Why AB1018 Could Raise Mortgage Costs 50%+ | Paul Gigliotti & Nick Pabarcus Discuss
In this episode of the INSIDE THE IMPACT Podcast from the California MBA, host Paul Gigliotti, CEO of the California MBA, sits down with Nick Pabarcus, Managing Director of Non-QM Sales at PennyMac, to break down California bill AB1018 and its potential impact on automated decision systems—including AI—in mortgage lending. AI has powered mortgage efficiency since 1997 with Automated Underwriting Systems (AUS), and today it's embedded "cradle to grave": from borrower applications and OCR income analysis to predictive servicing and expanding access for low-to-moderate-income (LMI) and Non-QM borrowers. Yet AB1018's broad rules could force manual underwriting opt-outs, spiking fulfillment costs by 50-60% (potentially adding tens of thousands in lifetime interest for borrowers) and reducing credit access—ironically harming the consumers it aims to protect. Nick shares how AI improves speed, accuracy, reduces bias when properly overseen, and is poised to commoditize the growing Non-QM market. Paul stresses the need for nuanced policy that recognizes the mortgage industry's heavy existing regulation. Key takeaways: Responsible AI expands opportunities and lowers barriers—overreach could do the opposite. Timestamps: 0:00 – Welcome & AB1018 Overview 0:45 – AI's Long History in Mortgages 3:59 – Operational Concerns with AB1018 7:20 – AI Benefits for LMI & Non-QM Borrowers 10:05 – PennyMac's Non-QM Expansion & AI's Role 12:10 – Final Thoughts: What Lawmakers Need to Know Subscribe to California MBA for more industry insights on legislation, innovation, and advocacy. Like, comment your thoughts on AB1018, and share with fellow mortgage professionals!