Good day, and thank you for standing by. Welcome to the BankUnited, Inc. first quarter 2022 earnings call. At this time, all participant lines are in listen-only mode. After the presentation, there will be a question-and-answer session. To ask a question during this session, you'll need to press star, then one on your telephone keypad. Please be advised today's conference may be recorded. If you require operator assistance during the call, please press star, then zero. I'd now like to hand the conference over to your host today, Susan Greenfield, Corporate Secretary. Please go ahead. Thank you, Liz. Good morning, and thank you for joining us today on our first quarter 2022 earnings conference call. On the call this morning are Raj Singh, our Chairman, President, and CEO, Leslie Lunak, our Chief Financial Officer, and Tom Cornish, our Chief Operating Officer. Before we start, I'd like to remind everyone that this call may contain forward-looking statements within the meaning of the Private Securities Litigation Reform Act of 1995 that reflect the company's current views with respect to, among other things, future events and financial performance. Any forward-looking statements made during this call are based on the historical performance of the company and its subsidiaries around the company's current plans, estimates, and expectations. The inclusion of this forward-looking information should not be regarded as a representation by the company that the future plans, estimates, or expectations contemplated by the company will be achieved. Such forward-looking statements are subject to various risks and uncertainties and assumptions, including without limitation, those relating to the company's operations, financial results, financial condition, business process, growth strategy, and liquidity, including as impacted by external circumstances outside the company's direct control. The company does not undertake any obligation to publicly update or review any forward-looking statements, whether as a result of new information, future developments, or otherwise. A number of important factors could cause actual results to differ materially from those indicated by the forward-looking statements. Information on these factors can be found in the company's annual report on Form 10-K for the year ended December 31, 2021, and any subsequent quarterly report on Form 10-Q or current report on Form 8-K, which are available at the SEC's website, www.sec.gov. With that, I'd like to turn the call over to Raj. Thank you, Susan. Welcome, everyone. Thank you for joining us for our earnings call. Let me start by some comments about the economy and our markets that we are in, and generally how we see the outlook for things that we don't control but impact our business. Then we'll get into our numbers, and then Tom and Leslie will follow me with more detail. The main street view, which is the view that we get from talking to our clients day in and day out, is actually very healthy. We are seeing a robust economy in Florida, have been for quite some time, and even New York has improved quite a bit over the last couple of quarters. We have nothing really to complain on the economic front. Growth is strong. Personal and business balance sheets are strong and healthy. You know, of course, you know, the usual issues with labor constraints and inflation, that's nothing new. Overall, home prices are up. Residential markets are robust. The main street view that I will bring to you at this time is very healthy and strong. There's the other view, which is the capital markets view, which we get by looking at our Bloomberg screens all day long these days. This was a very volatile quarter, and probably the most volatile quarter in quite some time. Especially in fixed income, we saw obviously the yield curve go up to where it is, but we also saw spread widening pretty much across the board in fixed income assets. That gives us a little bit of pause when we think about sort of the medium to long term, as in maybe next year that there may be a slowdown. Again, it's, you know, that can change, and we'll keep monitoring it. Those are the sort of inputs we're taking into account as we are thinking about how to execute the strategy. Quickly getting into the financial results for the quarter. Earnings came in at about $67.2 million or $0.79 per share. NIM expanded. I think last quarter we were at 2.44%. This quarter we came in at 2.50%. Just for comparison, last quarter, I know there was a lot of noise in the numbers, but if you go back to quarter one of last year, we were 2.39%. Cost of deposits came down again to 17 basis points for the quarter. I think we ended the quarter for spot balances, you know, the deposit pricing was around 16 basis points. I think this is the bottom in terms of deposit pricing to state the obvious. Fed is going to raise rates fairly aggressively from what everyone is talking about. It looks like this quarter there will probably be a 100 basis points increase between the May and the June meeting. I think deposit pricing will start to rise from here on. It's nice that we were able to work it down to, you know, 16, 17 basis points. If you remember, last time the Fed started raising rates in the last cycle, our cost of funds bottomed out somewhere in the 50-55 basis point range. We're very happy with what we've been able to do with our deposit franchise. By the way, we also had $688 million of DDA growth this quarter. That momentum continues. Total deposits did shrink. That was deliberate effort, actually started last quarter, fourth quarter, and into mostly done in this quarter. We did shrink our deposits, interest-bearing deposits, but DDA. The DDA growth that we got, the $688 million, was pretty widespread. It came from all parts of the company. It came from all geographies that we do business in, so it wasn't concentrated in any one area. Even before I get the question about, you know, how much of this was core or what wasn't, I'd say a vast majority of it was core. There's probably a couple of 100 million which would fall into the category of just money moving around at the end of the quarter. Outside of that, everything was core deposit growth. Average loans increased $586 million, but end-of-period loans declined $227 million. The biggest driver in that decline is the mortgage warehouse business, which came down roughly $400 million, which, you know, it's returning to its normal seasonal trend. Utilization dipped into the 30s, which is what happens in March. The last couple of years because of the pandemic, they've been sort of outlier years. Now we see that business returning to its normal cadence, which is, you know, March being the slowest time in terms of utilization, and then it starts to build from here into June and generally into the third quarter before starting to slow down in the fourth quarter again. We're seeing that return. Our other businesses are also seasonal. First quarter is always our slowest quarter, even outside of the Mortgage Warehouse business. We're seeing that. In terms of pipelines, we're pretty excited about what we're seeing in our pipeline, both C&I and CRE. I think this will be the year CRE will grow. We've been shrinking CRE for many years, but we see momentum in that and we look forward to that optimistically. Just taking a 12-month view, which I often say, you know, you should always look at, you know, on a 12-month rolling basis instead of looking at any one quarter. So I had these numbers just pulled this, you know, quickly before this call. Over the last 12 months, NI DDA, our non-interest DDA grew $1.7 billion. Our total deposits grew about $800 million, $809 million, and this is all excluding loans excluding PPP grew $841 million. So loan growth, deposit growth is roughly in line, and DDA was really the big story. Credit, really quick. Nothing but good news here. You know, again, as expected, but nevertheless, good to see the numbers. NPLs declined from 87 basis points to 65 basis points. By the way, if you carve out the guaranteed portion of the SBA loans, then the NPL stood at 47 basis points. Criticized classifieds, which have been declining steadily every quarter, that trend continued. It came down by another $280 million, which we're happy about. Annualized net charge-off rate came in at 15 basis points. Just to put it in context last year, for the full year, we were at about 29 basis points. Our buyback program, we bought back $82 million of stock in the first quarter. You already know that we increased our dividend by 2 cents to 25 cents a share. I expect that we will burn through this entire buyback authorization sometime in the second quarter. When we do, we will go back and talk to our board, and I expect there will be another authorization which will be coming shortly after that. In terms of, you know, we gave you guidance on loans and deposits and expenses and margin and so on. We stand by all the guidance we gave you. We're reaffirming everything, and we're feeling good about what 2022 is shaping up to be. Putting aside the numbers, just a couple of other updates. We did come back to the office in the first week of March, so we are in the new normal now. After many false starts with the virus and what have you, we eventually are back to the new normal. It has gone well. You know, as long as you exclude the fact that Tom, Leslie, and I all got COVID very quickly after returning to the office. Other than that, everything has gone just fine. We're fine. We're healthy. You've heard me talk a lot about sort of the vision of the company and, you know, what we're trying to build long term, which is a relationship based middle market, small business bank. Relationship based bank, you know, our most important currency is trust. Trust that our customers put in us and even our employees and our regulators and everyone puts in us. This is something that makes me really proud. Newsweek announced that they, you know, they ranked all the banks in the country on a trust factor, and we were ranked number fourth most trusted bank in the country. We're very proud of this achievement. We're celebrating it in the company. Quickly on Atlanta and Texas expansion. We have hired the Head of the C&I business, the Head of the CRE business. Our Head of healthcare practice, which is a vertical, already is in Atlanta, so that bench strength is getting in place. We are moving into our offices, I think within the next week or so. Same thing in Atlanta. We received approval for our branch just a couple of days ago, and we open the doors, I think, next week. The team is hired, trained, and ready to go. All, you know, good news and progress over there. In fact, in Atlanta, I think we've already booked our first piece of business, a pretty marquee name on the C&I front. We did that loan just a couple of weeks back. With that, let me turn it over to Tom for a little more deep dive into the numbers. Great. Thank you very much, Raj. To follow up on Raj's comments on Atlanta and the Dallas expansion, you know, there's a number of other strategic initiatives that we have in place for the year that we've also made some key hires. We brought in a sponsor finance leader in our New York market, focusing on sponsor finance business. We've not had a dedicated effort on the sponsor finance area previously, so we're excited about that. We've recently hired a new trade finance and supply chain finance leader in the Miami market, and Florida and New York and the Southeast are great export markets for us, so we are optimistic about that. You know, as Raj said, New York is on the move, and we have hired a middle market banking leader for the Long Island market. We like very much what's happening in middle market banking in Long Island, and I think it gives us a great opportunity to increase our portfolio and client base in the Long Island market. So lot of good successes on the hiring front over the last couple of months that we're optimistic about. We'll see through the results for the rest of the year. Covering deposits and loans just a little bit more. As Raj mentioned, total deposits declined by $897 million. Most of that runoff was in what we believe to be, you know, interest rate sensitive accounts, broker deposits, and interest-bearing accounts that are, you know, higher on the beta side. We've been working over the last few quarters in anticipating the interest rate rises that we expect to see, and moving out of some of this activity. Some of it happened a little bit in the fourth quarter. Some of it got delayed into the first quarter of 2022. Our strategy continues to be around, you know, very solid NIM, DDA growth. As Raj mentioned, overall growth was $688 million, strong new business acquisition with new logos. You also see that, you know, bleeding through in transactional revenue business. Our service charge revenue was up year-over-year for the first quarter about 22%. That strategy of new relationships expanding, winning singles and doubles and key relationships every quarter is continuing and is an important part of our overall strategy. On the loan side, as Raj mentioned, average loans increased by $586 million for the quarter, although at a point they were down $227 million, predominantly due to the large decline in the Mortgage Warehouse business that Raj explained. Residential did grow by $244 million. I'd also point out that the C&I books grew by $122 million in balances for the quarter. It was also up $345 million in total commitments for the quarter. That was broad throughout the corporate banking business, the commercial banking business, and our small business and across a number of different industry segments. We feel really good about C&I growth for the rest of the year. We feel the same way about CRE growth. You know, as Raj said, pipelines are very healthy for near-term business in the second quarter. We feel very good about the growth that we're going to see. We expect to see very solid growth in the C&I segment. We expect to see growth in the CRE segment. We're seeing particularly good growth in CRE in the New York market. We're very optimistic about a lot of transactions that we feel are very near-term transactions in the New York CRE market. With that, we'll turn it over to Leslie for more details on the quarter. Actually, Leslie, let me just interrupt just to add a little thing. We did see a fair amount of dislocation in the fixed income market, and we were opportunistic, especially in the month of March. We stepped in and deviated from what was our original plan. The original plan was not to grow the bond portfolio this quarter. In fact, the plan was to shrink it. We looked opportunistically, and we saw spreads that are at, you know, really amazingly wide spreads. We stepped in, and we grew the bond portfolio all towards the end of the quarter. You don't see the impact of that in the P&L really this quarter. You will next quarter. That's just an explanation on, you know, why the bond portfolio grew. Totally opportunistic, nothing else. Thanks, Raj. Yeah. Yep, thank you. A couple highlights from the quarter, a little more detail around the numbers. The NIM increased this quarter to 2.50% from 2.44% last quarter. To break that down a little bit, the yield on investment securities increased to 1.73% from 1.54%. The duration of this portfolio is short, so we're already starting to see the impact of rising rates and widening spreads on the portfolio yield as new purchases are coming on at higher spreads. Slowing speeds on premium securities also positively impacted the yield on securities for the quarter by about 8 basis points. We saw the yield on loans decline to 3.36% this quarter from 3.50% last quarter. I wouldn't say any one single factor drove that, but at a high level, you know, we still saw for most of Q4 and Q1 of 2022, loans that were coming on were coming on at a little bit lower yields than loans that were running off the portfolio. We didn't see this move in rates till very late in Q1, and we did start to see an inflection point towards the end of March in terms of the yield at which new loans are putting on. We should start to see this go the other way as we move forward through 2022. The total cost of deposits declined by 2 basis points quarter-over-quarter, and the cost of interest-bearing deposits declined by 3 basis points. I will point out that we have locked in some term deposits in anticipation of rising rates. We've issued some callable CDs and some brokered CDs and put some cash flow hedges on against the deposit book. If we exclude all of those instruments from the cost of interest-bearing deposits, it would've been about 3 basis points lower for the quarter. We also saw the cost of FHLB advances decline to 111 from 186, and that's really due to the runoff and termination of borrowings and related hedges at higher rates and the addition of new advances at lower prevailing rates. We still expect double-digit growth in net interest income for the year and further expansion in the NIM over the course of the year, probably most concentrated in the back half of the year as we really see the impact of rising rates on the loan portfolio. The extent to which we see the NIM expand obviously will depend in part on how competition around deposit pricing evolves. Moving to the ACL and the provision. The provision for credit losses for the quarter was $7.8 million, and the provision was mostly driven by a qualitative overlay that we added related to economic uncertainty around some of the factors Raj discussed at the beginning of the call. The reserve remained consistent as a percentage of loans, 54 basis points at March 31st compared to 53 basis points at December 31st, 2021. Some of the factors impacting the reserve for the first quarter, one was or the largest was a $12.8 million increase in qualitative overlays related to economic uncertainty, particularly around inflationary concerns and the impact of all the things the Fed is doing, rising rates, quantitative tightening, as well as the war in Ukraine and some lingering uncertainty around the pandemic. The economic forecast, partially offsetting that, drove a $4.9 million decrease in the reserve. An increase of $5.6 million related to updated assumptions, the most significant being updated prepayment speed assumptions. An offsetting decrease of $6 million related to various changes in the portfolio, new loans, runoff, risk rating migration, et cetera. We took net charge-offs for the quarter of $8.5 million. Slides 20 through 22 in the supplemental deck give some more information about criticized and classified assets and risk rating migrations. Again, criticized and classified commercial loans declined by $280 million this quarter. Special mention down $53 million. Substandard accruing down $180 million. Substandard non-accruing down $25 million, and doubtful down $21 million. Declines across all of those categories. Total non-performing loans decreased by $55 million to $151 million this quarter, and that 151 includes $42 million of the guaranteed portion of SBA loans on non-accrual. I wanna talk for just a minute about the mark on the bond portfolio. I'm sure you saw, you know, Raj talk about the volatility in fixed income markets. It was probably the most volatile fixed income market quarter we've seen in a long time. Unrealized losses on our available for sale securities totaled $235 million at 3/31 pre-tax. The after-tax impact on AOCI of that was $174 million. We have some details about that on slides 25 and 26 of the deck. Portfolio segments with the largest impact were RMBS, CMBS, and agencies. All of this is attributable, this is a rate mark. This is not anything indicative of any credit concerns in the portfolio. All of these unrealized losses are attributable to increasing rates and to a lesser extent, widening spreads, all brought on by the Fed's actions and expectations about further quantitative tightening. They're temporary in nature, not indicative of credit concerns, and we are not concerned about this at all. We get a lot of questions about moving securities to held-to-maturity. Moving a security to held-to-maturity doesn't change the economics or the risk profile associated with holding the security and simply eliminates any flexibility that we have in managing our bond portfolio. We've chosen not to do that. The silver lining in this is that we've been able to purchase securities towards the end of March at some very attractive spreads, and we're already seeing some of that in the increase in the yield on securities this quarter. Related to this, in the first quarter, we also took a negative mark through the P&L of $10.5 million on some preferred stock investments that we hold at the holding company, also attributable to rising interest rates. The majority of the securities in that portfolio are still at a gain position compared to their original purchase price. When this turns around, the positive mark will also run through earnings. Since these are equity securities, the mark runs through earnings. Other notes on non-interest income, I wanna point out that the growth in non-interest DDA and changes we've made to our sales strategy and product suite in the treasury management area resulted in a 22% growth in deposit service charge revenue compared to the first quarter of 2021. The decline in that other non-interest income line for the quarter relates to a couple of things that can be somewhat episodic, in particular, again, response to what's going on in the fixed income markets, lower BOLI revenue, and a little bit lower income from our customer derivative program this quarter, which can also be somewhat episodic. On the non-interest expense front, comp expense declined by $3.5 million for the quarter. This is really related to the special employee bonus we paid in the fourth quarter of 2021 that was $6.8 million, and that was partially offset by the employee benefit type stuff that is always elevated in the first quarter. I would say from a comp expense standpoint, Q1 is probably a pretty decent run rate for comp for the rest of the year. While some of the typically higher first quarter stuff will moderate, we'll see the full impact of merit increases and planned staff additions in future quarters. That is all I have, and I will turn it over to Raj for closing comments. Thanks, Leslie. Let's just open it up for questions. Okay. Our first question comes from Brady Gailey with KBW. Hey, good morning. This is [Woody Lay] in for Brady. How are you guys? Hey, good, Will. How are you? Hey, great. So I just wanted to start with the buyback. You know, you guys were obviously very active again this quarter. Raj, last year you've been very active in 3Q, very active in 4Q. Raj, your comments seem to indicate that there's not gonna be any slowdown on the buyback. I mean, can we still expect the buyback to be at similar magnitudes as in prior quarters? I just wanted to get your thoughts on how you think about your excess capital position and what- Yeah whether there's any limiting factors in there? Yeah. I think in the short to medium term, you know, I don't think there's anything there. I think long term, you always have to look at growth prospects, you have to look at economy, you have to look at, you know, a number of things. In the short term, defined as the next three to four months, I don't see really much of that changing. That's why I say that I think we will get done sometime over the next few weeks with the authorization we have in place, and we expect to go back to the board for another $150 million. You know we get authorizations 150 at a time. We don't do a big one. This gives the board chance to kind of look at it again, make the decision again, you know, keeping in mind, you know, the what has changed with the situation. I fully expect. I think we have a board meeting in the middle of May, actually a shareholder meeting in the middle of May. It might be at that, or if not that, maybe shortly thereafter, I think we'll be asking for another authorization. Right. Could you just remind us how much you have left on your current authorization? At the end of the quarter, Leslie, do you have that number? How much did we I can find it in just a minute. Yeah. Yeah. No worries. We can circle back if needed. Yeah. I'll find it. Yeah. Carry on. I'll throw it out there when I find it. That'd be great. Thank you so much. Just thinking, you know, bigger picture, I know we haven't touched on BankUnited 2.0 in a while. I think as of early last year, you'd already achieved the $40 million in cost saves and were working on the $20 million of revenue synergies. Could you just update us on where that stands today or maybe if that's already played out? You know, as you think longer term or maybe more intermediate term, growth is picking up. You're having a nice portfolio mix shift. Rates are moving higher, and we're just in an environment to see some nice positive operating leverage. Have you guys had discussions over internal profitability targets? Do you think, you know, something like a 1% ROA could be plausible in the near term? That is the near-term goal, is to hit 1% ROA, double-digit ROE on a consistent basis. I mean, we hit that from time to time, but to be consistently above that is the short-term target. A lot depends on, you know, what happens. Listen, margin is going to expand. How much exactly, time will tell, but margin will expand. We're not betting the ranch on rates going up, but we are slightly asset-sensitive, so margin expansion will help get us closer to that. You know, it is the last two years of this pandemic, you know, it didn't do any permanent damage to the balance sheet for us or for most banks. What it did was, you know, that opportunity cost of not having grown our C&I business, not having sort of, you know, improved our asset mix, that is the real cost of kind of slowing us down in, you know, what path we're on to achieving higher profitability. Now that the pandemic feels almost behind us, I mean, I don't think it'll be ever fully behind us, but for the most part feels behind us and we're returning to normal, it is to pick up and, you know, those last 18 months in terms of C&I growth, CRE growth to actually execute on that and build margin and build revenue, build profitability. Yeah. Raj, just to interject, at the end of the quarter, there was $94 million left in the buyback authorization. Yeah. There's your answer. Okay, great. No, all very helpful. Thank you so much. Yeah. Our next question comes from Ben Gerlinger with Hovde Group. Hey, good morning, everyone. Good morning, Ben. I'm curious, I know that you guys have had the expansion into Atlanta and then soon Texas. I think Raj said that you've actually booked your first loan in Atlanta. I was curious if you had any intermediate goals. I know you have a team that you're putting together. Or what can really be in shape of Atlanta relative to broader BankUnited? Like, is there a loan portfolio metric you would like to see or have a balance at by the end of the three years? Yeah. Ben, we have internally, obviously a plan and targets for the team that has been hired, and their incentives are tied to that, so they have targets. We have not disclosed them. In fact, for any business that we started, we've never disclosed exactly what we're trying to do in the short, medium, long term. I will say this much, that if you look back at any business we've started, we've never come out, especially on the lending side of the business, and said, you know, we're gonna do hundreds of millions of dollars right off the bat. I don't think that's prudent. I don't think you know, you would want us to do that. You know, in the first year of these initiatives, they don't move the needle for the company. You know, they're small, and they don't move the needle. Over two, three, four years, they certainly become very important part. You know, look at Orlando, look at Jacksonville, look at our Mortgage Warehouse business. All of these things, generally the takeoff is slow, but once we are comfortable, once you've gone through a cycle, an audit, an exam cycle, we get the confidence to say, "Okay, let's get into a higher gear." I would expect more growth next year than this year. And by the way, for Texas, just to clarify, you know, I've said this in the past, that is more a deposit play, at least in the short term, and not a loan play. Atlanta is both, so it's a full service play. You know, I don't wanna throw out numbers. Internally, obviously, we have numbers, especially for the team that has been brought on. They have their targets, they have to hit over the next year, two, and three. I don't think they are gonna move the needle for the company in, you know, 2022. Gotcha. Okay. No, that's very fair. Leslie, if we could just take a minute here, talk about the margin. Sure. I think the forward curve is expecting. I think last check it was, like, 50, 50 over the next three Fed meetings. When you think about the margin today. Is it fair to say that the gain that we just saw linked quarter is something that we can kind of expect over the next couple quarters? Or is this outsize improvement? So- Go ahead. I would say over the rest of the year, I feel more confident now than I felt when we spoke last about margin expansion. I don't know that the second quarter will see as much margin expansion as the first quarter saw. Honestly, you know this, Ben, I don't really think about this on a quarter-by-quarter basis. I think we'll see good expansion over the rest of 2022. I still tend to think you'll see more of it in the back half, just as commercial loans get added to the balance sheet at higher spreads and begin to have more of an impact on the margin. I do expect further expansion over the course of the rest of the year. I'm not gonna try to pinpoint exactly what quarter we're gonna see how much of it in. Gotcha. Okay. No, that's fair. Directionally is up, so that's good. Yeah. If I could sneak one more in about expenses. Yeah. Historically, you guys have had Q1 has always kind of been a bit of the high watermark. I know you gave guidance last quarter to- Yeah. It really encased the looming wage inflation, so I think that was prudent on your guidance end. Yeah. When you guys think about the additional hires, is that kind of baked in to previous guidance? Yes. We still feel very good about the previous guidance on, you know, the mid to high single digit guidance that we gave around non-interest expense in January. You know, we still feel confident in that guidance. Gotcha. Okay, I appreciate it. Thanks, guys. Yes. Our next question comes from Brock Vandervliet with UBS. Hi. Good morning. Thanks for the question, Raj. I wanted to go back to your comment on Warehouse. One of the few optimistic comments on this business. You know, for example, TCBI is guiding down about 30% for the year. What gives you the confidence, I guess, specifically that we see a seasonal uptick in the second and third quarter? The mortgage origination business is now almost virtually a purchase business. There's no refi. I think the refi business got totally flushed out of the system probably four months ago when rates really started to rise. The purchase business is still pretty decent. There's a chance that if rates keep rising the way they are, that the purchase market will be impacted as well. You know, if rates stabilize where they are, 5% mortgage rate, while it sounds, you know, terribly high compared to where it was in December, it's still not that crazy in terms of, you know, killing the purchase market. You know, if this goes up, it can impact the purchase market too. You know, for us, Mortgage Warehouse is one of the many spigots, right? We have all these spigots of lending, I call them. It's a, on a $35 billion balance sheet, it's $700 million in outstanding. You know, for that business line and for the people who are in that, obviously it is everything. They look at what happens with utilization on an hour-by-hour basis. For us as a company, you know, even if you're off a little bit here or there, it doesn't really impact the numbers that much because it's not the tail wagging the dog. It's still one of the many businesses we have. I could be off, maybe it doesn't return to normal. You know, I'm looking at where utilization is now, and I went back and I looked at every March from the time we started the business, and it kind of feels like exactly where March is supposed to be. You know, last two years were the exception, but we're always in the 30%-40% range in March, and then by June it starts to be in the 55-ish% range. In September, it holds up into the mid-50s% as well. December, it starts to peter down just a little bit. That's sort of a very, very consistent curve of utilization year after year after year with the exception of last two years. I'm looking at that and saying, looks like it's returned to normal. There is a chance that the purchase volumes also come down. You know, if the 30-year rate goes to 6%, which it could, seeing how fast it has come to 5% or so, you know, even higher, yeah, you could see an impact and utilization may not go back up. Even if it doesn't, if it goes to only 40% or 45%, it's not that much of a that big a business for us. Raj, I'm dating myself here, but I still remember my first mortgage. It was 12%. I would also add to Raj's comment that our commitment level remains strong. You know, we actually expect Our commitments will go up in the second quarter. I think part of it is we remain well positioned in the relationships we're in. Sometimes in this business contracts, people consolidate lines. We're not seeing that in our client base. Our commitment levels are staying strong and even growing a little bit. Okay. Just as a follow-up there on the loan side, you tossed that color on warehouse in the pot. What should we think of, you know, potentially with C&I utilization increasing later in the year? What should we be thinking about in terms of just total loan growth on the year? How should we think about that? Yeah. Outside of the warehouse business, the C&I utilization levels are increasing slowly but steadily. Over the last six months, we've seen, you know, every month a few basis points up. It is still far from normal. It is, I would say, we're maybe halfway to normal from the bottom that we saw at the beginning of last year. There is still room for improvement. It's hard to predict because it's so much tied to what happens with supply chain disruptions. you know, I don't want to go out too much on a limb and say it'll return to normal by the end of the year, but I think we will see improvement from where it is today because now we've had about five, six months of consistent improvement every month, a little bit at a time. I would also add, you know, that we guided in January to mid to high single digit total loan growth for the year, ex PPP, which at this point actually has become pretty irrelevant. We haven't changed that guidance. Okay, great. Excellent. Thanks for the questions. Our next question comes from Jared Shaw with Wells Fargo. Hey, good morning. Good morning. Jared. You know, looking at the commercial real estate, do you think we've hit the inflection point there? Should we start to expect to see some growth return to CRE? Yes. And that's- We expect this to be a growth year for CRE, and it'll be our first growth year in CRE in the aggregate since 2017. We're pretty excited about that. You know, all this, we spent many years kind of running down that multifamily portfolio in New York. We do expect this 2022 to be a CRE growth year. Will any of that be New York City or New York City multifamily, or is it sort of just all throughout the franchise? It's some in New York City multifamily, but not like the old days. It is much more widespread. I'll tell you what it is not. It's not retail and it's not CBD, you know, central business district, office. It is a lot of other. It's multifamily in both geographies. It is industrial. It's warehouse. It is some office, some medical office space, some suburban office, and even a little bit of retail when it makes sense, but it's really on a sort of exception basis. It is, you know, there's no one asset class that I would point to. New York multifamily? Yeah, there'll be some, but not a lot. Yeah. I would also add that when you look at the differences in the portfolio, the level of sponsors that are coming back into the market the last, you know, six to eight months, and that's what we're seeing in our pipelines, is a level of sponsorship that we feel, you know, very good about. Throughout most of last year, what you saw in the market was really kind of short-term bottom fishers, you know, looking for deals. The entry-level point now in the loans that we have in the pipeline that I think will certainly lead to growth, especially in New York, are serious long-term investors in the market and very serious sponsors. We're very happy with the quality of what we're seeing. Okay, that's good color. Thanks. Then, you know, sort of looking at funding and deposits, what are some of your expectations for deposit changes as we go forward? You know, obviously, your loan to deposit ratio is still much lower than historic levels. Should we continue to see deposit migration and using the FHLB to fill in where needed? No, I think so first and foremost, you know, we're not letting up on our DDA growth effort. We wanna keep bringing in new business. We've had a lot of success with it, and then we don't wanna get off that discipline. Let's start there. DDA growth should continue. I will add a caveat to that. As rates rise and eventually ECRs rise, there will be a little bit of a headwind on DDA growth, not from new business coming into the bank, but just generally commercial customers not needing to keep that much in balances to avoid fees. That will be the headwind that we all, us and every other commercial bank is gonna have later in the year. Other than that, DDA growth, you know, I can't tell you how busy we are in the back office, you know, onboarding new clients. It's actually a problem that we're trying to address that, you know, our people are working, you know, ungodly hours to onboard clients. That's the kind of problem you wanna have, right? It's a good problem. In terms of the rest of the deposit book, I think the guidance we gave you is that we're looking for very little or no growth in total deposits because eventually we wanna kind of balance things out. We still have, you know, way more deposits than loans. That still stays. This increase in deposits while we're all sort of modeling away what this will have, you know, how this will all play out, it's gonna be quite different from last time. Last time around, you know, if you remember slower or lower longer was the word used over and over again describing how the Fed will lift off rates. Well, this time it's the opposite. It's higher faster is the mantra. I mean, what took three years to do last time for the Fed, I think the Fed is gonna do that in a matter of three quarters, if not less. I think we just have to kind of, you know, just be careful in a very fast-moving market to stay on top of that and predict what will happen with deposit flows. Overall, you know, we're not defining success by growing the total deposit book, but by growing the DDA book. That's really what we're incenting our people to do, and that's what I think builds long-term profitability, long-term franchise value for us. You know, we're ready. Rates are gonna rise, you know. In a couple of weeks, I think, it'll be a different ballgame. In June, I mean, we'll be about 125-150 basis points of Fed funds. It'll be a different world by the time we talk to you in 90 days. Yeah. That's good. When you say little to no growth outside of DDA, is that little to no growth on the overall total balance- Yeah. In total deposits. Correct, Jared. Okay. DDA will still grow up. The others will go down. Yes Bottom line will stay, you know relatively unchanged. That'd be our goal. To your comment on FHLB, you know, Jared, we're still very comfortable with where wholesale funding is on our balance sheet and the loan to deposit ratio. That growth in FHLB advances this quarter was really a product of us being opportunistic right near the end of the quarter in taking advantage of some opportunities we saw in the bond market to put on some higher spread assets. You know, 90 days ago, we would have thought the bond portfolio would have amortized down this quarter. We ended up not including the fair value mark, growing that portfolio by $700 million. That's really the shift right there from thinking it would be down $300 million to it being up $700 million. That's your $1 billion in wholesale funding right there. It was just an opportunistic move that we made right at the end of the quarter, and it'll even out. Okay. Does that make sense? Yeah, it does. That sort of brings up my final question. When we look at the fair value adjustment, the $10.5 million dollar charge through the securities gains. So you must have obviously sold some securities. No, we didn't sell anything. That was a mark on some preferred stocks that we hold at the holding company. Because they are equities, the mark runs through the P&L. Oh, you mean sold something to partly offset that? Yeah. Yeah. We always do, and not with that intention. It's not like we sold something to offset that. Those sales were just incidental to the management of the bond portfolio. We always have a little bit of that every quarter. Okay. Can you share what, you know, the balances that you sold- No ... and what the, uh- No, I don't have all those details in front of me. All right. How about what you purchased? I guess what was the purchase yield and purchase duration? All right. Hold on. Yeah, I can tell you that. Give me just a minute. The yield on what we purchased for the quarter, Jared, was for the whole quarter in the mid-2s, and what we sold was in the mid-1s. That gives you know, towards the end of the quarter, what we were purchasing was in the mid-3s. Okay. You don't have the total. No amount sold. I don't. Just want to wait for the cash flow statement for that. Okay. Yeah. All right. Thank you. Yeah. Our next question comes from Matthew Breese with Stephens. Good morning. Morning. Hey, I wanted to go back to the mortgage discussion, but gain on sale. I'm sorry if I missed it in the prepared remarks, but what happened to cause the gain on sale item to be negative this quarter? Yeah. First of all, we don't have a mortgage origination and sales business, so that's not what's going on. That really related to the sale of our Ginnie Mae EBO sales from our Ginnie Mae EBO portfolio. We had kind of a weird phenomenon this quarter with the violent move in rates that we saw right at the end of the quarter. We had some loans that were kind of caught in the process of modification right then and got modified at lower than prevailing rates and ended up being re-pooled at a loss. That was kind of a weird sort of timing difference between when the loans were modified and when they were sold. The ones that are being modified now are being modified at much higher rates. I will say the total yield on that EBO portfolio for the first quarter, including the interest yield and that loss, was still over 4%, so we're pretty happy with that. Got it. Okay. Then I was hoping you could share with us your thoughts around or forecast on deposit betas and loan betas over the next, call it, 12 months. I think where we sit with deposit betas, you know, I would say we project them to be significantly lower than they were last time we were in a rising rate cycle. I hesitate to put a specific number out there because any number I would put out there would be heavily assumption driven, and our deposit book is a completely different deposit book than it was last time we were in a rising rate cycle. We don't have historical data that we can confidently base all of those assumptions on. We are highly confident that we'll see lower betas than we saw last time around on the deposit side. At this point, have you increased pricing on any core or offered rates? No. That's coming. I mean, you know, we haven't yet, but. It'll definitely happen this quarter, given we're expecting 100 basis points move. The first move we did, maybe Leslie just to be absolutely correct, there may have been one or two clients where we had to do that. Individual clients. Yeah, I was thinking more across the board offered rates. We haven't seen. No, not across the board. It will happen, I'm sure, this quarter. Got it. Okay. The other thing, just turning to expenses was, you know, the deposit insurance expense has been steadily declining. Where does it settle out? Are we at that level right now? Probably, yeah. Yeah, I think so. I think this is probably a fairly decent run rate. Okay. Then just last one for me. You'd mentioned hiring a team out in Long Island. Obviously, those metro New York City markets have been heavily disrupted by M&A. Just curious if that team hire was due to the disruption we've seen out there or more from a traditional kind of, you know, big bank and larger bank employee or set of employees. I would say the latter. The augmentation that we've done to the Long Island team has predominantly been larger bank long-term professionals that like our environment and our culture and the flatness of our organization and what we're about. I will add to that, though, there is a fair amount of noise in the New York market from all the M&A activity. We have interviewed several people, more than usual, in the last few weeks and months. Got it. Okay. Great. That's all I had. Thanks for taking my questions. Our next question comes from Chris Marinac with Janney Montgomery Scott. Thanks. Good morning. Matt asked the same question I had about beta, so let me just ask from a different perspective. The world's gonna be different in 90 days and probably a year given rates, as Raj had mentioned. I'm curious, do you think that the combination of higher interest rates and some continued expense operating leverage is really gonna position BankUnited for, you know, much stronger profitability, kind of as your return on assets, PPNR returns, et cetera? Just kind of wanted to get that out there. The reason I have Leslie on the call is because she gets all the fun answers, the fun questions. The high-level answer to your question is yes. Yes, I do think we're gonna continue to see margin expansion. While we are gonna see an increase in interest expense, I think or not interest expense, in non-interest expense, operating expenses, I think the increase in revenue will outpace that. You will see operating leverage and you will see increasing profitability. Now, I'm not making a prognostication for any one particular quarter when I say that, but I do think that'll be the trend. No, I completely understand. I appreciate that. Just kind of wanted to clarify that. Raj, you had mentioned earlier about loan rates getting higher at the end of March. Should we continue to see kind of your new onboarding loan rate strengthen this quarter and then again, it'll, I'm sure be even higher come July and August? Yeah. I think the best piece of news over the last three months has really been the widening of spreads that we're seeing. I have my own theory about this. I think the Fed stepping out of the market and letting private markets do their thing is really the best news that we've had in the last 90 days. Which is why, while we've had this violent movement in rates and spreads, I think overall it's a good thing. You know, nobody likes to see their bond portfolio get marked like every bank has seen this quarter, but I think we're all doing better business and healthier business for that reason. I think no matter what ACLs you look at, and you can go look that up on Bloomberg, things have widened. Spreads have widened. Rates are obviously what they are, but the spreads have widened. I hope it sticks, and it's not just momentarily. I mean, we've seen it now for about a month, wider spreads. The loan portfolio, especially the commercial business, you know, the news comes late over there of widening spreads, but it is getting there. We're seeing it come into the business that we're doing. If it sustains, that's good for us and for every other bank that is, you know, that is in the market. The Fed stepping out was the biggest news this quarter, and I think it's good news. Great, Raj. Thank you very much, and thank you, Leslie, as well. I appreciate it. Thank you. That concludes today's question and answer session. I'd like to turn the call back to Mr. Singh for closing remarks. Thank you very much. Thanks, everyone, for joining us. We'll see you again in 90 days, if not sooner. Thanks. Bye. This concludes today's conference call. Thank you for participating. You may now disconnect.