerman sent a letter that included the statement that a dispute of the debt must be made in writing. Id. at 570.
In actuality, the FDCPA does not require debtors to make their disputes in written form.

See 1692g(a)(3) (requiring a debt collector to send the consumer a statement that unless the consumer, within thirty days after receipt of the notice, disputes the validity of the debt, or any portion thereof, the debt will be assumed to be valid by the debt collector[.]) The Court concluded that the FDCPA lacks any language that restricts errors to just those clerical in nature, and therefore errors involving mistakes of law qualify, as long as they meet the above test. Jerman, 538 F.3d at 476.  [emphasis added]

I’ve seen MANY collection letters demanding WRITTEN disputes and many collectors REFUSE telephone disputes categorically.

Class action: federal court holds “personal knowledge” in debt buyer Midland affidavit “patently false”

When debt buyer Midland (Encore owned) sued Brent in Ohio state court for an OLD Associates (now CitiFinancial) debt, she retained an attorney who removed the case to federal court.  He filed counter claims for violations of the FDCPA as well as Ohio law and went on to file for class certification.

Judge Katz recently granted a permanent injunction against Midland Credit and Midland Funding, prohibiting the use of the “patently false” affidavits claiming “personal knowledge”:

Midland and MCM are enjoined under the OCSPA [Ohio law] from using form affidavits that falsely claim to be based on the affiant’s personal knowledge.

The court also determined that Midland violated the FDCPA by using the false affidavit.

I got some of the court filings and this will be an EXTREMELY important case to watch because false affidavits are used by MANY debt buyers.

From the 8/11/09 ruling regarding the false affidavit:

Whether through the “You’ve Got Claims” system or otherwise, Midland receives and fulfills about 200 to 400 requests for affidavits per day. Ivan Jimenez, one of Midland’s ten specialists” in the department that supports law firms, personally signs between 200 and 400 of such affidavits per day. (Ivan Jimenez Dep., Doc. 35, Ex. E at 15). He finds the stack on a printer, signs them, and sends them by internal mail to the notary. (Id. at 16-17 (“Q: Where do your affidavits come from? A: As far as what I deal with, they just come from the printer as far as where we get them”)). Mr. Jimenez has the ability to check the accuracy of the information on the affidavit via the computer system and he does, but the percentage of those that are checked for accuracy is “very few and far between.” (Id. at 24).

Then, after receipt of the signed affidavit from Midland, JBR attached it to the complaint filed in Sandusky, Ohio Municipal Court. When the affidavit is compared to the deposition of the affiant, Ivan Jimenez, it is apparent that the affidavit itself contains many falsehoods.

In paragraph 1, the affidavit reads “…I make the statements herein based upon my personal knowledge.” It is apparent from the Jimenez deposition that Mr. Jimenez actually had no personal knowledge of Ms. Brent or her account. For instance, while Mr. Jimenez is assigned to support and work with ten law firms, JBR is not one of them, leading to the logical conclusion that he would not have personal knowledge of any matter they were handling. (Jimenez Dep., Doc. 35, Ex. E at 7-8; Id. at 16). It appears to be an entirely random act that he signed this affidavit: he was the signer based entirely on when it came off the printer rather than based on his personal knowledge of Ms. Brent or her account. (Id. at 16-17). Mr. Jimenez never had any contact with Ms. Brent at all, leading to a logical conclusion that he could not have had the “personal knowledge” claimed in paragraph 1. See Id. at 25-26 (“Q: Did you ever have any contact with Ms. Brent, any business contacts at all? A: I did not personally.”).

In paragraph two of the affidavit, the affiant states:

… I have personal knowledge of all relevant financial information concerning Midland Credit Management Inc.’s account number 8524186453, which includes the following information: that the defendant did fail to make payments on the account and that demand has been made for defendant to make payment of the balance owing on the account described above more than thirty (30) days prior to making this affidavit; that the attorneys representing the plaintiff Midland Funding LLC were retained on Midland Funding LLC (sic) behalf by me or persons reporting to me for the purpose of collecting the delinquent debt owed on the defendant’s account number set out above; and that there was due and owing to Midland Funding LLC the sum of $4,516.57.

(Jimenez Aff. ¶ 2). As is evident in the discussion supra regarding paragraph one of the affidavit, Mr. Jimenez has no personal knowledge about the Brent account. He was not familiar with this account, did not know the last time a payment was made and did not know the outstanding balance. The paragraph also represents that the law firm, JBR, was hired by Mr. Jimenez or one of his employees. However, the following exchange during the deposition makes clear this is not true:

Q: So were you aware when you signed this affidavit that it was going to be used as part of a collection action in a lawsuit?
A: I was not.
Q: Are you aware of any other reasons that affidavits are completed, except for the collection actions that are filed in the courts?
A: I wouldn’t know what the firm uses the affidavits for.
Q: So you simply sign them?
A: Yes.
Q: You work for Midland Credit Management; correct?
A: Yes.
Q This affidavit lists at the top as a plaintiff, Midland Funding, LLC. What’s the relationship between Midland Credit Management and Midland Funding LLC?
A: I wouldn’t be the best person to ask that question. I don’t know.
Q Okay. If you look at paragraph 2, four lines from the bottom of paragraph 2, you’re attesting to the fact, “that the attorneys representing Plaintiff Midland Funding LLC were retained on Midland Funding LLC behalf by me or persons reporting to me for the purpose of collecting the delinquent debt.” Is that what it says? Did I read that correctly?
A Yes
Q When did you retain the attorneys representing Midland Funding LLC?
A I don’t know when the people in my department retained the attorneys.
Q Did you personally retain the attorneys?
A I did not.
Q Which persons in your department did retain the attorneys?
A I wouldn’t know specifically.
Q Are these – how many people do you have reporting to you?
A I have zero.
Q Do you know the names of any persons in your department or any persons in Midland Credit who actually do have the responsibility of retaining attorneys?
A I don’t know who in my department would do that.
Q Would there be someone from another department that would do that?
A I wouldn’t know.

(Jimenez Dep. at 19-21). Thus, there are two patently false claims within paragraph two: first that Mr. Jimenez had any personal knowledge regarding Ms. Brent’s debt, and second, that Mr. Jimenez was involved with the decision or act of hiring JBR to pursue legal action.

Paragraph three describes how Midland acquired the debt from Citibank, and if it is read alone, it only states a fact that is very likely true. However, when read in conjunction with paragraph one (“I make the statements herein based upon my personal knowledge”), it is apparently false. The issue of the affiant’s knowledge was raised in the deposition:

Q Well, it says in this affidavit that, in number 3, “That Plaintiff’s predecessor in interest sold and assigned all right, title, and interest in this account to the plaintiff.” So if it was sold to the plaintiff, my assumption is it was purchased by the plaintiff. And the question I have is, did you have any role or were you involved in any way, shape, or form in the purchase of this account?
A I was not.
Q Do you know anything about the terms of the purchase of this account?
A I do not. (Jimenez Dep. at 21-22).

Thus, the statement in paragraph three, however true or not, cannot be based on personal knowledge.

Paragraph five is also of concern. It asserts that Ms. Brent is neither a minor nor mentally incapacitated, which are facts that are probably true. However, the affiant bases those conclusions upon business dealings with the defendant(s),” which is clearly not possible since he had no contact with Ms. Brent. See supra.

If this is not enough, the affidavit is improperly sworn, as evidenced by the deposition:

Q You mentioned earlier, when I asked you about that, you signed these affidavits and had them notarized. Was the notary present in the room when you were signing all the affidavits, or do you sign them and give them to the notary?
A I sign them and give them to the notary.

(Jimenez Dep. at 15). Minnesota Revised Code requires that “an oath . . . shall be administered . . . [t]o affiants[.]” Minn. Stat. Ann. § 358.07 (West 2004).

In finding assertions in the affidavit to be false and misleading, this Court is not concluding that all the information in the affidavit is incorrect. Brent has provided no evidence that the amount of the debt, the fact that it is unpaid, or other vital account information, is false. As discussed infra, the actual account information is probably either correct or likely thought correct in good faith by Midland and MCM (and likely a bona fide error if so).

Here is the entire opinion:

8-11-09-opinion-midland-false-affidavit-pub

On 9/23/09, the court made some minor corrections and made the injunction prohibiting the use of false affidavits a bit more specific:

9-23-09-memorandum-affirming-injunction-pub

The unprotected opinions, the docket to date and several filings from this and other FDCPA and FCRA cases  are available to CreditFactors subscribers.

Experian REFUSING to correct rehabbed student loan and incomplete and false Afni collection reporting

Here we go again, another student loan Experian reporting problem and insane investigation results along with SYSTEMIC false and incomplete Afni collection reporting and strange Experian legal advice.  My email to attorney Chang (Jones Day, counsel for Experian in my case against it) is posted below.

1) Experian’s refusal to report the rehabbed student loan as “paid as agreed” and refusal to update the 2/07 balance.

This student loan was rehabbed and it is correctly reported as paid as agreed by Trans Union.

My client disputed with Experian:

3) The Dept. of Education loan was rehabbed and must be reported as paid as agreed with the current balance.

The 8/24/09 Experian investigation results:

8-24-09-us-debt-investigation-results

I sure do NOT see any updated information:

dept-of-ed-8-24-09-experian-results

The account is reported as derogatory:

Status: Claim filed with government/Never late.  

Account history: Claim filed with government as of Feb 2007.

Creditor’s statement: “Student loan permanently assigned to government.

Don’t assume that it is a positive account because it’s reported as “never late.”   This is how they TRICK people into NOT disputing extremely derogatory data. 

In fact, this student loan is as derogatory as any charge-off.

HINT:  The Experian direct report lists derogatory accounts in the  beginning and derogs are only reported for 7 years.  

This account is scheduled to continue on record until November 2013.

Apparently the account became permanently delinquent in 2006.  If it was a positive account, it would be reported for 10 years from payment in full.

Please note that the account was LAST REPORTED to Experian in 2/2007 with the $15,500 balance.  My client has been PAYING the account and it is CORRECTLY reported  by Trans Union, although the reporting also has not been updated since 1/2008.

From the TU myFICO report in 7/09:

7-21-09-dept-ed-tu-correct-reporting

Note the LOWER BALANCE and that there are NO derogatory remarks. 

However, the government should obviously update the balance every month.  So many people start paying their defaulted student loans because they are promised that the loans will be reported as POSITIVE accounts after 12 timely payments.   As so often, the government breaks its promises.

2) Experian’s odd investigation results, refusal to delete collections that were NOT validated and SYSTEMIC false and incomplete reporting of collections.


My client also disputed the Afni collection.            

2) Please delete these disputed collections: AFNI, Kenneth Eisen & Assoc and National Credit Adjuster. AFNI and National Credit failed to provide any documentation for the accounts after my disputes.

The 8/24/09 Experian results state that the account was “reviewed” and the Afni reporting states: “This item was verified and updated on Aug. 2009.

afni-reviewed-8-24-09-experian-results

8-24-09-afni-reporting-experian-results

Most important: Experian does NOT report the DATE of the DEFAULT to creditors.

It also reports MANY collections incorrectly as installment loans such as this Afni collection, reports OBVIOUSLY FALSE status dates and it  allows collectors like AFNI to report FALSE information about DISPUTED and usually undocumented collections. 

Afni has been sued by the MN AG and even featured in a TV news report as a collector notorious for collecting bogus  accounts.

Since the credit bureau profits INCREASE as they report false and misleading derogatory information, they condone the Afni reporting.

The Experian employees commit perjury with impunity and claim that Experian implemented procedures to ensure that credit reports are as accurate as possible.  The Experian INVESTIGATION RESULTS prove that Experian in fact takes many measures to deliberately DESTROY consumers’ credit rating, to confuse and deceive consumers with strange statements and it even gives the bizarre legal advice claiming that the INCORRECT reporting complies with the FCRA!

NOBODY should have to pay me to TRY to explain the absurd credit bureau investigation results.

Please see my published FTC / state AG complaints at http://credit-reporting-collection-ftc-complaints.info/  Unless Experian changes its SYSTEMIC bizarre credit reporting practices, the Experian collection reporting will become another published regulatory complaint. 

My email with many questions to attorney Chang:

Read More »

My published complaint to the FTC about the Experian lates after charge-off or collection

My DRAFT complaint to the FTC is posted at http://credit-reporting-collection-ftc-complaints.info/category/devry-experian-late-payments/

I have not received a response from Experian or DeVry and I’ll snail mail everything next week to the FTC. That DeVry would DELIBERATELY destroy their former students’ credit and lives is beyond belief.   Obviously, that’s a school to be avoided at any cost.

Very important, I also addressed Experian’s refusal to disclose when derogatory accounts will be deleted and the possibly re-aging of collections and charge-offs.

Experian’s LACK of reasonable procedures: lates after chargeoff

TYPICAL Experian OBVIOUS incorrect reporting includes late payments AFTER an account was charged off.

The Trans Union FICO score WITH this account (including an incorrect balance), 5 public records and 2 collections is 689.

As POSITIVE TU score factor Fair Isaac lists:

You’ve recently been paying your bills on time.

Your most recent late payment happened 6 Years ago

The time since the most recent late payment is CRITICAL for FICO scores and obviously the scores will be LOWER when it’s been 3 years instead of 6 years since the last delinquency.

We can’t get the Experian FICO scores anymore (unless your mortgage lender gives you the report), but since this is the only derogatory tradeline, the Experian FICO score is at least 20 points lower than it SHOULD be.

As always, IGNORE the totally fraudulent Experian snake oil score which is often 100 points higher or lower than the FICO scores used by creditors. In this case, the 588 “Plus” score is artificially low.

Very FEW people would notice these BIZARRE late payments AFTER the charge-off:

Most credit repair people will NOT notice the crucial INCORRECT data and will NOT properly dispute it.

They write some idiotic dispute about not remembering the account or the “right” to verification under the FCRA and the creditor obviously VERIFIES because it IS the consumer’s account.

Sure, the account could be deleted, as the credit bureaus will when a creditor doesn’t respond to the dispute on time. But the chances of deletion are identical when you dispute factually:

“Please delete all late payments after the account was charged off.”

If they verify and especially if it’s the most recent late payment (as in this case), you might want to sue.

If they verify after you submitted your FRIVOLOUS or FALSE dispute, you branded yourself as a lying moron and of course you can NOT expect correction of something you didn’t dispute.

Of course, nobody should have to dispute such OBVIOUS incorrect data.

I’m not aware of ANY procedures by Experian or any CRA to ensure maximum accuracy of credit data.

Any first year programmer can write a routine that automatically flags late payments after the account was charged off.

It’s child’s play.

Instead, the CRAs strive to report INCORRECT and INCOMPLETE FICO score lowering data.

Incorrect credit reporting PAYS!

The worse the credit, the greater the CRAs’ profits from sales to consumers who try to improve their credit and to creditors who turn consumers down and/or look for the profitable SUBPRIME customer.

If the incorrect credit reporting leads to additional defaults, the CRAs make even MORE money from credit report sales to collectors.

The credit bureaus have NO incentive to provide COMPLETE and ACCURATE credit reports.

Stopping payment on mortgage for investment property with negative cashflow

Good afternoon,

I declared bankruptcy (Chapter 7) in 2007 and did not realize that the loans with Homecomings Financial for my investment property in South Carolina have been discharged as well. Now that I am ready to attend repairing my credit, my question is this:

I have continued making payments on that property to HF on a regular basis and have even liquidated some of my IRA money to do so. The property is cash-flow negative. What are my rights here? Could I simply no longer make the payments? What options exist?

Thank you!

My phone number is …

Regarding the LEGAL RIGHTS you need to talk to your bankruptcy ATTORNEY. 

There are many issues to consider:

  • The market value of the property.There’s negative cashflow, is that after tax and how much?
  • If the loan was discharged and there’s no chance of a deficiency judgment, you need to analyze the FINANCIAL impact and the CREDIT impact.
  • Obviously it would be better to sell the property and get a check at closing.
  • If that’s not an option and you just stop making payments, you could inform Homecomings that the loan was discharged and that they can have the property.
  • Or you could do nothing and continue to accept the RENT after you stop making payments.  Many investment property owners pocket the rent after they default on the mortgages and I don’t know the South Carolina law. Talk to your attorney.  I applaud anyone who stiffs a bank like Homecomings, but they might have legal options against you and I’d NOT spend any of the rents for a while.
    CREDIT:  Homecomings will probably report NEW derogs.  If you’re lucky, they’ll fix it after disputing with the CRAs.  One could argue that you’re keeping income from the property to be able to pay a lawyer to get the credit reporting corrected. ANYTHING could happen.  Obviously NEW derogs will destroy the scores.
  • Additionally, you’re turning a positive tradeline into a NEGATIVE tradeline even if reported correctly as discharged in 2007 and how it will effect your FICO scores depends on THE OTHER ACCOUNTS on your credit.

I hope that helps the many people in similar situations.  Unfortunately, I don’t have an oracle and I NEVER EVER give telephone advice.  I’m a professional, not a con artist.

Lastly, why would I work free of charge for you? 

I’ve worked tens of thousands of hours on litigating, publishing my research and litigation and trying to get the regulators to enforce the laws and urging legislators to make sensible laws. If they had NOT ignored my 2003 federal complaint and my many submissions, we’d have NO credit crisis today.

I worked literally 120 hrs/week for years and did all I could to help everybody, but I will not work free of charge for individuals. 

Please read  Lenders agree: FICO scores do NOT predict defaults

Christine

The extremely important Experian STATUS and DELETION dates

(click on image for full size)

When was this account charged off?

How does a CREDITOR know how to rate this account?

How does Experian determine when the account is to be deleted?

How do FICO scores rate the account?

Since Fair Isaac does NOT provide the DETAILS for the scores such as how many months ago an account was delinquent, I cannot prove how the account is rated.

Experian should be ORDERED to provide the dates of the charge-off to creditors and the date of first permanent delinquency to creditors.  I’ve SUED Experian over this and the deposition is at CreditCourt.  That’s the case I had to dismiss because they filed my totally unredacted credit reports on PACER for ANYONE to download.

To all you credit experts:

Can you tell me when this account was charged off or when the account first became permanent delinquent?

Can you tell me whether the scheduled deletion date is CORRECT?

I’ll try to post how Fair Isaac reports the account soon.

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