Rating Rationale
March 22, 2019 | Mumbai
Dewan Housing Finance Corporation Limited
Rating downgraded to 'CRISIL A2+' ; Continues on 'Watch Negative' 
 
Rating Action
Rs.850 Crore Commercial Paper (Reduced from Rs.1525 Crore) CRISIL A2+ (Downgraded from 'CRISIL A1' and Continues on 'Rating Watch with Negative Implications') 
Rs.1000 Crore Short Term Deposit# Rating Withdrawn
1 crore = 10 million
Refer to annexure for Details of Instruments & Bank Facilities
#This rating does not pertain to the company's fixed deposit programme. This was fully repaid by March 15, 2019.
Detailed Rationale

CRISIL has downgraded its short-term rating on the commercial paper of Dewan Housing Finance Corporation Limited (DHFL) to 'CRISIL A2+' from 'CRISIL A1'. The rating continues to be on 'Rating Watch with Negative Implications'. At the company's request, CRISIL has also withdrawn its rating on the short-term deposit since it has been fully repaid. The withdrawal is in line with CRISIL's policy. At the company's request, CRISIL has also reduced the quantum of rated commercial paper (CP) to Rs 850 crore from Rs 1,525 crore, being equal to the outstanding CP quantum.
 
The downgrade is driven by significantly slower build-up of liquidity vis-a -vis earlier expectations because of challenges in timely closure of a number of high-visibility securitisation and other fund-raising transactions over the past month. DHFL has raised ~Rs 2,150 crore from January 1, 2019 till date in March 2019. In comparison, DHFL raised Rs 16,290 crore (including Rs 11,873 crore through securitisation) between September 21 and December 31, 2018. Consequently, the liquidity position has remained at similar levels seen since the end of February, which is contrary to CRISIL's earlier expectation of a material improvement. While DHFL is taking initiatives to address market concerns and increase liquidity, it remains highly sensitive to timely receipt of funds after completion of these initiatives. Further, the spate of events and news regarding DHFL continues and in a confidence-sensitive market, the company's financial flexibility and resource-raising ability remains impacted. CRISIL has noted that a portion of the non-convertible debentures (NCDs) raised by DHFL have acceleration clauses linked to downgrades in their long-term ratings. Any exercise of option by investors would mean additional redemption pressure on NCDs. CRISIL understands that DHFL has already engaged with investors to address this issue.
 
CRISIL has also noted the news of resignation of another independent director from DHFL's Board as well as the Company Secretary and Compliance Officer. Further, the Chief Financial Officer has also stepped down from his position, although he will remain in a senior executive role.
 
DHFL continues to focus on fund raising through securitisation route as well as various strategic initiatives. On March 17, 2019, DHFL announced that its Board of Directors has approved divestment of its entire shareholding in Avanse Financial Services Ltd (Avanse) to an affiliate of the Warburg Pincus Group. The transaction is subject to applicable regulatory and other approvals and other certain conditions. The company has stated its intention to take steps to raise additional funds and increase on-balance sheet liquidity, including securitisation of housing and SME loans, and sell-down part of its developer loan exposures  by March 31, 2019. Further, the company has also announced plans to induct a strategic investor. Progress on these initiatives and timely receipt of funds will remain key rating sensitivity factors.
 
CRISIL will continue to monitor the ability of DHFL to quickly raise sufficient diversified resources and prop up its balance-sheet liquidity. The progress displayed through various initiatives and its impact on fund raising, build-up of liquidity and business growth will be key rating sensitivity factors.

Analytical Approach

For arriving at the ratings, CRISIL has consolidated DHFL with Avanse. CRISIL has noted that DHFL, on March 17, 2019, has approved divestment of its entire shareholding in Avanse. The proposed transaction is subject to applicable regulatory and other approvals. CRISIL believes that DHFL and Dewan group, will provide distress support to Avanse for timely repayment of debt obligations till the time they are part of the Dewan group and 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:
* Long and established position within HFC industry
DHFL has been operating for more than 30 years in the housing finance industry. On 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). DHFL also has sizeable presence in the affordable housing finance segment. DHFL remains focused on providing housing finance primarily to low- and middle-income customers in tier-II and tier-III cities, which account for majority portion of its branch network (352 locations as on December 31, 2018). In terms of AUM mix, DHFL had around 57% loans towards housing, 21% towards loan against property, 17% towards project loans, and 5% towards loans to small and medium enterprises (SME).
 
* Healthy asset quality as on date
DHFL has reported healthy asset quality till date as reflected in low reported gross NPAs of 1.12% as on December 31, 2018 (0.96% as on September 30, 2018). The GNPAs, on a 2-year lag basis, stood at around 1.6% as on December 31, 2018. Asset quality in housing loan segment is supported by a relatively low-risk, granular loan book, supported by focus on low- and middle-income customers in tier-II and tier-III cities. Average ticket size is ~Rs 15 lakh, which makes the loan book granular.
 
Given the situation on the fund-raising and liquidity front at the industry level, asset quality in segments such as loans to SMEs, loans against property (LAP) and real estate developer loans would be the 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 a period of 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 (CAR) 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). DHFL's reported gearing stood at 9.3 times as on December 31, 2018. Gearing (adjusted for securitisation) remained high, at around 12.1 times as on December 31, 2018.
 
* Modest earnings
RoMA, though stable, at 1.3% during the nine months of fiscal 2019, was lower than that of peers (on reported basis RoA stood at 1.4% during same period). 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

DHFL's liquidity profile remains a critical monitorable due to the limited progress in raising funds (including securitisation) over the last two and half months. DHFL has raised ~Rs 2,150 crore from January 1, 2019 till date in March 2019. CRISIL understands that DHFL is in the final stages of raising a significant amount through securitisation route. Additionally, they intend to sell-down a large portion of their project finance loans. However, completion of these transactions and receipt of funds in a timely manner remains a challenge. In order to conserve liquidity, DHFL has significantly curtailed its disbursements.
 
Nevertheless, CRISIL notes that DHFL's liquidity levels remain at ~Rs 4,900 crore as on March 16, 2019. DHFL estimates that collections from loan assets will be around Rs 2200 crore per month. Against this, they have scheduled monthly outflows (including debt / loan repayments and securitisation payouts) of around Rs 13,370 crore till June 2019. Further, any higher than anticipated premature redemption of fixed deposits remains a key rating sensitivity factor. CRISIL has noted that a portion of the NCDs raised by DHFL have acceleration clauses linked to downgrade in their long-term rating. Therefore, at the option of the investor, the company could face additional redemption pressure on the NCDs. CRISIL understands that DHFL has already engaged with investors to address this issue. CRISIL also notes that DHFL has publicly stated its intention to buy-back its outstanding commercial paper before March 31, 2019.
 
DHFL has also stated its intention to take steps to raise additional funds and increase on-balance sheet liquidity including securitisation of home loans and sell-down of its developer loan exposures by March 31, 2019. Further, the company has also announced plans to induct a strategic investor. Progress on these initiatives and timely receipt of funds within the next month will be key rating sensitivity factors.

About the Company

Incorporated in 1984, DHFL primarily provides housing finance to individuals, especially to the 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. DPHFL was renamed First Blue Housing Finance Ltd. and was merged into DHFL in March 2013. DHFL has a pan-India presence at around 352 locations / customer touch points as on December 31, 2018.

Profit after tax and total income (net of interest expense) stood at Rs 1,172 crore and Rs 2,500 crore during fiscal 2018 as against profit after tax (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, profit after tax stood at Rs 1,187 crore and total income (net of interest expense) stood at 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 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 A2+/Watch Negative
NA Short-term deposit NA NA 7-365 days 1000 Withdrawn
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 A2+/Watch Negative  27-02-19  CRISIL A1/Watch Negative  30-11-18  CRISIL A1+  27-10-17  CRISIL A1+    --  -- 
        02-02-19  CRISIL A1+/Watch Negative  06-11-18  CRISIL A1+           
            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  1000.00  Withdrawn  27-02-19  CRISIL A1/Watch Negative  30-11-18  CRISIL A1+  27-10-17  CRISIL A1+  07-07-16  CRISIL A1+  -- 
        02-02-19  CRISIL A1+/Watch Negative  06-11-18  CRISIL A1+  11-07-17  CRISIL A1+       
            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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