Professional Documents
Culture Documents
PROPERTY
Mortgages
As Adopted and Promulgated
BY
THE AMERICAN LAW INSTITUTE
AT WASHINGTON, D.C.
May 14, 1996
1 -End
Tables and Index
561
8.1 MORTGAGES Ch. 8
celeration. For example, the Federal National Mortgage Associa-
tion-Federal Home Loan Mortgage Corporation (FNMA-FHLMC)
mortgage--deed of trust form, which is widely used for home loan
transactions, affords the mortgagor the right to defeat acceleration
by tendering arrearages or curing any nonmonetary default until
five days prior to the foreclosure sale (in a power of sale foreclo-
sure) or the foreclosure decree (in a judicial foreclosure). "Arrearag-
es" statutes in many states permit the mortgagor to "de-accelerate"
by curing the default that existed prior to acceleration. Moreover,
broad rights to "de-accelerate" by curing arrearages are available to
mortgagors who file pre-foreclosure petitions under Chapter 11, 12,
or 13 of the Bankruptcy Code.
In addition, under Subsection (d)(2), a court may relieve a mortga-
gor from the consequences of acceleration and permit reinstatement of
the mortgage by payment of arrearages where it determines that the
mortgagee waived its right to accelerate. However, because mortgagee
forbearance should not be discouraged, a waiver will not be easily
established. Thus, a mere failure to accelerate after one or two
payment defaults will not operate as a waiver of the mortgagee's right
to accelerate because of later defaults. See Illustration 10. Moreover,
even where a mortgagee accepts a late payment without accelerating
after notifying mortgagor that it will foreclose in the event of future
defaults, that will be insufficient to establish waiver of the right to
accelerate for a subsequent default. See Illustration 11. On the other
hand, waiver is appropriately found where there has been a consistent
prior pattern of acceptance of late payments by the mortgagee. See
Illustration 12. Even where the mortgagee has engaged in a course of
conduct that would otherwise constitute waiver of the right to acceler-
ate, the mortgagee may reestablish that right by notifying the mortga-
gor that late payment will no longer be tolerated and that acceleration
and foreclosure will occur in the event of future defaults. See Illustra-
tion 13.
Illustrations:
10. Mortgagor delivers to Mortgagee a promissory note
secured by a mortgage on Blackacre. The mortgage contains an
acceleration provision. Mortgagor pays monthly installments of
principal and interest 15 days late in both June and July, 1995.
Mortgagee accepts both late payments and does not accelerate.
Mortgagor then fails to pay the August, 1995 installment when it
becomes due. Mortgagee then accelerates the mortgage obli-
gation. Mortgagor tenders the August, 1995 installment. Mortgag-
ee refuses the tender. The acceleration is effective.
Ch. 8 FORECLOSURE 8.1
11. The facts are the same as Illustration 10, except that
after accepting the late payment for July, 1995, Mortgagee noti-
fies Mortgagor that acceleration and foreclosure will occur in the
event of future defaults. When the December, 1995 payment is 15
days late, Mortgagee accepts the payment and does not acceler-
ate. Mortgagor fails to pay the March, 1996 installment when it
becomes due. Mortgagee then accelerates the mortgage obli-
gation. Mortgagor tenders the March, 1996 installment. Mortgag-
ee refuses the tender. The acceleration is effective.
12. Mortgagor delivers to Mortgagee a promissory note
secured by a mortgage on Blackacre. The mortgage contains an
acceleration provision. During 1995, Mortgagor pays 7 out of 12
installments of principal and interest an average of 15 days late.
Mortgagee accepts these payments and raises no objection to
Mortgagor concerning the tardiness in payment. Mortgagor fails
to pay the January, 1996 installment when it is due. Mortgagee
then accelerates the mortgage obligation. Mortgagor tenders the
January, 1996 installment. The acceleration is ineffective and the
default is cured.
13. The facts are the same as Illustration 12, except that on
December 1, 1995, Mortgagee notifies mortgagor that, effective
with the January, 1996 payment, there will no longer be forbear-
ance and that acceleration and foreclosure will occur in the event
of future defaults. The acceleration is effective.
REPORTERS'NOTE
Introduction, Comment a. See trigger acceleration of the obligation.
generally G. Nelson & D. Whitman, See, e.g., 2140 Lincoln Park West v.
Real Estate Finance Law 7.6-7.7 American National Bank and Trust
(3d ed. 1994); Rosenthal, The Role Company of Chicago, 410 N.E.2d 990
of Courts of Equity in Preventing (Ill. App. Ct. 1980).
Acceleration Predicated Upon a
For consideration of the remedies
Mortgagor's Inadvertent Default, 22
available to a mortgagee where there
Syracuse L. Rev. 897 (1971). Every
jurisdiction recognizes the general is no acceleration provision, see G.
validity of mortgage acceleration Nelson & D. Whitman, Real Estate
clauses. See, e.g., Ciavarelli v. Zim- Finance Law 7.8 (3d ed. 1994).
merman, 593 P.2d 697 (Ariz.Ct.App. Numerous cases support the propo-
1979); David v. Sun Federal Savings sition that acceleration is permissible
& Loan Association, 461 So.2d 93 for defaults other than the failure to
(Fla.1984); Carle's Motorcycle Shop, make prompt payment of principal
Inc. v. Johnson, 301 A.2d 335 (N.H. and interest. As to failure to pay real
1973); Long Island Savings Bank v. estate taxes, see, e.g., Lunn Woods v.
Denkensohn, 635 N.Y.S.2d 683 Lowery, 577 So.2d 705 (Fla.Dist.Ct.
(N.Y.App.Div.1995); Trustco Bank App.1991); Parrott v. Wallace, 900
New York v. Drake, 599 N.Y.S.2d P.2d 214 (Idaho.CtApp.1995); Saun-
763 (N.Y.App.Div.1993); Phipps v. ders v. Stradley, 333 A.2d 604 (Md.
First Federal Savings & Loan Ass'n, Ct.App.1975); Chapman v. Nation,
438 N.W.2d 814 (S.D.1989); Green- 388 S.E.2d 744 (Ga.Ct.App.1989); Jen-
berg v. Service Business Forms In- kins v. Thyer, 760 S.W.2d 932 (Mo.Ct.
dustries, Inc., 882 F.2d 1538 (10th App.1988); Eisen v. Kostakos, 282
Cir.1989) (Oklahoma law). A.2d 421 (N.J. Super. Ct. 1971); Bar-
This section rejects the view that clay's Bank of New York v. Smitty's
an acceleration provision contained Ranch, Inc., 504 N.Y.S.2d 295
only in the mortgage is ineffective to (N.Y.App.Div.1986); Phillips v. Al-
Ch. 8 FORECLOSURE 8.1
lums, 882 S.W.2d 71 (Tex. Ct. App. take advantage of the acceleration
1994); Chapa v. Herbster, 653 S.W.2d provision." Spires v. Lawless, 493
594 (Tex. Ct. App. 1983). As to failure S.W.2d 65, 73 (Mo.Ct.App.1973). See
to maintain insurance, see, e.g., Pezzi- United States Savings Bank of New-
menti v. L.R. Cirou, 466 So.2d 274 ark, New Jersey v. Continental Arms,
(Fla.Dist.Ct.App.1985); Benton v. Pa- Inc., 338 A.2d 579 (Del.Su-
tel, 362 S.E.2d 217 (Ga.1987). Cf. per.Ct.1975); Pici v. First Union Na-
Strong v. Merchants Mutual Insur- tional Bank of Florida, 621 So.2d 732
ance Co., 309 N.E.2d 510 (Mass.App. (Fla.Dist.Ct.App.1993); Central Home
Ct.1974), modified, 322 N.E.2d 765 Trust Co. v. Lippincott, 392 So.2d 931
(Mass.1975). As to violating a cove- (Fla.Dist.Ct.App.1980); First Fede ql
nant against destruction of improve- Say. & Loan Ass'n v. Stone, 467
ments, see Laber v. Minassian, 511 N.E.2d 1226 (Ind.Ct.App.1984); But-
N.Y.S.2d 516 (N.Y.Sup.Ct.1987) (ac- ter v. Melrose Savings Bank, 435
celeration and foreclosure permissible N.E.2d 1057 (Mass.App.Ct.1982);
for violation of a covenant not to de- Jenkins v. Thyer, 760 S.W.2d 932
molish buildings without mortgagee's (Mo.Ct.App.1988); Jeferne, Inc. v. Ca-
consent even though value of remain- panegro, 452 N.Y.S.2d 236 (N.Y.App.
ing real estate substantially exceeded Div.1982). For some courts, the "affir-
the mortgage obligation). As to violat- mative action" requirement is satis-
ing a covenant that additional funds fied by a letter to the mortgagor
would not be required to complete stating that acceleration has oc-
the improvements and to maintain an cuned. See, e.g., Butter v. Melrose
adequate financial condition, see Eu- Savings Bank, 435 N.E.2d 1057
ropean American Bank v. Village (Mass.App.Ct.1982). Moreover, the
Square Associates Limited Partner- commencement of a judicial foreclo-
ship, 623 N.Y.S.2d 296 (N.Y.App.Div. sure proceeding often constitutes suf-
1995). ficient evidence of an election to ac-
A few cases, however, hold that celeration. See, e.g., United States
impairment of security is needed to Savings Bank of Newark, New Jer-
justify acceleration based on the fail- sey v. Continental Arms, Inc., 338
ure by the mortgagor to pay taxes or A.2d 579 (Del.Super.Ct.1975); Pizer v.
to maintain casualty insurance on the Herzig, 105 N.Y.S. 38 (N.Y.App.Div.
mortgaged real estate. See Vonk v. 1907); Swearingen v. Lahner, 61 N.W.
Dunn, 775 P.2d 1088 (Ariz.1989) (real 431 (Iowa 1894); Jacobson v. McCla-
estate taxes); Mid-State Trust II v. nahan, 264 P.2d 253 (Wash. 1953).
Where power of sale foreclosure is
Jackson, 854 S.W.2d 734 (Ark.Ct.App.
1993) (insurance); Freeman v. Lind, used, some courts have held that evi-
dence of an election to accelerate is
226 Cal.Rptr. 515 (Cal.Ct.App.1986)
(insurance). This section and 4.6, provided by a letter to the mortgagor
threatening foreclosure unless arrear-
Comment g reject this position.
ages are promptly paid, coupled with
When acceleration becomes effec- an oral expression to the mortgagor
tive, Comment b. Courts use a wide of an intention to foreclose. See Low-
variety of rules to determine when an ry v. Northwestern Sav. & Loan
acceleration becomes effective. Many Ass'n, 542 S.W.2d 546 (Mo.Ct.App.
courts simply require that the mort- 1976). Texas courts require both no-
gagee "perform some affirmative, tice of an intent to accelerate and, in
overt act evidencing his intention to addition, separate notice of the accel-
8.1 MORTGAGES Ch. 8
cures any default of any other cov- Moreover, mortgagors who file
enants or agreements; (c) pays all bankruptcy petitions have broad
expenses incurred in enforcing this rights to "deaccelerate" mortgage ob-
Security Instrument, including, but ligations that were accelerated pre-
not limited to, reasonable attor- petition. For example, a mortgagor
neys' fees; and (d) takes such other who files a Chapter 13 petition will
action as Lender may reasonably usually be permitted to deaccelerate
require to assure that the lien of a home mortgage obligation so long
this Security Instrument, Lender's as the property has not yet been sold
rights in the Property and Borrow- at a foreclosure sale. In so doing, the
er's obligation to pay the sums se- mortgagor need not cure arrearages
cured by this Security Instrument immediately, but only over the period
shall continue unchanged. Upon re- of the Chapter 13 plan. See 11
instatement by Borrower, this Se- U.S.C.A. 1322(b)(2), 1322(b)(3),
curity Instrument and the obli- 1322(b)(5); 1 G. Nelson & D. Whit-
gations secured shall remain fully man, Real Estate Finance Law 8.15
effective as if no acceleration had (3d ed. 1993). There are also broad
occurred. deacceleration rights for debtors in
Chapter 11 reorganization proceed-
Federal National Mortgage Associa- ings and for family farmers who seek
tion-Federal Home Loan Mortgage to reorganize under Chapter 12. See
Corporation (FNMA-FHLMC)- 11 U.S.C.A. 1124(2), 1222(b)(3);
Uniform Mortgage-Deed of Trust Matter of Madison Hotel Associates,
Covenants-Single Family, Clause 749 F.2d 410 (7th Cir.1984); 1 G. Nel-
18. son & D. Whitman, Real Estate Fi-
In addition, "arrearages" legisla- nance Law 8.14, 8.16 (3d ed. 1993).
tion permitting the mortgagor to "de- This section also recognizes that a
accelerate" prior to foreclosure by mortgagee's past conduct may result
curing the default that existed prior in a waiver of its present right to
to acceleration is increasingly com- accelerate. Because waiver cases in-
mon. See, e.g., West's Ann. Cal. Civ. variably are fact-specific, they are dif-
Code 2924(c); Colo. Rev. Stat. ficult to categorize and clear patterns
38-39-118(1)(a); D.C. Code 45- are not easily discerned. However,
715.1 (Repl. 1990); Ill. Rev. Stat. Ch. because waiver cases usually involve
95, 57; 14 Me. Rev. Stat. Ann. prior forbearance by the mortgagee,
6111; Minn. Stat. Ann. 580.30; and public policy generally favors
Mo. Rev. Stat. 408.555(4) (certain such forbearance, waiver will not be
junior mortgages only); 41 Pa. Stat. easily established. Thus, there is case
404; Utah Code Ann. 57-1-31. authority that a mere failure to accel-
Some states confer such rights only erate on the first or second default in
on residential mortgagors. See, e.g., payment will not operate as a waiver
D.C. Code 45-715.1 (Repl. 1990); 41 of the option to accelerate because of
Pa. Stat. 404. On the other hand, later defaults. See Dunn v. Barry, 169
many of the statutes benefit all rath- P. 910 (Cal.Ct.App.1917); Caulder v.
er than merely residential mortga- Lewis, 338 S.E.2d 837 (S.C.1986);
gors. See, e.g., West's Ann. Cal. Civ. Bower v. Stein, 177 F. 673 (9th Cir.
Code 2924(c); Minn. Stat. Ann. 1910). Moreover, mortgagee's accep-
580.30; Utah Code Ann. 57-1-31. tance of one or two late payments
Ch. 8 FORECLOSURE 8.1
without accelerating, after notifying CourL are closely divided on the
mortgagor that acceleration and fore- question of anti-waiver clauses. Some
closure will result, does not result in courts hold that such clauses are en-
waiver of mortgagee's right to accel- forceable. See Federal National
erate for a later default. See, e.g., Mortgage Ass'n v. Cobb, 738 F.Supp.
Caulder v. Lewis, 338 S.E.2d 837 1220 (N.D.Ind.1990) ("Under Indiana
(S.C.1986), upon which Illustration 11 law, a non-waiver clause contained in
is partially based. a mortgage, which provides that the
waiver of the option to accelerate
On the other hand, this section re- note upon default at one time does
flects the numerous cases that relieve not constitute waiver of the right to
mortgagors from acceleration on a exercise such option at any other
waiver theory where courts have de- time, is effective to prevent the ac-
tected a consistent prior pattern of ceptance of late payments from oper-
mortgagee acceptance of late pay- ating as a waiver upon subsequent
ments. See, e.g., Miller v. Uhrick, 706 default"); First Federal Say. & Loan
P.2d 739 (Ariz.App. 1985); Dad's Ass'n v. Stone, 467 N.E.2d 1226 (Ind.
Properties, Inc. v. Lucas, 545 So.2d Ct.App.1984) (anti-waiver clause ef-
926 (Fla.Dist.Ct.App.1989); La Bou- fective, but acceleration defective on
tique of Beauty Academy, Inc. v. Me- other grounds); Van Bibber v. Norris,
loy, 436 So.2d 396 (Fla.Dist.Ct.App. 419 N.E.2d 115 (Ind.1981) (chattel re-
1983); Edwards v. Smith, 322 S.W.2d possession); Hale v. Ford Motor
770 (Mo.1959); Rosselot v. Heim- Credit Co., 374 So.2d 849 (Ala.1979)
brock, 561 N.E,2d 555 (Ohio.Ct.App. (auto repossession); Postal Say. &
1988); Fairfield Financial Group, Inc. Loan Ass'n v. Fred, 698 P.2d 382
v. Gawere, 814 S.W.2d 204 (Tex. Ct. (Kan.Ct.App.1984) (real estate mort-
App. 1991); McGowan v. Pasol, 605 gage acceleration); Metropolitan Life
S.W.2d 728 (Tex. Ct. Civ.App. 1980); Ins. Co. v. Triskett Illinois, Inc., 646
Short v. A.H. Still Investment Corp., N.E.2d 528 (Ohio.Ct.App.1994); Gaul
147 S.E.2d 99 (Va.1966). Cf. Mid- v. Olympia Fitness Center, Inc., 623
State Trust II v. Jackson, 854 S.W.2d N.E.2d 1281 (Ohio.Ct.App.1993) (real
734 (Ark.Ct.App.1993); Massachusetts estate mortgage acceleration). On the
Mutual Life Insurance Co. v. Trans- other hand, a substantial number of
cases take the position adopted by
grow Realty Corp., 475 N.Y.S.2d 418
this section that anti-waiver provi-
(N.Y.App.Div.1984). However, there sions are not automatically dispositive
are cases that refuse to find waiver in and are
themselves capable of being
similar circumstances. See Moseley v. waived by the mortgagee through its
Lathan, 448 So. 2d 341 (Ala. 1984); conduct. See Woods v. Monticello De-
Dorn v. Robinson, 762 P.2d 566 (Ariz. velopment Co., 656 P.2d 1324 (Colo.
Ct.App.1988); Barnes v. Resolution Ct.App.1982) (real estate accelera-
Trust Corp., 664 So.2d 1171 (Fla.Dist. tion); Smith v. General Finance Co.,
Ct.App.1995); Scarfo v. Peever, 405 255 S.E.2d 14 (Ga.1979) (chattel re-
So.2d 1064 (Fla.Dist.Ct.App.1981); possession); Formall, Inc. v. Commu-
Postal Say. & Loan Ass'n v. Freel, nity National Bank of Pontiac, 360
698 P.2d 382 (Kan.Ct.App.1984); N.W.2d 902 (Mich.Ct.App.1984) (ac-
North Star Apartments v. Goppert celeration of commercial debt); Cobb
Bank & Trust Co., 657 S.W.2d 253 v. Midwest Recovery Bureau, 295
(Mo.Ct.App.1983). N.W.2d 232 (Minn.1980) (chattel re-
8.1 MORTGAGES Ch. 8
(1990). However, most mortgage obli- correctly focus on the literal language
gations do not contain such "at will" of 1-208 and hold that it cannot be
or "insecurity" language or, if they applied to defeat an acceleration
do, actual acceleration results from based on specific mortgagor defaults.
specific mortgagor defaults such as See Bowen v. Danna, 637 S.W.2d 560
failure to pay the debt, real estate (Ark.1982); Hickmon v. Beene, 640
taxes, to maintain casualty insurance S.W.2d 812 (Ark.Ct.App.1982); Ben
or the commission of waste. A few Franklin Financial v. Davis, 589
decisions have applied the good-faith
N.E.2d 857 (Ill. App. Ct. 1992); Mat-
requirement in the latter context. See
ter of Sutton Investments, Inc., 266
State Bank of Lehi v. Woolsey, 565
P.2d 413 (Utah 1977); Williamson v. S.E.2d 686 (N.C.Ct.App.1980); Don
Wanlass, 545 P.2d 1145 (Utah 1976); Anderson Enterprises, Inc. v. Enter-
Brown v. AVEMCO Investment tainment Enterprises, Inc., 589
Corp., 603 F.2d 1367 (9th Cir.1979). S.W.2d 70 (Mo.Ct.App.1979); Green-
Moreover, some of these latter deci- berg v. Service Business Forms In-
sions have used the good-faith ap- dustries, Inc., 882 F.2d 1538 (10th
proach where the obligation appar- Cir.1989); Comment, 11 B.C. Ind. &
ently lacked "at will" or "insecurity" Com. L. Rev. 531 (1970) ("Section 1-
language. See Williamson and 208 is not concerned with default type
Brown, supra. However, most courts acceleration clauses.").