Rating Rationale
April 17, 2019 | Mumbai
Dewan Housing Finance Corporation Limited
Rating downgraded to 'CRISIL A3+' ; Continues on 'Watch Negative' 
 
Rating Action
Rs.850 Crore Commercial Paper CRISIL A3+ (Downgraded from 'CRISIL A2+' ; Continues  on 'Rating Watch with Negative Implications')
1 crore = 10 million
Refer to annexure for Details of Instruments & Bank Facilities
Detailed Rationale

CRISIL has downgraded its rating on the commercial paper of Dewan Housing Finance Corporation Ltd (DHFL) to 'CRISIL A3+' from 'CRISIL A2+'. The rating continues to be on 'Rating Watch with Negative Implications'.
 
The downgrade is driven by continued low visibility in raising funds and CRISIL's belief that liquidity levels will remain subdued vis-a-vis earlier expectations. Expected fund flow from sell-down of project finance loans, high-value securitisation transaction (comprising greater proportion of non-housing loans), and proceeds from stake sale of associate entities are taking longer than expected. While DHFL has the ability to raise funds through securitisation of housing loans, these are expected to be more intermittent and intrinsically linked to liquidity levels, cash outflows and induction of strategic investor.
 
Liquidity level was at around Rs 4,000 crore during the second week of April 2019. On the other hand, scheduled monthly cash outflow (including loan repayment and securitisation payouts) till June 2019 remains high at an estimated Rs 9,900 crore. Additionally, a portion of the non-convertible debentures (NCDs) raised by DHFL has triggered acceleration clauses linked to downgrades in the NCDs' long-term ratings. Any exercise of option by investors would materially increase the scheduled outflow. CRISIL understands that DHFL has already engaged with investors to alleviate this risk. With liquidity being lower than envisaged, sensitivity around timely receipt of funds from various initiatives has increased significantly.
 
DHFL's management continues to focus on induction of a strategic investor and securitisation of their non-housing loan exposures. These initiatives remain critical for restoring market confidence, which, in turn, will help build resource-raising ability.
 
CRISIL has also noted the resignation of two more independent directors from the board. To fill the vacancies created over the last three months, DHFL has appointed two independent directors and a non-executive director.
 
CRISIL will continue to monitor the company's ability to quickly raise sufficient diversified resources and prop up its balance sheet liquidity. The progress displayed through various initiatives and their impact on fund raising, build-up of liquidity, and business growth will be key rating sensitivity factors.

Analytical Approach

For arriving at the rating, CRISIL has consolidated DHFL with Avanse Financial Services Limited. CRISIL has noted that on March 17, 2019, DHFL approved divestment of its entire shareholding in Avanse. The proposed transaction is subject to applicable regulatory and other approvals. CRISIL believes DHFL and the Dewan group will provide distress support to Avanse for timely repayment of debt till the time it is part of the Dewan group; and during the intervening period till the proposed divestment is consummated post-receipt of applicable regulatory and other approvals. CRISIL will delink Avanse from DHFL as part of its analytical approach, once the transaction is formally consummated.

Key Rating Drivers & Detailed Description
Strengths
*Established market position
DHFL has been in the housing finance industry for more than 30 years. On a standalone basis, it had assets under management (AUM) of Rs 126,720 crore as on December 31, 2018 (Rs 130,182 crore as on September 30, 2018). The company also has a large presence in the affordable housing finance segment, and remains focused on providing funding options primarily to low- and middle-income customers in tier-II and tier-III cities (comprise majority of its branch network of 352 locations as on December 31, 2018). In terms of AUM mix, around 57% loans were towards housing, 21% towards loan against property, 17% towards project loans, and 5% towards loans to small and medium enterprises (SME).
 
*Healthy asset quality
Robust asset quality is reflected in low reported gross non-performing assets (GNPAs) of 1.12% as on December 31, 2018 (0.96% as on September 30, 2018). On a two-year lag basis, GNPAs stood at 1.6% as on December 31, 2018. Asset quality in the housing loan segment is supported by a relatively low-risk, granular loan book because of the focus on low- and middle-income customers: average ticket size is around Rs 15 lakh.
 
Given the situation on the fund-raising and liquidity front at the industry level, asset quality in segments such as loans to SMEs, loan against property (LAP), and real estate developer loans would be key monitorables going forward. This stems from the sensitivity of borrowers in these segments to prolonged funding crunch. So, while current delinquencies are not high, if the funding situation for non-banks does not stabilise over time, asset quality challenges could manifest. However, CRISIL notes that DHFL's reported asset quality metrics have remained healthy till date.
 
Weaknesses
*Modest capital position
Reported networth and capital adequacy ratio were Rs 10,750 crore and 17.74%, respectively, as on December 31, 2018 (Rs 10,401 crore and 16.19%, respectively, as on September 30, 2018). Reported gearing stood at 9.3 times. Gearing adjusted for securitisation also remained high at 12.1 times.
 
*Modest earnings
Return on Managed Assets, though stable at 1.3% during the nine months of fiscal 2019, was lower than that of peers (on reported basis, return on assets was 1.4%). This was primarily because of intense competition resulting in low spreads, and high operating expenses on account of large branch network and small ticket size of loans.
Liquidity

Liquidity remains a critical monitorable due to the limited visibility in fund raising (including securitisation) and CRISIL's belief that liquidity will now remain lower than earlier expectations. Nevertheless, liquidity level was at around Rs 4,000 crore during the second week of April 2019. Collection from loan assets is estimated at Rs 2,200 crore per month. On the other hand, scheduled monthly cash outflow (including loan repayment and securitisation payouts) over the next two and half months remain high at an estimated Rs 9,900 crore. Any higher-than-anticipated premature redemption of fixed deposits remains a key rating sensitivity factor. Additionally, a portion of the non-convertible debentures (NCDs) raised by DHFL has triggered acceleration clauses linked to downgrades in the NCDs' long-term ratings. Any exercise of option by investors would materially increase the scheduled outflow.

About the Company

Incorporated in 1984, DHFL primarily provides housing finance to low- and lower-middle-income groups in tier-II and tier-III cities. The company also offers non-housing loans such as LAP, developer loans, and SME loans. In December 2010, it acquired Deutsche Post Bank Home Finance Ltd (DPBHFL) to enter the middle- and upper-middle-income segments in tier-I cities. DPBHFL was renamed First Blue Housing Finance Ltd and was merged with DHFL in March 2013. DHFL has pan-India presence through 352 customer touch points as on December 31, 2018.
 
Profit after tax (PAT) and total income (net of interest expense) stood at Rs 1,172 crore and Rs 2,500 crore, respectively, during fiscal 2018; against PAT (including one-time gain from sale of investment) and total income (net of interest expense) of Rs 2,896 crore and Rs 4,173 crore, respectively, in fiscal 2017.
 
For the nine months ended December 31, 2018, PAT was Rs 1,187 crore on total income (net of interest expense) of Rs 2,407 crore.

Key Financial Indicators (Standalone)
As on/For the period ended
March 31 / December 31
Unit Dec 31, 2018
(9 months)
March 31, 2018 March 31, 2017
Total assets Rs cr 1,10,953 1,07,572 92,298
Total income Rs cr 8,922 10,465 10,827
Profit after tax Rs cr 1,187 1,172 2,896
Gross NPA % 1.12 0.96 0.94
Gearing (excluding off-book) Times 9.3 10.5 10.2
Gearing (Including off-book) Times 12.1 12.7 11.7
Return on assets (reported) % 1.4* 1.2 1.2
*On annualised basis

Any other information: Not applicable

Note on complexity levels of the rated instrument:
CRISIL complexity levels are assigned to various types of financial instruments. The CRISIL complexity levels are available on www.crisil.com/complexity-levels. Users are advised to refer to the CRISIL complexity levels for instruments that they consider for investment. Users may also call the Customer Service Helpdesk with queries on specific instruments.
Annexure - Details of Instrument(s)
ISIN no Instrument Date of  allotment Rate of interest (%) Date of redemption Issue size Rating assigned with outlook
NA Commercial paper NA NA 7-365 days 850 CRISIL A3+/Watch Negative
Annexure - Rating History for last 3 Years
  Current 2019 (History) 2018  2017  2016  Start of 2016
Instrument Type Outstanding Amount Rating Date Rating Date Rating Date Rating Date Rating Rating
Commercial Paper  ST  850.00  CRISIL A3+/Watch Negative  22-03-19  CRISIL A2+/Watch Negative  30-11-18  CRISIL A1+  27-10-17  CRISIL A1+    --  -- 
        27-02-19  CRISIL A1/Watch Negative  06-11-18  CRISIL A1+           
        02-02-19  CRISIL A1+/Watch Negative  07-05-18  CRISIL A1+           
Short Term Debt  ST              11-07-17  CRISIL A1+  07-07-16  CRISIL A1+  CRISIL A1+ 
Short Term Deposit  ST    --  22-03-19  Withdrawn  30-11-18  CRISIL A1+  27-10-17  CRISIL A1+  07-07-16  CRISIL A1+  -- 
        27-02-19  CRISIL A1/Watch Negative  06-11-18  CRISIL A1+  11-07-17  CRISIL A1+       
        02-02-19  CRISIL A1+/Watch Negative  07-05-18  CRISIL A1+           
All amounts are in Rs.Cr.
 
Links to related criteria
Rating Criteria for Finance Companies
CRISILs Criteria for Consolidation
CRISILs Criteria for rating short term debt

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