NEW YORK--(BUSINESS WIRE)--Fitch Ratings has affirmed Prudential Asset Resources' (PAR) commercial mortgage servicer ratings as follows:
--Commercial master servicer rating at 'CMS2+';
--Commercial primary servicer rating at 'CPS1';
--Commercial loan level special servicer rating at 'CLLSS2'.
The master and primary servicer ratings reflect Fitch's assessment of Prudential's experienced and tenured staff; multifaceted internal control environment consisting of detailed policies and procedures, dedicated quality control resources and oversight, internal audit, and numerous external audits; and its highly developed and integrated technology platform. Both ratings also consider the appointment of a new president of PAR, with more than 30 years of experience, following the internal transfer of the prior president to an affiliate. The master servicer rating also reflects declining master servicing portfolio of 383 loans totaling $4.5 Billion and is expected to run off completely within the next two years, as the company is no longer retaining master servicing for new-issue CMBS loans.
The loan-level special servicer rating is based on Fitch's assessment of the workout experience of the group, internal controls, limited use of special servicing technology, and limited dedicated special servicing resources. Fitch believes PAR has demonstrated proficiency adjusting its special servicing staffing needs relative to market conditions, and that the current size of the group is appropriate relative to the demands of the special servicing portfolio. The special servicing group experienced 53% aggregate turnover due to the internal transfer of the groups' senior manager as well as three staff-level departures. While noted as a concern, in our view turnover did not negatively impact the average experience and tenure of employees. Each of the ratings takes into consideration financial strength of its parent, Prudential Financial, Inc., which Fitch rates 'A-' with a Positive Outlook as of Dec. 15, 2015.
PAR is the commercial real estate loan servicing affiliate of Prudential Mortgage Capital Company (PMCC), a wholly owned subsidiary of Prudential Financial Inc. The company's commercial servicing portfolio comprises non-securitized insurance company loans on behalf of PMCC, representing 59% of the portfolio by loan count. PAR also performs servicing for government-sponsored enterprises (GSEs), institutional investors and CMBS loans, representing 33%, 8% and 15% of the portfolio, respectively, by loan count.
As of Sept. 30, 2015, PAR's total servicing portfolio consisted of 5,070 loans totaling $85.6 billion, of which 779 loans totaling $10.6 billion were CMBS. Also as of the same date, PAR was named special servicer for four CMBS loans totaling $169 million, none of which are in default, while its non-CMBS special servicing portfolio consists of 3,071 loans totaling $60 billion on behalf of Prudential's general account. PAR was actively working out 27 loans totaling $463.7 million as of Sept. 30, 2015. PAR currently does not perform third-party special servicing or purchase controlling class positions in CMBS transactions; however, the company retains special servicing responsibility for loans it contributed to CMBS transactions prior to 2008.
The servicer ratings are based on the methodology described in Fitch's reports 'U.S. Commercial Mortgage Servicer Rating Criteria' dated Feb. 14, 2014, and 'Rating Criteria for Structured Finance Servicers' dated Apr. 23, 2015, available on Fitch's web site www.fitchratings.com.
Additional information is available at 'www.fitchratings.com'.
Rating Criteria for Structured Finance Servicers (pub. 23 Apr 2015)
Rating Criteria for U.S. Commercial Mortgage Servicers (pub. 14 Feb 2014)