Showing posts with label subprime. Show all posts
Showing posts with label subprime. Show all posts

February 19, 2009

Trapped in a Sub Prime Mortgage? Obama Won't Save You

So says Rob Blake of the Mortgage Insiders Blog:

The Obama Housing Plan (known as ‘Homeowner Affordability and Stability Plan’ or ‘HASP’) is simply “more of the same” when it comes to helping those who President Obama admitted in his speech are responsible for over half of all foreclosures: the subprime mortgage borrower.

The subprime mortgage borrowers are the ones who actually need help, yet the Obama housing plan seems to focus on Fannie Mae and Freddie Mac refinances and stimulating the GSEs activity by keeping rates lower.

Fannie Mae and Freddie Mac did not originate nor do they insure subprime mortgage loans. So Obama’s plan focusing on the now nationalized GSEs maybe good for the government but it’s not any help for the subprime borrower.

Obama has a gift for making something that's really a bit of a half measure sound like its more than it is. I listened to his announcement on POTUS today. It sounded awesome, but the devil is in the details and the failure to address the sub prime borrowers out there makes this a half measure.

Also, I'm richly fed up with the bleating complaint I hear repeated ad nauseum on the cable shows that Obama's plan or indeed any plan that helps out mortgage holders faced with foreclosure is hurting those homeowners who pay their mortgage on time. If you are one of the people who object to Obama's plan for this reason, let me break it down for you.

You're wrong, and illogically so. Whether your next door neighbor's house is getting foreclosed on because they bought more house than they could really afford, or because they lost their job and couldn't get back on their feet before they were financially ruined, IT DOESN'T MATTER!. When their house gets taken by the bank, YOUR house takes a value hit too. And when millions of homes get foreclosed on, it rapidly and artificially deflates the value of the people who are still paying their mortgages. Those of us who are making our mortgage payments have a stake in this tide of foreclosures being stemmed, because its eroding the value of our homes too, and rapidly so. That being the case, I don't care if a few irresponsible persons catch a break.

Disagree? Have your say.

December 24, 2007

China and the Arabian Peninsula as Market Stabilizers

By George Friedman (honorary Political Season contributor)

The single most interesting thing about today's global economy is what has not occurred. In 1979, oil prices soared to slightly more than $100 a barrel in current dollars, and they are approaching that historic high again. Meanwhile, the subprime meltdown continues to play out. Many financial institutions have been hurt, many individual lives have been shattered and many Wall Street operators once considered brilliant have been declared dunderheads. Despite all the predictions that the current situation is just the tip of the iceberg, however, the crisis is progressing in a fairly orderly fashion. Distinguish here between financial institutions, financial markets and the economy. People in the financial world tend to confuse the three. Some financial institutions are being hurt badly. Those experiencing the pain mistakenly think their suffering reflects the condition of the financial markets and economy. But the financial markets are managing, as is the economy.

What we are seeing is the convergence of two massive forces. Oil prices, along with primary commodity prices in general, have soared. Also, one of the periodic financial bubbles -- the subprime mortgage market -- has burst. Either of these alone should have created global havoc. Neither has. The stock market has not plummeted. The Standard & Poor's 500 fell from a high of about 1,565 in mid-October to a low of 1,400 on Oct. 19. Since then, it has rebounded as high as 1,550. Given the media rhetoric and the heads rolling in the financial sector, we would expect to see devastating numbers. And yet, we are not.

Nor are the numbers devastating in the bond markets. By definition, a liquidity crisis occurs when the money supply is too tight and demand is too great. In other words, a liquidity crisis would be reflected in high interest rates. That hasn't happened. In fact, both short-term and, particularly, long-term interest rates have trended downward over the past weeks. It might be said that interest rates are low, but that lenders won't lend. If so, that is sectoral and short-term at most. Low interest rates and no liquidity is an oxymoron.

This is not the result of actions at the Federal Reserve. The Fed can influence short-term rates, but the longer the yield curve, the longer the payoff date on a loan or bond and the less impact the Fed has. Long-term rates reflect the current availability of money and expectations on interest rates in the future.

In the U.S. stock market -- and world markets, for that matter -- we have seen nothing like the devastation prophesied. As we have said in the past, the subprime crisis compared with the savings and loan crisis, for example, is by itself small potatoes. Sure, those financial houses that stocked up on the securitized mortgage debt are going to be hurt, but that does not translate into a geopolitical event, or even into a recession. Many people are arguing that we are only seeing the tip of the iceberg, and that defaults in other categories of the mortgage market coupled with declining housing markets will set off a devastating chain reaction.

That may well be the case, though something weird is going on here. Given the broad belief that the subprime crisis is only the beginning of a general financial crisis, and that the economy will go into recession, we would have expected major market declines by now. Markets discount in anticipation of events, not after events have happened. Historically, market declines occur about six months before recessions begin. So far, however, the perceived liquidity crisis has not been reflected in higher long-term interest rates, and the perceived recession has not been reflected in a significant decline in the global equity markets.

When we add in surging oil and commodity prices, we would have expected all hell to break loose in these markets. Certainly, the consequences of high commodity prices during the 1970s helped drive up interest rates as money was transferred to Third World countries that were selling commodities. As a result, the cost of money for modernizing aging industrial plants in the United States surged into double digits, while equity markets were unable to serve capital needs and remained flat.

So what is going on?

Part of the answer might well be this: For the past five years or so, China has been throwing around huge amounts of cash. The Chinese made big, big money selling overseas -- more than even the growing Chinese economy could metabolize. That led to massive dollar reserves in China and the need for the Chinese to invest outside their own financial markets. Given that the United States is China's primary consumer and the only economy large and stable enough to absorb its reserves, the Chinese -- state and nonstate entities alike -- regard the U.S. markets as safe-havens for their investments. That is one of the things that have kept interest rates relatively low and the equity markets moving. This process of Asian money flowing into U.S. markets goes back to the early 1980s.

Another part of the answer might lie in the self-stabilizing feature of oil prices, the rise of which should be devastating to U.S. markets at first glance. The size of the price surge and the stability of demand have created dollar reserves in oil-exporting countries far in excess of anything that can be absorbed locally. The United Arab Emirates, for example, has made so much money, particularly in 2007, that it has to invest in overseas markets.

In some sense, it doesn't matter where the money goes. Money, like oil, is fungible, which means that if all the petrodollars went into Europe then other money would flow into the United States as European interest rates fell and European stocks rose. But there are always short-term factors to consider. The Persian Gulf oil producers and the Chinese have one thing in common -- they are linked to the dollar. As the dollar declines, assets in other countries become more expensive, particularly if you regard the dollar's fall as ultimately reversible. Dollars invested in dollar-denominated vehicles make sense. Therefore, we are seeing two massive inflows of dollars to the United States -- one from China and one from the energy industry. China's dollar reserves are derived from sales to the United States, so it is stuck in the dollar zone. Plus, the Chinese have pegged the yuan to the dollar. The energy industry, also part of the dollar zone, needs to find a home for its money -- and the largest, most liquid dollar-denominated market in the world is the United States.

The United States has created an odd dollar zone drawing in China and the Persian Gulf. (Other energy producers such as Russia, Nigeria and Venezuela have no problem using their dollars internally.) Unhinging China from the dollar is impossible; it sells in dollars to the United States, a linkage that gives it a stable platform, even if it pays relatively more for oil. Additionally, the Arabian Peninsula sells oil in dollars, and trying to convert those contracts to euros would be mind-bogglingly difficult. Existing contracts and new contracts managed in multiple currencies -- both spot and forward managed -- would have to be renegotiated. Any business working in multiple currencies faces a challenge, and the bigger the business, the bigger the challenge. The Arabian Peninsula accordingly will not be able to hedge currencies and manage the contracts just by flipping a switch.

This provides an explanation for the resiliency of U.S. markets. Every time the news on the subprime situation sounds so horrendous that it seems the U.S. markets will crash, the opposite occurs. In fact, markets in the United States rose through the early days, then sold off and now have rallied again. Where is the money coming from?

We would argue that the money is coming from the dollar bloc and its huge free cash flow from China, and at the moment, the Arabian Peninsula in particular. This influx usually happens anonymously through ordinary market actions, though occasionally it becomes apparent through large, single transactions that are quite open. Last week, for example, Dubai invested $7 billion in Citigroup, helping to clean up the company's balance sheet and, not incidentally, letting it be known that dollars being accumulated in the Persian Gulf will be used to stabilize U.S. markets.

This is not an act of charity. Dubai and the rest of the Arabian Peninsula, as well as China, are holding huge dollar reserves, and the last thing they want to do is sell those dollars in sufficient quantity to drive the dollar's price even lower. Nor do they want to see a financial crisis in the U.S. markets. Both the Chinese and the Arabs have far too much to lose to want such an outcome. So, in an infinite number of open market transactions, as well as occasionally public investments, they are moving to support the U.S. markets, albeit for their own reasons.

It is the only explanation for what we are seeing. The markets should be selling off like crazy, given the financial problems. They are not. They keep bouncing back, no matter how hard they are driven down. That money is not coming from the financial institutions and hedge funds that got ripped on mortgages. But it is coming from somewhere. We think that somewhere is the land of $90-per-barrel crude and really cheap toys.

Many people will see this as a tilt in global power. When others must invest in the United States, however, they are not the ones with the power; the United States is. To us, it looks far more like the Chinese and Arabs are trapped in a financial system that leaves them few options but to recycle their dollars into the United States. They wind up holding dollars -- or currencies linked to dollars -- and then can speculate by leaving, or they can play it safe by staying. In our view, these two sources of cash are the reason global markets are stable.

Energy prices might fall (indeed, all commodities are inherently cyclic, and oil is no exception), and the amount of free cash flow in the Arabian Peninsula might drop, but there still will be surplus dollars in China as long as it is an export-based economy. Put another way, the international system is producing aggregate return on capital distributed in peculiar ways. Given the size of the U.S. economy and the dynamics of the dollar, much of that money will flow back into the United States. The United States can have its financial crisis. Global forces appear to be stabilizing it.

The Chinese and the Arabs are not in the U.S. markets because they like the United States. They don't. They are locked in. Regardless of the rumors of major shifts, it is hard to see how shifts could occur. It is the irony of the moment that China and the Arabian Peninsula, neither of them particularly fond of the United States, are trapped into stabilizing the United States. And, so far, they are doing a fine job.

December 20, 2007

The Mortgage Crisis, Part 1: When too much of a good thing, isn’t.

An Analysis of the Mortgage Crisis from my colleague David Dworkin at Affiniti Network Strategies

If you've been waiting for the mortgage crisis to hit bottom, get yourself a couple of good books, because it's going to be a while, well into 2009 or 2010 at least. Count on it getting a lot worse before it gets better, and even that may be a rosy scenario if Congress passes bad legislation in an election-year panic.

Recent studies estimate over 1 million additional families will lose their homes over the next six years, due solely to subprime mortgages made between 2004-2006. And every time a home goes into foreclosure, the other homes on their block depreciate an average of $5000. To complete the viscous cycle, for every 1 percent reduction in home value, twice as many homes will fall into a negative equity position, where the mortgage is for more money than the house is worth and 70,000 of them will go into foreclosure. (source: First American CoreLogic, Inc. http://www.corelogic.com/)

Like all crises, everyone wants to know four things:

  1. Who's to blame?
  2. When is it going to end?
  3. How did we get in this mess?
  4. How do we get out of this mess?

In the next two entries in The Leading Edge, I'll try to answer three of these questions in plain English. I will not try to assign blame. It is human nature to identify responsibility when something bad happens. This reassures us somehow that justice has been done and we are safe from more bad things happening to us. A crisis of this scope requires lots of cooperation. While there are many truly innocent victims, there are many more who went into this with their eyes wide shut. Take your pick: lenders (including mortgage banks, commercial banks, S&L's and mortgage brokers), rating agencies, the Administration and Congress, GSE's, and consumers as well.

Homeownership is tremendously important and has broad community benefits, but only when it is done responsibly. The perception that everyone should be a homeowner runs into trouble when nearly everyone who should be a homeowner is one. By 2004, the national homeownership rate was over 69 percent. Interest rates were low and the entire economy benefited as the technology boom of the 1990's was replaced by the housing boom. No one had any interest in downshifting. Besides, housing had become a critical part of the overall national economy and a lot of the new home equity generated by rising home values was being spent to support it. Slowing down the housing market became synonymous with slowing down the nation.

To keep the mortgage market and housing machines running, mortgage underwriting (the rules that help ensure we buy homes we can afford), became a useful tool to expand historic growth even further. Loosen up on the rules, and more people can get on for the ride. The balloon metaphor is useful because the same air that fills up a balloon and makes it functional can also burst it. And that's exactly what happened with mortgage underwriting standards. Books will be written about the many "exotic" and "hybrid" mortgage products that contributed to this crisis, but the one product that has done the most harm is the "2-28".

A typical mortgage is a contract to repay a debt over 30 years. Most mortgages in the US are 30 year "fixed rate" mortgages. That means that you pay the same "fixed" interest rate every year, and your payment is the same every month. An adjustable rate mortgage, more common in the rest of the world, adjusts the mortgage interest payment to the market rate on an annual and sometimes monthly basis.

The difference comes down to who is taking the risk that interest rates will go up and down. In an adjustable mortgage, the consumer takes most of the interest rate risk because the mortgage payment changes with the market. When rates go down, the payment is less. When rates go up, the payment is more. With a fixed rate mortgage, the payment stays the same when rates go up, and they can refinance into a new mortgage when rates go down. An adjustable rate is better for banks, but only as long as most consumers are able to afford their mortgage when rates rise.

As a result of this risk imbalance between the two choices, the market usually makes adjustable rate mortgages cheaper than fixed-rate mortgages. From time to time, complicated factors reverse this trend, and the rates are pretty similar or even the reverse. But this time, lenders who made a lot of adjustable rate mortgages, which are more profitable for them, made some key changes to how the interest is calculated and how buyers were qualified.

Borrowers are qualified on their ability to make the first payment, not the 25th payment. So lenders began offering mortgages with "teaser" or introductory rates that were a lot less than the interest rate that would be paid after the two year teaser period ended. In some cases, the teaser rate ended in a few months, but the payment stayed the same for two years while the shortfall (the difference between what the payment was and what the payment should be) was paid by the borrower in home equity - the small part of the home they actually owned. Teaser rates were sometimes less than 2% in a 6% market. Homeowners were qualified based on this rate, even though it would adjust after two years to a much higher rate.

That's why many lenders privately referred to these loans as lender crack. They knew these loans would kill them eventually, but they couldn't stop because they were addicted to the revenue and volume they generated. How much volume? Between 2003 and 2006, lenders originated 1.12 million loans with initial interest rates of less than 2 percent - $431 billion in credit. But these are just the worst of the worst. Nearly 60% of all adjustable rate mortgages originated in 2004-2006 will have payments reset more than 25% of their original amount. For a $300,000 mortgage with a 1% teaser rate, that means a payment increase from $965 per month to $1896 per month at the prevailing interest rate of 6.5%. (source: First American CoreLogic)

For low- and moderate-income consumers, this mortgage almost guarantees foreclosure. If you have plenty of cash, and have high yield investments, this kind of a mortgage may be a good deal. But for first time homebuyers, or those on limited or fixed incomes, it's financial Russian roulette with five rounds in the chamber. A low- or moderate-income homebuyer, who can't afford the increased interest rate now, is not going to be able to afford it in two years. When the biggest raise you've ever received was 10% and your mortgage payment goes up 50%, you're going to lose your home.

And that brings us to when this crisis is going to end. If you're an optimist, late 2009 is probably a good target. If you're a pessimist, tack on another year or two. Until then, if you see any light at the end of the tunnel step aside, because it's probably another train.

Foreclosures will continue to increase as more of the 2-28's reset. When resets peak in March of 2008, we will be approaching the beginning of the end. But remember, those homeowners will just be starting the process of getting behind on the payments. They won't loose their homes for another 6-12 months, depending on the state in which they live. That means that the real estate market in most states will be glutted in the spring of 2009. As that inventory is absorbed (or in the case of some urban neighborhoods, demolished), the market will finally bottom out. Personally, I don't know how much value my home will lose, but I am quite sure it won't appreciate another dollar until 2010.