Category: Real Estate

Economics Update

The Consumer Price Index CPI, just
jumped 1.1% in June. For the past 12 months, it’s been 5.5%.

Considering how bogus the CPI stats have become, I’d be inclined to at at least 3% to both numbers, but but I’m an engineer, not an economist, dammit!*

On the other hand, oil is now down about $11 over two days, which would explain why the dollar is holding steady for now, though we are not seeing any good news at the pump, as we hit a new record again.

Industrial production in June was up by 0.05%, which beat expectations, though part of that number was a rebound from the strike at American Axle in May.

Mortgage applications were up 1.7% last week, though I’m not sure how much of this is low rates, and worry about rising rates, and noise.

Let me finish that I will have a separate post on the GSE’s and how their possible reduction/elimination of dividends may have led to the SEC’s restrictions on naked shorting.

*I LOVE IT when I get to go all Doctor McCoy!!!

Fannie and Freddie Update

First, let’s look at the analysis of the shrill one, Paul Krugman in the New York Times. He notes that they will almost certainly need some level of bailout, as they are simply too large to be allowed to fail, and that most of the post 2000 craziness in the real estate market was as the GSE’s as bystanders, since regulators hold them back.

Atrios disagrees with the idea that thay are too large to fail, and says that they should fail, at least from the perspective of their shareholders, that these organizations can be reconstituted as fully government entities, as Fannie was until the late 1960s.

The support of (re)nationally is the general opinion of the blogosphere cognoscenti turns out to be pro-nationalization too, and, on the Marketplace radio today, I heard wingnut “economist” Amity Shlaes suggest the same thing, only she suggested that the “healthy” parts be re-privatized, leaving the taxpayers holding the bag for the bad parts.

It turns out that there is actually no disagreement, as Krugman endorses nationalization too in this blog post. It just did not make the cut in the limited space in his Times OP/ED.

He also notes that as the housing market inflated, the GSE’s became a smaller part of the market (chart pr0n):

In any case, it’s clear that the statements by the Fed and the Treasury Department have stabilized things, at least for now, as Freddie Mac, clearly the weaker of the two GSEs, just successfully sold $3 billion in short term debt, $2 billion for three-months at 2.309% and $1 billion six-monthsat 2.496%. the company said.

On the other hand, we have a number of investors saying that they are basically insolvent, including George Soros and Jim Rogers, and Goldman Sachs is predicting at least another 35% stock decline.

As a bit of interesting historical information, the Washington Post has a nice article about how the GSE’s built, and used, their lobbying clout to prevent restrictions and capital requirements from being increased.

Well, they got what they wished for, much to their unhappiness.

Federal Reserve Extends Cash for Crap Program to Fannie and Freddie

So, the GSE’s have now been told that they may avail themselves of the Fed’s discount window, the same thing that has been done for the investment banks.

Additionally, we have the Treasury Department saying that it would increase its line of credit to them, and that they will try to get permission to buy shares in the GSE’s in an emergency from Congress.

Government support has always been implied with the GSEs, it’s why they are government chartered institutions, though this is unfolding sooner, and more quickly than I would have anticipated.

FWIW, it appears to have calmed things on the Asian markets…for now.

Economics Update

In a stunning grasp of the obvious, the Fedederal Reserve is now saying that the economic downturn might continue into next year….Well duh!!!

In another example of supposed experts who are late to the glaringly obvious, the hedge fund whiz kids have discovered that they can lose money too. It’s still better than the market as a whole, but I expect that to change as their complex high yield instruments start behaving like the crap that they are.

In energy and currency, the news is neutral with oil and retail gasoline flat, though the dollar is down a bit.

Weekly mortgage application volume is up 7.5%, but I would go with monthly numbers which have less noise in them.

Economics Update

Well, the Employment Trends Index is down again. That 11 down over the past 12 months.

In energy, oil prices briefly brok $140/bbl on the downside before settling at $141.37, but the price of retail gasoline continues upward unabated.

Unsurprisingly, the dollar strengthened today, though I am unclear why. The fundamentals underlying the dollar, trade and budget deficits, would seem to point further down.

I wonder what happens when we run out of Dutch boys’ fingers to put in the levee.*

Meanwhile, I think that all those folks who said that it was only residential real estate that was crashing are now desperately trying to find their happy place, because we just saw the the worst Q2 in commercial rentals in 30 years.

*No, I’m not going there.

The GSE’s Just Tanked

Freddie Mac fell 18 percent and Fannie Mae 16 percent after a Lehman Brothers analysts said that they would have to raise more than $75 billion.

They are both down more than 60% so far this year.

Normally, I don’t follow stock, but if they do indeed need to raise capital to stay solvent, then they will have…you got it…sell stock for said capital.

The rule, FAS 140, is intended to make sure that companies don’t keep “under performing assets “(translation: worthless crap) in “off-balance sheet entities” (translation: embezzlement and fraud).

Economics Update

In case you are wondering about inflation, retail gasoline just hit a new high, breaking $4.10/gallon, even thoughoil prices backed off a little bit.

FWIW, it’s not just oil. BHP Billiton and China’s Baosteel just negotiated a 96.5%rate hike.

The currency markets are predicting that the ECB won’t raise rates again, so the dollar strengthened a bit.

Finally, in real estate, we are seeing soaring home equity line of credit delinquencies.

FDIC Warns Banks on Equity Lines of Credit and REOs

It appears that the FDIC is taking exception some bank policies that are becoming more frequent, blanket suspension of home equity lines of credit (HELOC), and management of real estate owned (REO) properties.

In the first, the FDIC is saying that, “under Regulation Z [of the truth in lending laws], lenders can reduce an applicable credit limit only in the event of “significant decline” to the value of an individual property (a “material change” in the borrower’s financial condition — such as the loss of a job — qualifies as well),” so it must be handled on a case by case basis

In the second, the FDIC has issued instructions on proper management of REO properties, because, “some banks are choosing not to pay taxes on certain low-value REO properties in hard-hit neighborhoods, in the hopes that local municipalities will take the property to a tax sale rather than force the lender to carry the property on its books.”

Neither of these notes suggest that housing is heading for a recovery.

The Coming Mortgage Litigation Tsunami

I believe that I’ve covered it before in passing, but this is, I believe, the first court case in which a court has canceled a loan for deceptive practices.

They plaintiffs thought that they had gotten a loan that was fixed for the first 5 years, but rates went up after the first year:

The Andrews filed the case seeking class action status; and in early 2007, U.S. District Judge Lynn Adelman ruled that the bank had violated the Truth in Lending Act, or TILA, and that thousands of other Chevy Chase borrowers could join them as plaintiffs.

The judge transformed the case from a run-of-the-mill class action to a potential nightmare for the U.S. banking industry by also finding that the borrowers could force the bank to cancel, or rescind, their loans. That decision was stayed pending an appeal to the 7th U.S. Circuit Court of Appeals, which is expected to rule any day.

The lawsuits filed by attorneys general in California, Florida, and Illinois use much the same theory.

It’s based on the 1968 Truth in Lending Act, which requires clear disclosures of terms, and allows for, “rescission, or termination, of a loan and the return of all interest and fees when a lender is found in violation.”

Needless to say, the banks are freaking, though I would ask why any ethical mortgage banker would have anything to fear.

This one’s going to the Supreme Court, where I expect them to rule in a 5-4 split, that only little people have to follow the law.

What I Mean by “Pushing on a String”


Rich Toscano, talking about mortgage rates, gives us this little bit of chart fun:

If you take a look, you will notice that the 30 year fixed and 1 year ARM rates change very little relative to the Federal Funds rate as charged set by the Federal Reserve.

It comes down to the fact that the lenders are interested in how interest rates effect them, and even if the rates are low today, they may be higher tomorrow.

If interest rates are 9%, and you have a 30 year fixed mortgage at 6%, you will not be a happy camper.

Thus, you don’t cut all that much when the Fed sets rates really low, because you have to look forward many years.

The 1 year ARM is a bit more amenable to the interest rate cuts, but only a little, since they typically have a limit to how much the rates will go up over time, and you can end up behind the same 8-ball.

This is why the drastic rates cuts instituted by Bernanke aren’t working. People do not believe this to be a long term sustainable solution, so they are not willing to issue cheaper loans.

Hence the term pushing on a string.

Alt-A Loans Join Subprime in Default

Alt-A loans are technically prime loans, though they are low quality prime loans that bridge the gap between sub-prime and regular prime loans, and their performance tanked in May, with delinquencies greater than 60 days, roll rates*, and loss severity all rising.

There never was a sub-prime crisis. There is a housing crash.

*Roll rates capture the number of loans moving from current to delinquent each month.

Another Banking Disaster Looming on the Horizon

It turns out that a lot of banks, particularly smaller ones, look likely to get hammered by construction loans that allow developers to delay making payments.

They are called interest reserve loans, and they may be one of the next bubbles to pop:

In essence, the banks pay themselves until the loan becomes due or the property generates cash flow.”

That’s a scary quote, and what it means is that a loan can continue to be reported as a “performing” loan, even though payments are not being made and the underlying property is not selling.

Sounds awfully familiar. A financial instrument predicated on the idea that property prices always go up, and never go down.

The good news is that the small banks seem to be a bit more proactive in recognizing and addressing the problem:

More banks are starting to change how they use interest reserves. Integrity Bank has stopped using interest reserves on loans used only for purchasing land without immediate plans for construction and loans on projects that have been delayed or abandoned. David Edwards, who joined Integrity in December as chief credit officer as part of a management shake-up at the bank late last year, said: “There is nothing wrong with the use of interest reserves. It depends on whether the borrower has hard cash [put up front], and whether the project is active or not.”

Towne Bank, of Mesa, Ariz., has eliminated funding interest reserves. “Realistically, you never know whether a borrower can keep the loan current if you are the one who’s making the payment,” Patrick Patrick, who became chief executive of the bank in February.

HomeTown Bank, also ordered to change interest-reserves practices early this year, now is part of SunTrust Banks Inc., of Atlanta. A spokesman declined to comment.

Economics Update

Just a few weeks ago, analysts were saying that the worst of the banking problems were over, but now they are saying oops! The banking downturn still has a way to go, so their “buy” message was premature.

This is not surprising, considering that analysts are low looking at something like $30 billion in additional losses just for WAMU for home mortgages, commerical loans, and credit cards.

I think that the only bank’s revenue remaining stream is check bounce fees, it appears.

Not surprising, considering that real estate is still crashing, with mortgage applications continuing to crater, and new home sales falling 40% from this time last year (and off 63% from the 2005 peak).

It’s no wonder that the changes in regulation allowing for Fannie Mae and Freddie Mac to repackage jumbo loans has had little effect, with the GSEs choosing instead to focus on repurchasing some of their own mortgage backed securities, which serves to minimize potential losses.

In terms of Jumbo loans, those over $417K, Fannie wrote $24 million and Freddie wrote $220 million since they could in March.

By comparison, in April alone, they spent $32.4 billion to buy back their old securities.

Nothing is moving until the players have a reasonable assurance that this is not all smoke and mirrors that they are dealing with.

Of course, the whole housing bubble breaking is not just academic. It now appears that a lot of the early babl boomers will have very little to live on retirement because of the housing crash.

In the wonderful world of energy prices, oil is down a bit on high inventory levels, and retail gas prices continue their downward path.

This lack of confidence, and lack of money, is probably why durable goods orders remain anemic.