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Changing Perceptions

Chuck Ponzi October 9th, 2007

From the Frederick News Post, we see that even perceptions are changing within the housing market.  People are willing to stand up and say things that could not be said for the past few years.

It may sound like heresy from someone in the housing field, but there is too much emphasis on homeownership,” he said. “It costs money to own a home. It’s like a car. You have to buy gas, maintain it, as well as make the payments. People are euphoric. They want a piece of America — a home. We are at nearly 70-percent home ownership in this country, but maybe it should be less than that.

Putting this in perspective, there are a great number of irrational exuberants that claim everyone should be a homeowner.  And many of them were on the front lines of the expanding army of those willing to lend money and broker the deal regardless of the ability to pay.

The houses in my neighborhood with brown lawns and bank-owned signs are perfect examples of that.  Yes, foreclosure happens even in south Orange County.

Chuck Ponzi Law of Unintended Consequences II

Chuck Ponzi October 8th, 2007

Some longer time readers will remember a post that I made back in April of this year titled “Chuck Ponzi’s Law of Unintended Consequences“.  That post detailed the bail-out idea du jour… foreclosure moratoriums.

I always enjoy a discussion of how the mortgage mess that we find ourselves in can be “fixed” by using nontraditional methods.  For each of the parties arguing the solution, it often involves directly benefitting them, while the cost is to be borne by another group… “the marks”.

Mike Shedlock’s analysis of the CRL (Center for Responsible Lending) and FDIC’s proposed solutions is particluarly interesting.  His post is properly titled “The Debt Slave Act of 2005 Revisted“, which makes perfect sense considering how consumers have effectively been cut off from the one chance to make a clean break after devastating financial problems.  Instead, the newer law attempts to weed out deadbeat habitual spendthrifts from performing frequent and repeated filings to wipe the board clean every few years.  Instead, it has made it difficult enough to file bankruptcy that there is little to no possible way out.  In addition, with pledges to repay, many become debt slaves to past problems, unable to leave them in the past.

Don’t get me wrong, I’m definitely for personal responsibility in life, perhaps even too much; but the law as it currently stands puts a burden on already destitute people.  It has served to benefit lenders most of all.  So, it is with some twisted satisfaction that I read what Mish has to say on the matter… all of with which I agree.

First, he quotes a CNN Money article (shortened excerpt)

One consumer group estimates that 600,000 foreclosures could be avoided over the next two years by making a simple change to the bankruptcy code.

The Center for Responsible Lending (CRL) calls it a tweak, but it could be a significant change for homeowners and the market for mortgage-backed securities.
CRL’s proposal - reflected in a House bill recently introduced - would make changes to the regulations for Chapter 13 bankruptcies, which don’t wipe out debts, but rather establish a repayment plan.

Under current law, when a person files for Ch. 13 bankruptcy, judges cannot reduce mortgage debt owed on a person’s primary residence, although they may modify mortgages on investment property or second homes.

Under the House bill, the bankruptcy judge would have the option of reducing what the homeowner owes the lender. Say a homeowner’s property is worth less than what he owes. The judge could reduce the principal to match the home’s current market value as well as reduce the loan’s interest rate.

Mish also quotes the FDIC’s proposal:

The heat on U.S. mortgage lenders and servicers was turned up a few degrees this week when the country’s chief bank regulator publicly proposed that they permanently freeze interest rates on subprime adjustable-rate mortgages (ARMs) for many homeowners.

“Keep it at the starter rate. Convert it into a fixed rate. Make it permanent. And get on with it,” Federal Deposit Insurance Corp. Chairman Sheila Bair said in prepared remarks at an investor’s conference.

That solution is nearly as bizarre.

Now, before too many of my readers go off on rants considering how this is supremely unfair… consider 2 things:  first, if balances on loans can be decided in a court and lowered as a judge feels inclined, how many banks will want to loan money, and secondly consider what Mish has to say regarding “fixing” the ARMs:

It should not take a genius to figure out that if ARMs rates are “frozen” at a point where the market does not think rates should be, there simply will be no more ARMs offered. Furthermore, to cover the cost of existing ARMS, prices would rise on new fixed rate mortgages. Oddly enough, price fixing ARMs would not even help the person most at risk because that person cannot afford the teaser rate, let alone the cost of a current ARMS rate. Thus price fixing ARMs is a sure fired guaranteed way to cause a continued weakness in home prices, if not an actual out and out crash.

Which reminds me of the original Chuck Ponzi Law of Unintended Consequences:

If there is any chance that someone can get bailed out by someone else, they will, and you will have to pay for it from your own pocket.

Now, I’m considering that I have to add that while you may need to pay for it, anything other than letting the market deal with it efficiently will likely crash it anyway.  In the end, it is the same thing that my first Econ professor in college always said was the #1 rule of economics:  TNSTAAFL “There’s No Such Thing As A Free Lunch”.  No such thing.

I am willing to bet that any artificial means of attempting to “solve” the problem will only make it worse, both for the person they are trying to help, and the overall group of people.  The only people helped by the above solutions are those who have ALL of the following:

  1. Long histories of repayment
  2. Excellent credit scores
  3. Lots of cash for a down payment, maybe up to 30 or 40% to prevent bankruptcy write-downs
  4. Enough income to support purchases on fixed rates with lengthy work history.

This way, only the most qualified can purchase.  At current prices, there are likely only 1 to 2% of the people in the entire Southern California region who could fit this bill for an average home.  And, frankly, there is no way these people will live in an “average” SoCal home.  Imposing the suggested “solutions” will only serve to do three things:

  • Depeen the credit crunch
  • Crash the housing market
  • induce a consumer-led recession, if not depression

The deeper the credit crunch, the harder and farther housing prices will have to fall to meet demand.  The harder and further prices fall, the more likely that good paying homeowners will walk away from an underwater mortgage.  More foreclosures dropping prices and deeper credit crunch will turn off MEW (Mortgage Equity Withdrawals) which is what has been keeping the consumer (along with their credit cards) in clothes, vacations, and Plasma TV’s.  A crumbled consumer is a crumbled economy.

When the service on debt becomes more than the income, defaults are certain.  Since US wages have been in real decline (against inflation), and the US dollar in severe decline, the loss of purchasing power has become an unbelievable crush.  Anyone who has not felt and seen the substantial inflation over the past 2 years has either been asleep or dead.  Even high-end wage earners have felt the sting of higher prices.

All of this leaves me very pessimistic about the local economy that has been so built on the fortunes of real estate.  I fear we may have much, much worse things ahead of us compared with the past few months.

Local Lending - OC 2007

Chuck Ponzi October 4th, 2007

The past few weeks have been at best disappointing for many in the lending industry.  Beliefs that the real estate market would turn around this year that were formed by powerful and knowledgeable people at the beginning of the year has never materialized, and this has become apparent to many in our large group of friends.

With that said, I am good friends with an owner of a local mortgage bank.  This bank was formed only about 5 years ago, and at its peak provided as much as $500K income to each partner per year.  Each partner bought multiple Mercedes’ or other luxury and super-luxury cars, an Ocean-view home in South Orange County’s most tony neighborhoods, and allowed perks such as expensive vacations, getaways, plastic surgery, Plasma and projection TVs, and the finest of all human comforts.

All of that is now over.  The friend is unable to sell the expensive home he purchased and is proceeding with foreclosure.  The business closed.

The company previously employed nearly 100 people in high-paying loan production jobs.  Now, it only employs a handful that work from home part-time.  The boom is over.

Unfortunately for each of them, not a one saved enough money to even make one-month’s house payment or car payments.  Everything is going back to lenders.

I have been conflicted on this.  While I knew that it was going to happen, any time either my wife or I spoke to the husband or wife, there was no opportunity to warn them as their confidence brushed away any concern.  Nor have I disclosed to them that I write this blog.  In fact, only 2 of my friends, know who I am for the sake of privacy.  The fact that I was one of the earliest housing bubble bloggers would probably not do well in our friendship, either when things were going well, or now that things are going very badly.  In some ways, leading means being alone in your beliefs, it is most common that when we fit in, we are in fact, travelling in herds.

So, knowing all of this, and seeing that the local lending business has crashed in the last year, what advice can I give to my friends?

They don’t have advanced educations, know little other than lending, and have not always lived the high life… they just got caught up in the social pathology of Southern California, so be kind.

Inflation All Around Us, But Not A Drop To Drink

Chuck Ponzi October 2nd, 2007

Dollar ToiletIf you do any amount of reading in financial publications or blogs lately, the word inflation has been thrown around quite a bit. However, few words seem so clear in economics yet are shrouded in half-truths. What is inflation? If you ask 10 different people, you’ll get 10 different answers. Even academics differ on what inflation is, even the definition of the word. While one might suppose it is monetary expansion, another only sees its effect on prices. Others argue it is the relative growth of the first in relation to the economy that drives the second. Still others argue that “it’s different this time” and the old rules don’t apply; in a way they are correct.

It is no secret that in the past few years, we have seen substantial monetary expansion. Such is not necessarily the case today. A fellow blogger, Mike Shedlock, notes that we are in a very slow monetary growth period compared to years past in his post: “Is the Fed Deflating?

It is very easy to prove the statement “the Fed is not massively printing” but people believe what they want to believe. However, Fed policies have been such to enable super easy credit transactions to take place by holding interest rates too low too long. When interest rates are held too low, asset bubbles build and credit/debt transactions soar. So does the velocity of money. But the Fed ignores these bubble (in fact even embraces them) as long as consumer prices are held in check.

Mish hit upon some very important points:

1. Inflation is time-lagged.

2. Bubbles are not inflation.

3. People believe what they want to believe regardless of the facts.

Inflation is Time Lagged

Inflation has a place in any money. Yes, even vaunted and irreproachable monies like gold can and have experienced periods of strong inflation when the purchasing ability of gold declined significantly. One such gold inflation periods happened with the California Gold rush in 1849, and later after the discover of dissolving ore in potassium cyanide in 1887.

Indeed, money produces nothing, it is merely a confidence play, though some have industrial uses (gold as an electrical conductor, or paper money as a combustible material to name a couple). Money is a confidence game… nothing more, nothing less. Only barter economies approach removing the “confidence” value. These tend to be terribly inefficient, and are not likely to return, regardless of what happens to our monetary supply. In fact, in today’s global liquid markets, many other assets have taken the place of money as a hedge to traditional fiat currency systems systematic devaluation.

Monetary inflation is valuable to prevent price deflation. In fast-growing economies, where gross domestic output is increasing as well as a growing population, if money were to become scarce, prices would need to drop to reflect that scarcity. To the counterpoint, monetary deflation is also valuable to prevent price inflation. If money is plentiful, removing that money from the market keeps prices from spiraling higher and higher. These facts are accepted in economics textbooks covering basic supply and demand relative to the money supply, and is well understood in all economics circles. So, if the answer is so simple, why don’t we simply measure one and react with the other?

You shouldn’t be surprised that our Federal Reserve has tried just that.

Unfortunately, other factors keep popping up that throw the next administration for a loop.

First, it was productivity as a deflationary force.

Then, it was a credit orgy as an inflationary force.

Then, it was a “savings glut”, reserve currency, or some other reason as a deflationary force (stockpiling dollars, removing them from spending).

As you can see, managing supply and demand is not as simple when poor information is available about who is holding the currency, and what they intend to do with it. Especially since there is a time-lag.

Basically, introducing currency into a system does not provide an immediate change in prices. This works in excellent principle in economics textbooks in perfect countries with names like “utopiaville” and “Gilligan’s Island” where perfect information abounds and prices immediately reflect available money. In addition, money is instantly used on whatever provides the most utility.

Unfortuately, humans are irrational, greedy, and inefficient. Prices are sticky. Expectations vary wildly and change in an instant. In this environment, a steady, stable central bank that moves slowly and ignores short-term glances while focusing on the long-term is likely to be the most successful. There are no heroes in this arena. Middle of the road beaurocracts are the name of the game. However, when forced by the situation, herculean pushes against inflation and short-term fixes such as the time when Paul Volker crushed the inflation of the 1970’s in the US with double-digit Fed fund rates.

Unfortunately, this is not the 1970’s.

Bubbles are not Inflation

This is the era of financial bubbles. These are extremely irrational price moves of assets where fundamental values detach from the current values. Increasing investment and overdependence on a specific asset class produce outsized gains, and more pile on, creating a self-fulfilling prophecy of higher prices and greater inflation.

Then it happens.

The bubble pops. It becomes self evident that the prices moves were irrational, and it painfully returns to it’s longer-term trend. Bubbles are not price inflation, they are driven by inflation. The only way that bubbles can form is by a single enabling forces: monetary inflation. Instead of the money chasing a fixed set of goods and inflating their prices, humans instead choose to purchase assets. That’s not inflation. It may look like it, but it’s only temporary, not systemic.

Before you begin to think that I am a current FED apologist, consider what I believe to be the root of financial bubbles… monetary inflation. That is controlled by the Federal Reserve.

People Believe What They Want

Regardless of the facts. Much like the crush of public opinion when the housing bubble was in full-blown effect, there is now a crush of opinion beginning to build about systemic inflation. Indeed, there is a growing believe in the infallibility of precious metals as a store of wealth. This has all the seeds of a future bubble in precious metals. If asked where I believe the next bubble will be, I’d put my money on precious metals. (and have put some)

Getting back to inflation, however, inflation is much like anything in the financial world… it acts like virus, and once it has infected enough, it spreads on its own, creating a self-fulfilling expectation of increasing prices. Expectations (or confidence) is the name of the game.

Unfortunately, like a virus, the only way to kill it or severely wound it is to remove its source of food… money. If people expect things to cost more in the future, they will stockpile that thing now, increasing demand for it and consequently prices. It is possible that much of the inflation of the 1970’s was a reaction to many Americans stockpiling food, water, and other resources in the shadow of the cold war. The same way that people fearing being priced out forever, they purchase more than they need now in the chance that they might need it in the future. Many people bought houses much larger, and in much greater quantity than their needs or abilities dictated in an attempt to remove that fear of running out.

Summing it up

Are we experiencing inflation? It depends on what you consider to be inflation. Prices are rising of many consumer goods. Conversely, a massive bubble is violently deflating. People’s incomes are not growing as quick as prices.

However, I can be confident about making one prediction. If housing prices in bubble areas do not come down fast enough, wages will need to increase faster than they have been. And, the Fed will allow the first while fighting the latter. As they say… don’t fight the FED.

Overwhelmed… Underwhelmed

Chuck Ponzi October 1st, 2007

As of late, much has been keeping me from regularly blogging. I took some time off for vacation, work has been demanding, and the many ventures outside of this blog have kept me quiet.

On tap for the coming week are:

1. An in-depth discussion of inflation, risks and rewards, real and percieved.

2. What is going on in local lending (A good friends’ business just wound down)

3. How some realtors lie to each other, and promote fraudulent transactions using a realtor-only framework, authored by a local realtor.

Just to name a few.

In the meantime, enjoy this graphic I skimmed from a real estate listing extolling the beauties of a gourmet kitchen:Pantries

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