FRM 1 The Building Blocks of Risk Management
A bank holds a loan to a property developer with an exposure at default of USD 10,000,000. At origination the probability of default over the year was 1.5% and the loss given default was 30%. A downturn arrives in the regional property market. The probability of default rises to 6%, and because the collateral is property in that same market, the loss given default rises to 55%. By how much does the expected loss on the loan rise, and what is the combination of movements called?
Show answer and detailed solution
Correct answer: D. USD 285,000, and the combination is called wrong way risk
Expected loss changes when either probability of default or loss given default changes, so both values must be included in each calculation.
At origination:
EL = 10,000,000 × 0.30 × 0.015 = USD 45,000
In the downturn:
EL = 10,000,000 × 0.55 × 0.06 = USD 330,000
The rise is:
330,000 − 45,000 = USD 285,000
Expected loss increases by more than seven times even though neither input increases by that amount on its own. The reason is that probability of default and loss given default enter the calculation multiplicatively.
Probability of default increases fourfold, while loss given default rises from 30% to 55%. The product reflects both changes.
Wrong way risk occurs when probability of default rises while collateral values fall, so default becomes more likely at the same time that recovery becomes lower. Commercial real estate can produce this relationship because the same downturn can weaken borrowers and reduce the value of property securing their loans.
A similar effect can arise in derivatives when a contract gains value while the counterparty owing that value becomes more likely to default.
Why the other options are wrong
- A. USD 135,000, concentration risk incorrectly updates probability of default while leaving loss given default at its original 30%, giving 180,000 and a rise of 135,000. It also incorrectly identifies the effect as concentration risk.
- B. USD 135,000, wrong way risk identifies the interaction correctly but incorrectly leaves loss given default at its original level, even though deterioration in recovery is part of the interaction.
- C. USD 285,000, concentration risk gives the correct increase but incorrectly calls the interaction concentration risk. Concentration concerns exposure to a single counterparty, sector or country rather than probability of default and loss given default increasing together.